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HomeMy WebLinkAbout03-02 Windstone 1 and 2 Red Bud District - Backfile (2)%, , Subdivision Checklist 1. Comment sheets from the following agencies, along with any ma Wl copies of the plan: (Comment sheets are not required if an approved is associated with this sub ivision unless directed by the Subdivision Ad tstrator.) VDO City of Winchester P os1v2 p / fa 1 %'�l Sanitation Authori /► �` Health Department Inspe i ns Department Parts &Recreation Fire Marshal ✓ County Engineer 04115167� 2. One copy of the subdivision application oh TRACKING SHEET To be filled in if an MDP is associated with this subdivision: C MDP # 0- Q ,( g t j o -t Date tzd r l Approved by BOs: Sr' O�f-y3 4--.j - 0 Z Forwall� Qcce� (�%vl �n�d / Admin. Approved: Application received. 00 / Fee paid (amount: $16, f Information entered in d-BASE and Reference Manual rsQ File given to Renee' to add to Application Action Summary f �- P at(s) signed by Subdivision Administrator s�T t/ LS/O ' D Approval letter to ap is tlagen SEG-r, a 1113 Q V iff nal subdivision plat(s) [with signatures] made and given to Mapping lalid Graphics Manager for structure numbering assignment S 45e-`iZ 6 ro / l � v t, Updated d-BASE and Reference Manual $ -T/Q,v a4 1 1-9 4-01- /- (o -0 Z- 04--vile given to Renee' to update ApplicationAction Summary Final plat(s) submitted with review agency signatures a ong with: Recorded deed of dedication / Bond estimate (if required) $ �'' 75j(2p0 O\Operations Manual\subdivision.trk Revised 10/18/01 o2�n�lo2 S, L67t C/ F q� O-Z) �'� tic S �'�I � ----� �%� -- %ra�S ------------- ---- ----RECEIVED FEB 0 6 ZOOZ ------DEPT,-OFPLANNINGIDEVELOPMENL-------------- ---- THIS DEED OF DEDICATION, made and dated this 9th day of July, 2002, by and between ;) Oakcrest Properties, L.L.C., a Virginia limited liability company, parry of the first part, �- hereinafter called the Declarant; and Frederick County, Virginia, party of the second part. WHEREAS, the Declarant is the owner in fee simple of the real estate shown on that certain final plat drawn by David F. Spriggs dated June 13, 2002, entitled "Windstone Section ", which final plats are attached hereto and incorporated herein by reference as if set out in full. This is the same property conveyed to the Declarant by that certain deed dated January 15, 2002 from Jasbo, Inc. and Fred L. Glaize, 111, of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia, as instrument No. 020000998. WHEREAS, said real estate, as shown on the aforesaid attached final plats, has been subdivided into lots for the construction of townhouses thereon, and the hereinabove- referenced final plats show accurately the metes and bounds of the subdivided land, together with the dimensions of each lot thereof and also shows certain surrounding lands in said subdivision to be used as open space, parking areas, sanitary sewer and water easements, utility, and ingress -egress easements, all of which shall constitute a portion of that development known as Windstone Section I, and which common areas shall be owned and/or maintained by the Windstone Homeowners Association upon the terms and conditions set forth hereinafter; and WHEREAS, the Declarant now desires to subdivide the same into lots to be known as Windstone Section I, the subdivision of said real estate is with the free consent and in accordance with the desires of the undersibned Declarant, which further desires to subdivide the aforesaid real estate in accordance with the provisions of "The Virginia Land Subdivision Act" as are applicable and in force and effect as of the date of execution of this Deed of Dedication. NOW, THEREFORE, THIS DEED OF DEDICATION, WITNESSETH: That for and in consideration of the premises and the benefits which will accrue by reason of this Dedication, the Declarant does hereby subdivide all of that certain tract or parcel of land designated as Windstone Section 1, lying and being situate in Red Bud Magisterial District, in the County of Frederick, Virginia and being more particularly described by that certain Final Plat of Windstone, Section I drawn by David F. Spriggs, dated June 13, 2002, containing lots I through 90, inclusive, attached hereto and incorporated herein by reference as if set out in full. All of the lots shown on the plat attached hereto shall be subject to the following restrictions, covenants and conditions, which shall constitute covenants real running with the land, and shall be binding upon all parties having any right, title and interest in and to the aforesaid lots or any part thereof, their heirs, successors and assigns, and shall inure to the benefit of each owner thereof. 1 ARTICLE I DEFINITIONS CD Section I. "Association" shall mean and refer to Windstone Homeowners cw t Association, Inc., a nonstock Virginia Corporation, its successors and assigns. Section 2. "Common Areas" shall mean and refer to that certain real property described as common open space, the streets and parking areas in Windstone Section I, and such additions thereto as may hereafter be brought within the jurisdiction of the Company. Section 3. "Lot" shall mean and refer to any of the Lots (lots I through 90, inclusive, designated upon the final plats of Windstone Section 1), with the exception of the open space and parking areas, defined as "Common Areas" hereinabove. Section 4. "Member" Shall mean and refer to every person or entity who holds membership in the Association. Section 5. "Owner" shall mean and refer to the record owner, whether one or more persons or entities, of a fee simple title to any lot which is a part of the Windstone Section I, as shown on the hereinabove-referenced final plats, including contract sellers, but excluding those having such interest merely as security for the performance of an obligation. Section 6. "Declarant" shall mean and refer to Oakcrest Properties, L.L.C., a Virginia Limited Liability Company, its successors and assigns. ARTICLE II MEMBERSHIP Every person or entity who is a record owner of a fee or undivided fee interest in any lot which is subject by covenants of record to assessments by the Association, including contract sellers, shall be a member of the Association. The foregoing is not intended to include persons or entities who hold an interest merely as security for the performance of an obligation. Only one membership shall be accorded per lot. Membership shall be appurtenant to and may not be separated from ownership of any lot which is subject to assessment by the association. Ownership of such lot shall be the sole qualification for membership. ARTICLE III VOTING RIGHTS Each Member of the association shall have one vote for each lot owned in which said Member shall hold the interest required for membership in Article II. When more than one person holds such interest in any lot, all such persons shall be Members. The vote for such lot shall be exercised as they among themselves determine, but in no event shall more than one vote be cast in respect to any lot. P� BOARD OF DIRECTORS r; The affairs of the Association shall be managed by a board of not less than three (3), but no more than nine (9) directors, who must be members of the association. The initial board of , directors shall be appointed by the declarant herein and serve until the first annual meeting following conveyance of the first lot in Windstone Section I to a grantee other than Oakcrest Properties L.L.C.; thereafter, the Board of Directors shall be elected by the Membership as determined in the Bylaws of the Association. TREASURER The board of directors shall decide whether or not the Treasurer of the association shall be bonded with surety; and if so, the expense of such a fidelity bond for the treasurer to be borne by the Association. ARTICLE IV PROPERTY RIGHTS IN COMMON PROPERTIES Section 1. Members' Easements of Enjoyment: Every Member shall have a right and easement of enjoyment in and to the "Common Areas," specifically including but not limited to the rights of ingress and egress across the aforesaid "Common Areas" and such easement shall be appurtenant to and shall pass with the title to every assessed lot, subject to the following provisions: (a) The rights of the association, in accordance with its Articles and bylaws, to borrow money for the purpose of improving the aforesaid "Common Areas". The association is further empowered, with the consent of at least two-thirds (2/3) of the members, to mortgage the area in said Subdivision designated as "Common Areas " to secure any such borrowed funds, but such mortgage shall be subordinate to the rights of the Homeowners hereunder. In computing the required vote of the members in connection with any such mortgage of the "Common Areas", the lots owned shall be given notice of any such proposed mortgage of said "Common Areas" as set forth in Paragraph (c), infra. (b) The rights of the Association to suspend the voting rights and the right to the use of the "Common Areas" by a member for any period during which any assessment against his lot remains unpaid; and for a period not to exceed thirty (30) days for any infraction of its published rules and regulations. (c) The rights of the Association to dedicate or transfer all or part of the "Common Areas" to any public agency, authority, or utility for such purposes and subject to such conditions as may be agreed to by the members. No such dedication or transfer shall be effective unless an instrument signed by Members entitled to cast two-thirds (2/3) of the votes has been recorded agreeing to such dedication or transfer, and unless written notice of the proposed action is sent to every Member not less than thirty (30) days nor more than sixty (60) days in advance. Section 2. Delegation of Use: Any Member may delegate, in accordance with the Bylaws, his right of enjoyment to the "Common Areas" to the members of his family, his tenants, or= contract purchasers who reside on the property. t '7 -J Section 3. Title to the "Common Areas": The Declarant, or such other entity as is invested with title at the time of conveyance, hereby covenants that fee simple title to the common open space and parking areas (referred to hereinabove as "Common Areas") will be conveyed to the Association free and clear of all liens and encumbrances prior to the conveyance of the first lot in Windstone Section I to a grantee other than Oakcrest Properties, L.L.C.. ARTICLE V COVENANTS FOR MAINTENANCE ASSESSMENT FOR THE ASSOCIATION Section I. Assessments: The Declarant, for each lot owned, hereby covenants, and each owner of any lot by acceptance of a deed therefore, whether or not it shall be so expressed in any such deed or other conveyance, is deemed to covenant and agrees to pay the association (1) annual assessments or charges, and (2) special assessments for capital improvements, such assessments to be fixed, established and collected for time to time as hereinafter provided. The annual assessments and special assessments, together with such interest thereon and costs of collection thereof, as hereinafter provided, shall be a charge on the land and shall be a continuing lien upon the property against which each such assessment is made. Each such assessment, together with such interest, costs and reasonable attorney's fee, shall also be the personal obligation of the person who was the Owner of such property at the time of the assessment fee was due. The personal obligation shall not pass to his successors in title unless expressly assumed by them, but shall continue as a lien upon said lot as set forth hereinabove. Section 2. Purpose of Assessments: The assessments levied by the Association shall be used exclusively for the following purposes, to -wit: improvements and maintenance of the "Common Areas", specifically including, but not limited to, payment of real estate taxes, repairs, removal of snow from association -owned and maintained parking areas and streets within said subdivision, maintenance and repair of any drainage and detention facilities, maintenance of street lights and payment of all utility charges therefore, maintenance and repair of utility and drainage easements, maintenance, and services and facilities devoted to the aforesaid purposes and expenses related to the use of and enjoyment of the "Common Areas"; and further, for the purpose of promoting the recreation, health, safety and welfare of the residents in the "Common Areas" of Windstone Section I. Section 3. Basis and Maximum Annual Assessments: Until January I of the year immediately following the conveyance of the first lot to an owner the maximum annual assessment shall be $400.00 per lot for alt lots 1-90 inclusive. 4 (a) From and after January I of the year immediately following the conveyance of the first =1 lot to an owner, the maximum annual assessment per lot may be increased above that set forth hereinabove by a vote of the members for the next succeeding year and at the end of each year's period, for each succeeding period of one year, provided that any such change shall have the assent of 51 % of the votes of members who are voting in person or by proxy, at a meeting duly called for this purpose, written notice of which shall be sent to all members not less than 30 days or more than 60 days in advance of the meeting, setting forth the purpose of the meeting. The limitations hereof shall not apply to any change in the maximum and basis of the assessments undertaken as an incident to a merger or consolidation in which the association is authorized to participate under its Articles of Incorporation. The maximum annual assessment hereunder shall be subject to the limitations set fourth in paragraph (c) infra. (b) After consideration of current maintenance costs and future needs of the association, the board of directors may fix the annual assessments at an amount not in excess of the maximum. Section 4. Special Assessments for Capital Improvements: In addition to the annual assessments authorized above, the association may levy in any assessment year a special assessment applicable to that year only, for the purpose of defraying, in whole or in part, the cost of any construction or reconstruction, unexpected repair or replacement of a described capital improvement upon the "Common Areas", specifically including but limited to maintenance, repair and improvement of any association —owned parking areas and street within said subdivision, including the necessary fixtures and personal property related thereto, provided that any such assessment shall have the assent of 2/3 of the votes of members who are voting in person or by proxy at a meeting duly called for this purpose, written notice of which shall be sent to all members not less than 30 days nor more than 60 days in advance of the meeting, setting forth the purposes of the meeting. Section 5. Quorum for any Action Authorized Under Sections 3 and 4: At the first meeting called, as provided in Sections 3 and 4 hereof, the presence at the meeting of members or of proxies entitled to cast 67% of all votes shall constitute a quorum. If the required quorum is not forthcoming at any meeting, another meeting may be called, subject to the notice requirement set forth in Sections 3 and 4 and the required quorum at any such subsequent meeting shall be '/2 of the required quorum at the preceding meeting. No such subsequent meeting shall be held more than 60 days following the preceding meeting. Section 6. Date of Commencement of Annual Assessments — Due Date: The annual assessments provided for herein shall commence as to all lots on the first day of the month following the conveyance of the first lot to a grantee other than Oakcrest Properties, L.L.C. The first annual assessment shall be adjusted according to the number of months remaining in the calendar year. The board of directors shall fix the amount of the annual assessment against each lot at least 30 days in advance of each annual assessment period. Written notice of the annual assessment shall be sent to every owner subject thereto. The due dates shall be established by the Board of Directors. The Association shall, upon demand at any time, furnish r� a certificate in writing signed by an officer of the Association, setting forth whether the Czj assessments on a specified lot have been paid. A reasonable charge may be made by the Board , 0 for the issuance of these certificates. Such certificates shall be conclusive evidence of payment of any assessment therein stated to have been paid. Section 7. Effect of Non -Payment of Assessments: Remedies of the Association: Any assessments which are not paid when due shall be delinquent. If the assessments are not paid within thirty (30) days after the due date, the assessment shall bear interest from the date of delinquency at the rate of twelve percent (12%) per annum, and the Association may bring an action at law against the Owner personally obligated to pay the same, or file a Notice of Lien among the land records and foreclose said lien against property, and interest, costs and reasonable attorney's fees on any such action shall be added to the amount of such assessment No Owner may waive or otherwise escape liability for the assessments provided for herein by non-use of the "Common Areas" or abandonment of his lot. Section 8. Subordination of the Lien to Mortgages: The lien of the assessments provided herein shall be subordinated to the lien of any mortgage or mortgages now or hereafter encumbering any lot. Sale or transfer of any lot shall not affect the assessment lien. However, the sale of transfer of any lot which is subject to any mortgage, pursuant to a decree of foreclosure thereof, shall extinguish the lien of such assessments as to payments thereof which become due prior to such sale or transfer. No sale or transfers shall relieve such lot from liability for any assessments thereafter becoming due from the lien thereof. Section 9. Exempt Property: The following property subject to this Declaration shall be exempt from the assessments created herein; (a) Any property owned by the Association; (b) All properties dedicated to and accepted by a local public authority; (c) Any and all lots owned by Declarant, its successors or assigns for which a final Certificate of Occupancy has not been issued by the County of Frederick, Virginia or such other agency having jurisdiction thereof, and (d) All properties owned by a charitable or non-profit organization exempt from taxation by the laws of the State of Virginia. However, no residence occupied as a dwelling shall be exempt from these assessments. Section 10. Failure to Maintain "Common Areas": In the event that the Association, or its successors, shall fail to maintain the "Common Areas" in reasonable order and condition, the County of Frederick may take such action as authorized by the County of Frederick Zoning Ordinance. The County of Frederick Zoning Ordinance and any and all amendments thereto is by this reference made a part hereof as if set out in full. 31 Section I I . Dissolution of the Association: Upon dissolution of the association, other than t�3 incident to a merger or consolidation, the assets of the association shall be dedicated to an appropriate public agency to be used for purposes similar to those for which the association was created or for general welfare of the residents of Windstone. In the event that such dedication is refused acceptance, such assets shall be deemed vested in the members of the association as tenants in common. ARTICLE VI RESTRICTIVE COVENANTS The lots in Windstone (lots I through 90, inclusive) shall be subject to the following restrictions, which are constituted covenants real to run with the land. I . All lots shall be used for single-family residential purposes only. No townhouse may be modified to provide for a garage thereto after such townhouse has been erected. 2. No profession or home occupation shall be conducted in or on any part of a lot; provided, however, that Declarant, its successors and assigns reserves the right to use one or more of said lots or a portion of the "Common Areas" for business purposes in connection with the development, sales and operation of said townhouse Subdivision. 3. No signs or advertising of any nature shall be erected or maintained on any lot except "For Sale" signs for said lot which signs shall not exceed five (5) square feet in area, or signs used by the Declarant to advertise the property during construction and sale. No "For Rent" signs shall be allowed on any lot. 4. No boats, mobile homes, motor homes, campers, buses, trailers of any type, tractors, trucks, or other motor vehicles (other than automobiles, motorcycles, pickup trucks, and 1/4 ton (or less) vans shall be permitted on any lot except during the course of construction. No motor vehicle or material portion thereof which does not have a current license and current Virginia inspection sticker shall be permitted on any lot. Ownership of each lot shall entitle the Owner thereof to the use of not more than two (2) vehicular parking spaces which shall be as near and convenient to said lot as reasonably possible, together with the right of ingress and egress upon said Parking Area. 5. No vehicles shall be parked in an area other than the parking lots constructed by Declarant in Windstone Section I. No motorized vehicles of any kind shall be permitted upon any areas within said Subdivision except for the streets and 7 parking areas constructed by Declarant. No right of vehicular access shall exist across any lot in said Subdivision except for those areas upon which streets or r_I parking areas have been constructed by Declarant. 6. No animals of any kind (including livestock and poultry) shall be permitted on any lot, except that dogs, cats and other usual household pets may be kept, provided they are not kept, bred or maintained for commercial or charitable purposes or in unusual numbers: and further, provided that no dogs shall be permitted to run at large without restraint in said Subdivision. No dog may be tied and left unattended outdoors. Further, no doghouses or other structures housing any animal shall be allowed on any lot whatsoever unless the lot is improved by a privacy fence. 7. There shall be no fencing or hedges in the front of any of the townhouse units and all fencing to the rear of the townhouse units shall be attached to the individual unit, and be one inch by six inch pressure -treated lumber on both sides of board -on -board fence not higher than six feet, provided further, that there must be a gate at rear to access the back yard. Any fences that are stained must use clear stain and no painting is allowed. No fence shall be constructed until the Board of Directors of the Association shall have approved the same. 8. No noxious of offensive activities shall be carried on upon any lot, nor shall anything be done thereon which may be or may become an annoyance or nuisance to the neighborhood. 9. In the event that a dwelling is destroyed, the Owner of the dwelling within thirty (30) days from said destruction, shall clear away the portion of the dwelling unit and maintain the lot in a neat and orderly condition. No structure other than a townhouse of at least the same dimensions and architecture as the unit destroyed shall be constructed in the place of the original unit. 10. Each owner shall keep all lots owned by him and all improvements therein or thereon in good order and repair and free of debris, including, but not limited to, the seeding, watering and mowing of all lawns, the pruning and cutting of all trees and shrubbery, and the painting (or other appropriate external care) of all buildings and other improvements, all in a manner and with such frequency as is consistent with good property management. In the event an Owner of any lot in Windstone Section I, shall fail to maintain the premises and the improvements situated thereon as provided herein, the Association, after notice to the Owner as provided in the Bylaws and approval by two thirds (2/3) vote of the Board of Directors, shall have the right to enter upon said lot to correct 8 drainage and to repair, maintain and restore the lot and the exterior of the building erected thereon. All cost related to such correction, repair or restoration shall become a special assessment upon such lot. `T ' 11. The general rules of law regarding party walls and liability for property damages due to negligence or willful acts or omissions shall apply. The cost of reasonable repair and maintenance of a party wall shall be shared by the two adjoining landowners, except to the extent the wall is not of use to one of the Owners. If a party wall is destroyed or damaged by fire or other casualty, any Owner who has use of the wall may restore it and if the other Owners thereafter make use of the wall, they shall contribute to the cost of the restoration thereof in proportion to such use without prejudice, however, to the right of any such Owners to call for a larger contribution from the owners under any rule of law regarding liability for negligence or for willful acts or omissions. 12. Notwithstanding any other provision of this Article, an Owner by his negligence or willful act causes a party wall to be exposed to the elements shall bear the whole cost of furnishing the necessary protection against such elements. The right of any Owner to contribution from any other Owner under this Article shall be appurtenance to the land and shall pass to such Owner's successor in title. 13. No lot shall be used or maintained as a dumping ground for rubbish. Trash, garbage or other waste shall be in sanitary containers. All incubators or other equipment for storage or disposal of such material shall be kept in a clean and sanitary condition in the rear. No refuse or any container for same shall be placed or store in front of any townhouse, except on the date of garbage pickup. 14. No trees shall be planted nor other digging undertaken without first securing the approval of the local power company and without first being advised as to the location of all underground electrical and telephone wires. 15. No baby carriages, bicycles or other articles of personal property shall be deposited, allowed or permitted to remain outside of any townhome except in the enclosed rear area. The Association shall specifically have authority to impound all such articles to remain outside in violation of this provision and to make a charge for the safekeeping and return thereof. 16. No exterior clothesline, or hanging device shall be allowed upon any unit, except for an umbrella -type one with a diameter not exceeding seven (7) feet, 9 provided same is located in the rear of the unit. No clothes, or other washing, shall be dried outside except during the hours from 7:00 a.m. to 7:00 p.m. `` CD ti C.J 17. The color of the paint on the exterior of every building on each lot shall be the same as the original color unless approved in writing by the Windstone Homeowners Association. 18. No building, structure, addition or exterior alteration (including basketball backboards and storage buildings/sheds) or improvements of any character shall be constructed upon any lot or dwelling located thereon, except as exterior painting is permitted by the prior paragraph, unless the plan of construction, including quality of workmanship, design, colors and materials, shall have been approved in writing by the Windstone Homeowners Association as being in harmony with the whole Subdivision, especially the adjoining townhouse unit. 19. If in the construction of any dwelling by Declarant there occurs an encroachment, then such encroachment shall be deemed a perpetual easement for the benefit of the dominant lot 20. No lot upon which a townhouse has been constructed shall be further subdivided or separated into smaller lots by any Owner and no portion less than all of such lot, nor any easement or other interest herein, shall be conveyed or transferred by an Owner, provided that this shall not prohibit deeds of correction, deeds to resolve boundary disputes and similar corrective instruments. 21. All of the covenants and restrictions herein shall be binding and remain in full force and effect for a period of fifteen (15) years from the date of this instrument and shall be renewed automatically for additionally successive ten (10) year periods unless the Owners of a majority of lots in Windstone Section 1, shall, at least six (6) months prior to any such renewal date, execute and record an agreement amending said covenants and restrictions. 22. The invalidation of any one of the covenants or restrictions contained herein by judgment or court order shall in nowise affect any of the other provisions which shall remain in full force and effect. The failure of the lot Owners or the Declarant herein to enforce any covenants or restrictions shall not be deemed to be a waiver of the right to do so thereafter as to a default occurring prior or subsequent thereto. The Declarant reserves the right for itself and its successors in interest to waive any one or all of the restrictive covenants, conditions, reservations, and restrictions as 10 to the sale or transfer of any future lot or lots except that it cannot change the provisions concerning open space easements without the permission of Frederick County and except that it cannot change the development from residential 0 C:D commercial. This waiver shall not affect the binding effect of the covenants, restriction, -I and conditions upon any other lots. The Declarant does further reserve the right for itself and its successors in interest to impose additional restrictive covenants, conditions, reservation, and restrictions as to the sale and transfer of any future lot or lots and such imposition shall not affect the binding effect of these provisions upon any other lots. ARTICLE VII EASEMENTS Section 1. Public Utility and Drainage Easements: The property dedicated hereby is subject to those certain easements or rights of way designated as Drainage Easements, Gas Easements and Utility Easements on the aforesaid plat of Windstone Section I. The Declarant does hereby grant and convey unto the County of Frederick, Virginia, or other agency having jurisdiction thereof, a perpetual right of way or easement for the maintenance facility designated on the aforesaid plat as Water Easements, Sanitary Sewer Easements, Gas Easements and Utility Easements. Section 2. Reservations: (a)The Declarant reserves unto itself, its successors or assigns, the right to erect, maintain, operate and replace underground telephone and electrical conduits, related equipment, and other facilities, sewer, gas, water and television lines and related equipment, and other utility equipment where such utility lines and equipment are located within the easements set forth on the final plats of Windstone Section 1, and other "Common Areas," as needed, provided that such easements shall not interfere with the use and enjoyment of the "Common Areas." (b) The Declarant further reserves unto itself, its successors or assigns, for a period of five (5) years from the date of conveyance of the first lot in Windstone Section 1, a blanket easement and right on, over and under the ground within said Subdivision to maintain and correct drainage of surface water in order to maintain reasonable standards of health, safety and appearance. Such right expressly includes the right to cut any trees, bushes, or shrubbery, make any grading of the soil or to take any other similar action reasonably necessary, following which the Declarant shall restore the affected property to its original condition as near as practical. The Declarant shall give reasonable notice of intent to take such action to all affected owners, unless in the opinion of the Declarant an emergency exists which precludes such notice. Reservation by Declarant of such blanket easement and rights contained herein shall not, in any way, obligate Declarant to undertake any maintenance, repair or corrective action whatsoever and shall not impose any liability or responsibility upon Declarant therefore. 11 ARTICLE Vlll GENERAL PROVISIONS Section 1. Enforcement: The Association, its successors or assigns, or any Owner, shall have the right to enforce, by any proceeding at law or in equity, all restrictions, conditions, covenants, reservations, liens and charges, now or hereafter, imposed by the provisions of this Declaration. Failure by the Association, its successors or assigns, or by any Owner to enforce any covenant or restriction herein contained shall in no event be deemed a waiver of the right to do so thereafter. All costs which the Association, its successors or assigns, or any Owner shall incur in the successful enforcement of the restrictions, conditions, covenants, reservations, liens, and charges, now or hereafter imposed, shall be borne by the party against which action is taken and which costs shall include reasonable attorney's fees, costs, and damages. Section 2. Amend ment: The covenants and restrictions of this Declaration shall run with the land and bind the land, and shall inure to the benefit of and be enforceable by the Association, or the Owner of any lot subject to this Declaration, their respective legal representatives, heirs, successors and assigns, for a term of fifteen (15) years from the date of this Declaration after which time, said covenants shall be automatically extended for successive periods of ten (10) years, as described under ARTICLE VI, Restriction No. 21, supra. The covenants and restrictions of this Declaration may be amended as set forth in said restriction. Any amendment must be properly recorded. Section 3. Dissolution: Upon dissolution of the Association, other than incident to a merger or consolidation, the assets of the Association shall be dedicated to an appropriate public agency to be used for purposes similar to those for which the Association was created. In the event such dedication is refused acceptance, such assets shall be granted, conveyed or assigned to any non-profit organization, for similar purposes. The Dedication and Subdivision of the land as shown on the attached plat is with the free consent and in accordance with the desire of the undersigned Declarant of the land being subdivided, and is in conformity with the provisions of "The Virginia Land Subdivision Act" as are applicable, together with the applicable ordinances and regulations of the governing body of the County of Frederick, Virginia, or other agency having jurisdiction thereof. The designated "Common Areas" are not dedicated hereby for use by the general public but are dedicated to the common use and enjoyment of the homeowners in Windstone Section 1, as provided hereinabove. 12 WITNESS the following signature and seal: 44 - I [SEAL] V. T. VICKERS, Managing Member Oakcrest Properties, L.L.C. STATE OF VIRGINIA CITY OF WINCHESTER, to -wit: Acknowledged before me this day of , 2002, by James i T. Vickers, who is managing member of Oakcrest Properties, L.L t., on behalf of the company. My commission expires: �-� /'1 cv COS ` F, ; N ARY PUBLIC c_ > �Cj N; STATE CD 13 J THE PLATTING OF THE FOLLOWING DESCRIBED LAND, 15.70 ACRES, IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRE OF THE UNDERSIGNED OWNERS, PROPRIETORS AND TRUSTEES, IF ANY. NATURE COMMONWEALTH OF VIRGINIA TITLE DATE CIT /COUNTY OF Z , TO -WIT: I, A A NOTARY PUBLIC OF SAID CITY/COUNTY, DO CE IFY THA Y«-, , WHOSE NAME IS SIGNED TO THE WRITING HERFTR ANNEXED, BEARING DATE THE__ 1DAY OF , 20 2& HAS THIS DAY ACKNOWLEDGED THE SAME BEFORE ME VN MY SAID CITY/COUNTY. GIVEN UNDER MY HAND THIS 2:.L DAY OF , 200a- . MY COMMISSION EXPIRES: le,e . j/, FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 1 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: JUNE 13, 2002 CAIAD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 2 OF 13 CD-070 !lffifl AF v DAVWPRIGGS No.1853 JUNE 13, 2002 LOT # AREA(SF.) LOT # AREA(SF.) LOT # AREA(SF.) 1 3,902 31 3,500 61 2,000 2 2,712 32 2,400 62 2,400 3 2,260 33 2,000 63 3,500 4 2,712 34 2,400 64 4,225 5 2,260 35 2,000 65 2,400 6 3,705 36 2,400 66 2,000 7 3,325 37 3,500 67 2.400 8 2,280 38 3,500 68 3,500 9 11900 39 2,400 69 3,500 10 2,280 40 2,000 70 2,400 11 11900 41 3,900 71 2,000 12 3,705 42 4,130 72 2,400 13 3,325 43 2,832 73 3,518 14 2,280 44 2,360 74 3,900 15 11900 45 2,832 75 2,000 16 2,280 46 2,360 76 2,400 17 1.900 47 4,602 77 2,000 18 3,705 48 2,975 78 2.400 19 4,100 49 2,040 79 3,500 20 2,000 50 2,975 80 3,900 21 2,000 51 3,315 81 2,000 22 2,000 52 1,700 82 2,400 23 2,000 53 2,040 83 2,000 24 4,100 54 1,700 84 3,900 25 3,895 55 2,040 85 3,900 26 11900 56 3,655 86 2,000 27 11900 57 3,500 87 2,400 28 11900 58 2,400 88 2,000 29 1,900 59 2,000 89 2,400 30 3,895 60 2,400 90 3,500 STREET DEDICATION (TOTAL): 56,593 S.F. 1.30 AC. I , C,) 4 �+`T SS IRF MATCH L/NE 2 2 S�' 1 �0 O�ET 5 95 . fl, 2 8 AWATCH LINE - SEE SHEET 4 Z PLAT ^ oLOT 2:::000:::S:F _ w 1_..900 .SF LOT o ^ PROPOSED WEATHERVANE DRIVE w Q - Q NORTH DB 790 3 a N 21 100. 0' W a N 3 a 95.0' 27 N W a RECREATIONAL (50' DEDICATED 3 1D o "�' PG 347 top PLOT 2:,:000:::S:F io ~o w �- ::1:.: oo... LOT � AREA o � ,a 0 20 100.0 �-�I� 995.0 26 00� (COMMON OPEN SPACE) R.O.W.) i� o�o ,iN. New a o o o Z N w CD Co O Ni- N O Oo o o co,oWINDSTONE M E O 0- LOT 4�,�:•:SF'�CD a o :.. . LOT 0o � o m� o::...,895.� ,19 •.,...25 Z'n 00 SECTION 1CLo N N V cr Ld In Z Ln Z .°�wN 9' Lo La -� PK mom.. NAIL ui �NAIL m 3 a S05° 57' 54 "E 100. 00' ' - N05° 57' 54 "W 95. 00' LIGHTHOUSE LANE o N05° 5 4 "W 123. 00' _ SET Q SET z - — - - — - — - — - — - — - z� 'za 3{ 63.80'�. N N05°57'S4"W 363.00' (TOTAL) ^ N 35 °' DN o aim. 11 �Q: : .. 25 , E N _ `` z i °° - .... .... :�. 'SET 25 DH SET a O w Ln I O .LL LL :LL :LL N :LL: :LL: :LL: :LL: :LL: :LL: ;LL: .LL: -LL. :LL: :LL: A.L: tL: :tn: ` 'fn:` :(n: _ :N: O Z N J O :cn: '(n:' An: ' '(n:' :tn: � :tn: Cn: � 'N:� :tn: ' 'cn:' tn: ' [n: � 1n: O:N' : O : : O O � O �Zm M O . :O O: O O O O : :O O: ; O O O 'O: :N: :N: �ti Z O Ln; .O: ' :O: •O: :O: :Ln: :�: ' 'O: :O: ' 'O: :O: :L(): ;LC): O :N: •-' fh :Lo: M '�• rM :O: W CV O p ° m :O: •O: :00: 'O: :Co: :N: :O: 'O: :00: ti) 'O: '00: :N: .O; ... 31 :N:CY) N Q ;f�: :Q,: :N: :a): � :N: � :M: � ice: � :m � :N: � :CT: � :N: � :rn: � :f-: u; O O �- Co CO I 1 w .: •: o :N: :N: O o COMMON :M: _ :�:, :N: :N: _ :fh: ;M: :N: _ :�.� :N: _ :M: :P7: .. ... . .,-:_ _ co OPEN w COMMON o - •...:c _ N IRS IRS SPACE IRS OPEN SPACEcli ® O LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT �O;T LOT LOT LOT LO 2 ©IRS IRF ©� Q 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 1 3 2 1 IRS y 579 I \IRS Z 39` 20' 24' 20' 24' 35' 39' 20' 24' 20' 24' 35' 39' 20' 24' 20' 24' 24.47 �"' �v .`SO, 1 ♦ _ S05°57'S4"E __ 475.47'(TOTAL) _ __ IRS.QQ'-_1----_ --_- -- IRF 513.31' BROOKLAND LANE - ST. RT. 658 64.73`�67.75'� 60' WIDE IRF _ — — — — — — — (DEDICATEED 30' R. 0. W.) S05°57'54"E 699.92' IRF N84°02'10"E -------------------------------------------I------------------------------------------------------------------------I------------------------------------ 30. 00 ------ N/F RICHARD B. 8 N/F TH pp, ANNABELLE L. LOY OAKCREST PROPERTIES. LLC. FINAL SUBDIVISION PLAT FOR j� D.B. 426, PG. 836 INST. NO. 00001 2581 WINDSTONE I �� �� ZONING: RP ZONING: RP SECTION 1 USE: VACANT USE: TOWNHOMES RED BUD MAGISTERIAL DISTRICT v DAVID F. SPRIGGS I FREDERICK COUNTY, VIRGINIA ESEESHEE' DATE: JUNE 13, 2002 SCALE: 1" = 60' No. 13 OF 13 FOR211D LINE TABLES AID TRIAD ENGINEERING, INC. 1200 AVIATION DRIVE WINCHESTER, VIRGINIA so 0 6c /2c (540) 667-9300 FAX (540) 667-2260 JUNE 13, 2002 SHEET 3 OF 13 CD-070 0 07 CI 5 2T OT 61 OT 59 58 rO7T N v SOT ILOTI 36TI LOT 37 134 35 Q�w olz cra J al �18.175' I kl o u> lCO !� W1110 N 0 I� 12' z l7' l I I_ o w L703 00 LOT LOT LOT LOT LOT LOT LOT LOT LOT A=(8.85, , Nt- 64 65 66 67 68 69 70 71 72 .' �--- `\ z 00 Z MATC4 L/ E- S E SHEET 6 IRF _ _ WINDMILL LANE _ `\j _ N05°57'54"W 264.00'(TOTAL) :U-: L. :ii: 0 0 h �: u : iL: 'N' O �' ` �: ` N: ` 9N: ` N - O O '�' :Ln: :o: • :o: • :o: • :o: :Ln: :Ln: :o: • to: CD in: :tD: u) m :v-: 0: •o: i� : •c: O: :o: •t—: �: r r :t-: •m: ul :v: m ao O: CO 1-: ;m: w I Q M: `�' , _. :�'' _ _., , r`': , `�:: , L 0`T o D H� SET I v I R F LOT LOT OT LOT OT LOT LOT LOT 48 0 56 55 54 53 52 51 50 49 °v IRS IRF E T 13 OF13 FORD LINE TABLES 60 O 60 /20 SCA4--, /•-60 PLAT HORTH 08 790 PG 347 43 24 20 24 20 39 35' 24' 35' Z JASBO INC. & S05057'54"E 264.00'(TOTAL) COMMON I I I FRED L. GLAIZE, III l D.B. 790, PG. 347 N N05°57'54"W 280.00'(TOTAL)OPEN SPACE ZONING: RP 35' 2 2 ' 39' ' I I USE: VACANT 0 4 0 35 24 20 24 20 39 25' 25' O LOT LOT LOTLOT LOT LOT LOT LOT LOT LOT o 0 38 39 40 41 42 43 44 45 46 47 o J OD I I 3 O O O :LL: :1�: 'Ll: :Li: t0 N: O -tn: O ;t/):O ;tn: O O o O O 3 I 0 0 : 0 ; o _ :o: :a: �- o: o co . co .... ao . m .... co 1 N :O: :O: :O: :O: O O :-: :lt : :L�: :LL : ice: r :ll: o I 3 O tn: :v: •O: m: :N: -tn: •v):.- :Ln: .0: :N: N co .O: •N: :O: •tV: :o: :(V: O 0OIO (70 :... :... :... .... Tn: :fn: :Lo: z 9'n: z :w: -- :O: o J N :t:0: :M: :ao: ;Pn; t0: Q I N O Q m I O N 3p' S05° 57' 54 "E : :N: :cu: N: :N: :v: (n a o 1 18.00' ( TOTAL ) °D �IQ ~ I m col m COOLFONT LANE S05"57'54"E 162.00'(TOTAL) ': V' t` m N05 57 54 W 95.00 I M M o W WINDSTONE NI 3Q 3.,8......... wQ SECTION 1 wI� 00 30T �00 I w tz Q ~ 95.0' ~ PROPOSED I IO' I o Ica � 0 0 :................. - 0 - RECREATIONAL WEATHERVANE DRIVE Q 1, 900 SF: LOT o i `v o -;; 29 o AREA ( 50 DEDICATED o m N 95.0 z N ( COMMON OPEN SPACE) R.O.W. ) 1 ................ 1 1 .900 SF: L tp _ ............... 28 o r. Z " 95. o' MATCH LINE - SEE SHEET 3 LOT 27 LTH of v DAVID F. SPRIGGS No.1853 �% 0'�- %%.: smlzl�� JUNE 13, 2002 FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 1 RED -BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: JUNE 13, 2002 SCALE: 1" = 60' C31AD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 4 OF 13 CD-070, 3p' S05° 57' 54 "E : :N: :cu: N: :N: :v: (n a o 1 18.00' ( TOTAL ) °D �IQ ~ I m col m COOLFONT LANE S05"57'54"E 162.00'(TOTAL) ': V' t` m N05 57 54 W 95.00 I M M o W WINDSTONE NI 3Q 3.,8......... wQ SECTION 1 wI� 00 30T �00 I w tz Q ~ 95.0' ~ PROPOSED I IO' I o Ica � 0 0 :................. - 0 - RECREATIONAL WEATHERVANE DRIVE Q 1, 900 SF: LOT o i `v o -;; 29 o AREA ( 50 DEDICATED o m N 95.0 z N ( COMMON OPEN SPACE) R.O.W. ) 1 ................ 1 1 .900 SF: L tp _ ............... 28 o r. Z " 95. o' MATCH LINE - SEE SHEET 3 LOT 27 LTH of v DAVID F. SPRIGGS No.1853 �% 0'�- %%.: smlzl�� JUNE 13, 2002 FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 1 RED -BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: JUNE 13, 2002 SCALE: 1" = 60' C31AD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 4 OF 13 CD-070, LTH of v DAVID F. SPRIGGS No.1853 �% 0'�- %%.: smlzl�� JUNE 13, 2002 FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 1 RED -BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: JUNE 13, 2002 SCALE: 1" = 60' C31AD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 4 OF 13 CD-070, 0/I 60 0 60 /20 SCALE, r-60' T LTH 0RIGGS a No.1853 JUNE 13, 2002 MATCH L/NE / PLAT NTH D8 790 PG 347 N/F CITY OF WINCHESTER TM #54-A-121 ZONING: RP USE: VACANT N50° OS' 56 "E - 37.00' I R F%�\ o lb / I `\ ��� 0 / IRF COMMON OPEN SPACE N/F RICHARD L. & J' N I NA L . WARREN 3,6`,\ FINAL SUBDIVISION PLAT FOR D.B. Tg79.4PG-61272 WINDSTONE ZONING: RP `s9; SECTION 1 USE: SINGLE-FAMILY RESIDENTIAL RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: JUNE 13, 2002 SCALE: 1" = 60' &VIIdD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 _ SHEET 5 OF 13 CD-070 /SEE SHEET V L 0 T 62 o LOT N 61 IQ � W Ioz Q J .2:000:::S:F' la 3 a Q LOT .2.e.q.�O...S.F: 18.75' �' COMMON 00 100.01 o LOT :_:S:F: OPEN SPACE c,-- o Ih 0 o �o N 59 oo v LOT 58 ::2,;:400..S;F oN N� o IW N 100.0' a�oo I� zco I� 5 7 :.3., .5.o9...5 WINDSTONE S05°57'54"E 100.00' vi SECTION 1 I .77' c? c ° 51' 3 Q, �oW24 N o oL 03 coN 2 "' �%LOT 22 O MATCH LINE I '21 IRF N 12 v 1 N05°57'54"W 182.00'(TOTAL) 7' I 35' 24' 20' 24' 20' 24' 35' o LOT LOT LOT LOT LOT LOT LOT o 2 31 32 33 34 35 36 37 o IJ O O O O,.., 3tD II�z:LL. O :NO:O ni lO ;tL: O :; :ii: iL :Lni. O ;n; O . 0; :O • O O :O: :0: :0:— ;O: :O:r' :O: :0:— :O: 0:— :O: :0:— ;O: :0; :O: - NO :0:i :v: o: :v: :n: I� .... tV: ` .... .N: ` .... N: ` :CV: \ :N: ` :P1'1; co S05°57154"E 182.00'(TOTAL) 3 ' _ _ _ ! _ COOLFONT_LANE_I I _ i4"E 100.00' "� N I A""! ,QO .S.F LOT " 100.0' Lwl� 0 m 30 o >- LOT " 100. 0' o Cc2 9 2.000..SF Z N LOT " 100. o' C° 28 SEE SHEET 3 ti N 38 00 i 2 NOTE: SEE SHEET 13 OF 13 FOR CURVE AND LINE TABLES MATCH LINE - SEE SHEET 7 / r R "i� OOL) LUry P�' FLOOD ZONE C 0 00 O N / F CITY OF WINCHESTER TM ##54-A-121 ZONING: RP CONC. USE: VACANT / MON. S,TH op DAVID F. SPRIGGS No. 1853 JUNE 13, 2002 MATCH LINE - SEE SHEET 5 / 0 0 0 0 3 O N O R PLAT NORTH 08 790 PG 347 COMMON OPEN SPACE WINDSTONE SECTION 1 FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 1 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: JUNE 13, 2002 SCALE: 1" = 60' '41AD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 N05°57'54"W 466.00'(TnTA1) 35' 24' 20' 24' 20' 39' 39' 20' 24' 20' 39, 35' 24' 20' 24' 20' 39' LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT 90 89 88 87 86 85 84 83 82 81 80 79 78 77 76 75 74 O .... O .... O .... O .... O .... 0 .... O .... O .... O .... O .... O .... O O O O O :u_ cN: Li: O :U-: N: O :LL: :Cn: O :u_ N: O •li: Ln: O :Li-: .(n: 0 -u-: tn:0 -u-: tn* O i': :0: O :VLL :tn: O :u- ;v O .... i.l: • ;Cn: O .... - _: tn: 0 l.., tn: O tL: tn: 0 :U- tn: O • O O- O • O O O O 0 :O O O 0 • O • O .0 :O: :0: :O:— :0: — -O:`- :O: O: r :0:.- -O: :0: — :0:� :0: O: :0:� O:� :0:•- :O: r :O: :O: :in: :O: c: :O: O ;O: v: O: ;O: :O: m O: :m: O:, :0: •v , ;O: :0:_ :O: :a): :O: •u'): :O: •c O: O' :O: ;v: , ;O: O: :O: c In: -N:` N;` -N;` -N:` ;M; ;f+): tV;` •N;` -N:` •M: 'M: 'N:` :N:` :N:` 2V;` in: 127.14' S05057'54"E 100.00' M LOT 63 :3..5.0O.;.SFa 100.0 LOT :.2..:4.0*b"'SF__ N 62 100.0' LOT 61 60 0 60 /20 mommil SCALE. SHEET 6 OF 13 CD-070 T Q� 0 Q w - oz O Q O D J Q� w N 0 18.175' z 4 _ o S�90 o_ II RF S• 96 �9 OT �W � A� 1 3 I \ N O N S05°57'54"E 466.00'(TOTAL) I N N SEABREEZE LANE Iui - — — — N05°57'54"W — — 284.00'(TOTAL) — — — — — — _M 35.5 7 NO M rw.i Q 0 v): :Li: - tn: :Li: tL: :U-- to tn: _ th _ CP I 00 u < -'c�� 0: :o: o to: :;o : . :o: o :O O: oO :a 0: : i v co 0 z•--� :CV: :Q O :O: O :0'. O lV: O O ;O: O :Q: O 'O: ;LO: O :O: O O :0 •O: O -OO:CD: O O[ O � Lit II I °o' m ~ Z W • ., r- ., �- .. N: :C�k YO: :M: .•LO :11k :N: (V: : O I Q J �� Cn O _ zz M :: N o I w ' ro LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT 73 co p=�8.85, LL 64 65 66 67 68 69 70 71 72 Z_ _ / 42.25' 24' 20' 24' 35' 35' 24' 20' 24' 25.63' • WINDMILL LANE S05° 57' 54 "E 273.88' TOTAL ) WEATHFRVANE I RF LN MATCH %NE =SEE SHEET 4 �� DRIVE �'50-' `D�D I CATED R. W. ) N/F CITY OF WINCHESTER TM #54-A-121 / ZONING: RP O USE: VACANT <t/ Gi O �v / MATCH LINE - SEE SHEET 6 FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 1 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: JUNE 13, 2002 SCALE: 1" = 60' &VIIAD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 7 OF 13 CD-070 0 IRF PLAT CONC. NORTH D8 790 MON . \ PG 347 0 WINDSTONE SECTION 1 JASBO INC. & FRED L. GLAIZE, III D.B. 790, PG. 347 ZONING: RP USE: VACANT ti Po \ 2• S9 F s2 OPENMMON SPACE �o \ 60 0 60 /20 mmmmEd SC.aLEs 1 -60" W 141 ALTH DAVID F. PRIGGS No. 1853 '60&04 \ \ JUNE 13, 2002 IRF S� ?3g W9 22 b� ��ror w �co \q h IRF IRF f AT CH L/NE 22, SHEET / PLAT LOT I JI 31J B 790 21 lc��NORTH NWI 47 LOTf- I 20 i Ion n o I i N LOT 1 20' i oir,: B.R.L. Nip 0 m(o Q w o i� I co o 100 Oj ���a� I .C.S.A. F I I VARIABLE WIDT 3 i~ 5' ACCESS I — HNRE&SfEGR{_-S WATER & SEWER/ z - z a Q .J QD � i EASEMENT i I1JTIL[TY AND 28 I� Io-' wo Ic�c� LOT 27 m L O T �{o ! 26 MATCH LfIVE -SEE SHEET 9 PROPOSED RECREATIONAL AREA (COMMON OPEN SPACE) a°p i 20' LOT---N05°57'54"W_147.87'_ I- I B.R.L. 25 ' ---� - NO5 ° 57T 54 "W j53__� .28'__��'�,� LIGHTHOUSE LANE - - ' - - - - - - - - - - - - - - - - - - - - - - - - - - i - - �z�ow i 100' FULL I -�__ --€ fi-I--- - S05° 7'54"E 345.37'----------------- �-': 0 I SEBUFFERON i -- - -- 20' B.R.L. 20' B R L o � IN I I w j COMMON I------ --- --- --- I OPEN SPACE LOT LOT LOT LOT 4ARC ®\ 18 17 16 15 SEZTIbN"W I I I y 50' PER METE BOUND RY LOT LOT LOT LOT LOT LOT LOT LOT LOT 14 13 12 11 10 9 8 7 6 TIE — -- — j 15.07 0 IRF r' ------------------------------------------- 1---------------- FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 1 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: JUNE 13, 2002 SCALE: 1" = 60' `MAD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 8 OF 13 CD-070 .AIHLKVANL UKIVE go, (50' DEDICATED I a R.O.W.) z� _C Q 2 N05°5-A'54"W �'. {- -i---- �0° v0 r i -0LI' - i omm � Ln n a z3g,-�AR_,IABLE WIDTH o0Io a _mzw�n INGRE137 .00; WATERS 8 SEWER/ i 'CD PK UTILITY AND _ NAIL PARMM ESMT. I SET i 9 37.00' L6 �i 25 ' 1 24 DH SET ZYi 1 o2,2�' 11.63' '' m� • ca • I COMMON 0wi iV :> OPEN M of SPACE --- --- - _T f� -- f ©® IRF LOT LOT LOT LOT LOT y v I 9 �h• ��' a �v •so, IRF 513.31BROOKLAND LANE - ST RT. 658 60' WIDE _ _ (DEDICATED 30' R.O.W.) — — S05°57'54"E 699.92' — — — I— — — — — IRF N84°02'10"E ---------------------------------- -- -- -- -- ------1------------------------------------ 30.00 '------ TH OF DAVID F. SPRIGGS No.1853 JUNE 13, 2002 N/F I RICHARD B. & j ANNABELLE L. LOY D.B. 426, PG. 836 j ZONING: RP USE: VACANT i N/F OAKCREST PROPERTIES, LLC INST. NO. 000012581 ZONING: RP USE: TOWNHOMES ENDB.R.L. T 13 OF 13 FOR D LINE TABLES, DETAIL 60 O 50 /20 __GALE. e-60' OT 62 I I OT 61 I OT 60 I , 59 I I I I 5 8T I j OT 4 135I 36T 0'WIL- ESEM NT 41 W V) I I I I I I I I ILOT LOT LOT LOT LOT LOT -64 - 65 -&G -&7-- �MAT -' ISEI�BA Ck T-im � I N84° 02' 06 "E I j 134. 14 ( TOTAL ) CND TE : E SHEET 13 OF 13 FOR �00T t I RVE AND LINE TABLES, LOT LOT LOT 73 / A=�B.es, L12 B.R.L. DETAIL -" l-- WINDMILL LANE -VARIABLE WIDTH ' - - - — --MG`RESS7E-GR=/- �- WATPP R CFWCR/ I t- -© I — ►- — - S�MMQIY--------- I w OPEN SPACE I TIE= IRF 7.00' 0 60 /20 mmmmmll rn PLAT SCALE. /•-60' NORTH DB 790 PG 347 I DH` I IRF EX. 50' SHENANDOAH GAS CO. EASEMENT SET ` 247/18 I = IRS I IRF 6 I T I E INTO ,,pyTH op G EX. 20' W/L - - — ESMT. @ C/ Tic 25' 125' OT i N i I _ _ _ — v DAVID F. SPRIGGS ~ I — No.1853 j N uEX. 20' W/L I U) I I EASEMENT 1 I I 907/382 4 150T LOT LOT LOT LOT LOT LOT LOT LOT L Q138 39 40 41 42 43 44 45 46 4 co I I NDST NE 1gymSECTION 1 ; cr 1----20' B.R.L. ---- -- NO --- °57'54" ---- -- 149.81' --981 ---- I� I"' IM --_ � VARIABLE WIDTH -- - 6200 COOLFONT LANE w NI 92 _08'---- w � wQ--20,-- I 30 mlo z IF- B.R.L. O m LOT ao i J 29 m I m LOT 28 ZIP I cli LOT 27 INGRESS/EGRESS/ ti V,I WATER-&-SEWERL— UTILITY AND i - I v v1 PARKING ESMT. I � --------------------------w I— S05°57'S4"E 258.57' �•-,,____ I � PROPOSED SEWERS EOSMIT. RECREATIONAL I 9 0, AREA WEATHERVANE DR INE ( COMMON OPEN SPACE) (50' DEDICATED I I I R. 0. W. ) I I MATCH LINE - SEE SH JASBO INC. 8. FRED L. GLAIZE. III D.B. 790, PG. 347 ZONING: RP USE: VACANT '�...� sthz°1 JUNE 13, 2002 FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 1 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: JUNE 13, 2002 SCALE: 1" = 60' ` IIAD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 9 OF 13 CD-070 60 O 60 120 SCALE. /'-60' E T 13 OF 13 FORD LINE TABLES,L. DETAIL TH OF v DAVID F. SPRIGGS No. 1853 '?- lZ smvc � JUNE 13, 2002 FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 1 PLAT NORTH D6 790 N/F PG 347 CITY OF WINCHESTER TM 4'54-A-121 ZONING: RP USE: VACANT N50°08'56"E 37. 00' MATCH LINE - 50' PERIMETER BOUNDARY E S"EET STORM t�" U �//T) MANAGEMENT ESMT. i 20' SANITAR Q� SEWER ESMT. EX. 50' SHENANDOAH GAS CO. ESMT. 247/18 C O IvlMO N OPEN SP"rCE 6 2T LOT 61 LOT 60 59 LOT 58 [� 22 �� ,, PORTION OF LOT ��E�X . 20' W/L 4 -EASEMENT \— �� 9U7,/382 HEREBY VACATED X''��'� 20' STORM SEWER ESMT. t- -L �� L 2 6 � moo/ `J� 2 0' S l �\ SEWER E ` EX. 20' W/L L38 EASEMENT 907/382 22.00' J, �� 20' W/L 96 \ `� EASEMENT` LOT LOT LOT L01 31 32 33 34 RM WIND MT. S CT 20' B-R ____N 5°_5_ ' 54' W 21 . 15' °�, `� 20' SANITARY VARIABLE WIDTH ` SEWER ESMT. �' INGRESS/EGRESS/ WATER & SEWER/- 9` 100' FULL �r - — U-TILITY-AND SEPARATION JI` PARKING ESMT. RED BUD MAGISTERIAL DISTRICT EX. 25' SAN.SEW. ,� �\� BUFFER _\ _-_T__,r_- FREDERICK COUNTY, VIRGINIA DATE: JUNE 13, 2002 SCALE: 1" = 60' EMNAD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 10 OF 13 CD-070 EASEMENT `�" Sq5° 5 1 54 E 580/346 >\ ��\ F• C. S. A. \ 63 6-4!--� o 5' ACCESS -L [��� 20' ' \ �\ EASEMENT 24 )B•R.L. i 31a N/F RICHARD L. 8 /)RF COMMON LOT 01 0 'NINA L. WARREN �OPEN SPACE 23 1 o 1NI— D.B. 879, PG. 1272 LOT 1 1cD ZONING: RP I I m1°QIv- USE: SINGLE FAMILY RESIDENTIAL1 22 1 Icpi LOT MATCH LINE 21 SEE 411 w � Li Iz M CD ml 1 vl 0I 1 SHEET 8 IVIS OTE : MFINAL SUBDION PLAT FOR ATCH LINE - SEE SHEET /2 W I NDSTONE SEE SHEET 13 OF 13 FOR CURVE AND LINE TABLES, 0 F OD ZONE B ND B. R . L . DETAIL $ Qo�P�, FLOOD ZONE C1����� PLAT RED BUD MAGISTER I1AL DISTRICT °o, I? N�2TH DB - F REDER I CK COUNTY, VIRGINIA N/F . h0%O�� PG 347 DATE: JUNE 13, 2002 SCALE: 1 = 60 CITY OF W I NCHESTER o ,�'MA7- TM 54-A-121 �'--- --�_ ''� C/y UNE - S CRIAD ZONING: RP Cps r—�`_--_-- � , EE S�`''EET �2 TRIAD ENGINEERING, INC. USE: VACANT / ,f�Off. ,-_� _ _ _ _ ----�^! ' 200 AVIATION DRIVE W I NCHESTER , VIRGINIA (540) 667-9300 FAX (540) 667-2260 20' S A N I TARY---- 3 ° __--- S,TH OF SEWER ESMT.-------- Cv �� O2 �^i0 / COMMON �� �, 20' STORM ------ __��N1 p, OPEN SPACE I 1 ( �� SEWER ESMT. �9 � 09; O =41 U DAVID F. SPRIGGS No. 1853 0� J UNE 13, 2002 ,`\Q' / 4z o /� / o / 3 LOT LOT LOT LOT LOT LOT!; i LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT \ i 90 89 88 87 86 85 84 83 82 81 80 79 78 77 76 75 74 / U-) ° a; W NDST NE I cc I S CT I0 1 ---- --- 20' B.R. - - ----� -i---- -- -- -- --- 20' B.R_L. --- -- -- -- ----- ----- - - ____�z i__ NO *57 4" 5--------- 472.89' I ----------- ------- 162.6 II RF $ _ 23S'96'9 22 41 W Lo' I VAHIABLE Wlulm I I Q h / / / / 001 INGRESS/EGRESS/ 32.00' � N C/L 20' lV // '' �- / c\1 WATER & SEWER/ I W/L ESMT. h •/ 1 �02�04'37-'Wo—nl — — — — SEABR— LANE _ _ UTILITY AND _ _ I !� N05°57'54"W J /�•50T-� PAKTNSMT-- 8.50 / Q 1 7 --- 13.13 co ti ` li ri9..._8a, 7I4 coh /^'/�O/ SANITARY 63 B.R.L. 1 z SEWER I LI ja / �qD/ ESMT. LOT MATCH LINE - 62 o .1 ` SEE SHEET /O LOT CO 50 60 0 60 /20 .--60- SHEET 11 OF 13 CD-070 p -- _-- 05°5 '54"W 69.28'---- -- ---- ---- --- I L --- -- -- ---------- 20' B.R.L. w. �cli� 20 Llr I m B.R.L.I c 1 '' 1 20' B.R.L. 0 iLOT LOT LOT LOT LOT LOT LOT LOT LOT �I 3 b 4 - - 5 -&7- - - 7� -7-1 -7-2- --- 05` 5 ' 54 "E 56.57' .--- �A3 ----- --- -- --! - - • W i NUM I LL LAINL MATCH L/. �--ZMt rYlUlhl WATER & SEWER/ I LLq N 1 �1 oiQ of- v �`' • � a T I OD UNE U a I p�iQl Z S' FRO ° Irn TcI,j ? a 0 0 Z m I EIBACX . ti z .. I 71 aJ oN N L12 o � TIE= 7.00' WEATHERVANE IRF IVE 94R. 5-0ED I CATEG� . W.), A31� IRF / NOTE: SEE SHEET 13 OF 13 FOR PLAT CURVE AND LINE TABLES N/F CONC. NORTH 790 CITY OF WINCHESTER MON. PG 347 TM #54-A-121 �O \ ZONING: RP �p f,'�/ \ USE: VACANT �,� oo ��9,q1,-t� Ln v �. ��cn \ JASBO INC. & -��Ln \ FRED L. GLAIZE, III D.B. 790, PG. 347 ZONING: RP Qo a 1��•� USE: VACANT ��AZ,TH of G A. MATCH LINE - ��,' ��>_ WINDSTONE \�so� SEE SHEET ii , r;, �� D SECTION 1 F STORM p= s� DAVID F. SPRIGGS coi4`� MANAGEMENT M'4TCH =i:— 62. ESMT. \�� \ �. No.1853 SE L/I►/E- _ 85 COMMON \ `Y 0R OPEN SPACE SI7R 89, N 4b �.7 Noi - - 33-47"E \ JUNE 13, 2002 20' STORM -------___ SEWER ESMT. FINAL SUBDIVISION PLAT FOR W I NDSTONE SECTION 1 IRF \�09�'%E RED BUD MAGISTERIAL DISTRICT ��� j�,,\ 20' SANITARY FREDER I CK COUNTY, VIRGINIA \\g SEWER ESMT. IRF DATE: JUNE 1 3 , 2002 SCALE: 1" = 60' W TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 60 o Go i2o V IRF HEET 12 OF 13 C D —0 7 0 sc , i--moo Q W V1 NUMBER DELTA ANGLE ARC LENGTH RADIUS TANGENT CHORD DIRECTION CHORD LENGTH Cl 05'19'35" 23.24' 250.00' 11.63' N86'40'35"E 23.23' C2 05'18'16" 23.14' 250.00' 11.58' S86'41'14'W 23.14' C3 84'04'01" 73.36' 50.00' 45.07' S30'08'48"W 66.96' C4 02'54'36" 13.97' 275.00' 6.98' N87'53'04"E 13.96' C5 05'18'16" 20.83' 225.00' 10.42' S86'41'14"W 20.82' C6 45.05'57" 27.55' 35.00' 14.53' S61'29'08"W 26.84' C7 270'11'54" 235.79' 50.00' S05'57'54"E 70.59' C8 45'05'57" 27.55' 35.00' 14.53' S73'24'55"E 26.84' C9 05'18'16" 25.46' 275.00' 12.74' S86'41'14"W 25.45' C10 01.22'00" 5.43' 227.78' 2.72' N88.38'23"E 5.43' C11 16'36'32" 14.50' 50.02' 7.30' N51.30'00"W 14.45' C12 22'19'54" 38.59' 99.00' 19.54' N17'07'51"W 38.34' C13 22'19'53" 54.96' 141.00' 27.83' N17'07'51"W 54.61' C14 39'04'48" 36.83' 54.00' 19.16' N44'42'04'E 36.12' C15 22'19'54" 61.19, 157.00' 30.99' S05'12'03"W 60.81' C16 22'19'54' 32.35' 83.00' 16.38' S05'12'03"W 32.15' C17 22'19'54" 53.20' 136.50' 26.94' N05'12'03'E 52.87' C18 06'21'02" 11.47' 103.50' 5.74' N13'11'29"E 11.47' C19 22'19'54" 32.35' 83.00' 16.38' S17'07'51'E 32.15' C20 22'31'24" 61.72' 157.00' 31.26' S17'02'06'E 61.32' C21 90'00'13" 1 25.14' 16.01' 16.01' N39'02'04"E 22.64' B.R.L. DETAIL (TYP.) NUMBER DIRECTION DISTANCE L1 S84.02'08'W 26.74' L2 S89'20'21'W 60.70' L3 N49'46'01"W 55.37' L4 N39'02'04"E 59.72' L5 N49'45'56"W 14.59' L6 S05'57'550E 36.17' L7 S84'02'06"W 37.50' L8 N05'57'51'W 41.30' L9 S26'30'03"W 27.09' L10 S84'02'09"W 53.50' L11 S05'57'50"E 20.50' L12 N32.56'43"E 10.92' L13 S33'19'17"W 24.14' L14 S27'51'50"W 39.91' L15 S05'57'50"E 28.84' L16 N41'17'21"W 35.45' L17 N74'41'15"W 46.24' L18 N65'16'23'W 26.23' L19 N56'32'11"W 84.78' L20 N11.02'50"W 32.58' L21 N23'08'44"E 12.19' L22 S53'00'49"E 1 64.37' LTH of v DAVID F. SPRIGGS No.1853 lZ smvi�'°� JUNE 13, 2002 NUMBER DIRECTION DISTANCE L23 S31'52'46"E 65.61' L24 S83'34'56"W 10.78' L25 N61.36'54"E 24.95' L26 N67'29'51"E 50.07' L27 N39'55'53"E 68.04' L28 N15'11'18"E 46.67' L29 N69'04'21"E 40.46' L30 N43'06'18"E 71.21' L31 N81'51'12"E 21.01' L32 N43'05'04"W 30.61' L33 N21'31'08"W 175.11' L34 N17'03'37"W 68.61' L35 N09'25'57"W 83.95' L36 N06'25'50"W 152.36' L37 NO3'01'36"W 180.79' L38 N37'47'35'W 18.93' L39 S52'12'12"W 15.00' L40 N62'29'04'W 10.35' L41 N84'02'07"E 35.65' L42 S68'48'47"E 22.32' L43 S35'56'37"E 27.99' L44 S75.42'20"E 21.30' NUMBER DIRECTION DISTANCE L45 N46'51'58"W 19.50, L46 N11'34'40"E 12.36' FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 1 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: JUNE 13, 2002 `RIdD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 13 OF 13 CD-070 COMMONWEALTH OF VIRGINIA OfFICIAL RECEIPT FREDERICK CIRCUIT COURT DEED RECE77 -4 71u 1-,�:21::7 AMOK: 06?CLR04GO01607 RECEIPT: 'D40c',0CO22l RES, Z5? TYPE,• D2'D "AYMENT; FULL PAYMENT 040001607 BOOK: PAG E RLHIRDED. 01, t,SV1i7 ;,7 EL N Al CC 3 R ANN T E;- `.--.]PEPTIES LLC EX: N, PCT: 100% 117 - 7. PAGES: H pf f. NNSIDERATIEKi .00 A S. Su r, Z.0 L .00 MAP: MIN DESCRIPTION PAID CODE DESCRIPTION PAIII: 30! BEEDS 20. 50 14E ELF .50 1106 TECHNOL2,SY FAD FEE 3. 0 e TEINDERED 2 3 . AMOUNT PAM: 3L 01", CHANK AMT CLER!-.' OF HOSAN 0 LL Z' one omo) y c m 0 a cr 0 i DATE No.. RECEIVED FROM ADDRESS ' DOLLARS__ --- FOR'" , AMT OF ACCOUNT I CASH AMT. PAID CHECK anDUEDE I MC EA I BY ' (% 040OOiGO7 CD THIS DEED OF DEDICATION, made and dated this 30' a day of 2004, by and between Oakcrest Properties, LLC, a Virginia limited liability company, party of the first part, hereinafter called the Declarant; and Frederick County, Virginia, party of the second part. WHEREAS, the Declarant Is the owner in fee simple of the real estate shown on that certain final plat drawn by David F. Spriggs dated August; 18, 2003, entitled "Windstone Section 2", which final plats are attached hereto and incorporated herein by reference as if set out in full. This is the same property conveyed to the Declarant by that certain deed from Jasbo, Inc. and Fred L. Glaize, III, of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia, as instrument No. 020015789. WHEREAS, said real estate, as shown on the aforesaid attached final plats, has been subdivided into lots for the construction of townhouses thereon, and the hereinabove-referenced final plats show accurately the metes and bounds of the subdivided land, together with the dimensions of each lot thereof and also shows certain surrounding lands in said subdivision to be used as open space, parking areas, sanitary sewer and water easements, utility, and ingress -egress easements, all of which shall constitute a portion of that development known as Windstone Section 2 and which common areas shall be owned and/or maintained by the Windstone Homeowners Association upon the terms and conditions set forth hereinafter; and WHEREAS, the Declarant now desires to subdivide the same into lots to be known as Windstone Section 2, the subdivision of said real estate is with the free consent and in accordance with the desires of the undersigned Declarant, which further desires to subdivide the aforesaid real estate in accordance with the provisions of "The Virginia Land Subdivision Act" as are applicable and in force and effect as of the date of execution of this Deed of Dedication. NOW, THEREFORE, THIS DEED OF DEDICATION, WITNESSETH: That for and in consideration of the premises and the benefits which will accrue by reason of this Dedication, the Declarant does hereby subdivide all of that certain tract or parcel of land designated as Windstone Section 2, lying and being situate in Red Bud Magisterial District, in the County of Frederick, Virginia and being more particularly described by that certain Final Plat of Windstone, Section 2 drawn by David F. Spriggs, dated August 18, 2003, containing lots 91 through 199, inclusive, attached hereto and incorporated herein by reference as if set out in full. All of the lots shown on the plat attached hereto shall be subject to the following restrictions, covenants and conditions, which shall constitute covenants real running with the land, and shall be binding upon all parties having any right, title and interest in 1 f f and to the aforesaid lots or any part thereof, their heirs, successors and assigns, and shall inure to the benefit of each owner thereof. CD ARTICLE I DEFINITIONS Section 1. "Association" shall mean and refer to Windstone Homeowners Association. Inc., a nonstock Virginia Corporation, its successors and assigns. Section 2. "Common Areas" shall mean and refer to that certain real property described as common open space, the streets and parking areas in Windstone Section 2, and such additions thereto as may hereafter be brought within the jurisdiction of the Company. Section 3. "Lot" shall mean and refer to any of the Lots (lots 91 through 199, inclusive, designated upon the final plats of Windstone Section 2), with the exception of the open space and parking areas, defined as "Common Areas" hereinabove. Section 4. "Member" Shall mean and refer to every person or entity who holds membership in the Association. Section 5. "Owner" shall mean and refer to the record owner, whether one or more persons or entities, of a fee simple title to any lot which is a part of the Windstone Section 2 as shown on the hereinabove-referenced final plats, including contract sellers, but excluding those having such interest merely as security for the performance of an obligation. Section 6. "Declarant" shall mean and refer to Oakcrest Properties, L.L.C., a Virginia Limited Liability Company, its successors and assigns. 4Rrl(`I C II MEMBERSHIP Every person or entity who is a record owner of a fee or undivided fee interest in any lot which is subject by covenants of record to assessments by the Association, including contract sellers, shall be a member of the Association. The foregoing is not intended to include persons or entities who hold an interest merely as security for the performance of an obligation. Only one membership shall be accorded per lot. Membership shall be appurtenant to and may not be separated from ownership of any lot which is subject to assessment by the association. Ownership of such lot shall be the sole qualification for membership. ORTIr'I G III VOTING RIGHTS Each Member of the association shall have one vote for each lot owned in which said Member shall hold the interest required for membership in Article II. When more than one person holds such interest in any lot, all such persons shall be Members. The vote for such lot shall be exercised as they among themselves determine, but in no event shall more than one vote be cast in respect to any lot. I+% Q C ill BOARD OF DIRECTORS The affairs of the Association shall be managed by a board of not less than three (3), but no more than nine (9) directors, who must be members of the association. The initial board of directors shall be appointed by the declarant herein and serve until the first annual meeting following conveyance of the first lot in Windstone Section 2 to a grantee other than Oakcrest Properties LLC; thereafter, the Board of Directors shall be elected by the Membership as determined in the Bylaws of the Association. TREASURER The board of directors shall decide whether or not the Treasurer of the association shall be bonded with surety; and if so, the expense of such a fidelity bond for the treasurer to be borne by the Association. ARTICLE IV PROPERTY RIGHTS IN COMMON PROPERTIES Section I. Members' Easements of Enioyment: Every Member shall have a right and easement of enjoyment in and to the "Common Areas," specifically including but not limited to the rights of ingress and egress across the aforesaid "Common Areas" and such easement shall be appurtenant to and shall pass with the title to every assessed lot, subject to the following provisions: (a) The rights of the association, in accordance with its Articles and bylaws, to borrow money for the purpose of improving the aforesaid "Common Areas". The association is further empowered, with the consent of at least two-thirds (2/3) of the members, to mortgage the area in said Subdivision designated as "Common Areas" to secure any such borrowed funds, but such mortgage shall be subordinate to the rights of the Homeowners hereunder. In computing the required vote of the members in connection with any such mortgage of the "Common Areas", the lots owned shall be given notice of any such proposed mortgage of said "Common Areas" as set forth in Paragraph (c), infra. (b) The rights of the Association to suspend the voting rights and the right to the use of the "Common Areas" by a member for any period during which any assessment against his lot remains unpaid; and for a period not to exceed thirty (30) days for any Infraction of its published rules and regulations. (c) The rights of the Association to dedicate or transfer all or part of the "Common Areas" to any public agency, authority, or utility for such purposes and subject to such conditions as may be agreed to by the members. No such dedication or transfer shall be effective unless an instrument signed by Members entitled to cast two-thirds (2/3) of the votes has been recorded agreeing to such dedication or transfer, and unless written notice of the proposed action is sent to every Member not less than thirty (30) days nor more than sixty (60) days in advance. CD U7 Section 2. Delegation of Use: Any Member may delegate, in accordance with the C Bylaws, his right of enjoyment to the "Common Areas" to the members of his family, his tenants, or contract purchasers who reside on the property. Section 3. Title to the "Common Areas": The Declarant, or such other entity as is invested with title at the time of conveyance, hereby covenants that fee simple title to the common open space and parking areas (referred to hereinabove as "Common Areas") will be conveyed to the Association free and clear of all liens and encumbrances prior to the conveyance of the first lot in Windstone Section 2 to a grantee other than Oakcrest Properties, LLC.. ARTICLE V COVENANTS FOR MAINTENANCE ASSESSMENT FOR THE ASSOCIATION Section I. Assessments: The Declarant, for each lot owned, hereby covenants, and each owner of any lot by acceptance of a deed therefore, whether or not it shall be so expressed in any such deed or other conveyance, is deemed to covenant and agrees to pay the association (1) annual assessments or charges, and (2) special assessments for capital improvements, such assessments to be fixed, established and collected for time to time as hereinafter provided. The annual assessments and special assessments, together with such interest thereon and costs of collection thereof, as hereinafter provided, shall be a charge on the land and shall be a continuing lien upon the property against which each such assessment is made. Each such assessment, together with such interest, costs and reasonable attorney's fee, shall also be the personal obligation of the person who was the Owner of such property at the time of the assessment fee was due. The personal obligation shall not pass to his successors in title unless expressly assumed by them, but shall continue as a lien upon said lot as set forth hereinabove. Section 2. Purpose of Assessments: The assessments levied by the Association shall be used exclusively for the following purposes, to -wit improvements and maintenance of the "Common Areas", specifically including, but not limited to, payment of real estate taxes, repairs, removal of snow from association -owned and maintained parking areas and streets within said subdivision, maintenance and repair of any drainage and detention facilities, maintenance of street lights and payment of all utility charges therefore, maintenance and repair of utility and drainage easements, maintenance, and services and facilities devoted to the aforesaid purposes and expenses related to the use of and enjoyment of the "Common Areas"; and further, for the purpose of promoting the recreation, health, safety and welfare of the residents in the "Common Areas" of Windstone Section 2. Section 3. Basis and Maximum Annual Assessments: Until January I of the year immediately following the conveyance of the first lot to an owner the maximum annual 4 assessment shall be $400.00 per lot for all lots 91-199, inclusive. (a) From and after January I of the year immediately following the conveyance of the first lot to an owner, the maximum annual assessment per lot may be increased above that set forth hereinabove by a vote of the members for the next succeeding year and at the end of each year's period, for each succeeding period of one year, provided that any such change shall have the assent of 51% of the votes of members who are voting in person or by proxy, at a meeting duly called for this purpose, written notice of which shall be sent to all members not less than 30 days or more than 60 days in advance of the meeting, setting forth the purpose of the meeting. The limitations hereof shall not apply to any change in the maximum and basis of the assessments undertaken as an incident to a merger or consolidation in which the association is authorized to participate under its Articles of Incorporation. The maximum annual assessment hereunder shall be subject to the limitations set fourth in paragraph (c) infra. (b) After consideration of current maintenance costs and future needs of the association, the board of directors may fix the annual assessments at an amount not in excess of the maximum. Section 4. Special Assessments for Capital Improvements: In addition to the annual assessments authorized above, the association may levy in any assessment year a special assessment applicable to that year only, for the purpose of defraying, in whole or in part, the cost of any construction or reconstruction, unexpected repair or replacement of a described capital improvement upon the "Common Areas", specifically ilncluding but limited to maintenance, repair and improvement of any association -owned parking areas and streets within said subdivision, including the necessary fixtures and personal property related thereto, provided that any such assessment shall have the assent of 2/3 of the votes of members who are voting in person or by proxy at a meeting duly called for this purpose, written notice of which shall be sent to all members not less than 30 days nor more than 60 days in advance of the meeting, setting forth the purposes of the meeting. Section 5. Quorum for any Action Authorized Under Sections 3 and 4. At the first meeting called, as provided in Sections 3 and 4 hereof, the presence at the meeting of members or of proxies entitled to cast 67% of all votes shall constitute a quorum. If the required quorum is not forthcoming at any meeting, another meeting may be called, subject to the notice requirement set forth in Sections 3 and 4 and the required quorum at any such subsequent meeting shall be 1/2 of the required quorum at the preceding meeting. No such subsequent meeting shall be held more than 60 days following the preceding meeting, Section 6. Date of Commencement of Annual Assessments - Due Date: The annual assessments provided for herein shall commence as to all lots on the first day of the month following the conveyance of the first lot to a grantee other than Oakcrest Properties, LLC. The first annual assessment shall be adjusted according to the 5 Q Cil number of months remaining in the calendar year. The board of directors shall fix the r\) amount of the annual assessment against each lot at least 30 days in advance of each annual assessment period. Written notice of the annual assessment shall be sent to every owner subject thereto. The due dates shall be established by the Board of Directors. The Association shall, upon demand at any time, furnish a certificate in writing signed by an officer of the Association, setting forth whether the assessments on a specified lot have been paid. A reasonable charge may be made by the Board for the issuance of these certificates. Such certificates shall be conclusive evidence of payment of any assessment therein stated to have been paid. Section 7. Effect of Non -Payment of Assessments: Remedies of the Association: Any assessments which are not paid when due shall be delinquent if the assessments are not paid within thirty (30) days after the due date, the assessment shall bear interest from the date of delinquency at the rate of twelve percent (12%) per annum, and the Association may bring an action at law against the Owner personally obligated to pay the same, or file a Notice of Lien among the land records and foreclose said lien against property, and interest, costs and reasonable attorney's fees on any such action shall be added to the amount of such assessment. No Owner may waive or otherwise escape liability for the assessments provided for herein by non-use of the "Common Areas" or abandonment of his lot. Section 8. Subordination of the Lien to Mortgages: The lien of the assessments provided herein shall be subordinated to the lien of any mortgage or mortgages now or hereafter encumbering any lot Sale or transfer of any lot shall not affect the assessment lien. However, the sale of transfer of any lot which is subject to any mortgage, pursuant to a decree of foreclosure thereof, shall extinguish the lien of such assessments as to payments thereof which become due prior to such sale or transfer. No sale or transfers shall relieve such lot from liability for any assessments thereafter becoming due from the lien thereof. Section 9. Lot Transfer Fee: Every lot or parcel of property subject to this Deed of Dedication is subject to a Lot Transfer Fee. Upon the sale of any lot in Windstone Section 2, the purchaser of such lot shall pay to the Homeowners Association a transfer fee of $100. Such fee shall be paid to the Association at the closing or settlement of the property. A notice of this requirement shall be contained in every deed conveying the subject lots. Section 10. Exempt Property: The following property subject to this Declaration shall be exempt from the assessments created herein; (a) Any property owned by the Association; (b) All properties dedicated to and accepted by a local public authority; (c) Any and all lots owned by Declarant, its successors or assigns for which a final Certificate of Occupancy has not been issued by the County of Frederick, Virginia or such other agency having jurisdiction thereof; and (d) All properties owned by a charitable or non-profit organization exempt from taxation by the laws of the State of Virginia. However, no residence occupied as a dwelling shall 9 CD C YI be exempt from these assessments. ry co Section 11. Failure to Maintain "Common Areas": In the event that the Association, or its successors, shall fell to maintain the "Common Areas" in reasonable order and condition, the County of Frederick may take such action as authorized by the County of Frederick Zoning Ordinance. The County of Frederick Zoning Ordinance and any and all amendments thereto is by this reference made a part hereof as if set out in full. Section 12. Dissolution of the Association: Upon dissolution of the association, other than incident to a merger or consolidation, the assets of the association shall be dedicated to an appropriate public agency to be used for purposes similar to those for which the association was created or for general welfare of the residents of Windstone. In the event that such dedication is refused acceptance, such assets shall be deemed vested in the members of the association as tenants in common. ARTICLE VI RESTRICTIVE COVENANTS The lots in Windstone (lots 91 through 199, inclusive) shall be subject to the following restrictions, which are constituted covenants real to run with the land. 1. All lots shall be used for single-family residential purposes only. No townhouse may be modified to provide for a garage thereto after such townhouse has been erected. 2. No more than two (2) unrelated adults may reside in the home at any time, whether they are owners of the said lot or tenants. 3. No profession or home occupation shall be conducted In or on any part of a lot; provided, however, that Declarant, its successors and assigns reserves the right to use one or more of said lots or a portion of the "Common Areas" for business purposes in connection with the development, sales and operation of said townhouse Subdivision. 4. No signs or advertising of any nature shall be erected or maintained on any lot except "For Sale" signs for said lot which signs shall not exceed five (5) square feet in area, or signs used by the Declarant to advertise the property during construction and sale. No "For Rent" signs shall be allowed on any lot 5. No boats, mobile homes, motor homes, campers, buses, trailers of any type, tractors, trucks, or other motor vehicles (other than automobiles, motorcycles, pickup trucks, and 3/ ton (or less) vans shall be permitted on 7 (s Cn any lot except during the course of construction. No motor vehicle or r"') material portion thereof which does not have a current license and current t-0 Virginia inspection sticker shall be permitted on any lot Ownership of each lot shall entitle the Owner thereof to the use of not more than two (2) vehicular parking spaces which shall be as near and convenient to said lot as reasonably possible, together with the right of ingress and egress upon said Parking Area. 6. No vehicles shall be parked in an area other than the parking lots constructed by Declarant in Windstone Section 2. No motorized vehicles of any kind shall be permitted upon any areas within said Subdivision except for the streets and parking areas constructed by Declarant No right of vehicular access shall exist across any lot in said Subdivision except for those areas upon which streets or parking areas have been constructed by Declarant. 7. No animals of any kind (including livestock and poultry) shall be permitted on any lot, except that dogs, cats and other usual household pets may be kept, provided they are not kept, bred or maintained for commercial or charitable purposes or in unusual numbers: and further, provided that no dogs shall be permitted to run at large without restraint in said Subdivision. No dog may be tied and left unattended outdoors. Further, no doghouses or other structures housing any animal shall be allowed on any lot whatsoever unless the lot is improved by a privacy fence. 8. There shall be no fencing or hedges in the front of any of the townhouse units and all fencing to the rear of the townhouse units shall be attached to the Individual unit, and be one inch by six inch pressure -treated lumber on both sides of board -on -board fence not higher than six feet, provided further, that there must be a gate at rear to access the back yard. Any fences that are stained must use clear stain and no painting is allowed. No fence shall be constructed until the Board of Directors of the Association shall have approved the same. 9. No noxious of offensive activities shall be carried on upon any lot, nor shall anything be done thereon which may be or may become an annoyance or nuisance to the neighborhood. 10. In the event that a dwelling is destroyed, the Owner of the dwelling within thirty (30) days from said destruction, shall clear away the portion of the dwelling unit and maintain the lot in a neat and orderly condition. No structure other than a townhouse of at least the same dimensions and architecture as the unit destroyed shall be constructed in the place of the original unit 9; C31 W 11. Each owner shall keep all lots owned by him and all improvements therein CCU or thereon in good order and repair and free of debris, including, but not limited to, the seeding, watering and mowing of all lawns, the pruning and cutting of all trees and shrubbery, and the painting (or other appropriate A external care) of all buildings and other improvements, all in a manner and with such frequency as is consistent with good property management in the event an Owner of any lot in Windstone Section 2, shall fail to maintain the premises and the improvements situated thereon as provided herein, the Association, after notice to the Owner as provided in the Bylaws and approval by two thirds (2/3) vote of the Board of Directors, shall have the right to enter upon said lot to correct drainage and to repair, maintain and restore the lot and the exterior of the building erected thereon. All cost related to such correction, repair or restoration shall become a special assessment upon such lot. 12. The general rules of law regarding party walls and liability for property damages due to negligence or willful acts or omissions shall apply. The cost of reasonable repair and maintenance of a party wall shall be shared by the two adjoining landowners, except to the extent the wall is not of use to one of the Owners. If a party wall is destroyed or damaged by fire or other casualty, any Owner who has use of the wall may restore it and if the other Owners thereafter make use of the wall, they shall contribute to the cost of the restoration thereof in proportion to such use without prejudice, however, to the right of any such Owners to call for a larger contribution from the owners under any rule of law regarding liability for negligence or for willful acts or omissions. 13. Notwithstanding any other provision of this Article, an Owner by his negligence or willful act causes a party wall to be exposed to the elements shall bear the whole cost of furnishing the necessary protection against such elements. The right of any Owner to contribution from any other Owner under this Article shall be appurtenant to the land and shall pass to such Owner's successor in title. 14. No lot shall be used or maintained as a dumping ground for rubbish. Trash, garbage or other waste shall be in sanitary containers. All incubators or other equipment for storage or disposal of such material shall be kept in a clean and sanitary condition in the rear. No refuse or any container for same shall be placed or stored in front of any townhouse, except on the date of garbage pickup. 15. No trees shall be planted nor other digging undertaken without first securing the approval of the local power company and without first being advised as 6t CD to the location of all underground electrical and telephone wires. t 16. No baby carriages, bicycles or other articles of personal property shall be deposited, allowed or permitted to remain outside of any townhome except in the enclosed rear area. The Association shall specifically have authority to impound all such articles that remain outside in violation,of this provision and to make a charge for the safekeeping and return thereof. 17. No exterior clothesline, or hanging device shall be allowed upon any unit, except for an umbrella -type one with a diameter not exceeding seven (7) feet, provided same is located in the rear of the unit. No clothes, or other washing, shall be dried outside except during the hours from 7:00 a.m. to 7:00 p.m. 18. The color of the paint on the exterior of every building on each lot shall be the same as the original color unless approved in writing by the Windstone Homeowners Association. 19. No building, structure, addition or exterior alteration (including basketball backboards and storage buildings/sheds) or improvements of any character shall be constructed upon any lot or dwelling located thereon, except as exterior painting is permitted by the prior paragraph, unless the plan of construction, including quality of workmanship, design, colors and materials, shall have been approved in writing by the Windstone Homeowners Association as being in harmony with the whole Subdivision, especially the adjoining townhouse unit. 20. If in the construction of any dwelling by Declarant there occurs an encroachment then such encroachment shall be deemed a perpetual easement for the benefit of the dominant lot. 21. No lot upon which a townhouse has been constructed shall be further subdivided or separated into smaller lots by any Owner and no portion less than all of such lot nor any easement or other interest herein, shall be conveyed or transferred by an Owner, provided that this shall not prohibit deeds of correction, deeds to resolve boundary disputes and similar corrective Instruments. 22. All of the covenants and restrictions herein shall be binding and remain in full force and effect for a period of fifteen (15) years from the date of this instrument and shall be renewed automatically for additionally successive ten (10) year periods unless the Owners of a majority of lots in Windstone Section 2, shall, at least six (6) months prior to any such renewal date, execute and record an agreement amending said covenants and 10 restrictions. C.31(A) NJ 23. The invalidation of any one of the covenants or restrictions contained herein by judgment or court order shall in nowise affect any of the other provisions which shall remain in full force and effect. The failure of the lot Owners or the Declarant herein to enforce any covenants or restrictions shall not be deemed to be a waiver of the right to do so thereafter as to a default occurring prior or subsequent thereto. The Declarant reserves the right for itself and its successors in interest to waive any one or all of the restrictive covenants, conditions, reservations, and restrictions as into the sale or transfer of any future lot or lots except that it cannot change the provisions concerning open space easements without the permission of Frederick County and except that it cannot change the development from residential to commercial. This waiver shall not affect the binding effect of the covenants, restrictions and conditions upon any other lots. The Declarant does further reserve the right for itself and its successors in interest to impose additional restrictive covenants, conditions, reservation, and restrictions as to the sale and transfer of any future lot or lots and such imposition shall not affect the binding effect of these provisions upon any other lots. ARTICLE VII EASEMENTS Section 1. Public Utility and Drainage Easements: The property dedicated hereby is subject to those certain easements or rights of way designated as Drainage Easements, Gas Easements and Utility Easements on the aforesaid plat of Windstone Section 2. The Declarant does hereby grant and convey unto the County of Frederick, Virginia, or other agency having jurisdiction thereof, a perpetual right of way or easement for the maintenance facility designated on the aforesaid plat as Water Easements. Sanitary Sewer Easements, Gas Easements and Utility Easements. Section 2. Reservations: (a)The Declarant reserves unto itself, Its successors or assigns, the right to erect, maintain, operate and replace underground telephone and electrical conduits, related equipment, and other facilities, sewer, gas, water and television lines and related equipment, and other utility equipment where such utility lines and equipment are located within the easements set forth on the final plats of Windstone Section 2, and other "Common Areas," as needed, provided that such easements shall not interfere with the use and enjoyment of the "Common Areas." (b) The Declarant further reserves unto itself, its successors or assigns, for a period of five (5) years from the date of conveyance of the first lot In Windstone Section 2, a blanket easement and right on, over and under the ground within said Subdivision to maintain and correct drainage of surface water in order to maintain reasonable 11 CD C..n W C) standards of health, safety and appearance. Such right expressly includes the right to cut any trees, bushes, or shrubbery, make any grading of the soil or to take any other similar action reasonably necessary, following which the Declarant shall restore the affected property to its original condition as near as practical. The Declarant shall give reasonable notice of intent to take such action to all affected owners, unless in the opinion of the Declarant an emergency exists which precludes such notice. Reservation by Declarant of such blanket easement and rights contained herein shall not, in any way, obligate Declarant to undertake any maintenance, repair or corrective action whatsoever and shall not impose any liability or responsibility upon Declarant therefore. ARTICLE VIII GENERAL PROVISIONS Section 1. Enforcement: The Association, Its successors or assigns, or any Owner, shall have the right to enforce, by any proceeding at law or in equity, all restrictions, conditions, covenants, reservations, liens and charges, now or hereafter, imposed by the provisions of this Declaration. Failure by the Association, its successors or assigns, or by any Owner to enforce any covenant or restriction herein contained shall in no event be deemed a waiver of the right to do so thereafter. All costs which the Association, its successors or assigns, or any Owner shall incur in the successful enforcement of the restrictions, conditions, covenants, reservations, liens, and charges, now or hereafter imposed, shall be borne by the party against which action is taken and which costs shall include reasonable attorneys fees, costs, and damages. Section 2. Amendment The covenants and restrictions of this Declaration shall run with the land and bind the land, and shall inure to the benefit of and be enforceable by the Association, or the Owner of any lot subject to this Declaration, their respective legal representatives, heirs, successors and assigns, for a term of fifteen (15) years from the date of this Declaration after which time, said covenants shall be automatically extended for successive periods of ten (10) years, as described under ARTICLE VI, Restriction No. 21, supra. The covenants and restrictions of this Declaration may be amended as set forth in said restriction. Any amendment must be properly recorded. Section 3. Dissolution: Upon dissolution of the Association, other than incident to a merger or consolidation, the assets of the Association shall be dedicated to an appropriate public agency to be used for purposes similar to those for which the Association was created. In the event such dedication is refused acceptance, such assets shall be granted, conveyed or assigned to any non-profit organization, for similar purposes. The Dedication and Subdivision of the land as shown on the attached plat is with the free consent and in accordance with the desire of the undersigned Declarant of the land being subdivided, and is in conformity with the provisions of "The Virginia Land Subdivision Act" as are applicable, together with the applicable ordinances and regulations of the governing body of the County of Frederick, Virginia, or other agency 12 Q having jurisdiction thereof. The designated "Common Areas" are not dedicated hereby for use by the general public but are dedicated to the common use and enjoyment of the homeowners in Windstone Sections 2, as provided hereinabove. 13 WITNESS the following signature and seal: Q Cyl Cn 6WtS T. VICKERS, Managing Member Oakcrest Properties, LLC STATE OF VIRGINIA CITY OF WINCHESTER, to -wit: Acknowledged before me this 00 day of , 2004, by James T. Vickers, who is managing member of Oakcrest Pro ies, LL , on behalf of the company. My commission expires: /A j / • 6j 0 - NOTAV PUBLIC ry PLAT SETBACKS: DB 79 NORTH MINIMUM YARDS SHALL BE AS FOLLOWS: (a) FRONT SETBACKS: PC 347 (1) THIRTY-FIVE FEET FROM ROAD RIGHT-OF-WAYS (2) TWENTY FEET FROM PARKING AREA OR DRIVEWAY (b) SIDE: 30 FEET FROM PERIMETER BOUNDARY (c) REAR: 50 FEET FROM PERIMETER BOUNDARY ® MINIMUM ON -SITE BUILDING SPACING (a) SIDE: 30 FEET MATCH \ (b) FRONT OR REAR: 50 FEET LINE X LTH of MATCH _ - G LINE DAVID F. SPRIGGS WINDSTONE uMq i.K_ I 4 o No.1$53 SECTION ONE _ I y 4Yi �Y{ VYd tea � m = i "�9JIr,� `�1J MATCH C LINE ji �� a T : 9 ,I 1 ; AUGUST 18, 2003 FINAL SUBDIVISION PLAT FOR BATCH W I NDSTONE LINE SECTION 2 I }� RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 81 !2 i DATE: AUGUST 18, 2-003 SCALE: 1" = 200' -------------------- ----- --- -------------------- r T ----- T__--_-__-__-__-__-__ I I I ® TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA zoo o zoo 400 (540) 667-9300 FAX (540) 667-2260 scat i--zoo- SHEET 1 A OF 13 C D -0 7 0 c s ( THE PLATTING OF THE FOLLOWING DESCRIBED LAND, 13.00 ACRES, IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRE OF THE UNDERSIGNED OWNERS, PROPRIETORS AND TRUSTEES, IF ANY. &-- I. TURE ITLE COMMONWEALTH OF VIRGINIA C I TY/COUNTY OF���/���,� TO -WIT: I• NOTARY PUBLIC OF SAID CER IFY THA tee: l/Zakze.t/ WHOSE NAME IS WRITING HERET ANNEXED, BEARING DATE THE z DAY 2003 ;°HAS THIS DAY ACKNOWLEDGED THE SAME BEFORE SA I D i 14JY/COUNTY. 12. Z 102 DATE CITY/COUNTY, DO SIGNED TO THE OF X-�� , ME IN MY GIVEN UNDER MY HAND THIS ZZ DAY OF LLLa �,, 20 as TAF � MY` COMMISSION EXPIRES: /G �e 13 1- FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 'wIlAID fm am TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 OTARY PUk IC N1,TH OF y� v DAVID . RIGGS No. 1853 1 r AUGUST 18, 2003 LOT # AREA(SF.) LOT # AREA(SF.) LOT # AREA( SF 91 3,270 128 2,000 165 5,123 92 2,280 129 2,400 166 2,376 93 11900 130 2,000 167 11980 94 2,800 131 2,400 168 2,376 95 3,325 132 2,000 169 1,980 96 3,325 133 2,400 170 3,861 97 2,800 134 3,500 171 3,465 98 1.900 135 3,510 172 2,376 99 2,280 136 11800 173 1,980 100 3,325 137 2,160 174 2,376 101 3,315 138 1,800 175 1.980 102 1,700 139 3,510 176 3,861 103 1,700 140 3,471 177 3,465 104 3,315 141 1,780 178 2,376 105 4,524 142 2,136 179 11980 106 2,320 143 1,780 180 2,376 107 2,784 144 3,471 181 1,980 108 2.320 145 4,270 182 2,376 109 2,784 146 2,190 183 3,465 110 4,060 147 2,628 184 3,900 111 3,710 148 2,190 185 2,000 112 1,700 149 2,628 186 2,400 113 2,040 150 3,832 187 2,000 114 1,700 151 3,900 188 2,400 115 3,315 152 2,000 189 2,000 116 3,500 153 2,400 190 2,400 117 2,400 154 2,000 191 3,500 118 2,000 155 2,400 192 3,900 119 2,400 156 3,500 193 2,000 120 3,500 157 3,900 194 2,400 121 3,900 158 2,000- 195 2,000 122 2,000 159 2,400 196 2,400 123 2,400 160 2,000 197 2,000 124 2,000 161 2,400 198 2,400 125 2,400 162 2,000 199 3,500 126 3,500 163 2,400 127 1 3,900 1 164 4,870 so SHEET 2 OF 13 CD-070 STREET DEDICATION (TOTAL): 59,470 S.F. 1.37 AC. M TCH LINE - SEE ^ SHEET 4 PROPOSED 50' RECREATIONAL AREA I 3 LO1T S .0 wQ I � ( COMMON OPEN SPACE) �M 1 LO c 1 1• ,• 7 00....: tri cal o N1012•• a Noo =z WINDSTONE DRIV��LO o �� LOiT 85.0 1 0; o a (50' DEDICATED �a 10 �;39F �° o z R.O.W. ) Of 1 ° "' '1' "'cow WINDSTONE 1 I2s oN 85.0 Z_ SECTION 2 zw0 IS05°57'54"E aQ •15. - --I — — — —----i-- `>�o 5.00' 1, 35' TRADE WIND LANE w o z I FRONT I = w . w a I SETBACK S05057'54"E 276.00'(TOTAL) I ~ � c° ~ 1 35' 24' 20' 24' 35' 35' 24' 20' 24' 3$' IRS w ~ o �Z oo I 1 (n (V `r w I 'Ly.: : :I.L: 'LL: 'U-: - I Oz Nlo w °' i - '�- vim- 2�' B.R.:L--ter- .rfl �- - i to Q c, w I u: - o: :o: - :o: - :in: :in: - o: :o: - :o: I- c� ,n o 31 co O Z Q :N: O :00: O:O: O :co: O :N: :N: O :00: O :O: O :00: O ZI Z 0 N :M: • :N: • :ax • :N: :PM: :I'n: • :N: • :O•f: :N: Ln 05� V I O OIC w .• � Ln : .; In In .• In .• In to : .: ul to IM c -N a0 LO C � --O -^M: - O) :N: Q) :-: (" w O) _ :fM: O) -;M_ a) :N_cn:.-: (" :N: T - u-1 0 � 0•' ER I M TER BOUNDARY �^ ice?: o{c IRF 01-qi LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT L3 IRS V c 100 99 98 97 96 95 94 93 92 911 J N I I MATCH LINE - SEE SHEET 4 ,W o I M I 3 U I I � I O 1 IRS i o I o oI I 0000 oI PARKIING iO ARgA I I I IRS 22.100' S39°02'04"W 1 35' 24' 20' 24' 35' 35' 24' 20' 24' 1124.5' �,`)' I O� \i 49.50' IR N84°02'10"E 30.00' IRF S05057' 54 "E 265.50' ( TOTAL ) __ ____ 251.00' IRS 65.00'65.00' BROOKLAND LANE - ST. RT. 658 60' WIDE - (DEDICATED 30' R.O.W.) _ _ �+ S05°5754"E i ------------------------------------- ---------------------------- i FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 SCALE: 1" = 60' MENNAgai) TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 3 OF 13 CD-070 507.00' N05057'54"W 100.00' COMMON OPEN SPACE 126.00' PLAT NORTH D8 790 PG 347 O�A�A1yTH OF D� 1 v DAVI PRIGGS No.1853 'eL`�'D Suvo .� AUGUST 18, - N84° 02' 06 "E 863.76'(TOTAL) SATIAN USE: 2003 N/F ENTERPRISES, INC. TM 54-2-1B 855/1384 ZONING: RP CONDOMINIUMS BROOKLAND LANE (ST. RT. 658) APPROX. 550' TO ST. RT. 659 E T 13 OF13 FORD LINE TABLES It S39°02'04"W 1 35' 24' 20' 24' 35' 35' 24' 20' 24' 1124.5' �,`)' I O� \i 49.50' IR N84°02'10"E 30.00' IRF S05057' 54 "E 265.50' ( TOTAL ) __ ____ 251.00' IRS 65.00'65.00' BROOKLAND LANE - ST. RT. 658 60' WIDE - (DEDICATED 30' R.O.W.) _ _ �+ S05°5754"E i ------------------------------------- ---------------------------- i FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 SCALE: 1" = 60' MENNAgai) TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 3 OF 13 CD-070 507.00' N05057'54"W 100.00' COMMON OPEN SPACE 126.00' PLAT NORTH D8 790 PG 347 O�A�A1yTH OF D� 1 v DAVI PRIGGS No.1853 'eL`�'D Suvo .� AUGUST 18, - N84° 02' 06 "E 863.76'(TOTAL) SATIAN USE: 2003 N/F ENTERPRISES, INC. TM 54-2-1B 855/1384 ZONING: RP CONDOMINIUMS BROOKLAND LANE (ST. RT. 658) APPROX. 550' TO ST. RT. 659 E T 13 OF13 FORD LINE TABLES It MATCH LINE - SEE SHEET 5 50' LOTS 140-144 1-8.95' 25.00' COMMON OPEN SPACE N 1,S05°57'54"E 162.00'(TOTAL) Iw • rn HOB Fa w -'U ,— Q O CL ` �" � to O N p� z to zW0 IQ aQ N a �u0 0 0 `� IWz SQ 0to W 1:2O Ld F- a to O N 0 C) 0 ( L' 0 Oz N O In ° to OD �9' o 20' 24' 20' 24' 35' Y i a; MILOT LOT LOT LOT LOT LOT w 11 05 106 107 108 109 1 1 0 i .... . H :tn: 0:tn: O v): O:cn: O v): O :tn: z : : O 1 : v: .: : tp : 0: .: : O : v: .: : L0 : 0: .: : w : v: : 3 to :0: Z. x 1 :N: LL. i : t!'Y :N: : M: -:Co: - :I,-: r-:N: - : M: -:op: - : r -: :Co: to : O: O I : mot: i •..: : N: : N: : N: : N: : V': N o OD 59' 20 24' 20' 24' 1 35' to �V5'S1 54-t lbZ.UU"(IUTAL) 7.0 ' 27r00 — I S05057'54"E a i 85.0 1120 ui I I�p _B.R.L•- MLT4:. M QO I IO 1... 13,31.5..SIF: f- �,-- O� I=W z "Q Q J 85.0' i �o I op Ito oLOIT .. _ N 1 ca.1•.,.700„5F: o N coop z� MATCH LINE - SEE SHEET 3 FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18. 2003 SCALE: 1" = 60' LAIJ&D TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 4 OF 13 PLAT NORTH DB 790 W I NDSTONE DRIVE MATCH LINE - SEE SHEET 5 PG 347 (50' DEDICATED R.O.W.) S84°0206"W i............'... LOT a, ( N84°02'06"E 403.50 ( TOTAL) M,� 13..900,•F: 1 27 ,� 447.91 ( TOTAL ) S05 57 54 E 142.00 (TOTAL); I I IQi 1 39' 20' 24' 20' 39' 1 50 w Iml I LOT LOT LOT LOTLOT _°57'S4" 100.00' to u; 1 1 1 1 1 2 1 1 3 114 1 1 5 �; to I J 3- i i ° " cn w I � F- OPEN SPACE N84 02 06 E :ii: I O� I rn z 1 863. 70' (TOTAL ) 3 :N_ - :(n: O:tn: O:N: O :tn: O Ow _ Z v AAI10 I to :o: o: � :o: ,n:o ,r, �: '� o o oNI � ~ ' I ° 57' 54 "� 100. 00' O :O: �:v: op:o: � 4' I`' ° ;") o ; N/F cv :N: .~.-- :O: -:ice: - :r? I '-Tj •- I. .. I SAT I AN O :ry �N: -M: �D in `c' '' 1 1 rn 1:3.5Q0...F.: LOT _ •. ; I O •I `l r 126 'n ENTERPRISES, INC. x 20' 24' 20' 39' `i' N I v o "l I ' 1 r� co M �� 1 100.0 1 TM 54-2-1 B to 39' 10.14' ; IRS � IRS .I •I: � LOT � LLiQ 855/1384 ---- �� 2,400...F: d f- ZEPHYR LANE i I I 3� c" coi100.0' 1 125 N to '0 ZONING: RP �5-00 I o0 �� 2.000.1SF LOT - USE: CONDOMINIUMS W I NDSTONE 1 ol•.............r 1 24 N 00 I No, tl•I N 1100.0 I I° o SECTION 2 ; 1 ° � • •' LOT oo2,.400. o 1:123 N Izo Lo100.0.1 PROPOSED IRS IRS o �:.2,.0Q0..1SF L 0 T o RECREATIONAL i 3 N 1100.0' 122 N AREA i ( COMMON OPEN SPACE) 0/;, MATCH LINE - SE SHEET .3 �/A, 50' PERIMETER BOUNDARY o 2/ 4 LTH OF U DAVID F. SPRIGGS No.1853 ENO-TEET 13 OF 13 FORD LINE TABLES AUGUST 18, 2003 CD-070 so MATCH LINE - SEE SHEET 6 N84°02'06"E _ S05°57'54"E 162.00'(TOTAL) 39' 20' 24' 20' 24' 35' 224.11' (TOTAL) LOT LOT LOT LOT LOT LOT,, 145 146 147 148 149 150- O WINDSTONE � :cn: :tn: :cn: :... : ;0 :cn: :cn: 0 :tn: HOMEOWNERS ASSOC. 3 TM 541 - ((7)) :O: :0:� :Go: to :0:U) :cc).:N: 3 �p NSTR. NO. 020011392 O 31— :N' o :cn. :::o :N: • :`� °' :Cn: :�:� :N: :�: °' :M: (p :co: o :0 0 :o 35FRONT � �G) SETBACK —►+` >--28.50' OPEN SPACE S05 ° 57' 54 "E 160. 97�'\( TOTAL) ` 39' 1 20' 24' 1 20' \�4' I 33.9 LOT ILOTILOT ILOTI LOT 151 152 153 154 155 MATCH LINE - SEE SHEET 6 i ARC= I I � >I� 1 Q t-QT 15F IRS�I<-- F- USE. OPEN SPACE N �Q: :N:`- :N: — :N:— :N: :M: N O �.• O :�: :LLo :W 0 'lij o 35' FRONT SETBACK �� cn: O O cn: ' .O :tn: O: LL:O N: • :tn: `/� : II �p� w w o Or I z . ao IRF �� 20' B.R.L. ---oa o :o: :o:o . :o: o `' :O :o: O O :o: 0 ''' Zm I In i� "; 1 oIo o I , to ARC 38.63 20 24 20 24 35� / � ,:0. :0:- : a : :O: - :o: :O: �- o m ,h � 0. 62 S05° 57' 54 "E 161 .63' (TOTAL) :M: :o: :N: :c�i _ :N _ :N: __� q: ° a, cnlI,� � J ago oIo I i WEATHERVANE WINDSTONE 19.00' DRIVE 39' 20 24' .2o' •24' 351' > to 1 zT I < IT 1 -T j..�N 2 S05° 57' 54 "E 162. 00' ( TOTAL) IY R.O.W.-WIDTH SO ° 57' 54 "E 142.00' ( TOT iQ VAR I ES) \INSTR. NO.__ o \02001139© IRF o 05 W W IRF o w ` U W z a y 1 0ID -1 N NQ0 o00� o 19' 20' 24' 20' 39' :"W: / :o: :w: :O: // of :cD: - :M: - :O: a: • O:v- :M: 00 .. �N: a0 :.. .M: LOT LOT LOT LOT LOT 144 143 142 141 140 39' 20' 24' 20' 39' a. c t i S05° 57' 54 "E 142.00' ( TOTAL ) z I OPEN SPAC " 10.00' o _ _ SC I ROCCO LANE I00 o S05°57'54"E 142.00'(TOTAL r CT) 0D w 0 O N 0 OD z o 39' 20' 24' 20' 39'IZ �__ _ _2_0 _B._R L. _ _ i0 O al :i.: :U- :il :i_: 3.i. � w :tn: :tn: :tn: An: :v) I W :O: O :0:O: 0 :0:c :O: 1U) :O: . :e9: :0: :—: 1M O :"p. :�. o :oo: :tn: .: .: Q� •: •' 1 O LOT L.OT L'OT L•OT LOT 1 139 138 137 136 135 z 39' 20' 24' 20' 39'I MATCH LIME - SEE SHEET 4 S05° �7' 54 "E 142. 00' ( TOTAL i) 20.00 OPEN SPACE ! FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 SCALE: 1" = 60' L031AD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 5 OF 13 CD-070 H of �� DAVID F. SPRIGGS No.1853 AUGUST 18, 2003 N 0 tp z I 3 1 H 25' 25' z I^ 0 3 1 3IQ QI OU O l0 NI~ �I Q vl .1 CO tD to Ln I co NI O o f Q Q o ,N I I 1 qT�:j2,,,400,-F10g N 1 a 1 100.0' 1 � wa2.•.000... F LOT " cuv'I10 ..0. I 158 oN J +-ll i Z1 I... LOT o a,U13,9QR..IF: 157 �,,b t1i..... 1 M 1 100.0' 1 ub :13.,500,- F j LOT + + 134 M 1 1100.0' 1 LOT `� •i �0 P 1 33 N :j2': 000 S@ 1 O2 0 I `12_,,400,. LOT 1 1100. 0' 1 W 131 N 1 �.............' LOT T to : 2 ,. 000 O � i 100.0),f- 130 N .+ a ............. :12,,400,;51).� LOT N 100.0 .12.0R0.,�IFxLOT -0T !'1.00.0' I 128 N PLAT NORTH D8 790 PG 3q7 N84°02'06"E Q 863.70'(TOTAL) O F- O) IQ N/F `r SATIAN �3 ENTERPRISES, INC. 855/1384 0 ZONING: RP o USE: CONDOMINIUMS c co N MATCH LINE - SEE SHEET 4 ENOTE:T 13 OF13 FORD LINE TABLES �'If �3 a. c t i S05° 57' 54 "E 142.00' ( TOTAL ) z I OPEN SPAC " 10.00' o _ _ SC I ROCCO LANE I00 o S05°57'54"E 142.00'(TOTAL r CT) 0D w 0 O N 0 OD z o 39' 20' 24' 20' 39'IZ �__ _ _2_0 _B._R L. _ _ i0 O al :i.: :U- :il :i_: 3.i. � w :tn: :tn: :tn: An: :v) I W :O: O :0:O: 0 :0:c :O: 1U) :O: . :e9: :0: :—: 1M O :"p. :�. o :oo: :tn: .: .: Q� •: •' 1 O LOT L.OT L'OT L•OT LOT 1 139 138 137 136 135 z 39' 20' 24' 20' 39'I MATCH LIME - SEE SHEET 4 S05° �7' 54 "E 142. 00' ( TOTAL i) 20.00 OPEN SPACE ! FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 SCALE: 1" = 60' L031AD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 5 OF 13 CD-070 H of �� DAVID F. SPRIGGS No.1853 AUGUST 18, 2003 N 0 tp z I 3 1 H 25' 25' z I^ 0 3 1 3IQ QI OU O l0 NI~ �I Q vl .1 CO tD to Ln I co NI O o f Q Q o ,N I I 1 qT�:j2,,,400,-F10g N 1 a 1 100.0' 1 � wa2.•.000... F LOT " cuv'I10 ..0. I 158 oN J +-ll i Z1 I... LOT o a,U13,9QR..IF: 157 �,,b t1i..... 1 M 1 100.0' 1 ub :13.,500,- F j LOT + + 134 M 1 1100.0' 1 LOT `� •i �0 P 1 33 N :j2': 000 S@ 1 O2 0 I `12_,,400,. LOT 1 1100. 0' 1 W 131 N 1 �.............' LOT T to : 2 ,. 000 O � i 100.0),f- 130 N .+ a ............. :12,,400,;51).� LOT N 100.0 .12.0R0.,�IFxLOT -0T !'1.00.0' I 128 N PLAT NORTH D8 790 PG 3q7 N84°02'06"E Q 863.70'(TOTAL) O F- O) IQ N/F `r SATIAN �3 ENTERPRISES, INC. 855/1384 0 ZONING: RP o USE: CONDOMINIUMS c co N MATCH LINE - SEE SHEET 4 ENOTE:T 13 OF13 FORD LINE TABLES �'If �3 MATCH LIME - SEE SHEET 4 S05° �7' 54 "E 142. 00' ( TOTAL i) 20.00 OPEN SPACE ! FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 SCALE: 1" = 60' L031AD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 5 OF 13 CD-070 H of �� DAVID F. SPRIGGS No.1853 AUGUST 18, 2003 N 0 tp z I 3 1 H 25' 25' z I^ 0 3 1 3IQ QI OU O l0 NI~ �I Q vl .1 CO tD to Ln I co NI O o f Q Q o ,N I I 1 qT�:j2,,,400,-F10g N 1 a 1 100.0' 1 � wa2.•.000... F LOT " cuv'I10 ..0. I 158 oN J +-ll i Z1 I... LOT o a,U13,9QR..IF: 157 �,,b t1i..... 1 M 1 100.0' 1 ub :13.,500,- F j LOT + + 134 M 1 1100.0' 1 LOT `� •i �0 P 1 33 N :j2': 000 S@ 1 O2 0 I `12_,,400,. LOT 1 1100. 0' 1 W 131 N 1 �.............' LOT T to : 2 ,. 000 O � i 100.0),f- 130 N .+ a ............. :12,,400,;51).� LOT N 100.0 .12.0R0.,�IFxLOT -0T !'1.00.0' I 128 N PLAT NORTH D8 790 PG 3q7 N84°02'06"E Q 863.70'(TOTAL) O F- O) IQ N/F `r SATIAN �3 ENTERPRISES, INC. 855/1384 0 ZONING: RP o USE: CONDOMINIUMS c co N MATCH LINE - SEE SHEET 4 ENOTE:T 13 OF13 FORD LINE TABLES �'If �3 qT�:j2,,,400,-F10g N 1 a 1 100.0' 1 � wa2.•.000... F LOT " cuv'I10 ..0. I 158 oN J +-ll i Z1 I... LOT o a,U13,9QR..IF: 157 �,,b t1i..... 1 M 1 100.0' 1 ub :13.,500,- F j LOT + + 134 M 1 1100.0' 1 LOT `� •i �0 P 1 33 N :j2': 000 S@ 1 O2 0 I `12_,,400,. LOT 1 1100. 0' 1 W 131 N 1 �.............' LOT T to : 2 ,. 000 O � i 100.0),f- 130 N .+ a ............. :12,,400,;51).� LOT N 100.0 .12.0R0.,�IFxLOT -0T !'1.00.0' I 128 N PLAT NORTH D8 790 PG 3q7 N84°02'06"E Q 863.70'(TOTAL) O F- O) IQ N/F `r SATIAN �3 ENTERPRISES, INC. 855/1384 0 ZONING: RP o USE: CONDOMINIUMS c co N MATCH LINE - SEE SHEET 4 ENOTE:T 13 OF13 FORD LINE TABLES �'If �3 PLAT NORTH D8 790 PG 3q7 N84°02'06"E Q 863.70'(TOTAL) O F- O) IQ N/F `r SATIAN �3 ENTERPRISES, INC. 855/1384 0 ZONING: RP o USE: CONDOMINIUMS c co N MATCH LINE - SEE SHEET 4 ENOTE:T 13 OF13 FORD LINE TABLES �'If �3 FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 SCALE: 1" = 60' '11AD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 6 OF 13 ENOTE:T 13 OF13 FORD LINE TABLES 60 o So /20 SCALE, r-so' LTH OF U DAVID F. SPRIGGS No. 1853 -12- �� smvov AUGUST 18, 2003 WINDSTONE HOMEOWNERS ASSOCIATION TM 54I - ((7)) INSTR. NO. 020011392 USE: OPEN SPACE IRF I AWATCH LINE -SEE SHEET 5 V � N34052' 59 "E L O9" \ 595.91 ' ( TOTAL ) �G 176 20" s0LOT- 174 Sys ' °�•''� q F� 1 7 3 \ LOTp- \ s N/F FREDERICK COUNTY- CLARKE COUNTY SCHOOL BOARDS TM 54-A-114 342/64 ZONING: RP USE: VOCATIONAL SCHOOL 172 v6' LOTS S i PLAT .00. �i�' <c - ti� 1 71 3 Tpj NORTH DB 790 3 \ �o o,�..� .\ .;�co.•' o• ,. LOT \ 170 2019 168 ?. o...N.`. 7 166 LOT 0s' DT 165 LOT.. N o _ o .�•• 196 9' 1 9 7%: �,.. o :'h �o, LOT" ,moo°•.' e vs; ` Na9•°'2 i LOT �o ,_---/-- i 164 ��pTq`21�98 LOTS --WIND �TONE'., P �' f4;:a7o:: F 1 99 SECTION 2 / N �� 100.0' s- ��, OPEN ` _ IR SPACE -'—I- 3R Q �r2,aoo. F:163 i P\ N co 100.0' i W I NDSTO E DRIVES 04 ..OQ., F 162 \ DEDICAT D R.O.W. 01100.0 jII IRF ; WIDTH ARIES) No 1.2,.40R..g:161 ry 100.0 1 L1 1 SIRS t...............LOT \ l2,•000,' 1 1 60 �( 1 b0.0 AWATCH L/iV I RF N84°02'06"E \863.70'(TOTAL) 'S 0' PERIMETER \BOUNDARY (00 N`. 0— o Ql N ON N/F o Z r SATIAN c\' ENTERPRISES, INC. TM 54-2-1 B N 855/1384 ZONING: RP USE: CONDOMINIUMS SEE SHEET 5 ibis PLAT NORTH DB 7gD PG 347 N/F CITY OF WINCHESTER TM 54-A-121 ZONING: RP USE: VACANT IRF N34"52'59"E 595.91'(TOTAL: / 'Z6q. I 'I, COMMON OPEN WINDSTONE SPACE ` N3� SECTION ,2 ON ell / �ZM�y A A3�IRFIN 01 ;Cj0nN. �6- N34 ° 52' 59 "E \ oh 523.82'(TOTAL) WINDSTONE HOMEOWNERS ASSOCIATION TM 54I - ((7)) INSTR. NO. 020011392 USE: OPEN SPACE FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 SCALE: 1" = 60' mamm :111 &",1 D TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 7 OF 13 CD-070 N/F FREDERICK COUNTY- CLARKE COUNTY SCHOOL BOARDS TM 54-A-114 342/64 ZONING: RP VOCATIONAL SCHOOL LTH pp G DAVID F. SPRIGGS No.1853 " smvtll� AUGUST 18,F 2003 f TE: E SHEET 13 OF 13 FOR RVE AND LINE TABLES sC MATCH LINE .30 SEE ^SHEET 9 _ PROPOSED MATCH LINE - SEE SHEET 9 i I L Vil 110,2 ro ^ Iwpm >o� I i LOiT I �IrO 0 .t }I� I 1 CP -----J o O ~ wI -j NT5° 57' 54 "W- wo a ~ c., 1 I 79.50' 0 �u0 �N I!i I w o z V- r- � w 1 ��-35' 1 I FRONT SETBACK I < 1- O - II w �, O 2: N } Ln-O owpI cootnZlQl z�moIVV-iI I -i- t I I RF I S39° 02' 04 "W I I 3-i w i 3-1 RECREATIONAL AREA i4 < � , cn < ( COMMON OPEN SPACE) �� M N4 i c" I vz i i'io WINDSTONE DRIVET/----.�o 0 Z-ai 100 (50' DEDICATED / o n o c�o•� 00 IQD � I z c" °' S05° 57' 54 "E_ 128. 16'_ � �� VARIALE WIDTH fNGRES5-/EGRESS/ _ _ _ _ _ _�_ ^ ' " WATER & SEWER/ TRADE WIND LANE UTILITY AND i PARKING ESMT. i I I " � V) F Cww�� I----- O -- �42 9�81 -F----------- - - -� _S01°3q'i05' I 20' B. R. L------ -- -- iY EASE ENT WIN S ONE ~" C/L=38 .34' E C I N 2 oim �IH (TOTAL) --_ _ u-iw 0' PERIMETER BOUNDARY LOT LOT LOT LOT LOT LOT LOT LOT LOT LO�l 100 99 98 97 96 95 94 93 92 91 35.3 ' I i 49.50 IR N84002'10"E 30.00, IRF 3C��1 w W O O 31 OI � rz QW��Y .Io i910 pl w ��� a v O O O to > Z 31 tL OIL I� IJ a 0 F- tD ti ri Iw I0 N O v- co z al- I L32 I co - - p I `l. Ni �� COMMON i i I LOT 121 I I i LOT is 120 I IO C L O T im 119 3i 00 i w 1 11 8 `"� LOT a w 117 LOT o 1 1 6 I I PLAT NTH DB 790 PG 347 o AA p,I,TH ply, H ply,DAVID F. RIGGS No.1853 AUGUST 18, 2003 N/F SATIAN ENTERPRISES, INC. TM 54-2-1 B - OPEN SPACE 855/1384 - - - - - ------------- ---- ZONING: BROOKLAND LANE - ST. RT. 658 65.00' 65.00' USE: CONDOMINIUMS 60' WIDE - (DEDICATED 30' R.O.W. FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 SCALE: 1" = 60' TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 8 OF 13 CD-070 S05057'54"E 30.00IR RESET_ B_ROOK_LAND LANE 507.00' (ST. RT. 658 ) APPROX. 550' TO ST. RT. 659 --------------------------------------------a I I NOTE: SEE SHEET 13 OF 13 FOR CURVE AND LINE TABLES ^A/1 is MATCH UNE - SEE SHEET /O wpm wQ .rn Deal wr �� O I O Ocn oN°N ww0 V' . ZI w Q~ ZV Q CL 01 QUO ZI � �-, z wo of = w a Jul w, cn I�0z �-I- Ln 150' I www Ow0 -c-: i I 4-��ttt"' Z to z— I i H �F- w fHXa I Cl'iz ` I- I � ih - o Q. I O I~ 3QC 3z 4' �,°' ILn co ��� i—I Jv�ia ' A " I E 10 o v0w��V)S47' m rn - <w awe I iI- _ _ _ _ _ I�ARIA�BSL WIC i ZEPHYR LANE ivi J —I I > S_0_5 7°95-.7'54iI "E-WATER _& SEWER/ UTILITY AND WINDSTONE /Ii�o ' LLJ� 503� 3: -1 KING ESMSECTION 2 q% o1 I I o°q36"W12256 ;--- / �' Q ooi 1- PROPOSED io� 1 3 oz, RECREATIONAL niQ1cD 0, 3 t ]Rt®° 01 AREA cv `nU DLO (COMMON OPEN SPACE) / o/; MATCH MATCH LINE - SEE SHEET 8 �' o / z/ 4 FINAL SUBDIVISION PLAT FOR ��p,L' OF WINDSTONE SECTION 2 � �0 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA U DAVID SPRIGGS DATE: AUGUST 18, 2003 SCALE: 1 " = 60' No.1853 I A D TRIAD ENGINEERING, INC.4 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 9 OF 13 CD-070 AUGUST 18, 2003 OPEN ioA 10 I IM i i w w 126 II I I� �i I IW LOT II I i� 125 I m II - II I O to Itn LOT 124 II I N I I I I I LOT I i 123 I I I 03 I I I 1 PLAT NORTH DB T90 PG 347 WINDSTONE DRIVE (50' DEDICATED R . 0. W. ) - N84°02'06"E 863.70'(TOTAL) EX. 20' W/L EASEMENT 907/382 N/F SATIAN ENTERPRISES, INC. TM 54-2-1B 855/1384 ZONING: RP USE: CONDOMINIUMS LINE - SEE SHEET 8 NOTE: SEE SHEET 13 OF 13 FOR CURVE AND LINE TABLES N84°02'06"E 224.11'(TOTAL) \ WINDSTONE HOMEOWNERS ASSOC. TM 54I - ((7)) INSTR. NO. 020011392 USE: OPEN SPACE TIE= 7.00'� wam HEFT 1 445 ILO1 446I LO1 447 ILOT14 8I LOT 1 449 1LOT 1 550 `35' FR NT SETBACK s��°�oNr2 ' N05 �\ ' 54' W 1 1 . 19' i� WEATHERVANE \IRF �` VARIABLE WIDTH IDRIVE INGRESS/EGRESS/ WATER & SEWER/ (DEDICATED I-lITITY -AND — R.O.W. -WIDTH � I PARKING ESMT. VARIES) f \INSTR. N0. IRF�, \020011392 - W a - ARC TIE= 12 .79' w zo EX. 20' W/LI to� �^ I EASEMENT I O NIQ 0 I 907/382 N U I 1 051 57' 5 "E 6 ' _3 i EX 50' SHENANDOAH \ `� G S CO. EASEMENT 24 /18 LOT LOT LT BT�OT 144 143 142 141 47-0-- 0O 0 v VI - - yOPEN SPACE ��— MAT-CH L//VE -SEE SHEET 9 FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 SCALE: 1" = 60' TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 10 OF 13 CD-070 �� \® ARC TIE= I I ` 67 88' h _ r --fio 20' W/L �` �� �\�� �R17.9E= EASEMENT `�___` I a 20' S SEWER NIT ES RY ��� - 1 26_ __ A�C T Ij= C\ LOT LOT LOT LOT LOT - �� 3 151 152153 154 155 1�T 3i IL 'V '54 — _ SC I ROCCO �; w 0>I(� V) LLJ I I N\ zo WWW V_1 - 2.96iL`� - 1 3 0 Z(nnz I � 1 1 25' 25' LANE i ---I— �``j° T-�. I 3Qp I 1 ,-, . 3 J .., 3 ZQ 108 _4' - - - - I�'G IU Im I� IW I� I I� LET LQT LOT LOT LOT Iz 139 13 3-7 6 135 ;ox �IW OPEN SPACE LTH of 0 v DAVID F. SPRIGGS No.1853 AUGUST 18, 2003 In IM J IQ J I W\ I.< F- Q J fn 0 �I ~ 00 0- vlaw... o v'I O iri I O N O � � I ro N I I 11 I � - - II I I YI MATCH LINE - SEE SHEET 9 PLAT NORTH D9 790 PC 347 N84°02'06"E 863.70'(TOTAL) n -20' STORM SEWER ESMT. N/F SATIAN ENTERPRISES, INC. 855/1384 ZONING: RP USE: CONDOMINIUMS E T 13 OF13 FORD LINE TABLES FINAL SUBDIVISION PLAT FOR �(` ♦� W I NDSTONE ♦ G'� \ N34° 52' 59 "E SECTION 2 V(Gv LOT \ 595.91 (TOTAL) N/F �► 176 FREDERICK COUNTY - RED BUD MAGISTERIAL DISTRICT ,�G Gj CLARKE COUNTY FREDERICK COUNTY, V I RG I N I A P OT SCHOOL BOARDS 1 75 TM 54-A DATE: AUGUST 18, 2003 SCALE: 1 " = 60' !�� 4 14 `,so, 1L 04 ZONING: 4 RP f 173 ®��� OT \ USE: VOCATIONAL SCHOOL LOT \ TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA ♦�/ y\ \ ti�� \`� \ �F\0p72 LOT PLAT os (540) 667 9300 FAX (540) 667-2260 ♦� t,Q�� S,\ `Go 1 71 NORTH 790 SHEET 11 OF 13 CD-070 v��/ `,s3 �'t,�� `�\`�` \`4'9J �' PG 347 OT NOTE : F �`, `� 169 SEE SHEET 13 OF 13 FOR �/ 192 \ 9�� CURVE AND LINE TABLES o OT �\\39 \ �Tp� .\�� 1L68T OT \ 1 93 ,.� q� J\ 167 \ L O T .r�0 GQ9r . p L O T so o so izo �S `\ 1 9 4 OT �T �1 6 6 q 9 q �9 --C.4L_E, P-601 p°s �\ 1 9 5 �Os's \ SEWER ESMT Y S\\ 0T 0T \ \ 9� `c S s 'S' \� \ • \ LOT \IRF EX. 20' SANITARY �9 196`� SEWER ESMT. WINDSTONE 5��;3sr° �3� 197 �• ` ``� F,s'1'p�'QS�� \`� INSTR. N0. 02001 1392 HOMEOWNERS ASSOCIATION BSc'• . LOT �- � TM 54I - ((7)) ��59\p�� - 198 INSTR. N0. 020011392 OT 4, �>�� LOT i \��is LOT \ � IRF 20 � %'SSE: OPEN SPACE Q�� 1995_ RO io �` ,-' SE BACK--- i i 1Z 164 W I NDI TONE' o L'1'H 0 3J i ' in, N84°02'06"E F y �� N1q° L28 TIE �� IRF�h��'OPEN SECTION 2 w 863.70' (TOTAL ) O oo Og' 11-61 �� SPACE �'-}--�� `� i►-LOT �_ C\jo �2 ��F 235. g SEWER�E�MT. / fA �^ ; �; �,S ,� \ �\ i i °° i 1 63 SAT AN o Q<- COMMON OPEN \ N ,��� i �� �� i N is 162 ENTERPRISES. INC. DAVID F. RIGGS co SPACE I RF o T I i No. 1853 �' N `� i - TM 54-2-1 B '�'"�+ - ARC TIE i I io LOT Y 18.23' 1� — �� :� 1 61 855/1384 ---------------------------------3----` !yF L2-4 L1 r li i I ZONING: RP 04 �_________ �,__- I ii,C LOT USE: CONDOMINIUMS N05° 57- 54�'W 234.94'— ------ � \`P \ ARC 67. gIE= I �ic�� � 160 � ------ -- ---- -- --- ------ -- L W/L ` �� MATCH LINE v SEE SHEET /O � MATCH LINE - SEE SHEET /O �- EASEMENT ;�� AUGUST 18, 2003 20' SANITARY SEWER ESMT. K- PLAT NOR�TN 9O PG 347 N/F CITY OF WINCHESTER TM 54-A-121 ZONING: RP 1� 262/ A Q3i °1 USE: VACANT ��1 Ply °1Q 1 ARC ;�m 20' SANITARYSEWER ESMT. CONC. -'_NINDSTONE ON. SECTION 2 S34052'59"W 523.82' ( TOTAL ) WINDSTONE HOMEOWNERS ASSOCIATION TM 54I - ((7)) INSTR. NO. 020011392 USE: OPEN SPACE FINAL SUBDIVISION PLAT FOR 20' SANITARY SEWER ESMT. WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 SCALE: 1" = 60' 01711AD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 ISHEET 12 OF 13 CD-070 IRF N34°5215911E 595.91 (TOTAL) i i COMMON OPEN ^\ SPACE N/F FREDERICK COUNTY- CLARKE COUNTY SCHOOL BOARDS TM 54-A-114 342/64 ZONING:_ RP VOCATIONAL SCHOOL U DAVID F. SPRIGGS No.1853 AUGUST 18, 2003 E T 13 OF13 FORD LINE TABLES Rol NUMBER DELTA ANGLE ARC LENGTH -RADIUS TANGENT CHORD DIRECTION CHORD LENGTH Cl 15*00'54" 65.52' 250.00' 32.95' N88°27'27"W 65.33' C2 15000'54" 65.52' 250.00' 32.95' N88"27'27"W 65.33' C3 15°00'54" 72.07' 275.00' 36.24' N88027'27"W 71.86' C4 15000'54" 58.96' 225.00' 29.65' N88°27'29"W 58.80' C5 70°31'46" 43.08' 35.00' 24.75' S48°46'14"W 40.41' C6 250031'43" 240.49' 55.00' N41013'47"W 89.81' C7 15°00'54" 72.07'- 275.00' 36.24' S88°2727"E 71.86' C8 15°00'54" 58.96' 225.00' 29.65' S88°2727"E 58.80' C9 45°05'58" 27.55' 35.00' 14.53' N73024'54"W 26.84' C10 81°58'06" 71.53' 50.00' 43.44' S88°08'59"W 65.59' C11 16°39'47" 41.01' 141.00' 20.65' S02022'01"W 40.86' C12 16°39'47" 28.79' 99.00' 14.50' S02°22'00"W 28.69' C13 16°39'47" 45.66' 157.00' 22.99' NO2o22'00"E 45.50' C14 16'38'47" 24.14' 83.00' 12.16' 1 NO2°22'00"E 24.05' NUMBER DIRECTION DISTANCE L1 S05°57'56"E 30.00' L2 N50°57'52"W 56.57' L3 N50°57'48"W 14.84' L4 N39°02'08"E 56.57' L5 N29°34'24"E 17.20' L6 S51'58'13"E 20.16' L7 S32°56'49"E 46.82' L8 N05°57'54"W 64.77' L9 S44059'52"E 38.66' L10 S26°32'57"E 28.83' L11 S33°16'46"W 28.01' L12 S10°41'48"W 31.11' L13 S45°22'15"E 42.06' L14 N10°41'55"E 31.11' L15 S34052'58"W 41.63' L16 N85°34'24"W 1 29.14' TH OF A ---------- --� r "X60LOT G� i DAVID F. S RIGGS No.1853 :: sty. B.R.L. DETAIL (TYP.) AUGUST 18, 2003 NUMBER DIRECTION DISTANCE L17 N89°53'12"W 29.83' L18 S34°52'59"W 38.83' L19 N55°07'05"W 25.00' L20 N34°5257"E 30.00' L21 N10007'07"W 15.56' L22 N55°06'57"W 28.00' L23 N34°53'02"E 25.00' L24 S55007'00"E 31.50' L25 S87°58'45"W 29.07' L26 S05°57'51"E 51.64' L27 S45°25'04"W 91.13' L28 N74°41'14"W 10.61' L29 SO4°40'14"E 51.85' L30 N55°06'59"W 61.15' L31 N12°31'22"E 10.54' L32 N05°57'51"W 1 58.99' FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINICA (540) 667-9300 FAX (540) 667-2260 SHEET 13 OF 13 CD-070 sl z00 MATCH LINE 9 MATCH LINE i%v% WINDSTORE------- SECTION ONE MATCH LINE ME �o ■ ■ Ik�l��l Ik4;, J -------------- O z00 SCALE, /'-ZOO' 400 '7 PLAT NORTH DB 790 PG 347 LINE SETBACKS: MINIMUM YARDS SHALL BE AS FOLLOWS: (a) FRONT SETBACKS: (1) THIRTY-FIVE FEET FROM ROAD RIGHT-OF-WAYS (2) TWENTY FEET FROM PARKING AREA OR DRIVEWAY (b) SIDE: 30 FEET FROM PERIMETER BOUNDARY (c) REAR: 50 FEET FROM PERIMETER BOUNDARY MINIMUM ON -SITE BUILDING SPACING (a) SIDE: 30 FEET (b) FRONT OR REAR: 50 FEET p,LTH qF v DAVID F. SPRIGGS No.1853 �% 'so'- %1� - smvsll� AUGUST 18, 2003 FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 SCALE: 1" = 200' TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 1A OF 13 CD-070 THE PLATTING OF THE FOLLOWING DESCRIBED LAND, 13.00 ACRES, IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRE OF THE UNDERSIGNED OWNERS, PROPRIETORS AND TRUSTEES, IF ANY. W--jMWAu , �' COMMONWEALTH OF VIRGINIA y z TLE DATE CITY/COUNTY OF , TO -WIT: I, NOTARY PUBLIC OF SAID CITY/COUNTY, DO CER FY THAT XAdi , WHOSE NAME IS SIGNED TO THE WRITING HERETO ANNEXED , BEARING DATE THE zZ DAY 2003 , HAS THIS DAY ACKNOWLEDGED THE SAME BEFORE ME IN MY SAID CITY/COUNTY. GIVEN UNDER MY HAND THIS 22- DAY OF 20 03 MY COMMISSION EXPIRES: /z_3/-c FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 ':11AD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 2 OF 13 CD-070 TH of v DAVID F. SPRIGGS No. 1853 ti� svRvol&� AUGUST 18, 2003 LOT # AREA(SF.) LOT # AREA(SF.) LOT # AREA(SF.) 91 3,270 128 2,000 165 5,123 92 2,280 129 2,400 166 2,376 93 11900 130 2,000 167 1,980 94 2,800 131 2,400 168 2,376 95 3,325 132 2,000 169 1,980 96 3,325 133 2,400 170 3,861 97 2,800 134 3.500 171 3,465 98 11900 135 3,510 172 2,376 99 2,280 136 11800 173 1,980 100 3,325 137 2,160 174 2,376 101 3,315 138 11800 175 11980 102 1,700 139 3,510 176 3.861 103 1,700 140 3,471 177 3,465 104 3,315 141 1.780 178 2,376 105 4,524 142 2,136 179 1.980 106 2,320 143 1,780 180 2,376 107 2,784 144 3,471 181 1,980 108 2.320 145 4,270 182 2,376 109 2,784 146 2,190 183 3,465 110 4,060 147 2,628 184 3,900 111 3.710 1 148 2,190 185 2,000 112 1,700 149 2.628 186 2,400 113 2,040 150 3,832 187 2,000 114 1,700 151 3,900 188 2.400 115 3,315 152 2,000 189 2,000 116 3,500 153 2,400 190 2,400 117 2,400 154 2,000 191 3,500 118 2,000 155 2,400 192 3,900 119 2,400 156 3,500 193 2,000 120 3,500 157 3,900 194 2,400 121 3,900 158 2,000 195 2,000 122 2,000 159 2,400 196 2,400 123 2,400 160 2,000 197 29000 124 2,000 161 2,400 198 2,400 125 2,400 162 1 2,000 199 1 3,500 126 39500 163 2,400 127 39900 164 4,870 STREET DEDICATION (TOTAL): 59,470 S.F. 1.37 AC. M TCH LINE - SEE ^ SHEET 4 50' LIJ r 3 i .LOIT 85.0 :1.70.0N ........ _ woa w a LLJ N_ i 85.0 i o~ I U a o to L Oi I `�'_ o • c u. 1 Or1 .—i o PROPOSED MATCH LINE - SEE SHEET 4 RECREATIONAL AREA I �;� 31 i ( COMMON OPEN SPACE) �M N/ , / f :- **0*00 •�5� CD IN M 1 .....85..0,...: Mzc WINDSTON �� 0 N z w o — iS05057'54"E SECTION < ,15. 0'--i---- — Iu o V-35' TRADE w z 5.00 i FRONT O` ro r'l E 2 a "' ............ " W I NDSTONE DRIVE`-�`�° o .'r�-- (50' DED I CATEf� o �� ; o 100. o'' R. 0. W.) co :.a.,.5.06'. F 1251 o 25' IRS �m o rrn 1100. 0' 1 o w o —i— WIND LANE � 0 ..., .. 400„SFao O i 3 N -Ji 100. 0' im _ � . !0 a SETBACK S05° 57' 54 "E 276. 00' ( TOTAL) I I I i o o r ".c 000•. ") IQ o o 0 l o 35' 24' w _ z f Bozo-�l� ��" 0) :- ' ° N O w d V w I :L0: 00 0 Z Z Q I O CL :N: O :fn: :CO: C :N. V' m N 0 - :M: a) :N: C IRF 0,i LOT LO 100 99 S39°02'04"W 35' 24' 49.50' IR N84002'10"E 30.00' IRF 20' 24' 35' 35' 24' 20' 24' 3$' IRS IRS i N '100.0 w 1 � 1 1220 OT Irn rn LOT 119 N LOT 118 N �: L: :ii: iL: I j oP..4.Q0..... LOT ,---one- :r,9:- -- _ _ I c N w 1 1 7 2:�: B . R .:L : o o ao 100.0' i `" I•a to to 0 0 0 rn w zt I8 N I� Z PLAT NORTH DB 790 PG 347 TH DAVID F. PRIGGS No.1853 ti� smvc -�- ° :0. - :0: :�: 10: 1 :0: - :0: - :o: i k� in I. 3 of i cn i i, AUGUST 18, 2003 :0: O :00: O :N: :N: O :00: O :0: o :CO: 0 Z� ;Cn: • :N: TO: :M: :N: •:Cf): :N: enoi 0 LO 81 PARKiING ° , „ III :.: in •: in :4: ul:.: in :.: un fn�IhN Ic0 0 0 A 1u0•� 1 6 0 N84 02 06 E C" :N: O) :fn: O) :M: C" :N: a): CT) :N: Q) U-1 _ `D R +A `n - .T.t, .�.... 1 M 863 76' (T ) -- ----------- .-.-- .-- - -- - OTAL 0'PERIMETER BOUNDARY i` oI0 i j; 3,, 500..SF: LOT LOT LOT LOT LOT LOT LOT LO�f L3 IRS Flo IRS i N05°57'54"W N/F 98 97 96 95 94 93 92 91i N �22.i00' 0 100.00' SATIAN ENTERPRISES. INC. a; COMMON I TM 54-2-1 B 20 24 35 35 24 20 24 24.5 O v i S05_57' 54 "E 265.50_( TOTAL) _ _ _ 1Z-� _ _ OPEN SPACE_ _ IRS 855/1384 251.00' IRS IRS 126.00' ZONING: RP BROOKLAND LANE - ST. RT. 658 65.00 65.00 IR USE: CONDOMINIUMS _ 60' WIDE - (DEDICATED 30'_R . 0. W.) _ �— S05°57'54"E 507.00' i ------------------------------- 1----------------------------------------------- I FINAL SUBDIVISION PLAT FOR i WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 SCALE: 1" = 60' IVIIAD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 3 OF 13 CD-070 30.00' RESET_ BROOKLAND LANE (ST. RT. 658) APPROX. 550' TO ST. RT. 659 -----------------------4 ESEESHEET 13 OF 13 FOR D LINE TABLES 60 0 60 /2o SCALES /'-60' MATCH LINE - SEE SHEET 5 50' LOTS 140-144 i ' N 1 .95' 25.00' COMMON OPEN SPACE S05° 57' 54 "E 162. 00' ( TOTAL) W I NDSTONE DRIVE (50' DEDICATED Ljj �m R. 0. W. ) >•"? O� a w F- 10 9' 20' 24' 20' 24' 35' o a- o 01 S05057'54"E 142.00'(TOTAL) �cl�o " IN o mILOT LOT LOT LOT LOT LOT � 39' 20' 24' 20' 39' z W w1105 106 107 108 109 110 �- LOT LOT LOT LOTLOT I,,,nN WO z Q N O N 1 :�: :�: , :LL: :�: :�: :u_: 1 1 1 1 1 2 1 1 3 114 1 1 5 ., Q > U O 0 v 3 F- :(n: O:(n: O :(n: ow): 0 :(n: z I :c: :,W: :(n: 3 :11 : :Lam: : LL: :li: :Lam: . 3 .N; O N O N O 'N: W - Z 0 0. O (0 W m O 01 V. 'D.O: (D (D:O: (D U :0: w I :(V: �'N:.- 'co: -:CV: �- :Co: :co: l- I :tn: �:rn: :r-: �:rx :r`: .- :O: O v � :O: � :O: • . .. W in :0: u') :O: ul = W F- - O N I •: .. •. •. O �; :O: co :O ao :0: ao - r-L � Q Co 0 1 U 0 , :�: :N: :N: :N: :N: 1 •...• :4 N O .: N s� —— — 0 .N: W O z o o 1 Pr)JM: 1— — — 1 0' B.R.L. _ x..• v 20' 24' 20' 39' �'- c N 39' 20' 24' 20' 24' CD 35' 00 ' 10.14' I z 05°57 54 E 162.00 (TOTAL) jU3,9 i —ZE—HY—R LANE7.0 S050574 E .0' WINDSTONE 850W 120' B.R.L.--� i� ----- SECTION 2 1p rrnnLOfi 1 m cD0 W r IN, 1 �4:. 3 .. 31. 5 .. S1F: iv -- o Q r o00 1 z—' I• o co 1 PROPOSED r RECREATIONAL 03:.1.8.5 ..01 N 700.•S1F: N � � rr _ (COMMON OPEN SPACE) MATCH LINE - SEE SHEET 3 FINAL SUBDIVISION PLAT FOR TH OF WINDSTONE SECTION 2� G� , RED BUD MAGISTERIAL DISTRICT FREDER I CK COUNTY, V I RG I N I A DAVID . SPRIGGS DATE: AUGUST 18, 2003 SCALE: 1 " = 60' No. &VIIAD 04 TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 AUGUST 18, 2003 SHEET 4 OF 13 CD-070 MATCH LINE - SEE SHEET 5 � I S84°02'06"W J I LOT a, I 403.50 ( TOTAL) rq>�:13•.,9QO..F' 127 r, w 15 0' I Ica I PLAT NORTH �9 79G PG 347 -N84002'06"E 447.91'(TOTAL) 3 a (94° 57' 54" 100.00' N -' io 0 OI a tD I F- OPEN I SPACE zo N84° 02' 06 "E 863.70' (TOTAL) 0�? F-� z 1 1 o �� �Iti o) w O4S°57'54"� 100.00' 0 �� Ico NI(n ~� o 1' I............I ,IM 1:3.,500.. F: LOT I N/F SATIAN I0 �I M r 126 M ENTERPRISES. INC. ro vI I 100.0 I J - TM 54-2 1 B IRS .................I IRS ^ .I c............ LOT �I.•2.•400..F: wa F- 855/1384 c I 125 c\, ob ZONING: RP 1m1100.0' 00 I 2.000, 5F LOT - or......... �.r.... 124 0 ('F� N N`" 00 USE: CONDOMINIUMS o� N1100.0 I O l�J � ro ; 1:.2...4QQ..ISF LOT 1 2 3 Io coo I / V) 100.0' I N rn IRS FIRS "' O 1..2•.600..ISFLOT o (" '100.01 Illk 122 N LINE - SE SHEET 3 /; MATCH r-, 50' PERIMETER BOUNDARY o � z/ f NOTE: SEE SHEET 13 OF 13 FOR CURVE AND LINE TABLES 60 0 60 /20 sCIAL -1 �•-60' MATCH LINE - SEE SHEET 6 N84°02'06"E� �) 224.11'(TOTAL) m 00 WINDSTONE HOMEOWNERS ASSOC. 3 TM 54I - ((7)) NSTR. NO. 020011392 0 USE• S05°57'54"E 162.00'(TOTAL) 39' 20' 24' 20' 24' 35, LOT LOT LOT LOT LOT LOTO 145 146 147 148 149 150� O :N: :N: An. :N: :N: .0. :00: Lo :O: Ln :00: Ln 3 Q :0n: w: :N: • :cD: m :Ql: • :N: :cD: m :O: O •:o .o .:O 3S FRONT \ SETBACK �28.50' OPEN SPACE S05°57'54"E 160.97�\(TOTAL)� 39' 20' 24' 20' "�4' I R MATCH LINE - SEE SHEET 6 ARC= 1.11' �\ 33.97- Nw LOT LOT LOT LOT LOT - >_� 1 a 151 152 153 154 155 �� � IRS��a-- 1 0 • OPEN SPACE N -I;v- :N:- N:-:N:- :N: :M: N - �U 3 O ,. O O :�L O �O O :�: o :..F O a 35 ' FRONT SETBACK v �� -- e --- o O o :N: O N: ' A :N: O: N: • o 'N: o : : II U� n I uj Z ~" 3 �w I w 0 a �n ao IRF �� 20' B.R.L. N �, :O: - o: :o:o :o� :o: :o o: o: :6 :o:.- N 1 i�-I�� I .� /. ARC 0. 62 38.63 20 24 20 24 , 35 �- :O: :c. -_0; - :c: :iri: f oQ, m N o 0 i WEATHERVANE S05° 57' 54 "E 161 .63' (TOTAL) WWI NDSTONE 19. oo' rY 39' .N: 20' :" 24' :N 20' N 24' M: C ��0 I j 1 35i' 1 '-I� 1 3 < (DEDICATED R.O.W.-WIDTH StfjMN 2 SO ° 57' S4 "E 142.00' (TO- S05057'54"E 162.00'(TOTAL)1�4 1 is 25' I� 25' o VARIES) o NO. \INSTR. 020011392 IRF 000 ® Z w w IRF o wuj ` U 1 00'IJm N 0O y 1 N Q O O 00 19' 20' 24' 20' 39' •LL: :L: :f--: o :CO:- :rn. ' •00,- :I--: :M: 07 :� :N: :.-:CO LOT LOT LOT LOT LOT 144 143 142 141 140 39' 20' 24' 20' 39' c v ~ I S05°57'54"E 142.00'(TOTAL) z 1 OPEN SPACE 10.00' o _ _ SC I ROCCO LANE 1m 3 O S05°57'54"E 142.00'(TOTAL � _j _1 oU o c" q W C0 0 N 0 07 z o I~ 3 o a 0 QI 0l oN O m O 1� O r- �1 00 w Iv °�f ti tit to O lD co CO LO 010 Ln of � Q O 10 I 1 � 00 I z MATCH LINE -SEE SHEET 4 S05° �7' 54 "E 142.00' ( TOTAL 1) MATCH LINE - SEE SHEET 4 20.00 OPEN SPACE ! v x:2,*400„0: LOT op 159 a1100.0' 1 N �w72r.QQQ... F LOT `Y v51100.0' 1 158 0 I N i 1 Z1....... 1... LOT d'm)3,90Q--jF:157 rh 1 m I 1 1100.0' ue :3.t5MAr� LOT ;n 134 M 1 1100.0' 1 i ._.... ....1... LOT :ac400,.F 133 N Q00... LOT 1 0.0 0 N I 12.,.400.:5) LOT v `i' '100.0' i w 131 N m 12,000 LOT - `� i 1 00.0' I-- 130 N .1 .1............. v :12,400„51�'� LOT 1100.01. 129 N 'c' :12;000 $SLOT �' 100.0' 1 1 2 8 o N PLAT NORTH OB 790 PG 347 N84002'06"E �a 863.70'(TOTAL) O H a) Iv N/F SATIAN L3 ENTERPRISES, INC. 0 855/1384 ZONING: RP o USE: CONDOMINIUMS v Go V) FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 SCALE: 1" = 60' '11AD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 5 OF 13 CD-070 o 39' 20' 24' 20' 39'1Z 20 B.R.L. 10 O� :LL: :LL: :LL: :w: _ - :LL: ILj_ :(N: :N: :N: :N: :0: I w : , :O: O : :O:` :O: • :' :O: O :W: : :O:` :O: I� :O: ILn �: IM O :tn: O .: O] :co: .: O .: On :00: .: Z;: •• N :rn: 1 LOT L.OT LOT L.OT LOT 1 Q 139 138 137 136 135 z 39' 20' 24' 20' 39'1 o� �p,1,TH pp D� DAVID F. SPRIGGS No.1853 l` svR� :� AUGUST 18, 2003 NOTE: SEE SHEET 13 OF 13 FOR CURVE AND LINE TABLES 60 0 60 /20 FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 SCALE: 1" = 60' '41AD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER. VIRGINIA (540) 667-9300 FAX (540) 667-2260 V SHEET 6 OF 13 CD-070 �� ESENHEET 13 OF 13 FORD LINE TABLES 60 0 60 /20 sCAL--, i•-64C?' I,TH 0 G v DAVID F. PRIGGS No. 1853 0-�- %c . - smltll� AUGUST 18, 2003 e, 4 ,(jv� T�� N34°52'59"E LO ••�� "� 9, 595.91' (TOTAL) N/F 176 FREDERICK COUNTY - AG OT S CLARKE COUNTY P• ��i' `� S SCHOOL BOARDS 175 IRV, 4° TM 54-A-114 V .... Sp, LOT 61 342/64 (0.174 `� S ZONING: RP :.. Acc' I - \'9'' 9USE: VOCATIONAL SCHOOL 3 ... .o..• �q., 9�1 73 �- �S 9- 0. . �: , F LOT p `' 1 7 2 6' Al �•.�F. 6o LOTS S PLAT 171 S TOT NORTH OB 790 a 3 \ s3 :.. -. y v° o--' � .• 1. ��' >•� LOT \ sstk v° s� . �F: 1 7 0 �Q gyp, S�, S9 `�9 -�' `� \ .R�4? ' � • � . 0 691 .moo. F: OT ti o•ao' p �r \ �' 67 LOf OT ..166 �p , 01 OT 4 kk 94 o�.-a°-� '`�•�:( v- � � •..• o LOT \ OT ,moo. O. �' �. \ ;�co.����� 165 \IRF 1 9 5 �.• o�• o. �. g o c'p, LOT moo. o0 0 .• �F•: \ 'S, �� �iF`� N84° 02' 06 "E O ` `� �� "W 863.70' ( TOTAL ) 1 9 6 �.. o• o ' �ti' y� �y, OT.. �O•'o• o�:� :'ham °5A50' PERIMETER 19 7 :•�.. 29 i Op, 2p, LOT o°• "b� ° 'y Np9•QZ 64 LOT `BOUNDARY IRF ` - 198 �. N 1 0, TOTq gyp- LOTS'.. s�'W I NDPTONE',,\a7o::F � � \ (� 3 1 99 SECTION 2 / '� I or OPEN �`�\ N 100.0 i N, IR -'� � �� _ °:t2400•-e LOT - SPACE ' I .\ 0 F...., .......... 163 COMMON OPEN \ i WINDSTO7A� DRIVE�� o~ o12,•QQQ.LOT o z� SATIAN o (�i 100.0' i 1 62 N ENTERPRISES. INC. SPACE i DED I CAT R. 0. W. tn IRF i WIDTH I ES) �,ri d► 12..40Q„tSF LOT - I TM 54-2-1 B N 161 cci 855/1384 !IRS c �100.0'I ZONING: RP _ f?.............LOT 11 2.000•• •F: F100.0' 160 USE: CONDOMINIUMS m. LOTS 145-150 MATCH LINE - SEE SHEET 5 MATCH LINE - SEE SHEET 5 WINDSTONE HOMEOWNERS ASSOCIATION TM 54I - ((7)) INSTR. NO. 020011392 USE: OPEN SPACE IRF . ' N34052'59"E 595.91'(TOTAL) PLAT N/F RTH 08 790 FREDER I CK COUNTY- NOCLARKE COUNTY PG 347 'L11 COMMON OPEN \ SCHOOL BOARDS 262' TM 54-A-114 N/F a WINDSTONE PACE, � LOT ~\s`�po ZONING:64 ,� RP S CITY OF WINCHESTER �3A SECTION ,.2';,°, 183 � �s USE. VOCATIONAL SCHOOL TM 54-A-1 21 00 O - OTp" 9 ZONING: RP `off 1 82 T OO \ USE: VACANT / (�� \ `� A�. �` '� 0S. 1 �OT A?5I RF 10. 66' . ;;'�`O O` . F: 1 8 0 01a 1 .© 5 9 .� o,•. OT vo S" CONC. �j' \178 0" 20�..d..'�: LOT MON. '6'6," �O �� /1' •.o� 0' •�G' , 177 \ 4i O Q 2 S \ • p :O" •� .��• oi' .�?'' N34 52 59., E p \ �`� o>. p. c'- S" �\..' iq•• !'� 523.82 ( TOTAL) S9 WINDSTONE HOMEOWNERS ASSOCIATION TM 54I - ((7)) INSTR. NO. 020011392 USE: OPEN SPACE FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 SCALE: 1" = 60' ` IAD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 7 OF 13 CD-070 LOT �Qi' p� h' 184 21 8 o 5 LOT '�°�o� ° •.�F. C, �To O\ ��i S� �" 1 8 6 .,v oo'.o . �p Tq jL\ S OT R• 4. \ \ F 9Fp" 187 o LOT .. o-. °• .. �?. 2 1 8 8 rTOT �0 8 91L9 O -` 0* � (O gyp" LOT" � V��li 191 LTH 0 DAVID F. RIGGS No.1853 AUGUST 18, 2003 ENOTE:T 13 OF13 FORD LINE TABLES 60 0 60 /20 /--60- MATCH LINE I 50' t 01 LOI 1 (\j 11 012 w�3:°' ^ I SEE SHEET 9" PROPOSED MATCH LINE - SEE SHEET 9 T r I I>o-a l �LOiT l o 0 ------ Imoo 114�"*7N�JS°57`54"W-�+ z�0 ao I I i 79.50' O c c� z� I I j~— 35 w o r I I FRONT w. w I I i SETBACK w ~ 0 Z �- �, t O z c� }la I t �•-• 000lw� a o U-) z��lcni -i- t IRF k i S39002'04"W 1 I 3 _j w a RECREATIONAL AREA / j ( COMMON OPEN SPACE) �/ hr cvk / 00 I W 100 / O/.�JM / N~ IvQ ii'~ WINDSTONE DRIVE ,n/"?�Q"'/ i �o zJ 10o (50 DEDICATED/ o 00 1 Q� ., I��? R.O.W.)CO 2/ cn S 05 ° 57'54"E128.16_' VARIA LE WIDTH _ _ _________ ____ - 25' �m NGRESS/EGRESS/ WATER & SEWER/ TRADE WIND LANE UTILITY AND 1 1 wPARKING ESMT. I oNl ---- - �42 9�81 -E----------- - - -{ S01 °34'i05' _ 1 20' B.R.L. Inc EASE ENT WIN S ONE - z < C/L=38 .34' SEC I N 2_ M al- (TOTAL)i _ ___ LJ 0' RERIMETER __ BOUNDARY _ 100 LOT 0 T LOT LOT LOT LOT LOT LOT LOT 35.3 ' 49.50 IR _ N84002'10"E 30.00' IRF 1 3 3ig�1 W W _ — 1 J\� zo 010 31 o of N �' <V)m-j 1Ld o LI0 olo 0 o� c0 a�aa N O O10 >z31 1 I I I LOT Ni i 121 I I I LOT 120 I io a0I I I= LOT Im 119 3i mi iw OT 1 118 OI of Ni i- LOT a iw 117 NI I o I� LOT 116 I I I^ IJ a 0 LO ti M 0 Ico PLAT 0 TH 790 PC 347 LTH 0 v DAVID F. SPRIGGS No.1853 o� SUR�4 0 ° AUGUST 18, 2003 v ao z 8 97 96 95 94 93 g2 g1� N�- �F, i L32--� I SATIAN ENTERPRISES, INC. COMMON I TM 54-2-1 B OPEN SPACE 855/1384 - - - - - - - - - ----------- -- ZONING: RP BROOKLAND LANE - ST. RT. 658 65.00' 65.00' I IGF - rnrmnnA t N r I IhAc 60' WIDE - (DEDICATED 30' R.O.W.) �- S05°57'54"E --------------------------------------------------------- 1--------------- I FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 SCALE: 1" = 60' ` IIdD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 8 OF 13 CD-070 30.00' IR RESET BROOKLAND LANE 507. oo' (ST. RT. 658 ) i APPROX. 550' TO ST. RT. 659 ------------------------------------a E T 13 OF13 FORD LINE TABLES 60 0 60 /20 sCAL.E. /•-60' MATCH LINE - SEE SHEET /O PLAT _50'— LOTS 140-144 NORTH �B 790 EX. 50' SHENANDOAH MATCH LINE - SEE SHEET /O PG 347 EX. 20' W/L GAS CO. EASEMENT OPEN SPACE EASEMENT 1—WINDSTONE DRIVE ,- -�� I� — — 247/18 W 907/382 w m < a • n ( F- w �0� o F- N" IL I I O 0c QN° N zwo CDa ZI C I aQ.Zv01 v >UO - z zI I I 0ILIJ I QtO G✓ 1 vl ~ W [n U1 � mI iLOT LOT LOT LOT LOT LOT— w 1 1 05 106 107 108 109 1 1 0 NI �I z1 OI u I 20 W/ EAS MEN ;n I C/L= 185. 4' M I--E -I --- -- --- ---- 1 S I 5°5 '54" 19 .87' OPEN SPACE —f-- � � I I i LOT (50' DEDICATED oli rt IIv 1 1 127 R. 0. W. ) wM 1501 I www I Im co I I I J LG I -8T � �0 T I aM Ca-J zN� IIN Ir 111 112 1139-1 �1 Ia°D� J JI �1,c—>I OPEN la AC N84°02'06"E �a-o 31 a <I m M 11z — — 10 863. 70' (TOTAL ) I C \ M- cD O ~ a- I Icr D I O � �I-- —� I O .. 3Q0 57'5 "E 07.10'1 I0 NIo oI aww� m �� �0 IF- I o I I VARIABLE WIDTH i ZEPHYR LANE Zvi U? S05°5754"E ^ WATER & SEWER/ io I I _ i__79.50' 3J UTILITY AND WINDSTONE I� V/1 i 1 - —t t< �� PARKING ESMT. - SECTION 2 1^ __-- _ _ _ I LOIT--- I oo � 3Jt-- __ _ / 1 I 1 (14 j I �,� =z '0�- L8 N00°44'36"w --� o-cx I 1 1 p_ c�Q 001 122h56 --- / I J ° o o� _ �I PROPOSED Tj Lc 10- I I L T I I 1-00 zJ N�-1 RECREATIONAL i 3 � 11 Q3 I� I EX. 20' W/L EASEMENT 907/382 rn 00 ° o AREA cv • m �? i ( COMMON OPEN SPACE) 0/; MATCH LINE - SEE SHEET 00 MATCH LINE - SEE SHEET 8 `n tr; o � E FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 SCALE: 1" = 60' ` IIAD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 9 OF 13 CD-070 L' OF D v DAVID RIGGS No.1853 1� .0 ja�(r - smvlc� AUGUST 18, 2003 I I IM I I LLJ m I iw 126 II 1 I� II I I � O 1225 I m 11 - 11 I O to ILO LOT 124 11 I N I I I I LOT I 123 1 I LOT I 122 N/F SATIAN ENTERPRISES, INC. TM 54-2-1 B 855/1384 ZONING: RP USE: CONDOMINIUMS ENOTE:T 13 OF13 FORD LINE TABLES 60 0 60 /20 SCALE, /--60' N84°02'06"E 224.11'(TOTAL ) \ WINDSTONE HOMEOWNERS ASSOC. TM 54I - ((7)) INSTR. NO. 020011392 USE: OPEN SPACE T I E = 7.00'� -SEE SHEET // 1 445 I1 446 1 447 ILOT1 448I LOT 1 449 11OT 5 0 5' FR NT S TBA K W ND TO E S CTION 2 _ J. h ILGJI4 mar • • rr� ---- �� ARC TIE= III I 160 ' N05° 5'� ' 54' W 1 1 . 19' i/ \I WEATHERVANE RF �� VARIABLE WIDTH DRIVE INGRESS/EGRESS/ WATER & SEWER/ (DEDICATED-1T41-ITY-A•ND — R.O.W.-WIDTH i PARKING ESMT. VARIES) r \ INSTR. NO.IRF�, \020011392 w a_ ARC TIE=� 12.79' w o a EX. 20' W/LI 0- I^ N I EASEMENT 1 O NI Q o I 907/3� �N � U I -- - ----- \� ` \® 67.88' ,T- 20 W/L I RC TgE= 17.914 - Ilm I F- I I , LOT EASEMENT `�___` I vQivwil i 159 \ 20' 5 SEWER NIT ES RY ` ��� L26- - _ __ A IC TIE= F)Fji01 0 LOT 1 1558 LOT LOT LOT LOT LOT ` �� �3.701 1 Il i l I LOT 151 152 153 154 155 1�T i I0 ii�i II i 157 iM w a ^ I-M------L------- Nb5057'94"W 84.50' 1 o wI� H-1c,3 Clq�` - --------- I h ---4 ( 00'Ld0 zC) NON I uiw II ii I LOTI .I i 134io� - - - - � 1 I 1 1 Io low zcnz I ii I i LOT 1 33i31 co 25' 25' _ SC IROCCO LANE i — — — —I— T I^ owe II I. �01 I ,Z LOTi�I Im 1 321N 1 ^ 3 J ^ 13Qp 3z Im ° I -�--- --- --- -- 05b57'5 "E 96.3 '_ 1 r C'2 i EX 50' HENA DOAH GAS CO. EASEMENT 24 /18 LOT LOT L�`f QT OT 144 143 142 1411-4t-- -000 1 OPEN SPACE MATCH LINE - SEE SHEET 9 FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 SCALE: 1" = 60' &MONAD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 ISHEET 10 OF 13 CD-070 _� SO ° 57' 4 "E - IY IU Im I� Iw IN I L7T I_aT LOT LOT LOT 1Z 139 138P34tU6 135 12 —It Io Ia ol0 JI 1-- w\a awFri I I i L0T1vI �w 1 311� o �- ~ f �`�'� i >w� ,li I NI iw LOTS,, I� 130 �1'D � 4 C)oN r` c) � ~ I ° I Iw LOT o o N to d' 0 I I I I I i° 129 to 1 M v L LOT �, I I II , 128 OPEN SPACE ;M Al MATCH LINE - SEE SHEET 9 rill"Nj,TH OF ,If 004,w- U DAVID F. SPRIGGS No.1853 IQ �� smv! °. AUGUST 18, 2003 PLAT NORTH D8 790 PG 347 N84002'06"E 863.70'(TOTAL) -20' STORM SEWER ESMT. N/F SATIAN ENTERPRISES, INC. 855/1384 ZONING: RP USE: CONDOMINIUMS FE: T 13 OF 13 FORD LINE TABLES 60 O 60 /20 SCALEr P-60- FINAL SUBDIVISION WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 SCALE: 1" = 60' `:lIjiD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 xikl, SHEET 11 OF 13 CD-070 G Nll OTE: P SEE SHEET 13 OF 13 FOR �1 CURVE AND LINE TABLES \� so o so /zo �S ` 4, SCALE, /'-so' 20' SANITARY-/ S9 ; 1 9 EX. 20' SANITARY SEWER ESMT. N ` SEWER ESMT. S2S�, �\ INSTR. N0. WINDSTONE ; 90 020011392 HOMEOWNERS ASSOCIATION 8252. .o�\ TM 541 - ( (7) ) ��S9,, `O- _ INSTR. NO. 020011392 44�, 0,-,USE: OPEN SPACE SOT J LTH OF ( 3 a tv FL 8 TIE -= 0� 2 �3S.g6, \SEWER�E�MT. o ° U DAVID F. SPRIGGS COMMON OPEN N c SPACE IRRFF No.1853 I N ------------------------------------- %k: sm _w AUGUST 18, 2003 MATCH 'O �o - 20' W/L EASEMENT 20' SANITARY- - N34°52'59"E 595.91'(TOTAL) �RONT \ SE ACK--- W I ND�TONE OPEN SECTION 2 --}-� ` CE SPAT J � -ARC TIE -T 18.23' — 1 4 L 1 1 \ ARC TIE= 67.8 ' N/F FREDERICK COUNTY- CLARKE COUNTY SCHOOL BOARDS TM 54-A-114 342/64 ZONING: RP VOCATIONAL SCH PLAT NORTH O8 790 PG 347 ,-N84 02 06 E 863.70'(TOTAL) N/F SATIAN ENTERPRISES, INC. TM 54-2-1B 855/1384 ZONING: RP USE: CONDOMINIUMS PLAT NoiTH DB 790 PG 347 N/F CITY OF WINCHESTER TM 54-A-121 IRF .� N34052'" 59E 595.91'(TOTAL) 26.L 2N COMMON OPEN \ SPACE \ a° �a LOT us ti`y,r`^ 1 8 3 ZONING. RP USE: VACANT 1A 1 ,gyp RF �3A ° 5� \ 20' SANITARY SEWER ESMT. CONC. --WINDSTONE , MON. SECT I ON /"�' ° S34° 52' 59 "W \ i�523.82'(TOTAL) WINDSTONE HOMEOWNERS ASSOCIATION TM 54I - ((7)) INSTR. N0. 020011392 USE: OPEN SPACE 20' SANITARY SEWER ESMT. FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 SCALE: 1" = 60' m211AD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 12 OF 13 CD-070 N/F FREDERICK COUNTY- CLARKE COUNTY SCHOOL BOARDS TM 54-A-114 342/64 ZONING: RP VOCATIONAL SCHOOL LTH 0 p L U DAVID F. PRIGGS No.1853 'a: supcvtl�� AUGUST 18, 2003 f TE:E SHEET 13 OF 13 FOR RVE AND LINE TABLES 60 O 60 /20 .SCALE" /'-60, NUMBER DELTA ANGLE ARC LENGTH RADIUS TANGENT CHORD DIRECTION CHORD LENGTH Cl 15°00 54' 65.52' 250.00' 32.95' N88027 27"W 65.33 C2 15°00'54" 65.52' 250.00' 32.95' N88'27'27"W 65.33' C3 15°00'54" 72.07' 275.00' 36.24' N88°27'27"W 71.86' C4 15000'54" 58.96' 225.00' 29.65' N88027'29"W 58.80, C5 70"31'46" 43.08' 35.00' 24.75' S48°46'14"W 40.41' C6 250031'43" 240.49' 55.00' N41°13'47"W 89.81' C7 15°00'54" 72.07' 275.00' 36.24' S88°2727"E 71.86' C8 15°00'54" 58.96' 225.00' 29.65' S88°27'27"E 58.80' C9 45005'58" 27.55' 35.00' 14.53' N73°24'54"W 26.84' C10 81°58'06" 71.53' 50.00' 43.44' S88°08'59"W 65.59' C11 16039'47" 41.01' 141.00' 20.65' S02°22'01"W 40.86' C12 16'39'47" 28.79' 99.00' 14.50' S02o22'OO"W 28.69' C13 16°39'47" 45.66' 157.00' 22.99' NO2°22'00"E 45.50' C14 16038'47" 24.14' 83.00' 12.16' N02022'00"E 24.05' B.R.L. DETAIL (TYP.) NUMBER DIRECTION DISTANCE L1 S05°57'56"E 30.00' L2 N50°57'52"W 56.57' L3 N50°57'48"W 14.84' L4 N39°02'08"E 56.57' L5 N29°34'24"E 17.20' L6 S51°58'13"E 20.16' L7 S32°56'49"E 46.82' L8 N05°57'54"W 64.77' L9 S44059'52"E 38.66' L10 S26°32'57"E 28.83' L11 S33°16'46"W 28.01' L12 S10041'48"W 31.11' L13 S45022'15"E 42.06' L14 N10°41'55"E 31.11' L15 S34°52'58"W 41.63' L16 N85°34'24"W 29.14' TH OF U DAVID F. SPRIGGS No.1853 suwl�� AUGUST 18, 2003 NUMBER DIRECTION DISTANCE L17 N89°53'12"W 29.83' L18 S34°52'59"W 38.83' L19 N55°07'05"W 25.00' L20 N34652'57"E 30.00' L21 N10°07'07"W 15.56' L22 N55°06'57"W 28.00' L23 N34°53'02"E 25.00' L24 S55°07'00"E 31.50' L25 S87°58'45"W 29.07' L26 S05°57'51"E 51.64' L27 S45°25'04"W 91.13' L28 N74°41'14"W 10.61' L29 SO4°40'14"E 51.85' L30 N55"06'59"W 61.15' L31 N12°31'22"E 10.54' L32 N05°57'51"W 58.99' FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 g.:lIj&D TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 13 OF 13 CD-070 /j o �V,, THE PLATTING OF THE FOLLOWING DESCRIBED LAND, 15.70 ACRES, IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRE OF THE UNDERSIGNED OWNERS, PROPRIETORS AND TRUSTEES, IF ANY. ' G ATURE 1Y1-1 TITLE DATE COMMONWEALTH OF VIRGINIA CITY/COUNTY OFTO-WIT: I, A NOTARY PUBLIC OF SAID CITY/COUNTY, DO CER IFY THA WHOSE NAME IS SIGNED TO THE WRITING HERET ANNEXED, BEARING DATE THE cQ11 DAY OF � , 20OZZ , HAS THIS DAY ACKNOWLEDGED THE SAME BEFORE ME IN MY SAID CITY/COUNTY. GIVEN UNDER MY HAND THIS DAY OF , 20 Q,2., MY COMMISSION EXPIRES: �_ 31, aooS FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 1 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: JUNE 13, 2002 :q'j&D TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 2 OF 13 CD-070 o��,� TH �F D� L' DAVID F. SPRIGGS No.1853 `'os smv'o . JUNE 13, 2002 LOT # AREA(SF.) LOT # AREA(SF.> LOT # AREA(SF.) 1 3,902 31 3,500 61 2,000 2 2,712 32 2,400 62 2,400 3 2,260 33 2,000 63 3,500 4 2,712 34 2,400 64 4,225 5 2,260 35 2,000 65 2,400 6 3,705 36 2,400 66 2,000 7 3,325 37 3,500 67 2,400 8 2,280 38 3,500 68 3,500 9 11900 39 2,400 69 3,500 10 2,280 40 2,000 70 2,400 11 11900 41 3,900 71 2,000 12 3,705 42 4,130 72 2,400 13 3,325 43 2,832 73 3,518 14 2,280 44 2,360 74 3,900 15 11900 45 2,832 75 2,000 16 2,280 46 2,360 76 2,400 17 11900 47 4,602 77 2,000 18 3,705 48 2,975 78 2,400 19 4,100 49 2,040 79 3,500 20 2,000 50 2,975 80 3,900 21 2,000 51 3,315 81 2,000 22 2,000 52 1,700 82 2,400 23 2,000 53 2,040 83 2,000 24 4,100 54 1,700 84 3,900 25 3,895 55 2,040 85 3,900 26 11900 56 3,655 86 2,000 27 11900 57 3,500 87 2,400 28 11900 58 2,400 88 2,000 29 11900 59 2,000 89 2,400 30 3,895 60 2,400 90 3,500 STREET DEDICATION (TOTAL): 56,593 S.F. 1.30 AC. I RP MATCH L/NE L 01 SA�E OSHh ET 5 �T— MATCH LINE - SEE SHEET 4 22 1 0.0 I I 95. o' 28 z PLAT LOT '2:.:(j00:::SF '1 .90b..SF LOT - PROPOSED 0 w J p --w o WEATHERVANE DRIVE Q �_ Q H�2TH GB 790 3 a "' 21 " 100.0' w Ja w 3 a " 95.0' 27 N w a RECRAREAONAL (50' DEDICATED I a, 3 a, o 0 • �' J PG 3q7 o oL OT :2:;:000:::S:F o ,� I cfl o~ :.1..,.900 SF LOT o ~o ( COMMON OPEN SPACE) R.O.W. . O. W.) I I' -- w a 01-N 20 " 1oo.o' ���I� or '' 95.V— 26 N0 I oo o� 4 N` O"ED O O N - M NI o�N zQ .D Z p O co LOT o O LOT - 0 W I NDSTONE N w O....1:q0 ,SF o Q ° o ° O ° to o o o o ��� 19 � .ml ::3,.895::SF: 25 �� SECTION 1 ' �� 'ZQ m �EL Z N w 11) V) z � (� � z � I to < LLI'J3��J = NAIL Lj S05°5754"E 100.00' ' N05°57'54"W 95.00' LIGHTHOUSE LANE o N05°5 ' 4"W AIL 123. 005� o ET © 9 SET mnz w.. .. _ — — — — — — — — zQ�a;za 31 63.80'� `� N05° 57' 54"W 363.00' ( TOTAL) �'�' m DH 25' H SET o = i-Z'i ao :O: :w: :w: :�: :w: (SET l 25' E Q ao LOI o , :tom: :�: :tom: :L: :�: tL: :.Ll :ii: :ii: :ii: :i, : iL: H :� :N: � tn:� :N: � �D o w p I '" Z N J O :fn: 'N: :N: ' 'N: :(n: :ln: (/): 'N:' :ln: 'N:' :fn: ' :(n: (/): O :N' o : . O o �zm M ; O: ;O O: :O O ; O O: :O : O: :O : O : O ; F-: •: :N: •'O: :N: Z O In :tn: 'O: :O: ' 'O: :O: :lfi: :U'): • 'O: :O: ' 'O: :O: :tn: :tn: O �• :N: •�: M :w: M '�: M :O: W N O p .... o :O: 'O: :co: 'O: :00: :N: •O: tn 'o: :co: 'o: :co: :N: :O: ... :1�: :N: :N: :a): I p f- to v ;ti: :O): :N: :�: :N: :M: ;I�: :cn:ol: :N: :m: :N: 30: ;N: In O o : •: .: w w I I COMMON co ui:N: :�:� :N: :M: M: :N: :N: :M: 17: (p .... ....• ....• ... .. ... ... .... N �, o :N: :N: :N: :rn: OPEN w COMMON o M o IRS C10 IRS SPACE IRS OPEN SPACE c\lo LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LD;T LOT LOT LOT LO Z ©IRS IRF 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 � IRS 4'1-' co Z 39' 20' 24' 20' 24' 35' 39' 20' 24' 20' 24' 35' 39' 20' 24' 20' 24' 24.47 �� m IRS S05°57' 54 "E 475.47'(TOTAL) IRS 'F 513.31' BROOKLAND LANE — ST. RT. 658 64.7367.0' WIDE IRF _________(DEDICA6EED 30' R. O.W.S05°57'54"E 699.92' N84° , , '-----------------------------------------I------------------------------------------------------------------------------------------------------------ 30 _00------- N/F RICHARD B. & N/F FINAL SUBDIVISION PLAT FOR I l�j'TH OF ANNABELLE L. LOY j OAKCREST PROPERTIES, LLC. D.B. 426, PG. 836 j INST. NO. 000012581 �! �� ZONING: RP ZONING: RP WINDSTONE SECTION 1 �✓ I USE: TOWNHOMES ,� USE: VACANT I RED BUD MAGISTERIAL DISTRICT v DAVID F. SPRIGGS FREDERICK COUNTY, VIRGINIA DATE: JUNE 13, 2002 SCALE: 1" = 60' No.1853 ENOTE:®T 13 OF 13 FOR�'A�D LINE TABLES TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA 60 0 60 i2o (540) 667-9300 FAX (540) 667-2260 JUNE 13, 2002 SCALE. /'-601 SHEET 3 OF 13 CD-070 QI OT o z 62 Q-- a a) 61 8.I75' -O 60 Ui I OT 59 4! I 0 i I Sri T 58 Iw OT I o 57 W 0 v N 12 Z v 17, OT ;. 34 35 36T 37 I I I 3 ' N05°57'54"W 95.( Li 3$95SF:zo. wl� .... LOTo O 95.0' 30 mlo 0 0 '1•,9Qb-� LOT m o 95.0, 29 N `1 ..900. SF. LOT ;;....95.0', 28 LOT 27 0 0 0 0 3 O N O co N I W Io-Q LOT N LOT LOvNv0 66 6N5 667 864 69 70 71 72 H� MA7 N :L: :N: 0 :Ln: ul M; co LOT 56 43' ti N 35' L3 8T Chr L/ E- S E S co EET 6 I I I Z I IRF WINDMILL LANE _ N05057'54"W 264.00'(TOTAL) 0 :ice: i �: :i� : p :ice: ;ice: :ice: :U-: :ice: :0: • :O: . :0: • :0: . in: :Un: :o: :in: c :IT::0: :IT: Ln :o: �' :ti: LO :v: tr :r-: I Q :o: :r : :O: :r : :rn: :a): CO ;0: CO "m: w \ r:_ .. _ :N' . _ �:_ _ _ :M: :N: cv: LOT i0 DH IRF � � � 48 o SET � LOT OT LOT OT LOT LOT LOT 0 55 54 53 52 51 50 49 0 E T 13 OF13 FORD LINE TABLES 60 O 60 /20 SCALER /'-60, PLAT NO TH 08 790 PG 347 IRS IRF 24' 20' 24' 20' 39' 35' 24' 35' z I JASBO INC. 8. S05057'54"E 264.00'(TOTAL) COMMON I ( I FRED L. III OPEN SPACE 0, PG.. D.B. 790, PG. 347 N05°57'54"W 280.00'(TOTAL) ZONING: RP 24' 20' 39' 35' 24' 20' 24' 20' 39'USE: 125' 25' VACANT LOT LOT LOT LOT LOT LOT LOT LOT LOT o 39 40 41 42 43 44 45 46 47 0 0 0 a I • :• •L-. : 0 • O O ;tn :L�: p O O O O O 3 _ :o: p p .0 — :o: — :0: :O: p 0 :�: 00 .... � .... � :�: � :�: tom: _ O 1 :O: :0:O :O: : : xn: — ln: — jn: — (n: — tn: — :0: 3 .. •M: _ .. ` ` ;N :rn: ;O: :: NN: :O: :N; O: N: O O 00 J :... :... ...: .... :M: TO: � :14: � In: � :W: z- :0: ° O I Q .. .. :: �. :tV: :: �. :cV: N I `�pS05°57'54"E ° (p I O 1 18. 00' ( TOTAL) 00 w v - I a, a, COOLFONT LANE S05°57'54"E 162.00'(TOTAL) `: N '-Cj m o W I NDSTONE w < SECTION 1 w V l0 O 1 0 r- I , _ LO SED1 , 00 RECR�A�IONAL WEATHERVANE DRIVE o 0 O AREA (50 DEDICATED o z N ( COMMON OPEN SPACE) R.O.W. 1 1 co 1 I co Z ` 0 N MATCH LINE - SEE SHEET 3 1,TH OP ir U DAVID F. PRIGGS No.1853 JUNE 13, 2002 FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 1 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: JUNE 13, 2002 SCALE: 1" = 60' COVAID TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 4 OF 13 CD-070 60 0 60 /20 LTH OF01 y� DAVID F. SPRIGGS No.1853 IQ '.qD svRv'o� JUNE 13, 2002 PLAT NO TN DB 790 PG 347 N/F CITY OF WINCHESTER TM #54-A-121 ZONING: RP USE: VACANT N50° 08' 56 "E - 37.00' IRF o o �o / I R IRF MATCH LINE �Qv Q � 00 00 ti (0 �h COMMON OPEN SPACE N/F RICHARD L. & s N I NA L . WARREN 3'6`°� FINAL SUBDIVISION PLAT FOR TM #54-2-6 D.B. 879, PG. 1272 WINDSTONE ZONING: RP s9; SECTION 1 USE: SINGLE-FAMILY RESIDENTIAL RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA �_7� DATE: JUNE 13, 2002 SCALE: 1" = 60' 0-� `MAD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 5 OF 13 CD-070 IRF SEE SHEET LOT l 0 z 62 a J o LOT N 61 It 100.01 3a ` LOT ...S:F: 18.75' ~ `� 6 COMMON o 100.0' w a — OPEN SPACE �, -- o LOT :2:::000:: sF o Ih 0 o ° o N 59 100.0' o~ W cooN N� v N LOT 58 ::2,:4:00 SF 0o O IW " 100.0' CCD N I� z� LOT ... .. M 5 7 :3., 5:0O...S:Fjw W I NDSTONE S05° 57' 54 "E 100. 00' i SECTION 1 , MATCH LINE 51 N Q' 12 ti N05°57'54"W 182.00'(TOTAL) 17, N 0 35' 24' 20' 24' 20' 24' 35' o 0 LOT LOT LOT LOT LOT LOT LOT O W 1 Z L 0 31 32 33 34 35 36 37 0 3 1J 3 O 0 .... :LL: :LL: O O 0 O .... .... .... .... :LL: :L�: LL: :LL: 3 I� 0 :N: O :N: O :cN: o (N: O :(n: O cn: O :tn: c0 0 V N 0 ;o::0 O: :0: :o: :o: :O :o •0 :0: - :O: :0: :o: O: •O: •O: •O: :c? o: O: N Ih I� :M: :N: ` :N: ` :N: ` :N: ` :N: ` .... .... .. ;rn; 00 N N 1 )•77' S05°57'54"E 182.00'(TOTAL) 3 ' COOLFONT LANE 1 S05°5 '54"E 100.00' LIJ vLOT .!1PP_ 5F waw1 LOT 24 100.0' 0 0 3 0 oLOT ......:0.......F N ~ m I� LOT N 23 " 100.0' o Q ° o m 29 LOT ::2:::0oo:::SF ° c� LOT p 2 2 " 100.0' z tD 28 -'.OT 21 SEE SHEET 3 NOTE: SEE SHEET 13 OF 13 FOR MATCH LINE - SEE SHEET 7 / . r R CURVE AND LINE TABLES %%'* � OOU Lull" C o O� a o�Q� FLOOD ZONE N N/F 15 N. � CITY OF WINCHESTER TM #54-A-121 ZONING: RP CONC. USE: VACANT % MON. 13H 0F y� U DAVID F. SPRIGGS No.1853 �% 'sQ,- so: smvzl�� JUNE 13, 2002 0 O 0 0 3 / 00 / N O co V) MATCH LINE - SEE SHEET 5 PLAT NORTH OB 790 PG 347 COMMON OPEN SPACE WINDSTONE SECTION 1 FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 1 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: JUNE 13, 2002 SCALE: 1" = 60' TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 N05057'54"W 466.00'(TnTAI) 35' 24' 20' 24' 20' 39' 39' 20' 24' 20' 39' 35' 24' 20' 24' 20' 39' LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT 90 89 88 87 86 85 84 83 82 81 80 79 78 77 76 75 74 0....0....0....0....0 ....0 0.0 0 0 0 0 0 0 0 0 :LL: :fn: O li: cn: O •li: N:O :I.L: . :tn: O 'Li: N:O :ti: :N: O :LL): (n: O 1i: in:0 : -: 01 O tL: • :(n: O :L-): :tn: O :l.L: :tn: O :LL): :N: 0 �LL.: :0 :L�: (n: O i.�: :(n:0 :L�: :tn: 0 • O: •0 O •0 O O •O • 0. •O O O:• O. : •O O O :O: �- ;O: :0:� :O: :0:— :O O :;0: :O: — :0: :0: :0: - :0: :0:— :0: :0 :0: .0: ;O: ;O: :O: :O: :0: O O ;: ;: ;O: ;O O m O::z :Or :in: •V-: ` :O: :�: ; :O: Or :N: ;N; :N: :N: :M: ;M; :N:` :N: :N:` �Pn: :M: ;N: ;N;` :N: ;N;` ;I'7: -�� 127.14' Q' S05057'54"E 100.00' M LOT .....5.00..SF: 100.0 LOT ::2...4bO...S;F v 62 100.0' L61 60 O 60 /zo /--60- SHEET 6 OF 13 CD-070 Qo 0-1 W - oz O Q O � J QI w 0 N 0 18.175' z 1..`Nflcol 505*57"54" 466.00"(TOTAL) 0 S140 o_ IIRFS•9g 9T 1 W �rq� ) 31 OI N O v w N I� N SEABREEZE LANE_ w _ _ _ N05057'54"W 284.00'(TOTAL) _ _ _ o - 35.75' � N w: w: .... :: w: .... :w: LL-: .... :: O " a Q- N OOOO :Vn- :n: - :n: - :: - O :: - OOOO YX - :n:. N; - :L-: J�Q •O� :ur O:o :O :0, :oO 0. : :0: • :Q. ;O: O on ;Q � O• :N: o .. •V: O .• OO:V-: .. — O :.. 0 gl: O :V^ 0 :0: O •R: O� co:N: „ Q zz O N :V: •N: :N : : If): :N: N: N: -: I 0 I Q�o N m�o �, 0 LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT 73 o 64 65 66 67 68 69 70 71 72 z �--- 2.25' 1 24' 1 20' 24' 35' 35' 24' 20' 24' 25.63' ' ' ` \ IRF I NDM I LL LANE S05 057 54 E 273.88 TOTAL ) , WEATHERVANE MATCH L/NE -SEE SHEET 4 DRIVE 50' `DRD I CATED R. W. ) 1 W Z 0 tu I N/F CITY OF WINCHESTER TM #54-A-121 / ZONING: RP m USE: VACANT 3 a� 60/ v00o 0 O � O 4v / MATCH LINE - SEE SHEET 6 FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 1 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: JUNE 13, 2002 SCALE: 1" = 60' CONAID TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 7 OF 13 CD-070 a3�IR�,F / c� \ PLAT CONC. NORTH DB 790 MON. \ PG 347 WINDSTONE SECTION 1 \ JASBO INC. & \ FRED L. GLAIZE, III D.B. 790, PG. 347 ZONING: RP USE: VACANT ti u- 40 \2. 59 F s2 3 OPENCOMMON \8'' \ co so o so /Zo f, W W W ail Z .! V Q 4 1,TH OF DAVID F. SPRIGGS No.1853 1� 'Q jjk�0'- smvv _.' \ JUNE 13, 2002 \ \ IRF 23\ W9 2 ly CO / IRF IRF PLAT O) Z o N ti LO N N Jac J as w .... 3I z� cam ZQJO,�L� �zCO0w z 8 M O enN o V)V)l v O 'ATCH L/NE SEE SHEET LUMATCH LINE 22 28 DB 790 LOT 1 21 1 oJl 31Q N o:l �i�- wI : 1� IOJ i 0 1 N � LOT 27 PROPOSED RECREATIONAL I�T�Pc 47 �y 1Ui~ � � AREA ( COMMON OPEN SPACE) LOT 1 i 001 ' -- 1 m 1 LOT 20 0i 0 26 I N LOT i 20' 1 001'- EOIO a N05057'54"W 147.87' a1 20 LOT - SEE SHEET 9 .A I HEKVANE DRIVE !J0' (50' DEDICATED M a R. 0. W .) ; a� 3 m :z _ CL CD Q N0-5°5-7'54- "-W-- �r,-owo61.48,OO i v. O O E' -m Ih "InmQ �- zN wJ o39--RIABLE WIDTH I �l� "INGRESS/EGRESS/ 137.00' � 0Ncz� =) WATER & SEWER/ i co PK UTILITY AND —4 NAIL PA NG ESMT. I SET -1 37. 00, EASEMENT WATER 8. E0 _ L6 I II 25 2 DH SET -- ------ ------ -- 100' FULL i _ _ _ _-_� __ _€_ _fi'345.37' 63' SEPARATION i 20' B.R.L. ---- -------------- BUFFER i W I DSTONE20' B.R.L. I i SECT I ON w I i COMMON I------ I OPEN SPACE --r--� LOT 18 ARC TIE 15.07 I R F \ ---------------------------------- IM B.R.L__ I O'n mI I,� B_R.L. 2-5 ._'------------------------�- c� I 1— N05° 5r 54 "W OD 1 f-- L8---1 i--53.28 _,", 1 IVARIABLE WID FC.S.A. NGRESE�R S _LIGHTHOUSE ANE-15. ACCESS S4 50' PERIMETER BOUND RY LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT 17 16 15 14 13 12 11 10 9 8 7 6 FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 1 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: JUNE 13, 2002 SCALE: 1" = 60' Cm :11 A D TH OF U DAVID F. SPRIG( No.1853 %k� svR�°� TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 JUNE 13, 2002 SHEET 8 OF 13 CD-070 Z YI II o 2.2�5 O U d0 e I _ N I mO � it COMMON �NI N N� OPEN of k SPACE M I I ©---------------- T-- IE; t ® IRF LOT LOT LOT LOT LOT C5 v9 t ��• �� J `F SO, IRF 513.31 BROOKLAND LANE - ST. RT. 658 64.73'/� �67.75'/"" 60' WIDE _ _ -(DEDICATED 30' R.O.W. S05057'54"E 699.92' IRF N84°02110"E ------------------------- -- -- -- -- ------1--------------------------------- -- 30.00--- -- N/F N/F RICHARD B. 8 j OAKCREST PROPERTIES, LLC ANNABELLE L. LOY INST. NO. 000012581 D.B. 426, PG. 836 j ZONING: RP � ZONING: RP USE: VACANT I USE: TOWNHOMES E T 13 OF 13 FORD LINE TABLES,L. DETAIL 60 O 60 /2o SCALE, OT 62 I I OT I + 61 OT 60 , OT I 59 i OT 58 OT al i i I y�i5 FRONT I N84° 02' 06 "E o z i -- I SE BACK--k j 134. 14' ( TOTAL) I : a a I 'LOT LOT LOT LOT LOT LOT LOT .'� ` i LOT LOT 'E703T } p= 8, 8S- SHEET 13 OF 13 FOR FEEE AND LINE TABLES, -6� 68-- -9- 7-0 �� ��� L12 B.R.L. DETAIL GMAT /N —#EE HEE // TIE= W 41 --- - /� -- - - • ' 7.00' IRF I _ WIN DMILL LANE VARIABLE WIDTH / I 150 o so izo tki W •�� �:� �. �i i i 6 i i i 13 Iw OPEN SPACE ---_r=---—_ _ fZ OT LOT LOT L 34 35 36 7i J 1 IT 0' W /L V E SEM NT Q LAI NORTH 09 790 tee` /ram PG 347 I DH` IRF EX. 50' SHENANDOAH GAS CO. EASEMENT SET ` V 247/18 FI�- IRS IRF 16' TIE INTO W %'- I p�, EX. 20 W/L ESMT. @ C/ 25' 2__5' a DAVID F. SPRIGGS 7 im 0, I:;�--EX- __NLn EASEMENT No.1853 I ~ 1 1 907/382 4L. of---- --- oUOT LOT LOT LOT LOT LOT LOT LOT LOT L QB8 39 40 41 42 43 44 45 46 4 z I Ld W I NDST NE Igym ECTI0 1 10 `� ------ ---20' B.R.L. NO -57'54" 149_81' - - ____ 1 �� i M _ _- 62, f' VARIABLE WIDTH '- -00 - COOLFONT LANE w' NI 92. 08'---- ,� w �a r--20,--L��- I 30 COI I� B.R.L. Em I o O LOT a m (q- J do 29 1n LOT 28 27 I 31 Flo "W I p (v I o to INGRESS/EGRESS/ N WAIER_8`SLWER� — I UTILITY AND i N I v c 1 PARKING ESMT. _ I '� M S05°57'54"E 258.57'---- �— LO C1 L151 �� I I L20' STORM PROPOSED SEWER ESMT. RECREATIONAL I �0 AREA WEATHERVANE DR INE ( COMMON OPEN SPACE) (50' DED I CATEb I I I R. 0. W.) i ! MATCH LINE — SEE SH, JASBO INC. & FRED L. GLAIZE, III D.B. 790, PG. 347 ZONING: RP USE: VACANT '.ram SIJRV-, i' JUNE 13, 2002 FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 1 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: JUNE 13, 2002 SCALE: 1" = 60' `VAN) TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 9 OF 13 CD-070 60 O 60 /20 SCALE, 1'-60' E T 13 OF 13 FORD LINE TABLES,L. DETAIL H op DAVID F. SPRIGGS No.1853 'ai,: smvl'� JUNE 13, 2002 PLAT NO TN D8 790 N/F PG 347 CITY OF WINCHESTER TM #54-A-121 ZONING: RP USE: VACANT N50008'56"E 37.00' 15 RED BUD MAGISTERIAL DISTRICT Ex. FREDERICK COUNTY, VIRGINIA DATE: JUNE 13, 2002 SCALE: 1 = 60 `�IAD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 1 SHEET 10 OF 13 CD-070 MATCH LINE 50' PERIMETER BOUNDARY STORM MANAGEMENT ESMT. � IRF ,.4 Q) Ao �p / IRF% ,o •/ 24 �4 APr Q O 41/ E ; SHEET SANITAR SEWER /N/p ESMT. EX. 50' SHENANDOAH 6 2T 61 LOT 60 GAS 2407/18SMT. LOT 59 CON OPEN SSPPACE L58T L22 /� �a� /PORTION OF EX. A 20' W/L z° �'% 0�� 9 0-7 3E8 2T �i�. LOT I c0 — — I—y-A .20' STORM NN 0�� 0 \l �20 ST L39 � +����). �\ SEWER E EX. 20' W/L \� i L38 EASEMENT 907/382 22.01 �� 20' W/L 576.°\ �� EASEMENTS 20' SANITARY SEWER ESMT. 100' FULL�rY SEPARATION J I` 25' SAN.SEW. ,- BUFFER EASEMENT \�" F. C• S. A. 580/346I 5' ACCESS "\ EASEMENT N/F f �� RICHARD L. & / `� COMMON NINA L. WARREN \OPEN SPACE D.B. 879, PG. 1272 ZONING: RP IRF I USE: SINGLE FAMILY RESIDENTIAL I MATCH LINE LOT LOT LOT LOT LOT LOT LOT 3 31 32 33 34 35 36 37 O RM MT. W NDSTO E JI -60 N o SECTION 1 N�' I 00 20' B.R.L. _N 5° 5-' 54' W 21__77' VARIABLE WIDTH INGRESS/EGRESS/ WATER & SEWER/- - - LLT I L I-T1LAND PARKING ESMT. S�5°57754'TE �\ 24 20� �)B.R.L. j 31a LOT JI OIL 23 I o .I NL LOT I 1c0 I ml �Iv 22 I I 00I LOT I� —21 ; SEE COOLFONT LANE_ N LJ �- w Cr mlo ml SHEET 8 OTE : MATCH LINE - SEE SHEET /2 SEE SHEET 13 OF 13 FOR FINAL SUBDIVISION PLAT FOR WINDSTONE LND VE AND LINE TABLES, ,,� F OD ZONE B �� SECTION 1 B. R . L . DETAIL , NA �P� FLOOD ZONE C �1"-' PLAT RED BUD MAGISTERIAL DISTRICT l 16'FREDERICK COUNTY, VIRGINIA N/F O O �0'00 NTH PG 347 DATE: J UNE 13, 2002 SCALE: 1" = 60' CITY OF W I NCHESTER o�_ �'MATCH ��'AD TM #54-A-121 �r---___ �' L'NE - SE ZONING: RP Cr<7N�r---- '�_-----_- ,;�� E Slyg-,6T 12 TRIAD ENGINEERING, INC. USE: VACANT / ,�10. ,-__' - �'�! �!_ 200 AVIATION DRIVE W I NCHESTER , VIRGINIA __i 1r -,�_540) 667-9300 FAX (540) 667-2260 20' SAN I T4--- - �/ f NO 33' 4 7 7 I,TH Q i„0) i ; SEWER ESMT. p P O=� Q COMMON 7p, 20' STORM ------- OPEN SPACE I (� SEWER ESMT. '�2 v DAVID F. SPRIGGS 40 '� f No.1853 'Cl ov JUNE 13, 2002 3 \ lI"93RF S \ �q� 1 23S'96,( 2 W OTgt J �o / 0 0i q. INGRESS/EGRESS/ 32.00' I N C/L 20' <c / / �_� I____i�u,'I WATER & SEWER/ I w MCI ESMT�� LN02°/0q'37"Wo�i — _ SEABREEZE LANE — — UTILITY AND I N05 57 54 W h / � 3 /J /�. 50T - � ♦ PAA K�NcSOT — — — r i co 8.50' I o LOT LOT LOT LOT LOT LOTIZ 1 LOT LOTLOT LOT LOT LOT LOT LOT LOT LOT LOT ` �/90 89 88 87 86 85i 84 83 82 81 80 79 78 77 76 75 74 �i o; W NDST NE ° S CTIO 1 ---- 20' -- B.R. -- -- I ----+---- I -- -- -- ___ 20' B.R_L. --- -- -- -- — — — — — ----- _- _i-- NO °57 54" 472.89' / /o, 7 -- ----a>--►-------- ° -, - 13.13 ZIT- 7 4 h /^/�,°°//SANITARY 20' 63 B.R.L. I z SEWER I wl 1 Q ESMT. LOT I J MATCH LINE - 62 0• I-3 1 � SEE SHEET /O LOT m I coo • 1 0 61 ! AIM N Q 60 0 60 /20 SCALE', e-,6CY SHEET 11 OF 13 CD-070 05° 5 ' 54 "W 69.28' a-_- - ---- -- -- - - - - - - - - - - - - - IvL J 20' B.R.L. �I Io 20'-►i w- IN B.R.L. I qti I m co I co I 20' B.R.L. ' �703 `- LOT I64--Te5 LOT LOT LOT LOT LOT LOT LOT LOT : ----- --- ---�05° 5 ' 54 "E 56.57,--- WINDMILL LANE -VARIABLE WIDTH CH LINEWATER & SEWER/ WI N O 1 v • M OD �i�1z Zwaao UNIL U ..> �'FRONTw� o"oz 0 SEIBACK—esk— ZI Cn •0 Z .. tir I P/ I mJ ON a N om O /8.gS, i L12 �o ©` TIE= I 7.00' WEATHERVANE IRF IVE 5-0EDICATE 94R.I) . W. ) W ki IA W W J -sit * I R F 5N \ N/F CITY OF WINCHESTER TM #54-A-121 ZONING: RP USE: VACAN J 2 CN;OTEE SHEET 13 OF 13 FOR PLAT CURVE AND LINE TABLES CONC. NORTH 0B 790 �= MON. \ PG 347 T a�1 Mom q! qrt� JAS-11 n \ FRED L. BO8 GLA ZE III 4) ' �' Lo \ D.B. 790, PG. 347 ZONING: : RP USE: VACANT MATCH LINE SEE SHEET 11111 11417-C�`'' L�/►i =1 E SEE Sh'EET ii WINDSTONE \�s9. STORM (DAVID SECTION 1 F. SPRIGGS MANAGEMENT S�`'.8 ESMT. \� \ �. No.1853 62.8g. COMMON �4' OPEN SPACE 08 W 22 89Nl S yr_ No1�-3147- — -� •Sp>��2�. \ JUNE 13, 2002 3 �h �J5 08" �F EE, 20' STORM SEWER ESMT. FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 1 ��09>,,, IIRF ��"F 20' SANITARY RED BUD MAGISTERIAL DISTRICT ��?\9, SEWER ESMT. IRF FREDERICK COUNTY, VIRGINIA DATE: JUNE 13, 2002 SCALE: 1 " = 60' Z S230g�2\����' ` :11AD J W S'962 w TRIAD ENGINEERING, INC. Z -- , 1 � 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 HEET 12 OF 13 CD-070 s0 o so /2o V W SCALE. /"-so Q W 4tn O%I ^ h IRF NUMBER DELTA ANGLE ARC LENGTH RADIUS TANGENT CHORD DIRECTION CHORD LENGTH Cl ' 05°19'35" 23.24' 250.00' 11.63' N86"40'350E 23.23' C2 05°18'16" 23.14' 250.00' 11.58' S86°41'14"W 23.14' C3 84°04'01" 73.36' 50.00' 45.07' S30"08'48"W 66.96' C4 02°54'36" 13.97' 275.00' 6.98' N87"53'04"E 13.96' C5 05"18'16" 20.83' 225.00' 10.42' S86"41'14"W 20.82' C6 45'05'57" 27.55' 35.00' 14.53' S61"29'08"W 26.84' C7 270"11'54" 235.79' 50.00' S05"57'54"E 70.59' C8 45'05'57" 27.55' 35.00' 14.53' S73°24'55"E 26.84' C9 05'18'16" 25.46' 275.00' 12.74' S86'41'14"W 25.45' C10 01°22'00" 5.43' 227.78' 2.72' N88°38'23"E 5.43' C11 16'36'32" 14.50' 50.02' 7.30' N51"30'00"W 14.45' C12 22"19'54" 38.59' 99.00' 19.54' N17"07'51"W 38.34' C13 22°19'53" 54.96' 141.00' 27.83' N17°07'51"W 54.61' C14 39'04'48" 36.83' 54.00' 19.16' N44'42'04"E 36.12' C15 22°19'54" 61.19' 157.00' 30.99' S05°12'03"W 60.81' C16 22°19'54" 32.35' 83.00' 16.38' S05"12'03"W 32.15' C17 22°19'54" 53.20' 136.50' 26.94' N05"12'03"E 52.87' C18 06"21'02" 11.47' 103.50' 5.74' N13°11'29"E 11.47' C19 22"19'54" 32.35' 83.00' 16.38' S17'07'51"E 32.15' C20 22'31'24" 61.72' 157.00' 31.26' S17'02'06"E 61.32' C21 90'00'13" 25.14' 16.01' 16.01' N39°02'04"E 22.64' B.R.L. DETAIL (TYP.) NUMBER DIRECTION DISTANCE L1 S84'02'08"W 26.74' L2 S89°20'21"W 60.70' L3 N49°46'010W 55.37' L4 N39°02'04"E 59.72' L5 N49°45'56"W 14.59' L6 S05°57'55"E 36.17' L7 S84°02'06"W 37.50' L8 N05'57'51"W 41.30' L9 S26'30'03"W 27.09' L10 S84°02'09'W 53.50' L11 S05°57'50"E 20.50' L12 N32°56'43"E 10.92' L13 S33'19'17"W 24.14' L14 S27°51'50"W 39.91' L15 S05°57'50"E 28.84' L16 N41°17'21"W 35.45' L17 N74°41'15"W 46.24' L18 N65°16'23"W 26.23' L19 N56°32'11"W 84.78' L20 N11°02'50"W 32.58' L21 N23°08'44"E 12.19' L22 S53'00'49"E 64.37' -] TH OF - „ri 5. DAVID F. SPRIGGS No.1853 JUNE 13, 2002 BER DIRECTION DISTANCE 23 S31'52'46"E 65.61' 24 rL S83°34'56"W 10.78' 25 N61"36'54"E 24.95' L26 N67'29'51"E 50.07' L27 N39"55'53"E 68.04' L28 N15°11'18"E 46.67' L29 N69"04'21"E 40.46' L30 N43°06'18"E 71.21' L31 N81°51'12"E 21.01' L32 N43"05'040W 30.61' L33 N21°31'08"W 175.11' L34 N17°03'37"W 68.61' L35 N09'25'57"W 83.95' L36 N06°25'50"W 152.36' L37 NO3'01'36"W 180.79' L38 N37°47'35"W 18.93' L39 S52°12'12"W 15.00' L40 N62'29'04"W 10.35' L41 N84°02'07"E 35.65' L42 S68°48'470E 22.32' L43 S35"56'37"E 27.99' L44 I S75"42'20"E 21.30' NUMBER DIRECTION DISTANCE L45 N46"51'58"W 1 19.50' L46 N11'34'40"E 12.38' FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 1 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: JUNE 13, 2002 TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 13 OF 13 CD-070 THIS DEED OF DEDICATION, made and dated this day of , 2002, by and between Oakcrest Properties, L.L.C., a Virginia limited liability company, party of the first part, hereinafter called the Declarant; and Frederick County, Virginia, party of the second part. WHEREAS, the Declarant is the owner in fee simple of the real estate shown on that certain final plat drawn by dated 2002, entitled "Windstone Section I”, which final plats are attached hereto and incorporated herein by reference as if set out in full. This is the same property conveyed to the Declarant by that certain deed dated 2002 from , of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia, as instrument No. and a portion of the property conveyed to the Declarant by that certain deed dated 2002 from and of record in said clerk's office in deed book No. ; and, WHEREAS, said real estate, as shown on the aforesaid attached final plats, has been subdivided into lots for the construction of townhouses thereon, and the hereinabove- referenced final plats show accurately the metes and bounds of the subdivided land, together with the dimensions of each lot thereof and also shows certain surrounding lands in said subdivision to be used as open space, parking areas, sanitary sewer and water easements, utility, and ingress -egress easements, all of which shall constitute a portion of that development known as. Windstone Section I, and which common areas shall be owned and/or maintained by the Windstone Homeowners Association upon the terms and conditions set forth hereinafter; and WHEREAS, the Declarant now desires to subdivide the same into lots to be known as. Windstone Section 1, the subdivision of said real estate is with the free consent and in accordance with the desires of the undersigned Declarant, which further desires to subdivide the aforesaid real estate in accordance with the provisions of "The Virginia Land Subdivision Act" as are applicable and in force and effect as of the date of execution of this Deed of Dedication. NOW, THEREFORE, THIS DEED OF DEDICATION, WITNESSETH: That for and in consideration of the premises and the benefits which will accrue by reason of this Dedication, the Declarant does hereby subdivide all of that certain tract or parcel of land designated as Windstone Section I, lying and being situate in Shawnee Magisterial District, in the County of Frederick, Virginia and being more particularly described by that certain Final Plat of Windstone, Section I drawn by dated 2002, containing lots I through 90, inclusive, attached hereto and incorporated herein by reference as if set out in full. All of the lots shown on the plat attached hereto shall be subject to the following restrictions, covenants and conditions, which shall constitute covenants real running with the land, and shall be binding upon all parties having any right, title and interest in and to the aforesaid lots or any part thereof, their heirs, successors and assigns, and shall inure to the benefit of each owner thereof. 1 ARTICLE I Definitions Section I. "Association" shall mean and refer to Windstone Homeowners Association, Inc., a nonstock Virginia Corporation, its successors and assigns. Section 2. "Common Areas" shall mean and refer to that certain real property described as common open space, the streets and parking areas in Windstone Section 1, and such additions thereto as may hereafter be brought within the jurisdiction of the Company. Section 3. "Lot" shall mean and refer to any of the Lots (lots I through 90, inclusive, designated upon the final plats of Windstone Section 1), with the exception of the open space and parking areas, defined as "Common Areas" hereinabove. Section 4. "Member" Shall mean and refer to every person or entity who holds membership in the Association. Section 5. "Owner" shall mean and refer to the record owner, whether one or more persons or entities, of a fee simple title to any lot which is a part of the Windstone Section 1, as shown on the hereinabove-referenced final plats, including contract sellers, but excluding those having such interest merely as security for the performance of an obligation. Section 6. "Declarant" shall mean and refer to Oakcrest Properties, L.L.C., a Virginia Limited Liability Company, its successors and assigns. ARTICLE II MEMBERSHIP Every person or entity who is a record owner of a fee or undivided fee interest in any lot which is subject by covenants of record to assessments by the Association, including contract sellers, shall be a member of the Association. The foregoing is not intended to include persons or entities who hold an interest merely as security for the performance of an obligation. Only one membership shall be accorded per lot. Membership shall be appurtenant to and may not be separated from ownership of any lot which is subject to assessment by the association. Ownership of such lot shall be the sole qualification for membership. ARTICLE III VOTING RIGHTS Each Member of the association shall have one vote for each lot owned in which said Member shall hold the interest required for membership in Article 11. When more than one person holds such interest in any lot, all such persons shall be Members. The vote for such lot shall be exercised as they among themselves determine, but in no event shall more than one vote be cast in respect to any lot. 0) BOARD OF DIRECTORS The affairs of the Association shall be managed by a board of not less than three (3), but no more than nine (9) directors, who must be members of the association. The initial board of directors shall be appointed by the association and serve until the first annual meeting following conveyance of the first lot in Windstone Section I to a grantee other than Oakcrest Properties L.L.C.; thereafter, the Board of Directors shall be elected by the Membership as determined in the Bylaws of the Association. TREASURER The board of directors shall decide whether or not the Treasurer of the association shall be bonded with surety; and if so, the expense of such a fidelity bond for the treasurer to be borne by the Association. ARTICLE IV PROPERTY RIGHTS IN COMMON PROPERTIES Section I. Members' Easements of Enjoyment: Every Member shall have a right and easement of enjoyment in and to the "Common Areas," specifically including but not limited to the rights of ingress and egress across the aforesaid "Common Areas" and such easement shall be appurtenant to and shall pass with the title to every assessed lot, subject to the following provisions: (a) The rights of the association, in accordance with its Articles and bylaws, to borrow money for the purpose of improving the aforesaid "Common Areas". The association is further empowered, with the consent of at least two-thirds (2/3) of the members, to mortgage the area in said Subdivision designated as "Common Areas " to secure any such borrowed funds, but such mortgage shall be subordinate to the rights of the Homeowners hereunder. In computing the required vote of the members in connection with any such mortgage of the "Common Areas", the lots owned shall be given notice of any such proposed mortgage of said "Common Areas" as set forth in Paragraph (c), infra. (b) The rights of the Association to suspend the voting rights and the right to the use of the "Common Areas" by a member for any period during which any assessment against his lot remains unpaid; and for a period not to exceed thirty (30) days for any infraction of its published rules and regulations. (c) The rights of the Association to dedicate or transfer all or part of the "Common Areas" to any public agency, authority, or utility for such purposes and subject to such conditions as may be agreed to by the members. No such dedication or transfer shall be effective unless an instrument signed by Members entitled to cast two-thirds (2/3) of the votes has been recorded agreeing to such dedication or transfer, and unless written notice of the proposed action is sent to every Member not less than twenty-five (25) days nor more than fifty (50) days in advance. 3 Section 2. Delegation of Use: Any Member may delegate, in accordance with the Bylaws, his right of enjoyment to the "Common Areas" to the members of his family, his tenants, or contract purchasers who reside on the property. Section 3. Title to the "Common Areas": The Declarant, or such other entity as is invested with title at the time of conveyance, hereby covenants that fee simple title to the common open space and parking areas (referred to hereinabove as "Common Areas") will be conveyed to the Association free and clear of all liens and encumbrances prior to the conveyance of the first lot in Windstone Section I to a grantee other than Oakcrest Properties, L.L.C.. ARTICLE V COVENANTS FOR MAINTENANCE ASSESSMENT FOR THE ASSOCIATION Section I. Assessments: The Declarant, for each lot owned, hereby covenants, and each owner of any lot by acceptance of a deed therefore, whether or not it shall be so expressed in any such deed or other conveyance, is deemed to covenant and agrees to pay the association (1) annual assessments or charges, and (2) special assessments for capital improvements, such assessments to be fixed, established and collected for time to time as hereinafter provided. The annual assessments and special assessments, together with such interest thereon and costs of collection thereof, as hereinafter provided, shall be a charge on the land and shall be a continuing lien upon the property against which each such assessment is made. Each such assessment, together with such interest, costs and reasonable attorney's fee, shall also be the personal obligation of the person who was the Owner of such property at the time of the assessment fee was due. The personal obligation shall not pass to his successors in title unless expressly assumed by them, but shall continue as a lien upon said lot as set forth hereinabove. Section 2. Purpose of Assessments: The assessments levied by the Association shall be used exclusively for the following purposes, to -wit: improvements and maintenance of the "Common Areas", specifically including, but not limited to, payment of real estate taxes, repairs, removal of snow from association -owned and maintained parking areas and streets within said subdivision, maintenance and repair of any drainage and detention facilities, maintenance of street lights and payment of all utility charges therefore, maintenance and repair of utility and drainage easements, maintenance, and services and facilities devoted to the aforesaid purposes and expenses related to the use of and enjoyment of the "Common Areas"; and further, for the purpose of promoting the recreation, health, safety and welfare of the residents in the "Common Areas" of Windstone Section I. Section 3. Basis and Maximum Annual Assessments: until January I of the year immediately following the conveyance of the first lot to an owner (until January I of the year immediately following the conveyance of the first lot to an owner other than a conveyancer of 4 said lots to Oakcrest Properties, L.L.C. by Declarant) the maximum annual assessment shall be $250.00 per lot for all lots 1-90 inclusive. (a) From and after January I of the year immediately following the conveyance of the first lot to an owner, the maximum annual assessment per lot may be increased above that set forth hereinabove by a vote of the members for the next succeeding year and at the end of each year's period, for each succeeding period of one year, provided that any such change shall have the assent of 51 % of the votes of members who are voting in person or by proxy, at a meeting duly called for this purpose, written notice of which shall be sent to all members not less than 30 days or more than 60 days in advance of the meeting, setting forth the purpose of the meeting. The limitations hereof shall not apply to any change in the maximum and basis of the assessments undertaken as an incident to a merger or consolidation in which the association is authorized to participate under its Articles of Incorporation. The maximum annual assessment hereunder shall be subject to the limitations set fourth in paragraph (c) infra. (b) After consideration of current maintenance costs and future needs of the association, the board of directors may fix the annual assessments at an amount not in excess of the maximum. Section 4. Special Assessments for Capital Improvements: In addition to the annual assessments authorized above, the association may levy in any assessment year a special assessment applicable to that year only, for the purpose of defraying, in whole or in part, the cost of any construction or reconstruction, unexpected repair or replacement of a described capital improvement upon the "Common Areas", specifically including but limited to maintenance, repair and improvement of any association —owned parking areas and street within said subdivision, including the necessary fixtures and personal property related thereto, provided that any such assessment shall have the assent of 2/3 of the votes of members who are voting in person or by proxy at a meeting duly called for this purpose, written notice of which shall be sent to all members not less than 30 days nor more than 60 days in advance of the meeting, setting forth the purposes of the meeting. Section 5. Quorum for any Action Authorized Under Sections 3 and 4: At the first meeting called, as provided in Sections 3 and 4 hereof, the presence at the meeting of members or of proxies entitled to cast 67% of all votes shall constitute a quorum. If the required quorum is not forthcoming at any meeting, another meeting may be called, subject to the notice requirement set forth in Sections 3 and 4 and the required quorum at any such subsequent meeting shall be 'A of the required quorum at the preceding meeting. No such subsequent meeting shall be held more than 60 days following the preceding meeting. Section 6. Date of Commencement of Annual Assessments — Due Date: The annual assessments provided for herein shall commence as to all lots on the first day of the month following the conveyance of the first lot to a grantee other than Oakcrest Properties, L.L.C. The first annual assessment shall be adjusted according to the number of months remaining in 5 the calendar year. The board of directors shall fix the amount of the annual assessment against each lot at least 30 days in advance of each annual assessment period. Written notice of the annual assessment shall be sent to every owner subject thereto. The due dates shall be established by the Board of Directors. The Association shall, upon demand at any time, furnish a certificate in writing signed by an officer of the Association, setting forth whether the assessments on a specified lot have been paid. A reasonable charge may be made by the Board for the issuance of these certificates. Such certificates shall be conclusive evidence of payment of any assessment therein stated to have been paid. Section 7. Effect of Non Payment of Assessments: Remedies of the Association: Any assessments which are not paid when due shall be delinquent. If the assessments are not paid within thirty (30) days after the due date, the assessment shall bear interest from the date of delinquency at the rate of twelve percent (12%) per annum, and the Association may bring an action at law against the Owner personally obligated to pay the same, or file a Notice of Lien among the land records and foreclose said lien against property, and interest, costs and reasonable attorney's fees on any such action shall be added to the amount of such assessment. No Owner may waive or otherwise escape liability for the assessments provided for herein by non-use of the "Common Areas" or abandonment of his lot. Section 8. Subordination of the Lien to Mortgages: The lien of the assessments provided herein shall be subordinated to the lien of any mortgage or mortgages now or hereafter encumbering any lot. Sale or transfer of any lot shall not affect the assessment lien. However, the sale of transfer of any lot which is subject to any mortgage, pursuant to a decree of foreclosure thereof, shall extinguish the lien of such assessments as to payments thereof which become due prior to such sale or transfer. No sale or transfers shall relieve such lot from liability for any assessments thereafter becoming due from the lien thereof. Section 9. Exempt Property: The following property subject to this Declaration shall be exempt from the assessments created herein; (a) Any property owned by the Association; (b) All properties dedicated to and accepted by a local public authority; (c) Any and all lots owned by Declarant, its successors or assigns (specifically including the intended Grantee of said lots, Oakcrest Properties, L.L.C.) for which a final Certificate of Occupancy has not been issued by the County of Frederick, Virginia or such other agency having jurisdiction thereof; and (d) All properties owned by a charitable or non-profit organization exempt from taxation by the laws of the State of Virginia. However, no residence occupied as a dwelling shall be exempt from these assessments. Section 10. Failure to Maintain "Common Areas": In the event that the Association, or its successors, shall fail to maintain the "Common Areas" in reasonable order and condition, the County of Frederick may take such action as authorized by the County of Frederick Zoning 3 Ordinance. The County of Frederick Zoning Ordinance and any and all amendments thereto is by this reference made a part hereof as if set out in full. Section I I. Dissolution of the Association: Upon dissolution of the association, other than incident to a merger or consolidation, the assets of the association shall be dedicated to an appropriate public agency to be used for purposes similar to those for which the association was created or for general welfare of the residents of Windstone. In the event that such dedication is refused acceptance, such assets shall be deemed vested in the members of the association as tenants in common. ARTICLE VI RESTRICTIVE COVENANTS The lots in Windstone (lots I through 90, inclusive) shall be subject to the following restrictions, which are constituted covenants real to run with the land. I. All lots shall be used for single-family residential purposes only. No townhouse may be modified to provide for a garage thereto after such townhouse has been erected. 2. No profession or home occupation shall be conducted in or on any part of a lot; provided, however, that Declarant, its successors and assigns (specifically including its intended Grantee, Oakcrest Properties, L.L.C.) reserves the right to use one or more of said lots or a portion of the "Common Areas" for business purposes in connection with the development, sales and operation of said townhouse Subdivision. 3. No signs or advertising of any nature shall be erected or maintained on any lot except "For Sale" signs for said lot which signs shall not exceed five (5) square feet in area, or signs used by the Declarant (and its intended grantee, Oakcrest Properties, L.L.C.) to advertise the property during construction and sale. No "For Rent" signs shall be allowed on any lot. 4. No boats, mobile homes, motor homes, campers, buses, trailers of any type, tractors, trucks, or other motor vehicles (other than automobiles, motorcycles, pickup trucks, and 3/4 ton (or less) vans shall be permitted on any lot except during the course of construction. No motor vehicle or material portion thereof which does not have a current license and current Virginia inspection sticker shall be permitted on any lot. Ownership of each lot shall entitle the Owner thereof to the use of not more than two (2) vehicular parking spaces it which shall be as near and convenient to said lot as reasonably possible, together with the right of ingress and egress upon said Parking Area. 5. No vehicles shall be parked in an area other than the parking lots constructed by Declarant in Windstone Section I. No motorized vehicles of any kind shall be permitted upon any areas within said Subdivision except for the streets and parking areas constructed by Declarant. No right of vehicular access shall exist across any lot in said Subdivision except for those areas upon which streets or parking areas have been constructed by Declarant. 6. No animals of any kind (including livestock and poultry) shall be permitted on any lot, except that dogs, cats and other usual household pets may be kept, provided they are not kept, bred or maintained for commercial or charitable purposes or in unusual numbers: and further, provided that no dogs shall be permitted to run at large without restraint in said Subdivision. No dog may be tied and left unattended outdoors. Further, no doghouses or other structures housing any animal shall be allowed on any lot whatsoever unless the lot is improved by a privacy fence. 7. There shall be no fencing or hedges in the front of any of the townhouse units and all fencing to the rear of the townhouse units shall be attached to the individual unit, and be one inch by six inch pressure -treated lumber on both sides of board -on -board fence not higher than six feet, provided further, that there must be a gate at rear to access the back yard. No fence shall be constructed until the Board of Directors of the Association shall have approved the same. 8. No noxious of offensive activities shall be carried on upon any lot, nor shall anything be done thereon which may be or may become an annoyance or nuisance to the neighborhood. 9. In the event that a dwelling is destroyed, the Owner of the dwelling within thirty (30) days from said destruction, shall clear away the portion of the dwelling unit and maintain the lot in a neat and orderly condition. No structure other than a townhouse of at least the same dimensions and architecture as the unit destroyed shall be constructed in the place of the original unit. 10. Each owner shall keep all lots owned by him and all improvements therein or thereon in good order and repair and free of debris, including, but not limited to, the seeding, watering and mowing of all lawns, the pruning and cutting of all trees and shrubbery, and the painting (or other appropriate external care) of all buildings and other improvements, all in a manner and with such frequency as is consistent with good property management. In the event an Owner of any lot N. in Windstone Section I, shall fail to maintain the premises and the improvements situated thereon as provided herein, the Association, after notice to the Owner as provided in the Bylaws and approval by two thirds (2/3) vote of the Board of Directors, shall have the right to enter upon said lot to correct drainage and to repair, maintain and restore the lot and the exterior of the building erected thereon. All cost related to such correction, repair or restoration shall become a special assessment upon such lot. 11. The general rules of law regarding party walls and liability for property damages due to negligence or willful acts or omissions shall apply. The cost of reasonable repair and maintenance of a party wall shall be shared by the two adjoining landowners, except to the extent the wall is not of use to one of the Owners. If a party wall is destroyed or damaged by fire or other casualty, any Owner who has use of the wall may restore it and if the other Owners thereafter make use of the wall, they shall contribute to the cost of the restoration thereof in proportion to such use without prejudice, however, to the right of any such Owners to call for a larger contribution from the owners under any rule of law regarding liability for negligence or for willful acts or omissions. 12. Notwithstanding any other provision of this Article, an Owner by his negligence or willful act causes a party wall to be exposed to the elements shall bear the whole cost of furnishing the necessary protection against such elements. The right of any Owner to contribution from any other Owner under this Article shall be appurtenance to the land and shall pass to such Owner's successor in title. 13. No lot shall be used or maintained as a dumping ground for rubbish. Trash, garbage or other waste shall be in sanitary containers. All incubators or other equipment for storage or disposal of such material shall be kept in a clean and sanitary condition in the rear. No refuse or any container for same shall be placed or store in front of any townhouse, except on the date of garbage pickup. 14. No trees shall be planted nor other digging undertaken without first securing the approval of the local power company and without first being advised as to the location of all underground electrical and telephone wires. is. No baby carriages, bicycles or other articles of personal property shall be deposited, allowed or permitted to remain outside of any townhome except in the enclosed rear area. The Association shall specifically have authority to 9 impound all such articles to remain outside in violation of this provision and to make a charge for the safekeeping and return thereof. 16. No exterior clothesline, or hanging device shall be allowed upon any unit, except for an umbrella -type one with a diameter not exceeding seven (7) feet, provided same is located in the rear of the unit. No clothes, or other washing, shall be dried outside except during the hours from 9:00 a.m. to 5:00 p.m. 17. The color of the paint on the exterior of every building on each lot shall be the same as the original color unless approved in writing by the Windstone Homeowners Association. 18. No building, structure, addition or exterior alteration (including basketball backboards, rims and nets) or improvements of any character shall be constructed upon any lot or dwelling located thereon, except as exterior painting is permitted by the prior paragraph, unless the plan of construction, including quality of workmanship, design, colors and materials, shall have been approved in writing by the Windstone Homeowners Association as being in harmony with the whole Subdivision, especially the adjoining townhouse unit. 19. If in the construction of any dwelling by Declarant there occurs an encroachment, then such encroachment shall be deemed a perpetual easement for the benefit of the dominant lot. 20. No lot upon which a townhouse has been constructed shall be further subdivided or separated into smaller lots by any Owner and no portion less than all of such lot, nor any easement or other interest herein, shall be conveyed or transferred by an Owner, provided that this shall not prohibit deeds of correction, deeds to resolve boundary disputes and similar corrective instruments. 21. All of the covenants and restrictions herein shall be binding and remain in full force and effect for a period of fifteen (15) years from the date of this instrument and shall be renewed automatically for additionally successive ten (10) year periods unless the Owners of a majority of lots in Windstone Section 1, shall, at least six (6) months prior to any such renewal date, execute and record an agreement amending said covenants and restrictions. 22. The invalidation of any one of the covenants or restrictions contained herein by judgment or court order shall in nowise affect any of the other provisions which shall remain in full force and effect. The failure of the lot Owners or the Declarant herein to enforce any covenants or restrictions shall not be deemed 10 to be a waiver of the right to do so thereafter as to a default occurring prior or subsequent thereto. The Declarant reserves the right for itself and its successors in interest to waive any one or all of the restrictive covenants, conditions, reservations, and restrictions as to the sale or transfer of any future lot or lots except that it cannot change the provisions concerning open space easements without the permission of Frederick County and except that it cannot change the development from residential to commercial. This waiver shall not affect the binding effect of the covenants, restrictions, and conditions upon any other lots. The Declarant does further reserve the right for itself and its successors in interest to impose additional restrictive covenants, conditions, reservation, and restrictions as to the sale and transfer of any future lot or lots and such imposition shall not affect the binding effect of these provisions upon any other lots. ARTICLE VII EASEMENTS Section 1. Public Utility and Drainage Easements: The property dedicated hereby is subject to those certain easements or rights of way designated as Drainage Easements, Gas Easements and Utility Easements on the aforesaid plat of Windstone Section I. The Declarant does hereby grant and convey unto the County of Frederick, Virginia, or other agency having jurisdiction thereof, a perpetual right of way or easement for the maintenance facility designated on the aforesaid plat as Water Easements, Sanitary Sewer Easements, Gas Easements and Utility Easements. Section 2. Reservations: (a)The Declarant reserves unto itself, its successors or assigns, the right to erect, maintain, operate and replace underground telephone and electrical conduits, related equipment, and other facilities, sewer, gas, water and television lines and related equipment, and other utility equipment where such utility lines and equipment are located within the easements set forth on the final plats of Windstone Section I, and other "Common Areas," as needed, provided that such easements shall not interfere with the use and enjoyment of the "Common Areas." (b) The Declarant further reserves unto itself, its successors or assigns, for a period of five (5) years from the date of conveyance of the first lot in Windstone Section 1, a blanket easement and right on, over and under the ground within said Subdivision to maintain and correct drainage of surface water in order to maintain reasonable standards of health, safety and appearance. Such right expressly includes the right to cut any trees, bushes, or shrubbery, make any grading of the soil or to take any other similar action reasonably necessary, following which the Declarant shall restore the affected property to its original condition as near as practical. The Declarant shall give reasonable notice of intent to take such action to all affected owners, unless in the opinion of the Declarant an emergency exists which precludes such notice. 11 Reservation by Declarant of such blanket easement and rights contained herein shall not, in any way, obligate Declarant to undertake any maintenance, repair or corrective action whatsoever and shall not impose any liability or responsibility upon Declarant therefore. ARTICLE VIII GENERAL PROVISIONS Section 1. Enforcement The Association, its successors or assigns, or any Owner, shall have the right to enforce, by any proceeding at law or in equity, all restrictions, conditions, covenants, reservations, liens and charges, now or hereafter, imposed by the provisions of this Declaration. Failure by the Association, its successors or assigns, or by any Owner to enforce any covenant or restriction herein contained shall in no event be deemed a waiver of the right to do so thereafter. All costs which the Association, its successors or assigns, or any Owner shall incur in the successful enforcement of the restrictions, conditions, covenants, reservations, liens, and charges, now or hereafter imposed, shall be borne by the party against which action is taken and which costs shall include reasonable attorney's fees, costs, and damages. Section 2. Amendment: The covenants and restrictions of this Declaration shall run with the land and bind the land, and shall inure to the benefit of and be enforceable by the Association, or the Owner of any lot subject to this Declaration, their respective legal representatives, heirs, successors and assigns, for a term of fifteen (15) years from the date this Declaration is recorded, after which time, said covenants shall be automatically extended for successive periods of ten (10) years, as described under ARTICLE VI, Restriction No. 20, supra. The covenants and restrictions of this Declaration may be amended during the first thirty (30) year period, by an instrument signed by not less than seventy-five percent (75%) of the lot Owners. Any amendment must be properly recorded. Section 3. Dissolution: Upon dissolution of the Association, other than incident to a merger or consolidation, the assets of the Association shall be dedicated to an appropriate public agency to be used for purposes similar to those for which the Association was created. In the event such dedication is refused acceptance, such assets shall be granted, conveyed or assigned to any non-profit organization, for similar purposes. The Dedication and Subdivision of the land as shown on the attached plat is with the free consent and in accordance with the desire of the undersigned Declarant of the land being subdivided, and is in conformity with the provisions of "The Virginia Land Subdivision Act" as are applicable, together with the applicable ordinances and regulations of the governing body of the County of Frederick, Virginia, or other agency having jurisdiction thereof. The designated "Common Areas" are not dedicated hereby for use by the general public but are dedicated to the common use and enjoyment of the homeowners in Windstone Section 1, as provided hereinabove. 12 WITNESS the following signature and seal: JAMES T. VICKERS, Managing Member Oakcrest Properties, L.L.C. STATE OF VIRGINIA CITY OF WINCHESTER, to -wit: [SEAL] Acknowledged before me this day of , 2002, by James T. Vickers, who is managing member of Oakcrest Properties, L.L.C., on behalf of the company. My commission expires: NOTARY PUBLIC 13 gilbert W. clifford & associates, inc INCORPORATED 1972 Engineers — Land Planners — Water Quality August 18, 2003 Berry Sweitzer Virginia Department of Transportation 14031 Old Valley Pike Edinburg, VA 22824 RE: Valley Mill Road Widening at Brookland Lane Frederick County, VA Dear Barry, Board of Directors: President: Thomas J. O'Toole, P.E. Vice Presidents: Charles E. Maddox, Jr., P.E. Earl R. Sutherland, P.E. Ronald A Mislowsky, P.E. David J. Saunders, P.E. Directors: William L. Wright Michael A Hammer Thomas W. Price We've prepared plans for the widening of Valley Mill Road (Route 659) to provide a 200 foot right turn lane at Brookland Lane (Route 658). This improvement project is proposed by Oakcrest Builders to fulfill the requirements of the Windstone approval. A 200 foot left turn lane with a 200 foot taper is provided for the west bound Valley Mill Road traffic. Tapers appropriate for the widening and speed are also provided. If you should have any questions please do not hesitate to call. Regards, gilbert w. clifford & associates, inc. nald A. Mislowsky, cc: Jeremy Camp Matt Robertson go 117 East Piccadilly Street, Suite 200, Winchester, Virginia 22601 (540) 667-2139 Fax (540) 665-0493 e-mail gwcaram@earthlink.net MemberAmerican Consulting Engineers Council ZV ��. r�: `qTHE PLATTING OF ' •' ' ADJUSTMENT ON - • • OF IN ACCORDANCE WITH THE DESIRE OF THE UNDERSIGNED OWNERS, LOTS 101 TO 104, WINDSTONE SECTION 2, IS WITH THE FREE CONSENT AND PROPRIETORS AND TRUSTEES, IF 4VY. SIGNATURE TITLE D® COMMONWEALTH OF VIRGINIA CITY/COUNTY OF , TO -WIT: I, A NOTARY PUBLIC OF SAID CITY/COUNTY, DO CERTIFY THAT , WHOSE NAME IS SIGNED TO THE WRITING HERETO ANNEXED, BEARING DATE THE DAY OF 20-, HAS THIS DAY ACKNOWLEDGED THE SAME BEFORE ME IN MY SAID CITY/COUNTY. . l■ GIVEN UNDER MY HAND THIS -DAY OF 20 MY COMMISSION EXPIRES: gg C=iNOTARY VICINITY MAP 1 " = 2000' CURRENT OWNERS: OAKCREST PROPERTIES, L.L.C. REF: TM 54-2-2 INSTR. NO. 020000998 ZONED: RP AREA OF ADJUSTMENT: RESIDENTIAL LOTS - 2,124 S.F. ADDED (SEE TABLE BELOW) NEW TOTAL - 294,454 S.F. (6.76 AC.) INGRESS/EGRESS/WATER 8. SEWER/UTILITY/ AND PARKING ESMT. - 2,340 S.F. VACATED NEW TOTAL - 1.86 AC. LOT NO. OLD AREA NEW AREA AREA ADDED 101 3,315 SF 4,017 SF 702 SF 102 1,700 SF 2,060 SF 360 SF 103 1,700 SF 2,060 SF 360 SF 104 3,315 SF 4,017 SF 702 SF TOTAL: 2,124 SF APPROVAL: SUBDIVISION ADMINISTRATOR DATE I HEREBY CERTIFY THAT THIS SURVEY AND ANY INFORMATION SHOWN HEREON IS BASED ON AN ACTUAL FIELD RUN SURVEY MADE UNDER MY SUPERVISION AND THERE ARE NO APPARENT ENCROACHMENTS OTHER THAN THOSE SHOWN OR NOTED, AND MEETS THE REQUIREMENTS SET FORTH IN CHAPTER 144 OF THE CODE OF FREDERICK COUNTY, VA. PROPERTY LINE ADJUSTMENT PLAT FOR ,j'p,LTH op LOTS 101 -1 04 WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT DAVID F. SPRIGGS FREDER I CK COUNTY, VIRGINIA No t853 DATE: FEBRUARY 9, 2004 7 SCALE:, 1 = 2000' 4 L AIAD TRIAD ENGINEERING ;I, INC. © 4, -004 200 AVIATION DRIVE WINCHE'STER, VIRGINIA (540) 667-9300 FAX (540),;. 667-2260 FEBRUARY 9, 2004 SHEET 1 OF 2 CD-070 r-. • CV w 0-) . r-) �0� 0Cr0 0 V zC wo Q~ Q U CD w�z 0 w• Q 0 � w ~ V) �oz ZEPHYR LANE Vinci° 1�7' �4 "F 0 IN 0 00 M I v� 0 0 w z iv CO Q N � 0Iz M� H W "' 10 05° 57' 54 "E — -_ 1- — — 5 • 51- - FORMER -35 LOT LINE TRADE WIND FRONT SETBACK LANE PORTION OF 'ARIABLE WIDTH VGRESS/EGRESS/ EATER & SEWER/ UTILITY AND PARKING ESMT. EREBY VACATED 0' --J ------ I 74 4- rn ----------- OT 10 I 1 03. 0 o �► I I OT 10 j; 's; _�► 1030 ' OT 10 ,},,�� r; 1 0 3. 0 Ml! ''`•;''� OT 10 ` \ �rn M---I — — — — — — ---- 103.0 ® - AREA ADDED TO RESIDENTIAL LOTS -AREA OF VACATED EASEMENT r 0 40 BO scacE,i-�vo- DAVID RIGGS No.1853 � sm�� FEBRUARY 9, 2004 LOT NO. OLD AREA NEW AREA AREA ADDED 101 3,315 SF 4,017 SF 702 SF 102 1,700 SF 2,060 SF 360 SF 103 1,700 SF 2,060 SF 360 SF 104 3,315 SF 4,017 SF 702 SF TOTAL: ?•124 SF PROPERTY LINE ADJUSTMENT PLAT FOR LOTS 101-104 WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE:FEBRUARY 9, 2004 SCALE: 1" = 40' C' TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 2 OF 2 CD-070 w1NV->-S .. i—oV4,�1JaMoS ` P�SC C..bw -gyp p�ScNS,S . MNei ERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 September 28 2006 Oak Crest Properties, LLC 2055 Valley Avenue Winchester, VA, 22601 RE: Windstone Subdivision To Whom It May Concern: I had the opportunity to conduct a site inspection for Windstone in Frederick County on September 25, 2006. It is Frederick County's policy that bonds will not be released until all improvements have been completed. As you proceed with this project, please address the following comments prior to seeking a release of bond: • There are broken sidewalks and curb throughout the development. • The street light at the corner of Windstone and Zephyr is not working. • There are dead trees and bushes throughout the development. If you have any questions, please feel free to contact me at (540) 665-5651. Sincere�y, Lauren E. Krempa Zoning Inspector LEK/bad 107 North Kent Street, Suite 202 a Winchester, Virginia 22601-5000 • July 29, 2005 OakCrest Land Development Attention: Mr. Aaron L. Dean 2055 Valley Avenue Winchester, VA 22601 RE: Windstone Subdivision Sidewalk COUNTY of FREDERICK Department of PI g and Development 111tIN6395 5651 0 Dear Mr. Dean: ''We are in receipt of your letter and sketch of the proposed sidewalk revision in the Windstone development. The proposed changes are adequate and are consistent with what was discussed in our meeting on July 13, 2005. Sincerely, Candice E. Perkins Planner II CEP/bad Attachment 107 North Rent Street., Suite 202 o Winchester, Virginia 22601-5000 t� OakCrest COMPANIES 2055 Valley Avenue Winchester, Virginia 22601 540-722-4100 fax 540-662-8825 www.oakcrestbuilders.com July 25, 2005 RE: Windstone Subdivision Candice Perkins 107 N. Kent Street Suite 202 Winchester, Virginia 22601 Dear Ms. Perkins, J U L 2 7 2005 T Please find the attached sheets reflecting the relocated sidewalk proposed at the Windstone Subdivision. The sketches detail the installation of two (2) tangent CG_12 s as well as the required crosswalk delineated with cross walk striping. If this submittal is found to be acceptable, please respond in writing at your earliest convenience. If you have any questions, please don't hesitate to contact me at (540)974-5041. R spectfully, YL Aaron L. Dean. Construction Manager Oak Crest Land Development OAKCREST BUILDERS, INC ERA OAKCREST REALTY, INC OAKCREST PROPERTIES, LLC MERIDIAN PROPERTIES, LLC 9 � Ilia�dl 6`. 6,•12 I I I I I I T 0 N E LOT 120 LOT 119 LOT 118 LOT 117 LOT 116 I GROSSwALK comc. S�w 3R0OKLA46LANE - ST_ RT. 65� D B 377/PG 589 -- --- ------ _._._� _� - _._ ._ _................. ,�. __..�..-.v.w..----__---� ,Z ���=So is 2003 Edition Page 3B-27 Figure 3B-15. Examples of Yield Lines at Unsignalized Midblock Crosswalks 6.1 to 15 m Legend (20 to 50 ft) Direction of travel a) Two-way roadway I 'D y~ 6.1 to 15 m fff (20 to 50 ft) b) One-way roadway B 6.1 to 15 m �' (20 to 50 ft) Section 3B.17 Crosswalk Markings Support: Crosswalk markings provide guidance for pedestrians who are crossing roadways by defining and delineating paths on approaches to and within signalized intersections, and on approaches to other intersections where traffic stops. Crosswalk markings also serve to alert road users of a pedestrian crossing point across roadways not controlled by highway traffic signals or STOP signs. At nonintersection locations, crosswalk markings legally establish the crosswalk. Standard: When crosswalk lines are used, they shall consist of solid white lines that mark the crosswalk. They shall be not less than 150 mm (6 in) nor greater than 600 mm (24 in) in width. Guidance: If transverse lines are used to mark a crosswalk, the gap between the lines should not be less than 1.8 in (6 ft). If diagonal or longitudinal lines are used without transverse lines to mark a crosswalk, the crosswalk should be not less than 1.8 in (6 ft) wide. November 2003 Sect. 3B.17 Page 3B-28 ( 2003 Edition Crosswalk lines, if used on both sides of the crosswalk, should extend across the full width of pavement or to the edge of the intersecting crosswalk to discourage diagonal walking between crosswalks (see Figures 3B-15 and 3B-16). Crosswalks should be marked at all intersections where there is substantial conflict between vehicular and pedestrian movements. Marked crosswalks also should be provided at other appropriate points of pedestrian concentration, such as at loading islands, midblock pedestrian crossings, or where pedestrians could not otherwise recognize the proper place to cross. Crosswalk lines should not be used indiscriminately. An engineering study should be performed before they are installed at locations away from highway traffic signals or STOP signs. Because nonintersection pedestrian crossings are generally unexpected by the road user, warning signs (see Section 2C.41) should be installed and adequate visibility should be provided by parking prohibitions. Support: Section 3B.16 contains information regarding placement of stop line markings near crosswalk markings. Option: For added visibility, the area of the crosswalk may be marked with white diagonal lines at a 45-degree angle to the line of the crosswalk or with white longitudinal lines parallel to traffic flow as shown in Figure 3B-16. When diagonal or longitudinal lines are used to mark a crosswalk, the transverse crosswalk lines may be omitted. This type of marking may be used at locations where substantial numbers of pedestrians cross without any other traffic control device, at locations where physical conditions are such that added visibility of the crosswalk is desired, or at places where a pedestrian crosswalk might not be expected. Guidance: If used, the diagonal or longitudinal lines should be 300 to 600 mm (12 to 24 in) wide and spaced 300 to 1500 min (12 to 60 in) apart. The marking design should avoid the wheel paths, and the spacing should not exceed 2.5 times the line width. Option: When an exclusive pedestrian phase that permits diagonal crossing is provided at a traffic control signal, a marking as shown in Figure 3B-17 may be used for the crosswalk. Section 3B.18 Parking Space Markings Support: Marking of parking space boundaries encourages more orderly and efficient use of parking spaces where parking turnover is substantial. Parking space markings tend to prevent encroachment into fire hydrant zones, bus stops, loading zones, approaches to intersections, curb ramps, and clearance spaces for islands and other zones where parking is restricted. Examples of parking space markings are shown in Figure 3B-18. Standard: Parking space markings shall be white. Option: Blue lines may supplement white parking space markings of each parking space designated for use only by persons with disabilities. Support: Additional parking space markings for the purpose of designating spaces for use only by persons with disabilities are discussed in Section 3B.19 and illustrated in Figure 313-19. Section 3B.19 Pavement Word and Symbol Markings Support: Word and symbol markings on the pavement are used for the purpose of guiding, warning, or regulating traffic. Symbol messages are preferable to word messages. Examples of standard word and arrow pavement markings are shown in Figures 3B-20 and 3B-21. Standard: Word and symbol markings shall be white, except as otherwise noted in this Section. Guidance: Letters and numerals should be 1.8 in (6 ft) or more in height. Sect. 3B.17 to 3B.19 November 2003 2003 Edition l ) Page 3B-29 Figure 3B-16. Examples of Crosswalk Markings IZ" Lip ras U, ivE J{o, Lb.l4 I Z " SPACIW4 Figure 3B-17. Example of Crosswalk Markings for Exclusive Pedestrian Phase That Permits Diagonal Crossing November 2003 Sect. 3B.19 COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION 14031 OLD VALLEY PIKE GREGORYA. WHIRLEY EDINBURG, VA 22824 ACTING COMMONWEALTH TRANSPORTATION COMMISSIONER December 9, 2005 Mr. Aaron Dean, Construction Manager OakCrest Land Development 2055 Valley Avenue Winchester, VA 22601 Ref: Windstone — Weathervane Drive Off Route 658, Brookland Road Frederick County Dear Mr. Dean: A VDOT review of the proposal to dedicate a permanent 5' maintenance easement abutting the cul-de-sac right-of-way provided on the site plan has been completed. We are satisfied with the permanent easement in this situation due to the circumstances established by the construction activity. This letter serves as VDOT approval. We are returning one signed copy of the plat to your office. A copy has been retained for our work file. Please provide one copy of the plat of dedication, fully signed and recorded at the appropriate County Clerk's Office, prior to the issuance of any land use permit from VDOT. 6 If there are any questions, please call. Sincerel f ' Barry J. Sweitzer;•-Tt s. Roaidway EngixYer For: Lloyd A. Ingram, Transportation Engineer BJS/rf Enclosure Copy: Mr. Bob Haw<a<_mark Cheran VirginiaDOT.org WE KEEP VIRGINIA MOVING FILE COPY COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 March 23, 2004 Mr. Matt Robertson Oakcrest Company 2045-A Valley Ave Winchester, Virginia 22601 RE: Windstone Townhomes Section 2 Lots 101-104; Subdivision Design Plan Review Dear Mr. Robertson: I have had the opportunity to review the changes to Windstone Townhomes Section 2 Lots 101-104, Subdivision Design Plan, dated March 2, 2004, received by our office on March 4, 2004. You have requested to change lots 101-104 to accommodate garages, as well as remove the parking lot in front of these lots. Based on our review, the changes you have requested are approved. Please submit two new sets of the project plans which reflect these new changes for our records. These documents must have the signature of both the engineer and the owners. Please contact me regarding any questions that you may have at (540) 665-5651 Sincerely, David M. Beniamino Planner I cc: Patrick Davenport, Zoning Administrator DMB/bad 107 North Dent Street • Winchester, Virginia 22601-5000 I January 13, 2004 Triad Engineering, Inc. Attn: Mr. David Spriggs P.O. Box 2397 Winchester, VA 22604 RE: Windstone Subdivision Section 2 - Final Plats Dear Mr. Spriggs: mcs FILE COPY COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 This letter is to confirm that the final plats for Windstone Subdivision, Section 2, have been approved and collected by yourself. Section 2 in this subdivision allows for the development of one hundred nine (109) townhouse units. A Letter of Credit in the amount of $275,000 remains in place for the construction guarantee. Please return a copy of the recorded plats and deed of dedication to this office. If you have any questions, please feel free to call. Sincerely, 40,ev1 Patrick T. Davenport Zoning and Subdivision Administrator LllIT2l cc: Ireg Unger, Oakcrest Builders ne Anderson, Real Estate ,,-Toe Wilder, Public Works Gina A. Forrester, Red Bud Run District Supervisor /fat Gochenour, Red Bud District Commissioner Marie Straub, Red Bud District Commissioner 107 North Kent Street o Winchester, Virginia 22601-5000 P.O. Box 2397 _ :t I Winchester, VA 22604 Phone 540-667-9300 L Ai) FAX 540-667-2260 January 7, 2004 Mr. Patrick Davenport Frederick County Planning Dept. Winchester, VA �. RE: Subdivision Plat Q 6 2004 Wind Stone Section 2 Frederick County, Virginia n, TRIAD Project No. CD-070 Dear Mr. Davenport: Please find enclosed six copies of the subdivision plat, agency comments sheets and subdivision plat checklist for the above referenced project. I understand Greg Unger with Oak Crest will be in contact with you relating to the remaining required submittal. Once all submittals have been received, please sign the enclosed plats and contact me when they are ready to be picked up. Thanks for your cooperation on this matter and if you have any questions or require any additional information, please do not hesitate to contact us. Very truly yours, TRIAD ENGINEERING, INC. David F. SprigW./ Director of Surveying S:\\VordPerfect\Projects\Civil Files\CD070\platltnec2.\!'PU Triad Engineering, Inc. Morgantown • St. Albans Greensburg Hagerstown Winchester • Harrisonburg • Purcellville West Virginia Pennsylvania Maryland Virginia FINAL PLAT CHECKLIST The subdivider shall be required to submit a deed of dedication, a copy of all covenants and restrictions, an estimate of all public improvements, all required guaranties for improvements and all final plats to the Subdivision Administrator. All final plats shall be drawn to a scale acceptable to the Subdivision Administrator. The following checklist is provided to assist the applicant in ensuring that all required information is provided. The form must be completed and submitted with the application and other required subdivision materials. If any of the items listed below are not included with the materials submitted, your application will not be considered complete and will not be accepted for filing. Check with the planning staff if you feel some element on the list does not apply to your situation. All plats shall contain the following information: .� title ( "Final Subdivision Plat for SEc7-1 oN c/ page number and total pages on each page. vicinity map (scale of one to two thousand (1:2,000)) showing all roads, properties and subdivisions within one thousand (1,000) feet of the subdivision. written and graphic scale. day, month and year plan prepared and revised. North arrow. parcel identification number (PIN) of parent tract. name of Magisterial District in which subdivision is located. zoning and use of all land to be subdivided and all adjoining land. boundary survey of all lots, parcels and rights -of -way showing bearings to the nearest degree, minute and second and listing distances to the nearest one -hundredth (1/100) of a foot. J names of owners of all adjoining properties and deed book and page number references for each adjoining parcel. area of each lot and parcel, the total area of the subdivision and the total area in lots. 13 location and area of each parcel of common open space and the total area of common open space. location, names and right-of-way widths of existing and planned roads, streets and shared private driveways adjacent to and on the property. existing or proposed utilities, utility easements and other easements with dimensions and location. existing and proposed drainage easements with dimensions and locations. ,, location of floodplain limits. j location of all land to be dedicated or reserved for public use. / location of required setback lines on each lot. / location of proposed recreational areas. / location of proposed buffers. / location and description of monuments and markers. ,✓ou/ location of any grave, object or structure marking a place of burial on the land to be subdivided. certification by a registered engineer or surveyor qualified to practice in the State of Virginia, verifying the accuracy of the plat. signature of the owner, proprietors or trustees certifying ownership of the property and that the subdivision -is-with—their free consent aril desires. a notary statement certifying the signature of the owner, proprietors or trustees. signature lines for the Subdivision Administrator and relevant reviewing agencies. statement listing all requirements and conditions placed on the land included in the subdivision resulting from approval of conditional zoning or a conditional use permit. 14 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 November 24, 2003 Triad Engineering, Inc. Attention: Mr. David Spriggs P.O. Box 2397 Winchester, VA 22604 RE: Windstone, Phase 2: Preliminary Final Plats Review Dear Mr. Spriggs: I have had the opportunity to review the preliminary final plats for Windstone, Phase 2, received by our office on November 6, 2003. I offer the following comments: 1-1. The property identification number for the site is 54-2-2. 2. ? On the vicinity map, all of the subdivisions within 1,000 feet must be labeled 3. ? On Sheet 1 of 13, include the setbacks for the lots. ? T-+ 6 4. ? Setbacks need to be listed and illustrated on every plat. ? " 5. ? A key map of the entire subdivision and adjoining properties needs to be provided. ? 6. Much of the adjoiner information given is incorrect and/or incomplete. .� 7. Property identification numbers for all adjoining townhouses needs to be provided Yo 8. Brookland Lane is labeled as a 60' wide (dedicated 30' R.O. W.), should this be a dedicated 60' right- of-way, or has only 30' been dedicated? ,i 9. Label all areas of open space. 10. On Sheet 5 of 13, provide the right-of-way width for Weathervane Drive. ✓ 11. On Sheet 3 of 13, there is text on lots 99 and 100 that is illegible. Turne-d oiFT 14rer, "b riecersar) 12. ? Include all setback numbers on all lots. ✓ 13. On Sheet 4 of 13, Coolfont Lane is not illustrated ✓ 14. On Sheet 7 of 13, include the road name. 15. Label all easements and provide easement width as indicated (Shee%s 8-12) I am returning a copy of the preliminary final plats to make the necessary revisions. Before the final plats are officially approved by this office, the approval signatures of the Frederick County Sanitation Authority and the Virginia Department of Transportation must be obtained. An appropriate guarantee will also be required prior to final plat approval. If you have any questions, please feel free to call. Sincerely, Candice E. Mills Planner 1 CENI/bah Enclosure U:\Candice\SDRevievvs\TWI�eQWfne Nt`At - Winchester, Virginia 22601-5000 REQUEST FOR SUBDIVISION COMMENTS Frederick County Sanitation Authority Attn: Engineer Director P.O. Bog 1877 Winchester, Virginia 22604 (540) 868-1061 The Frederick County Sanitation Authority is located at 315 Tasker Road in Stephens City, Virginia, if you prefer to hand deliver this review. Applicant's name, address and phone number: y� A �/d r7zi.�� E-7v6iiy F�titiG /dox Z397 C W e-r te,c, 21 z L. o �- Name of development and/or description of the request: Location: Sanitation Authority Comments: %Yfri� f V%0%S -0®4 TO Sanitation Authority Signature & Date: (NOTICE TO SANITATION AUTH• "ORITY * RETURN THIS FORM TO APPLICANT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your application form, location map and all other pertinent information. REQUEST FOR SUBDIVISION COMMENTS Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 (540) 984-5600 The local office of the Transportation Department is located at 2275 Northwestern Pike in Winchester if you prefer to hand deliver this form. Applicant's name, address and phone number: O>wA- Gi2EJT Ers G`o 7-60/-4-0 &-7V 611y&-Z --" L Gt/ dIvGwc{ j ftA- 44 r-r-GOd- Name of development and/or description of the request: (G✓IAvp).5toA./C SEc7`70.✓ 'Z-- Location: Taktinr rplsont�stughe De sviio property appears to have significant measurable i r-, Read -System. All Pntrancdesign and dralnagp feature-, must meet State requirements if thin street is t0 bin eligible for acceptance. A comolete set of construction plans will be required for review. See approval letter from VDOT dated 06/07/02. VDOT Signature and Date: (NOTICE TO RESIDENT ENGINE ;z .11161z-� 0 � PLEASE RETURN THIS FORM TO APPLICANT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach two (2) copies of your application form, location map and all other pertinent information. A'rr9- �l►�'`f, e C w N S DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDERICK COUNTY, VIRGINIA E I STREET NAME COMMENTS AND PRELIMINARY STRUCTURE NUMBERING DATE: January 8, 2004 3 STAFF MEMBER: Marcus Lemas ers, Director SUBDIVISION: Windstone, Section II COMMENTS: The Frederick County Department of GIS has reviewed the requested road names for use in the Windstone, Section II subdivision, and has made the following determinations: 1. Due to a staff confusion between the number assignment of Sections I and II, the following road names have been CHANGED in Section II of the Windstone Subdivision. These name changes have been APPROVED and the names RESERVED in the Frederick County Road Naming System. From: Lighthouse Lane To: Trade Wind Lane From: Coolfont Lane To: Zephyr Lane From: Windmill Lane To: Scirocco Lane 2. The road name Windchime Lane which has been approved and reserved by the Windstone Subdivision will be activated and used on the short connector road between Trade Wind Lane and Zephyr Lane, in Section H. 3. Preliminary structure numbering has been annotated on the attached plan. 4. The Department of Planning and Development is requesting anew set of subdivision plats for review, that reflect the changed road names. Frederick County Dept of GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651 M TCH LINE -SEE SHEET 4 PROPOSED MATCH LINE -SEE SHEET 4 PLAT 50' a -� RECREATIONAL AREA DB J V� ( COMMON OPEN SPACE) HORTH 790 ^ N 0 N 1 Oi2 : 1...700 $F; N ~o Ui ,+�,,,� a PG 347 �m 0f_ WINDSTONE DRIVE'--�(0 ^/".'tiQ ►- > . � No� I 85.0 I Nv (50' DEDICATED . ��_ (0 / 0 to L �o I LOIT R.O.W.) CO0��`- N o_ TH ply, ° I... o 0 moo IN M 1 . 85. �F Mco WINDSTONE I251 o to wwoSECTION 2 1 25' IRS gym o z — S05 57 54 E Uo 15 . 0' �.— 35 _ _ _ _ _ _ _ i_ _ IM I� o w U DAVID SPRIGGS Iw o z J 5. 00 I FRONT '��}DE /Jy � �' I 3 No. 1853 w • '`� I SETBACK S05° 57' 54 "E 276.00' ( TOTAL) I I I CD o IQ N 0 o I o I 35' 24' 20' 24' 35' 35' 24' 20' 24' 3$ IRS i o w f z 0 I IRS I 30Z N v W L-t!i -- 'W.— :efl=— :Li: ti: li: :li: Li: -- i _ I 1 ° Q SVi� ,—, p) I� O) I i w — —: — :ems — I Q c0 I ° N o W 2�' B. R.:L: : : IxN l0 o I ao z v c� I v): - :o: :o: - :o: :in: :�n: :o: :o: :o: f- c� o o in c o z Q w ;N: 0 ;co: O:O; O ;pp: O ;N; O ;N; O ;pp; O:O; O :oo; O ZI I I I AUGUST 18, 2003 Z O d Jq: :N: •:0): • :N: :M: :rn: :N: •:0,: • :N: inpl� O OI PARKIING ° �� c N 0 •: u,:.: in :.: in :.: •: in :.: u, :.: in =1F N cfl o ARA N84 02 06 E — —^rx-- _N:--� —N— --M-- a) a):-: a) :N: 0) N) 863.76' ( TOTAL ) v 0 ERIM TER BOUNDARY T o 0 I �v IRF o LOT LOT LOT LOT LOT LOT LOT LOT LOT LOTf L3 IRS �lo IRS i 0 N05°57'54"W N/F 100 99 98 97 96 95 94 93 92 911 0 �22.100' 0 100.00' SATIAN ENTERPRISES, INC. ° I, I I TM 54-2-1 B S39 02 04 W I 35 24 20 24 35 35 24 20 24 24.51 �,`)' I �y` 1 0, COMMON 49.50' IR N84°02'10"E —30. )O IRF FINAL SUBDIVISION '`' OPEN SPACE 855/1384 S05_57' 54 "E 265.50' ( TOTAL )_ _ _ _1�. Z�' __ _ _ _ _ _ IRS 251.00' IRS IRS 126.00' ZONING: RP 65.00 65.00 USE: CONDOMINIUMS BROOKLAND LANE - ST. RT. 658 30.00' IR 60' WIDE - (DEDICATED 30'_R.O.W.) RESET_ B_RO_OKL_AND LANE �— S05057'54"E 507.00' (ST. RT. 658 ) APPROX. 550' TO ST. RT. 659 ---------------------------------1------------------------------------------------------------------------4 � I PLAT FOR WINDSTONE SECTION 2 ' RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 SCALE: 1" = 60' `AIAD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 E T 13 OF13 FORD LINE TABLES 60 0 60 /20 ,900,5.; I � 100.0' I :.3.: SOO...S�; rn I I � 1 � Q �''� 1100.0'io 2. 400._SFa� LOT N ..J� 1 00 . 0' I m 1 19 N �...:490�5 � 001100. 0' � Iw LOT 1 1 8 - � � QP�: �4�00 � N Nl...........�.�W S�~ LOT 117 Q N ,100.0 I �o LOT �n I I �, 1 1 6 , in I; 3,. 500.. SF; SHEET 3 OF 13 CD-070 MATCH LINE - SEE SHEET 5 50' LOTS 140-144 .. 1 .95' 25.00' COMMON OPEN SPACE . N . ., i Lij 3i�: rn J wS05°57 54 E 162.00 (T > o I o I a 9' 20' 24' 20' 24Mm0 `rf " 'LOT LOT LOT LOT LOT o N o, z ca w 1105 106 107 108 109 zW0 N N , :... : L:. :Q L: :U-: .o U O z 0:0: 0:0: O:cn: O:cn: Z w .v: �I : lO:O : :OLL W 'v' : co: W:0: :N: :v:O W :00:m IN�N s:O ul: Jr)::M -:f—: _:ro: —:fl-: QQ O I i :V: :N: W N �oz N Ln -v o B9' 20' 24' 20' 24' I z 05°57 54 E 162.00 (TOTI 7.0 - S 05a5 7 5 4 "E I 3 i 85.0 120' B.R�L. w�- i o MLTT4: ----- o" � wa 00 ,... 1 .......1.5.. SiF: . o � S� ao o N i 85.0 , o 1 Q3:.1,,,700 SIF; O QO co yj° N CO z- MATCH LINE -SEE SHEET FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 SCALE: 1" = 60' TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 4 OF 13 35' Z LOT• 110, D :6 :CD: L :Q C 35' 3 MATCH LINE - SEE SHEET 5 S84°02'06"W- 403.50'(TOTAL) S05°57'54"E 142.00'(TOTAL)i I I , I 39' 20' 24' 20' 39' i 50 LOT LOT LOT LOT LOT m 3 ui 111 112 113 11 115 �, N I� = < °' : L: :iL: :iL: :iL: :iL: cb - z i a tD� o a 3: N: An: O: cn: O; tn_ O: (n: O O W H O H f— .� ` IO_ ° I I_O� :O: O: �:O: �:O: O :: O D 0 no: c: : o:C��:ti, ti: O: :t—: ` I v oN v 00 20' 24' 20' 39' `1 o `n 39' l0.14' ,_ IRS If LANE 5. 001WINDSTONE SECTION 2 l U, PROPOSED i IRS RECREATIONAL IRS AREA ( COMMON OPEN SPACE) / \l MAT( l" M `nl co 0 z/ f �p,LTH of U DAVID . RIGGS No.1853 WINDSTONE DRIVE (50' DEDICATED R. 0. W. ) CD-070 AUGUST 18, 2003 PLAT NORTH D6 190 PG 347 -N84°02'06"E 447.91'(TOTAL) - N84°02'06"E 863.70'(TOTAL) N/F SATIAN ENTERPRISES, INC. TM 54-2-1B 855/1384 ZONING: RP USE: CONDOMINIUMS SHEET 3 '-,- 50' PERIMETER BOUNDARY FTE T 13 OF 13 FOR D LINE TABLES 60 O 60 /20 .SCALE. /1-60- MATCH LINE - SEE SHEET 6 N84002'06"E 224.11'(TOTAL) WINDSTONE HOMEOWNERS ASSOC. TM 54I - ((7)) INSTR. NO. 020011392 USE: OPEN SPACE 35' 35' FRONT i SETBACK 3.50' OPEN SPACE FRONT SETBACK O :"': o :V' v w � � :RF ___ 20' __ B.R.L. -- v N :0: o :oARC= 33'� 20 24' 20' 24' 35' �''- :O 0. 62' S05' 0' 54 "E 161 .63' ( TOTAL) i!': N i WEATHERVANE Vh NDSTONE 19.00' 39' 2( DRIVE I , I S05057 b4"-t 'IbZ.UU t IUTAL)jU ( DEDICATED �— R . 0. W. -WIDTH SO ° 57' 54 "E 142. 00' ( TOT t4- -SG� d im VARIES) o \INSTR. NO. . \020011392 IRF o,, w w IRF O w W V Z Q - I pmlJ� to I N 0 p Qcli O O O 19' 20' 24' 20' 39' /< -:Ln: / :O: :(D: :O: 00 coco :� co LOT LOT LOT LOT LOT 144 143 142 141 140 39' 20' 1 24' 1 20' 39' „ INHW-6L LANE 4- S05°57'54"E 142.00'(TOTALr m 00 w 0 0 N 0 v 00 z o 39' 20' 24' 20' 391IZ l o-_ -- O 20 -- B.R --- L. - :Li: --- 02 I ln: :u_: :ln: :Li: :v): :0: :ii: w :cn: I ui :o: 0:0:CC O :O: . :0:0:0:' :c0: . :O: :o: Im Vl O rn: .: rn:.:m 'co: O :ao: C :(): 1 I •n: I o LOT LOT LOT LOT LOT Q 139 138 137 136 135 , z 39' 20' 24' 20' 39'I S05057' 54 'E 142.00 ( TOTAL ) co v z I OPEN SPACE 10.00 MATCH LINE - SEE SHEET 4 S05' §7 20.00 FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 SCALE: 1" = 60' CRIAD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 54"E 142.00'(TOTA0 OPEN SPACE ! PLTH OF v DAVID F. SPRIGGS No.1853 O O 0 w lD 0 N 0 v co z MATCH LINE - SEE SHEET 6 ARC= I } w ~O IRSov^ ~ ti I zlt0 3 I z LO `O I 01 cn ml w Q� z(oQ I > 3I� H I 25' 25' zo I^ 0 3 0 T 3la al o t J F O OI N O ~ �1 °v o �~ 0- til Ln d•I .I ICo (D CO U') Lnl0 0I O Q Q IM I I I F: LOT 612,_400... I a '100.0' i 159 N o wa2.•.QQO_.. `�0 1100.0'' F LOT 158 I H I Z ! .............I... d' �3,900..IF:157 .. • I L O T � LL. 1 I rr) 1 - 1100.0' I jM J...........I o :13..506. it LOT u 1 1 100.0' 134 I M ... A..........I... ` :1 X4 LOT � 133 N 0' :J6 LOT ' L N `h.. :2.4QQ i. 101ci, N ' I 100.0.w '(af3 .I �.............J � : 2,. 000 '100.0' L 0 T 1 130 N .1 J............. 1 I( LOT N 100.01S cp :12.,.Q09.. Rx L OT o 1 100.0' I 12 8 N PLAT NORTH DB 790 PG 347 N84°02'06"E �Q 863.70'(TOTAL) O H m N/F �P SATIAN 13 ENTERPRISES, INC. 0 855/1384 ZONING: RP o USE: CONDOMINIUMS v co N MATCH LINE - SEE SHEET 4 E T 13 OF13 FORD LINE TABLES 60 0 60 /20 SCALE, P-60' SHEET 5 OF 13 CD-070 AUGUST 18, 2003 FINAL SUBDIVISION WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 SCALE: 1" = 60' Sam 211 A D TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 6 OF 13 C TE: E SHEET 13 OF 13 FORRVE AND LINE TABLES 60 O 60 /20 SCALE', �p,LTH of DAVID F. SPRIGGS No. 1853 go: smvsl°� AUGUST 18, 2003 WINDSTONE HOMEOWNERS ASSOCIATION TM 54I - ((7)) INSTR. NO. 020011392 USE: OPEN SPACE IRF u; COMMON OPEN SPACE VA'l N34°5259"E V L OT "9 \ 595. 91 ' ( TOTAL ) dv\ 176 �°, P� Cam' 1 0 T . , S°, LOT �,.. 174 010- 59,, 173 P'u 9. ��. . hF. �Fj L O T v6 1 3s 0 \ 20;.. ..`; -- LOT C5' ti 17105 T 19, 90 �o:�.. �. .;��.' 09.)' >. LOT \ 170 OF a. 05 X: • \ 169 LOT � ?v 9'- �L A .� 168 OT LOT ,�o. 04 0 94 195 .. 3s. : �y>•\ p OT- tea.•, 198 LOT" --WIND jSTONE'-, J� ICJ �s 99 SECTIION 2 \ IROPEN/ % SPACE oh o� �WINDSTO E DRIVE\ o o DEDICAT D R.O.W. � � IRF i WIDTH ARIES) Nrn o !IRS MATCH LINE - SEE SHEET 5 N/F FREDERICK COUNTY- CLARKE COUNTY SCHOOL BOARDS TM 54-A-114 342/64 ZONING: RP VOCATIONAL SCH PLAT NORTH DB 790 PG 347 N84002'06"E 863.70'(TOTAL) \ '50' PERIMETER `BOUNDARY J \ I wa Io0 N v 0 om 00r- N/F Z v SATIAN ENTERPRISES, INC. TM 54-2-1 B 855/1384 ZONING: RP USE: CONDOMINIUMS IRF N34052'59"E 595.91'(TOTAL) N/F PLAT FREDER ICK COUNTY - DB 79p NORTH CLARKE COUNTY PG 347 `"\ COMMON OPEN \ SCHOOL BOARDS 26`L ~`S9° TM 54-A-114 PACE` � 342/ N/F � Q3/�i W I NDSTONE 01 -1 o� LOT Sc, USE: ZONING:64 RP VOCATIONAL SCHOOL CITY OF WINCHESTER �'SA SECT I ON, Z 183 s -- TM 54-A-121 OTp- \� ZONING: RP hh °'� ` 182 OTO- �p6 USE: VACANT ��� �''\ °� d� •: 1 81 �'9- oS- ".� , OT o�, rT o� F: 180 OT - O9 ° 1 A 1 :© R, c�0 00�� 10. 6 6 O SS- \ �ti,`�' moo,' o\ 2 T J �v° o� �• ...�F:` 179 LOTS- \ 178 sy �o- �� .�.. �. o d` ... LOT MON.177 66- O'\ O ��� �'o- `s.� �.py�9- •1�O' (0 05 N34052' S9 "E c,, •. �,-• � .'�G 523.82' ( TOTAL)01 LOT O ° o �2 A 4, Omo .•' o- 2 7 \ J "` WINDSTONE HOMEOWNERS ASSOCIATION TM 54I - ((7)) INSTR. NO. 020011392 USE: OPEN SPACE FINAL SUBDIVISION PLAT FOR WINDSTONE SECTION 2 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: AUGUST 18, 2003 SCALE: 1" = 60' EVAD TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 7 OF 13 CD-070 1 8 4 ..•� o ..•ao.• , ..�.. 4- � f �s- - O T�,.. 185 O000. o .�\�� o LOT - 1 8 6 s9 ,2y, O T .. a. O•. `� F 1 8 7 LOT �' O• 0 21 8 8 189 190 1 91 ". �- NLTH 0F L v DAVID F. SPRIGGS No.1853 Q,- svk. supolc �°�' AUGUST 18, 2003 E EET 13 OF 13 FORAND LINE TABLES 60 O 60 /20 SCALE. /'-60' B FILE COPY COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 November 24, 2003 Triad Engineering, Inc. Attention: Mr. David Spriggs P.O. Box 2397 Winchester, VA 22604 RE: Windstone, Phase 2: Preliminary Final Plats Review Dear Mr. Spriggs: I have had the opportunity to review the preliminary final plats for Windstone, Phase 2, received by our office on November 6, 2003. 1 offer the following comments: ✓ 1. The property identification number for the site is 54-2-2. 2. On the vicinity map, all of the subdivisions within 1,000 feet must be labeled. ✓3. On Sheet 1 of 13, include the setbacks for the lots. 4. Setbacks need to be listed and illustrated on every plat. 5. A key map of the entire subdivision and adjoining properties needs to be provided. ✓ 6. Much of the adjoiner information given is incorrect and/or incomplete. ✓7. Property identification numbers for all adjoining townhouses needs to be provided. .! 8. Brookland Lane is labeled as a 60' wide (dedicated 30' R.O.W.), should this be a dedicated 60' right- of-way, or has only 30' been dedicated? 9. Label all areas of open space. ✓ 10. On Sheet 5 of 13, provide the right-of-way width for Weathervane Drive. / 11. On Sheet 3 of 13, there is text on lots 99 and 100 that is illegible. Y. 12. Include all setback numbers on all lots. v 13. On Sheet 4 of 13, Coolfont Lane is not illustrated. 14. ' On Sheet 7 of 13, include the road name. 15. Label all easements and provide easement width as indicated. I am returning a copy of the preliminary final plats to make the necessary revisions. Before the final plats are officially approved by this office, the approval signatures of the Frederick County Sanitation Authority and the Virginia Department of Transportation must be obtained. An appropriate guarantee will also be required prior to final plat approval. If you have any questions, please feel free to call. Sincerely, U �7 Candice E. Mills Planner I CEM/bah Enclosure U:\Candice\SD Review1\'ye*0 uelkti'9tr et o Winchester, Virginia 22601-5000 CHECKLIST FOR SUBDIVISION FINAL PLATS A. The title of the subdivision ("Final Plat for........") LcJi/1ds�n c SeL. �- �( AA. Notarized owner's certification IAW 15.1-477 COV. ✓ B. The page number and total pages on each page. V C. Vicinity Map (Scale 1:2,000) showing roads, properties and subdivisions within 1,000 feet. D. A written and graphic scale. E. Day, month and year plan prepared and revised. F. North Arrow. G. Magisterial District in which the subdivision is located. X H. Zoning and use of land to be��bdivide9 and adjoining land. C6f\dp ZOn I r� q� ' A /(�� I. Boundary survey of all clots, parcels and rights -of -way. J. Names of owners of adjoining properties` -with deed book and page number references. K. Area of each lot, total area of subdivision and area in lots. L. Location and area of each parcel of open space and total area of open space. N oi- t co k_,_A M. Location, names and ROW widths of existing and planned roads, streets and shared private driveways adjacent to and on the property. edo tf',o,\44 L_" N. Existing and proposed utilities, utility easements and other easements with dimensions. O. Existing and proposed drainage easements with dimensions and locations. ,JJN P. Location of flood plain limits. Q. Location of land to be dedicated or reserved for public use. _ k R. Location of required setback lines on each lot. S. Location of proposed recreational areas. -� r Page 2 Subdivision Plat Checklist T. Location of proposed buffers. U. Location and description of monuments and markers. X V. Certified by registered engineer or surveyor. X W. Notarized signature of the owner. v/ X. Signature lines as required. /7/J1 Y. Statement listing all requirements and conditions placed on the land resulting from conditional zoning. Z. Indication of the portion of the allowable density from the parent tract which is to be allocated to each parcel resulting from the subdivision. �Lc AAA . 0 P.O. Box 2397 _ :qIAD Winchester, VA 22604 Phone 540-667-9300 L FAX 540-667-2260 November 5, 2003 Mr. Patrick Davenport Frederick County Planning Dept. Winchester, VA RE: Subdivision Plat Wind Stone Section 2 Frederick County, Virginia TRIAD Project No. CD-070 Dear Mr. Davenport: Please find attached an advanced copy of the subdivision plat for the above referenced proiect. Can you please review these and get back with me on any additions or corrections you feel are necessary . Once all comments are addressed I will be forwarding to you the final plats for signatures. Thanks for your cooperation on this matter and if you have any questions or require any additional information, please do not hesitate to contact us. Very truly yours, TRIAD ENGINEERING, INC. David F, Spriggs, L.S. Director of Surveying S:A\ArurdPcrfcctAProjectsACiv-il Files\CD070\fcchkplatltrsec2.AVPD IJOV 0 6 2003 °, Triad Engineering, Inc. Morgantown • St. Albans Greensburg Hagerstown Winchester • Harrisonburg • Purcellville West Virginia Pennsylvania Maryland Virginia ,s COMMONWEALTH ®f VIRGI IA Philip A. Shucet COMMISSIONER April 23, 2003 Mr. Dennie D. Dunlap, P.E. C/O Triad Engineering, Inc. P. O. Box 2397 Winchester, VA 22604 DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY 14031 OLD VALLEY PIKE EDINBURG, VA 22824 Ref: Windstone Site Plan — Part "A" Route 658, Brookland Lane Frederick County Dear Dennie: JERRYA. COPP RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) 984-5607 A VDOT review has been completed on the revised Plan Sheet C-5 dated February 14, 2003 for the referenced project. This letter serves as our approval for the revised area shown clouded on the plan sheet and explained in the letter dated April 17, 2003 to this office. Please note, we have attached a current version of permissible treatment for all open trench treatment first approved by VDOT. The procedures is addressed in MP-71 (Subsequent Special Provisions) with Figure 1, These are attached for your use and copying for future use where open trench has been approved by VDOT on any of our facilities. If there are any questions, please call. Since auy • Barry J. Sweitzer, Transportation Roadway Engineer For: Lloyd A. Ingram, Transportation Engineer BJS/rf Attachments xc: Mr. Dave Heironimus Mr. Jeremy Camp APR 2 4 2003 VirginiaDOT.org WE KEEP VIRGINIA MOVING MP-71 Rev. 05/96 SUBSEQUENT SPECIAL PROVISIONS 1. All patches are to be replaced in accordance with the following regulations and as shown on Figure 1. 2. The permittee will be required to replace the surface and base•of the roads included under this permit in accordance with the Roads and Bridge Specifications and this Special Provision. 3. Backfill material shall include a minimum of four (41) inches bedding materials (sand or 457 stone). The balance of the backfill shall be approved soil compacted to the bottom of subbase layer (Type I, Size 21A or 21B). The entire backfill shall be free from wood, decaying material, asphalt, concrete, ice, frost, large clods, stones and debris. 4. Backfill material shall be compacted to a minimum of 95% of the theoretical maximum density at optimum moisture content, as determined by VDOT testing procedures, use mechanical tamping throughout the depth of the trench in six (6") inch layers to insure that adequate support is provided for the subbase layer (Type I, Size 21A or 21B). 5. It shall be the option of the Resident Engineer to request and review the backfill compaction test results and/or authorize an inspector to monitor the compaction. 6. Cuts in roads with Surface Course (SM) and Asphalt Concrete Base (BM) shall be replaced with ten (10") inches.. of Type I, .Size 21A or 21B aggrobate compacted to 100 percent of the theoretical maximum density at optimum moisture content covering the entire trench width in addition to a bench of six (6") inches from all sides, this layer shall serve as subbase. An Asphalt Concrete base course (BM) of a six (6") inch minimum thickness or match the existing base thickness, shall be placed over the subbase. A surface asphalt concrete course of a minimum of 1.5" (SM) shall be placed on top of the base (BM) covering the trench width. The asphalt concrete surface course FIGURE 1 BM MIN 6" 21 A OR B MIN 10" SELECT MATERIAL TYPE I CBR 30 BACKFILL BEDDING 4" EXISTING PAVEMENT ................................... <611_ BENCH \ pp \ PIPE _\ O.D. +24"(*) f 6" MIN. 1.5" OVERLAY ASPHALT CONCRETE SURFACE COURSE TYPE (SM). ASPHALT CONCRETE BASE COURSE TYPE (BM) TYPE I SIZE 21 A OR B AGG COMPACTED TO 100% MAX. DENSITY AT OPTIMUM MOISTURE CONTENT APPROVED SOIL OR SELECT MATERIAL TYPE I, CBR 30 COMPACTED TO 95% MAX. DENSITY AT OPTIMUM MOISTURE CONTENT SAND OR NO.57 STONE MIN. TRENCH WIDTH TO SUPPORT `-TRENCH BOX * FOR PIPE LESS THAN 1.2" THE TRENCH WIDTH MAY BE 36" MAXIMUM. SEE UB-1 (ROAD AND BRIDGE STANDARDS VOLUME II) CUT REPLACEMENT IN ROADS WITH ASPHALT CONCRETE BASE AND SURFACE i COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 5401665-6395 July 8, 2002 Triad Engineering, Inc. Attn: Mr. Dennie Dunlap P.O. Box 1448 Harrisonburg, Virginia 22802 RE: Windstone Subdivision - Final Plats Dear Mr. Dunlap: This letter is to confirm that the final plats for Windstone Subdivision, Section 1, have been approved. Oakcrest Builders has collected the final plats for distribution on your behalf. Section 1 in this subdivision allows for the development of ninety (90) townhouse units. A Letter of Credit in the amount of $275,000 has been provided for the construction guarantee. Please return a copy of the recorded plats and deed of dedication to this office. I am available to review advanced copies of the final plats for the remaining sections of the subdivision. If you have any questions, please feel free to call. Sincerely, Patrick T. Davenport Zoning and Subdivision Administrator PTD/bah cc: Jim Vickers, Oakcrest Builders Jane Anderson, Real Estate Gina A. Forrester, Red Bud Run District Supervisor Pat Gochenour, Red Bud District Commissioner Marie Straub, Red Bud District Commissioner UAPatrick\Common\S D Reviews\Windstone\Windstone Sect I_final plat apprv.wpd 107 North Kent Street - Winchester, Virginia 22601-5000 P.O. Box 1448 — Harrisonburg, VA 22803 Phone: 540-434-4135 Fax: 540-434-5841 L:;110 June 19, 2002 Mr. Patrick Davenport Frederick County Dept. of Planning & Development 107 N. Kent Street Winchester, VA 22601 RE: Windstone Subdivision Bonding Estimate Dear Patrick: Please find the attached construction cost estimate for Phases I and II (Lot #1 — Lot #90) of the Windstone Subdivision. These estimates and unit prices used are based upon the cost to construct this project per Oakcrest's agreement with APAC — Virginia, Inc. The earthwork portion of Phase I & lI is complete, and was excluded from the total bonding estimate. Also please note that the attached does not include items from Phases III & IV of the proposed subdivision. Please contact me if you have any questions. Thank you for your time and consideration regarding this matter. Sincerely, TRIAD ENGINEERING, INC. 8 Z. J�) Dennie D. Dunlap III, P.E. Senior Project Engineer Attachment cc: Mr. Matthew Robertson, Oakcrest Builders, Inc. Triad Engineering, Inc. Morgantown • St. Albans West Virginia Winchester • Harrisonburg Virginia LIIADENGINEERING, INC. WINDSTONE TRIAD JOB NO: CD-070 DATE: 19 JUNE 2002 PAGE 1 OF 1 Description Quantity Unit Unit Price Bid Total Storm DI-3B/3C L=6' 19.00 EA $3,900.00 $74,100.00 Storm DI-313/3C L=8' 1.00 EA $4,100.00 $4,100.00 Storm DI-3B/3C L=16' 1.00 EA $4,900.00 $4,900.00 Storm MH-1 4.00 EA $1,350.00 $5,400.00 Storm DI-7 1.00 EA $2,400.00 $2,400.00 Storm DI-1 (Pond STR's) 2.00 EA $2,400.00 $4,800.00 Storm 15" RCP CLIII 1,326.46 LF $1.70 $2,254.98 Storm 18" RCP CLIII 586.42 LF $1.70 $996.91 Storm 15" End Section 2.00 EA $17.00 $34.00 Storm 18" End Section 2.00 EA $17.00 $34.00 SS Manholes 27.00 EA $1,350.00 $36,450.00 SS 8" SDR-35 3,555.43 LF $23.00 $81,774.89 SS 8" DIP CL52 w/ Anchors 80.00 LF $50.00 $4,000.00 SS Metering Station Vault 1.00 EA $22,000.00 $22,000.00 SS Service Laterals 4,550.00 LF $12.00 $54,600.00 Water Tap 2.00 EA $5,100.00 $10,200.00 Water 8" SDR-21 2,794.29 LF $23.00 $64,268.67 Water 8" Gate Valves 21.00 EA $680.00 $14,280.00 Water FH Assembly 8.00 EA $1,275.00 $10,200.00 Water Blow Off Assembly 1.00 EA $680.00 $680.00 Water Service Laterals 91.00 EA $450.00 $40,950.00 E&S Construction Entrance 1.00 EA $850.00 $850.00 E&S Silt Fence 1,800.00 LF $2.00 $3,600.00 E&S Diversion Dike 4,750.00 LF $1.30 $6,175.00 E&S Sediment Trap 4.00 EA $1,250.00 $5,000.00 E&S Sediment Basin 2.00 EA $3,400.00 $6,800.00 E&S Inlet Protection 19.00 EA $42.00 $798.00 E&S Rock Check Dams 3.00 EA $85.00 $255.00 Conc. 5' Sidewalk 820.00 SY $18.00 $14,760.00 Conc. CG-6 Curb & Guttering 6,600.00 LF $8.00 $52,800.00 21-B Base Aggregate 66,868.00 SY-IN $0.50 $33,434.00 BM-25.0 Base Asphalt 10,396.00 SY $5.50 $57,178.00 SM-12.5A Surface Asphalt 10,396.00 SY $3.37 $35,034.52 Clearing & Grubbing 1.00 LS $20,000.00 $20,000.00 Respread Topsoil on Slopes 1,000.00 CY $16.50 $16,500.00 Signs & Pavement Markings 1.00 LS $5,000.00 $5,000.00 Parking Lot Landscaping 77.00 EA $275.00 $21,175.00 Buffer Landscaping 81.00 EA $225.00 $18,225.00 Recreational Units 3.50 EA $15,000.00 $52,500.00 Earthwork (Completed) ($200,000.00) Total $788,500.00 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 June 27, 2002 Triad Engineering, Inc. Attn: Mr. Dennie Dunlap P.O. Box 1448 Harrisonburg, Virginia 22802 RE: Windstone Subdivision Dear Mr. Dunlap: This letter is to confirm that the Subdivision Design Plan for Windstone Subdivision has been approved. A representative from Oakcrest Builders has collected the cover sheets for distribution. The final plats for this subdivision have been initially reviewed and are currently being revised per the initial review comments. In addition to the information provided on the approved design plans, the final plats must include the approval signatures of the Frederick County Sanitation Authority and the Virginia Department of Transportation. Additionally, a deed of dedication and a construction guarantee in the amount of $275,000.00 will be required prior to final plat approval. If you have any questions, please feel free to call. Sincerely, Patrick T. Davenport Zoning and Subdivision Administrator PTD/bah cc: Jim Vickers, Oakcrest Builders UAPatrick\Common\S D Reviews\Windstone\Windstone_SDP apprv.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 TO: Patrick Davenport, Zoning Administrator, Department of Planning and Zoning FROM: Joe C. Wilder, Civil Engineer, Department of Public Works, Ju'" SUBJECT: Windstone Subdivision, Section I and II - Construction Guarantee Amount DATE: June 20, 2002 I have reviewed Dennie Dunlap's proposed construction summary costs for the subject subdivision dated June 19, 2002. Based on the proposed work delineated in the document and a site inspection, it is my opinion that a Construction Guarantee in the amount of $275,000 will be adequate to cover any contingencies. JCW/rls cc: file A:\ WINDSTONEBNDmem.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 MEMORANDUM To: Joe Wilder, Frederick County Public Works Department , From: Patrick T. Davenport, Zoning and Subdivision Administrator `7Z) Date: June 19, 2002 RE: Letter of Credit estimate for Windstone Subdivision Please provide this Department with a written response, which recommends an appropriate amount for the required letter of credit to develop the subject subdivision. Attached are copies of the construction estimates covering the first phase of development. Thank you PTD CAMyFiles\Bonds and LOC's\Windstone new LOC memo.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 06/19/02 WED 11:55 FAX 540 4345841 T R I A D - Harrisonburg Z 001 FACSIMILE TRANSMITTAL SHEET 971 Acorn Drive Harrisonburg, VA 22802 540.434.4135 tele 540.434.5841 fax TRIAD ENGINEERING INC. office@triadengineering.net Geotechnical, Civil, Environmental, Construction Consultants, Land Planning and Landscape Architecture To: Patrick Davenport From: Dennie Dunlap Fax: 540.665.6395 Pages: 2 + cover Phone: 540.666.5651 Date: 19 June 2002 Re: Windstone Bonding Estimate CC: ❑ Urgent 0 For Review ❑ Please Comment ❑ Please Reply ❑ Please Recycle Patrick, Please find the attached letter and bonding estimate for the Windstone Subdivision. Please distribute the attached to the necessary reviewing agencies. If you have any questions, do not hesitate to contact me. Thanks for your time and consideration regarding this matter. Sincerely, D�.- fl. Dennie D. Dunlap III, P.E. Senior Project Engineer Triad Engineering, Inc. Phone: (540) 434-4135 Fax: (540) 434-5841 dennie-dunlap@triadengineering.net off ice@triadengineering. net 06/19/02 WED 11:56 FAX 540 4345841 T R I A D - Harrisonburg P.O. Box 1449 Harrisonburg, VA 22803 Phone:540-434-4135 Fax: 540-434-5841 June 19, 2002 Mr. Patrick Davenport Frederick County Dept. of Planning & Development 107 N. Kent Street Winchester, VA 22601 RE: Windstone Subdivision Bonding Estimate Dear Patrick: Please find the attached construction cost estimate for Phases I and II (Lot #1— Lot #90) of the Windstone Subdivision. These estimates and unit prices used are based upon the cost to construct this project per Oakcrest's agreement with APAC — Virginia, Inc. The earthwork portion of Phase I & II is complete, and was excluded from the total bonding estimate. Also please note that the attached does not include items from Phases III & IV of the proposed subdivision. Please contact me if you have any questions. Thank you for your time and consideration regarding this matter. Sincerely, TRIAD ENGINEERING, INC. Dennie D. Dunlap III, P.E. Senior Project Engineer Attachment cc: Mr. Matthew Robertson, Oakcrest Builders, Inc. Triad Engineering, Inc. Morgantown • St. Albans Winchester • Harrisonburg West Virginia Virginia 06/19/02 WED 11:56 FAX 540 4345841 T R I A D - Harrisonburg LRIAIDENGINEERING, INC. WINDSTONE TRIAD JOB NO: CD-0 70 PATE: 19 JUNE 200202 PAGE 1 OF 1 Description Quantity Unit Unit Price Bid Total Storm DI-313/3C L=6' 19.00 EA $3,900.00 $74,100.00 Storm DI-35/30 L=8' 1.00 EA $4,100.00 $4,100.00 Storm DI-3B/3C L=16' 1.00 EA $4,900.00 $4,900.00 Storm MH-1 4.00 EA $1,350.00 $5,400.00 Storm DI-7 1.00 EA $2,400.00 $2,400,00 Storm DI-1 (Pond STR's) 2.00 EA $2,400.00 $4,800.00 Storm 15" RCP CLIIi 1,326.46 LF $1.70 $2,254.98 Storm 18" RCP CLIII 586.42 LF $1.70 $996.91 Storm 15" End Section 2.00 EA $17.00 $34.00 Storm 18" End Section 2.00 EA $17.00 $34.00 SS Manholes 27.00 EA $1,350.00 $36,450.00 SS 8" SDR-35 3,555.43 LF $23.00 $81,774.89 SS 8" DIP CL52 w/ Anchors 80.00 LF $50.00 $4,000.00 SS Metering Station Vault 1.00 EA $22,000.00 $22,000.00 SS Service Laterals 4,550.00 LF $12.00 $54,600.00 Water Tap 2.00 EA $5,100.00 $10,200.00 Water 8" SDR-21 2,794.29 LF $23.00 $64,268.67 Water 8" Gate Valves 21.00 EA $680.00 $14,280.00 Water FH Assembly 8.00 EA $1,275.00 $10,200.00 Water Blow Off Assembly 1.00 EA $680.00 $680.00 Water Service Laterals 91,00 EA $450.00 $40,950.00 E&S Construction Entrance 1.00 EA $850.00 $850.00 E&S Silt Fence 1,800.00 LF $2.00 $3,600.00 E&S Diversion Dike 4,750.00 LF $1.30 $6,175.00 E&S Sediment Trap 4.00 EA $1,250.00 $5,000.00 E&S Sediment Basin 2.00 EA $3,400.00 $6,800.00 E&S Inlet Protection 19.00 EA $42.00 $798.00 E&S Rock Check Dams 3.00 EA $85.00 $255.00 Conc. 5' Sidewalk 820.00 SY $18.00 $14,760.00 Conc. CG-6 Curb & Guttering 6,600.00 LF $8.00 $52,800.00 21-B Base Aggregate 66,868.00 SY-IN $0.50 $33,434.00 BM-25.0 Base Asphalt 10,396.00 SY $5.50 $57,178.00 SM-12.5A Surface Asphalt 10,396.00 SY $3.37 $35,034.52 Clearing & Grubbing 1.00 LS $20,000.00 $20,000.00 Respread Topsoil on Slopes 1,000.00 CY $16.50 $16,500.00 Signs & Pavement Markings 1.00 LS $5,000.00 $5,000.00 Parking Lot Landscaping 77.00 EA $275.00 $21,175.00 Buffer Landscaping 81.00 EA $225.00 $18,225.00 Recreational Units 3.50 EA $15,000.00 $52,500.00 Earthwork (Completed) ($200,000.00) Total $788,500.00 lip 003 Request For Site Plan Comments Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, VA 22824 (540) 984-5600 RECEIVtD JUN 2 0 2002 DEFT OF PUNNING/DEVELOPMENT Hand deliver to: Virginia Department of Transportation 2275 Northwestern Pike Winchester, VA 22603 (540) 535-1818 Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach one (1) copy of the site plan with traffic generation data and drainage calculations with this sheet. Applicant's Name: Triad Engineering, Inc. Address: 971 Acorn Drive P.O. Box 1448 Harrisonburg, VA 22802 Phone Number: (540) 434-4135 Name of development and/or description of the request: Subdivision Design and Site Plan for Windstone Location of property: Brookland Lane (State Route 658) Red Bud Magisterial District Frederick County Virginia Virginia Department of Transportation's Comments: The application for site plan for this property appears to have signs scant measura a impact on Route 638, >Md 659, , tM MOT Milittes VAch would pfo—vidle access rork is perform—tj on the State's right of -way, a lurd ase PeMit Will need to be applied for and issued to cover said work. The permit is issued by this office and reauires a le _ - -_ - --- ••-'�O •-••• ••••KR' � `a `uaG11l.. •JGG a1..l.al.l1CLL r dated 06/07/02 Mft Date received Z (02 -Date revision received Date approved( Incomplete Incomplete Date reviewed 3 l?_ O Z .. Date. reviewed Cc�(j2 Signature and Date Signature and Date (revision REG EN ED Request for Subdivision Plan Comments JUN 2 0 2002 Virginia Department of Transportation DEPT. OF PLANNINGIDEVELOPMENT Mail to: Hand deliver to: Virginia Department of Transportation Virginia Department of Transportation Attn: Resident Engineer 2275 Northwestern Pike 14031 Old Valley Pike Winchester, VA 22603 Edinburg, Virginia 22824-0278 (540) 535-1818 (540) 984-5600 Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach one (1) copy of the Subdivision Plan with the sheet. Applicant's Name: Triad En ineering, Inc. Address: 971 Acorn Drive P.O. Box 1448 Harrisonburg, VA 22802 Phone Number: (540) 434-4135 Name of development and/or description of the request: Subdivision Design and Site Plan for Windstone Location of property: Brookland Lane (State Route 658) Red Bud Magisterial District Frederick County Virginia Virginia Department of Transportation's Comments: The application for subdivision of this property appears to have significant measurable impact on Route 0DO, tSrooKlanCI Lane, ana Route b!B, Valley Dull Road, We VWf tacilities whicti would provide access to the property. Ilds section of street is currently L10t in the SL1cttU*b SEL:OnddLy RDdd SybteM. wever, all entrance design and dr-ainagoo- featiarpS m-ist: met State requireffents if- the street is te be eligible r-- ---------- .------- I . . - *** Please return this form to applicant *** of FREDERICK Parks and Recreation Department James M. Doran, Director 540-665-5678 FAX: 540-665-9687 e-mail: fcprd@co.frederick.va.us MEMO To: Patrick Davenport, Planning Department From: Jim Doran, Director, Parks and Recreation Subject: Subdivision Recreational Units Date: June 6, 2002 As per our conversation, the Parks and Recreation Department agrees that requirements for specified recreational units must be satisfied prior to issuance of the development's first certificate of occupancy. If you should have any questions or need additional information, please let me know. JMD/sm JUNX62002 DEPT. OF PLANNING/DEVELOPMENT 107 North Kent Street Winchester, VA 22601 W)n)-J/X CHECKLIST FOR SUBDIVISION FINAL PLATS A. The title of the subdivision ("Final Plat for........") AA. Notarized owner's certification IAW 15.1-477 COV. B. The page number and total pages on each page. XC. Vicinity Map (Scale 1:2,000) showing roads, properties / and subdivisions within 1,000 feet. D. A written and graphic scale. E. Day, month and year plan prepared and revised. V/ F. North Arrow. ✓ G. Magisterial District in which the subdivision is located. H. Zoning and use of land to be subdivided and adjoining J land. I. Boundary survey of all lots, parcels and rights -of -way. _ J. Names of owners of adjoining properties with deed book and page number references. K. Area of each lot, total area of subdivision and area in / lots. L. Location and area of each parcel of open space and total area of open space. JM. Location, names and ROW widths of existing and planned roads, streets and shared private driveways adjacent to 1/ and on the property. N. Existing and proposed utilities, utility easements and other easements with dimensions. O. Existing and proposed drainage easements with dimensions and locations. P. Location of flood plain limits. S A 0 JA/ V Q. Location of land to be dedicated or reserved for public use. X R. Location of required setback lines on each lot. x S. Location of proposed recreational areas. Page 2 Subdivision Plat Checklist T. Location of proposed buffers. JU. Location and description of monuments and markers. V. Certified by registered engineer or surveyor. W. Notarized signature of the owner. X. Signature lines as required. Y. Statement listing all requirements and conditions placed on the land resulting from conditional zoning. Z. Indication of the portion of the allowable density from the parent tract which is to be allocated to each parcel resulting from the subdivision. 06/05/02 WED 16:49 FAX 540 4345841 [a001 FACSIMILE TRANSMITTAL SHEET TRIAD ENGINEERING, INC. Geotechnical, Civil, Environmental, Construction Consultants, Land Planning and Landscape Architecture 971 Acorn Drive Harrisonburg, VA 22802 540.434.4135 tele 540.434.5841 fax office@tdadengineering.net To: Patrick Davenport From: Dennie Dunlap Fax: 540.665.6395 Pages: 12 + cover Phone: 540.665,5651 Date: 05 June 2002 Re: Windstone info CC: ❑ Urgent 21 For Review 0 Please Comment ❑ Please Reply ❑ Please Recycle Patrick, Per your telephone conversation with Jon Garber earlier today, I have attached the comment reply forms from the various Frederick County agencies. It is my understanding that Oakcrest and Parks & Recreation have resolved their issue, and that an approval letter should be forthcoming. Additionally, VDOT will release an approval letter once Oakcrest submits a certification letter stating that the left -turn lane on Rte. 659 will be constructed. This should happen in the next couple days. Regarding your verbal comments, I have attached some excerpts from the site plan for your review. We are proposing a 6' high earthen berm be placed in conjunction with the landscape screen to provide a full screen (see attached). The parking analysis is also included with some hand-calcs to further explain our derivation of the total number of required off-street parking spaces. It is also my understanding that the proposed recreational area will not be an additional site plan, and that Oakcrest and the Parks and Rec Dept. will work the details out when necessary. Please review the attached for site plan approval. If everything is suitable, then the revised set of plans will be issued to you for final approval. I would prefer to handle these minor revisions by fax to avoid reissuing a set of drawings until we get final approval. I will call you tomorrow morning to follow-up and see if you have any questions or (gasp) comments. Thanks, Dennie D. Dunlap III, P.E. Senior Project Engineer Triad Engineering, Inc. Phone: (540) 434-4135 Fax: (540) 434-5841 dennie-dunlap@triadengineedng.net office@triaden gineering. net N�ut� VIED JUN 2002 DEPT, OF PLANNING/DEVELOPMENT 06/05/02 WED 16:50 FAX 540 4345841 Z 002 20' SANITARY EASEMENT \ R D O \0 SM \0 RM O \\0 0 RB �o I� RM I� lO RB �0 O SM O I • OCA l0 0 6 06/05/02 WED 16:50 FAX 540 4345841 Z 003 PARKING ANALYSIS # OF QUANTITY OF QUANTITY OF OFF-STREET HANDICAP OFF-STREET HANDICAP BEDROOMS UNITS WITH UNITS WITH PARKING PARKING PARKING PARKING A GARAGE OUTSIDE SPACES SPACES SPACES SPACES PARKING REQUIRED REQUIRED PROVIDED PROVIDED (2.25 SPACES 2 18 5 PER UNIT) 52 7 * * 294 7 (2.50 SPACES PER UNIT) 3 81 95 440 * CREDITS GARAGE UNITS FOR PROVIDING 2 SP./UNIT OF OFF-STREET PARKING 52 SP. + 440 SP. - (99 UNITS * 2 SP./UNIT) = 294 SPACES REQ'D Ty,0e + 4P o-F H-.:+s '2-g1 S " 8f? v/9010-w5e % 3 - 6 R �S _ / 9a,a9 e $ I 2.25 -a.o -- 0.25 SO 0,50 06/05/02 WED 16:50 FAX 540 4345841 U 004 Request For Site Plan Comments Frederick County Sanitation Authority Mail to: Hand deliver to: Frederick County Sanitation Authority 315 Tasker Road Attn: Engineer Director Stephens City, VA P.O. Box 1877 (540) 868-1061 Winchester, VA 22604 (540) 868-1061 �c0V*kr�adc� MAY 21 2002 TRIAD ENGINEERING. INC. Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the site plan with this sheet. Applicant's Name: Triad Engineering, Inc. Address: 971 Acorn Drive P.O. Box 1448 Harrisonburg, VA 22802 Phone Number: (540) 434-4135 Name of development and/or description of the request: Subdivision Design and Site Plan for Windstone Location of property: Brookland-Lane (State Route 658) Red Bud Magisterial District Frederick County, Virginia Frederick County Sanitation Authority's Comments: L4 RF V/Ew- .4 P/'R o VoL! 4 s /N o TFo 5 /V61 TF fis'l" O L'O 8�t� 1���ht arity use ou�v. Date received Date revision received Incomplete Inco.ntpJete Date reviewed Date revie -d Signature and. Date . Signature. and. Date (revision) . RV nY Date approved 06/05/02 WED 16:51 FAX 540 4345841 [a005 MAY 10 2002 TRIAD ENGINEERING, INC. Request For Site Porn Comments Fredqrick County Engineering DeoartMent Mail to: Frederick County Engineering Dept. Attn: Director of Engineering 107 North Kent Street Winchester, VA 22601 (540) 665-5643 Hand deliver to: 107 N. Kent Street Fourth Floor Winchester, VA (540) 665-5643 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach Iwo (2) copies of the site plan with this sheet. Applicant's Name: Triad Engineering, Inc. Address: 971 Acorn Drive P.O. Box 1448 Harrisonburg, VA 22892 Phone Number: (540) 434-4135 Name of development and/or description of the request: Subdivision Design and Site Plan for Windstone Engineering Department's Comments: All feoov 5 Co^�r►.G..ts 1, •,..� a .( iI A, c S ,4 7L, L.. G"�_� b�1 V - • I / V c7i�ut:Ti.. p � 06/05/02 WED 16:52 FAX 540 4345841 Z 006 Request For Site Plan Comments Frederick County Fire Marshal Mail to: Frederick County Fire Marshal Attn: Director of Engineering 107 North Kent Street Winchester, VA 22601 (540) 665-6350 Ins i�:;�'� Hand deliver to: 107 N. Kent Street First Floor Winchester, VA (540) 665-6350 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the site playa with this sheet. Applicant's Name: Address: Phone Number: Name of development and/or description of the request: Location of property: Fire Marshal's: Request For Site Plan Comments 19 06/05/02 WED 16:53 FAX 540 4345841 [a 007 Control number SP02.0030 Project Name Windstone Address 971 Acorn Lane Type Application Site Plan Current Zoning RP Date received 4/5/02 city Harrisonburg Tax 10 Number 54.2.2 Automatic Sprinkler System No Other recommendion Emergency vehicle Access Adequate Slamese Location Not Identified Date reviewed 4/8/02 Applicant Triad Engineering state zip VA 22802 Fire District 18 Recommendations Automatic Fire Alarm Syste No Requirements Hydrant Location Adequate Roadway/Aisieway Width Adequate Date Revised Applicant Ph S40-434-4135 Rescue District 18 Election District Red Bud Residential Sprinkler System Yes Fire Lane Required Yes Special Hazards No Emergency Vehicle Access Comments Fire Lane No Parking slgnage and markings required at all fire hydrants. Frederick County Code Section 90-4 AM No Parking signs shall be provided within 13 feet of each fire hydrant. Access comments All fire hydrants shall be located within 3 feet of curb. A field inspection of Fire Lanes and signage will be required. Fire Lane signs shall be 12" x 18" reading "Fire Lane No Parking" or vise versa. Additional Comments Plan Approval Recommended Reviewed By Signiture _ Yes Timothy L. Welsh Title AM a. T� 06/05/02 WED 16:53 FAX 540 4345841 Zoos Request for Subdivision Plan Comments Frederick County Inspections Department Mail to: Hand deliver to: Frederick County Inspections Department 4th Floor Attn: Building Official 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5650 Please fill out the information as accurately as possible in order to assist the Inspections Department with their review. Please attach one (1) copy of the with this sheet. Applicant's Name: Triad Engineering, Inc. Address: 971 Acorn Drive P.O. Box 1448 Harrisonburg, VA 22802 Phone Number: (540) 434-4135 Name of development and/or description of the request: Subdivision Design and Site Plan for Windstone Location of property: Brookland Lane (State Route 658) Red Bud Magisterial District Frederick County, Virginia Department's Comments: C v Yn &i -e n J, ct r -e- mr, -11-G, -e ***Please return this form to applicant *** 06/05/02 WED 16:54 FAX 540 4345841 Z 010 Request for Subdivision Plan Comments Frederick County Department of Parks and Recreation Mail to: Frederick County Department of Parks and Recreation 107 N. Kent Street Winchester, Virginia 22601 Hand deliver to: 2nd Floor 107 N. Kent Street Winchester, VA (540) 665-5678 MAY 2 0 2002 TRIAD ENGINEERING, INC. Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the Subdivision Plan with the sheet. Applicant's Name: Triad En ineering, Inc. Address: 971 Acorn Drive P.O. Box 1448 Harrisonburg VA 22802 Phone Number: (540) 434-4135 Name of development and/or description of the request: Subdivision Design and Site Plan for Windstone Location of property: Brookland Lane State Route 658) Red Bud Magisterial District Frederick County, Virginia Department of Parks and Recreation's Comments: Open space provided appears to be acceptable if no open space exists within lakes, ponds or wetlands. Open space within stormwater management areas would not seem to have any value for residents of a development.Space for required recreational units has also been provided. Recreational amenities will need to be reviewed in future plans. *** Please return this form to applicant *** 06/05/02 WED 16:56 FAX 540 4345841 U 013 Request for Street Name Comments Subdivision Comments Frederick County Department of Planning & Development Attn: Marcus Lemasters, GIS Manager 107 North Kent Street Winchester, Virginia 22601 (540) 665-5651 The GIS Manager will review the proposed street names for this project to ensure their acceptability into the Frederick County Street Name System. Proposed street names will also be routed through the Communication Center Supervisor for review. This step will prevent duplicate street names from being entered. Please attach one copy of the plan indicating proposed names. Applicant's Name: Triad Engineering, Inc. Address: 971 Acorn Drive PO Box 1448 Harrisonburg VA 22802 Phone number: (540) 434-4135 Name of development and/or description of the request: Subdivision Design and Site Plan for Windstone Location of property: Brookland Lane (State Route 658) Red Bud Magisterial District Frederick County, Virginia GIS Manager Comments: I HAVE REVIEWED THE NAMES ON THE ATTACHED PLANS FOR STREETS IN THE WIN DSTONE SUBDIVISION. ALTHOUGH. AURORA AND WTND ffT.I.__ ARE:NOT:.TECHNICALLY LANE ROAD SUFFIS CLASSIFICATIONS. I DO NOT SEE ANY HARD REASON FOR DISALLOWING THEIR USE.. THEREFORE, ALL ROAD NAMES ARE APPROVED AS PRESENTED ON PAGE C-4 OF THE PLAN PRESENTED 02-01-2002. L E T T E R O F T R AN S M TA L i 971 Acorn Drive P.O. Box 1448 k., Harrisonburg, VA 22802 TRIAD ENGINEERING, INC. (540) 434-4135 Civil, Geotechnical, Environmental, (540) 434-5841 fax Construction Consultants, Land Planning e-mail. office@triadengineering.net and Landscape Architecture To : Frederick County 107 N. Kent Street Winchester, VA 22601 Re: Windstone Date : 05-13-2002 Attention : Dept. of Planning & Development Job No: CD-070 WE ARE SENDING YOU 0 Attached ❑ Under separate cover via the following items ❑ Shop Drawings ❑ Prints 0 Plans ❑ Samples ❑ Specifications ❑ Copy of letter ❑ Change Order ❑ COPIES DATED NUMBER DESCRIPTION 2 Sets 02/01/02 C-1 — C-41 Subdivision Design and Site Plan for Windstone (revised 05/13/02) 1 Request for Subdivision Plan Comments 1 Request for Site Plan Comments THESE ARE TRANSMITTED as checked below: ❑ For Approval ❑ Approved as submitted ❑ Resubmit copies for approval ❑ Samples ❑ Approved as noted ❑ Submit copies for distribution ❑ As Requested ❑ Returned for corrections ❑ Submit copies for distribution 0 For review and comment ❑ FOR BIDS DUE: ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS: RECEIVED COPY TO : MAY 14 2002 SIGNED: DEPT, OF PLANNA6!DEVELOPMENT Frederick County Department of Planning and Development 107 North Kent Street Winchester, Virginia 22601 13 May 2002 RE: Windstone Subdivision — Subdivision Design Plan #03-02: 2"d Review Comment Reply Letter to Review To Patrick Davenport: Following are our responses to the comments received from The Frederick County Department of Planning and Development in the comment letter dated April 25, 2002. Please call if you have any questions or require clarification. �1. Increasing the development potential of Lots 19-24 would involve shifting Baybreeze Court to the North. This would in turn reduce the proposed recreational area. The issue was discussed with the Developer and the consensus was to leave the proposed lot lines for this cluster as -is. ✓2. The location of existing trees to be saved shown on sheet C-4. Please refer to sheet C-2 IVfor note pertaining to woodland disturbance. 3. There are a total of 199 units, 23 with 2 bedrooms, 176 with 3 bedrooms. We are required to have 2.25 spaces per each 2-bedroom unit (2.25 x 23 = 52 spaces), and 2.50 spaces per each 3-bedroom unit (2.50 x 176 = 440 spaces), which brings the total required to 492 spaces.LThere are 99 units with a garage, and there is -space �-jfor each unit with a garage (2.0 x 99 units = 198 spaces). Therefore, besides 5Pe,OJ garage/driveway parking, the amount of additional parking required is (492 — 198 = 294 spaces). There are an additional 294 spaces proposed per this plan. 4. A detailed landscaping plan is shown on sheet C-5 for the full residential buffer. Rifm The terms and conditions of the proposed recreational units are still in negotiation with the Developer. The units will consist of an outdoor pool and pool accessories, and once finalized, details will be provided to the appropriate agencies. 6. Note added to sheet C-2, which states that all trash/garbage disposals will be handled via curbside pick up. l7. Phase lines added to sheet C-4. Thank you for your time and consideration regarding this matter. Please feel free to call with questions or comments. Cordially, Triad Engineering, Inc Dennie D. Dunlap III, P.E. Senior Project Engineer Request For Site Plan Comments Frederick County Engineering Department Mail to: Frederick County Engineering Dept. Attn: Director of Engineering 107 North Kent Street Winchester, VA 22601 (540) 665-5643 Hand deliver to: 107 N. Kent Street Fourth Floor Winchester, VA (540) 665-5643 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the site plan with this sheet. Applicant's Name: Triad Engineering, Inc. Address: 971 Acorn Drive P.O. Box 1448 Harrisonburq, VA 22802 Phone Number: (540) 434-4135 Name of development and/or description of the request: Subdivision Desiqn and Site Plan for Windstone Engineering Department's Comments: A 11 d. o ,rL lJ eoi o, s ts Z, Date received LY 1 C Incomplete Date reviewed i S l O 2 Signature and Date Signature and Date (revision) Engineering Department use o Date revision received Date approved���� Incomplete Dat viewed :1 f !r COUNTY of PREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 April 25, 2002 Triad Engineering, Inc. Attn: Matt Robertson P.O. Box 1448 Harrisonburg, Virginia 22802 RE: Windstone Subdivision - Subdivision Design Plan #03-02; Second Review Dear Matt: I have had the opportunity to conduct a second review of the. Windstone Subdivision Design Plan (SDP) received by our office on April 5, 2002. Please respond to the following comments: 1. A portion of Lots 19-24 are within the inactive zone of the required buffer. I would suggest that the.maximum area of the lots possible be excluded from the inactive buffer in order to allow the home buyer to maximize the development potential of those lots. 2. In order to satisfy the 25% maximum woodland disturbance allowed, provide the location of the areas of existing trees to be saved. 3. The detail pertaining to the parking allotments/analysis needs to be further illustrated. It appears that units with garages are being allotted only two parking spaces (within the garage). The zoning ordinance requires that each two bedroom unit have 2.25 parking spaces and each three bedroom unit have 2.5 parking spaces per unit. 4. A detailed landscaping plan which includes the size (at the time of planting), location, and species of all required landscaping must be illustrated on this plan. Although a landscape buffer is not required along Brookland Lane, I encourage you to place landscaping along this road in a manner that will provide a reasonable buffer. 5. The details of the proposed recreational units must be provided prior to approval of this plan. 6. The location of all outdoor trash receptacles/dumpsters must be included with this plan. A concrete pad, opaque fence and opaque gate are to be included. 7. Provide phase lines as shown on the approved Master Development Plan. Please address the above comments and re -submit. I am enclosing a marked copy of the plans for your reference to assist with the revisions. -If you have any questions, please feel free to call. Sincerely, Patrick T. Davenport Zoning and Subdivision Administrator PTD/ch Enclosure UAPattick\Common\S D Reviews\Windstone\Windstone 2nd review.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 LETTER O F T R A N 1 i'rTAL TRIAD ENGINEERING, INC. Civil, Geotechnical, Environmental, Construction Consultants, Land Planning and Landscape Architecture To : Frederick County 107 N. Kent Street 971 Acorn Drive P.O. Box 1448 Harrisonburg, VA 22802 (540) 434-4135 (540) 434-5841 fax e-mail. office@triadengineering.net Date : 04/05/2002 Attention : Dept of Planning & Development Winchester, VA 22601 Job No: CD-070 Re: Windstone WE ARE SENDING YOU 0 Attached ❑ Under separate cover via ❑ Shop Drawings ❑ Prints 0 Plans ❑ Copy of letter ❑ Change Order ❑ ❑ Samples the following items ❑ Specifications COPIES . DATED NUMBER DESCRIPTION 2 Sets 02/01/02 C-1 — C-39 Subdivision Design and Site Plan for Windstone (revised 04/03/02) 1 Request for Subdivision Plan Comments 1 Request for Site Plan Comments THESE ARE TRANSMITTED as checked below: ❑ For Approval ❑ Approved as submitted ❑ Resubmit ❑ Samples ❑ Approved as noted ❑ Submit ❑ As Requested ❑ Returned for corrections ❑ Submit 0 For review and comment ❑ FOR BIDS DUE: ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS: COPY TO : DEPT. OF FUNMNGIDt copies for approval copies for distribution copies for distribution SIGNED: 210 , ,D. *4 :zr Frederick County Department of Planning and Development 107 North Kent Street Winchester, Virginia 22601 05 April 2002 RE: Windstone Subdivision - Subdivision Design Plan #03-02: Cursory Review Comment Reply Letter to Review To Patrick Davenport: Following are our responses to the comments received from The Frederick County Department of Planning and Development in the comment letter dated February 14, 2002. Please call if you have any questions or require clarification.' ENGINEERING- ✓1. The Copperfield Subdivision is now depicted in the vicinity map. ✓ 2. Approval line for the Zoning Administrator removed and other approval line combined to "Zoning/Subdivision Administrator." 3. Match lines have been provided where necessary. ?KK 4. The architectural profile for each unit type shall be incorporated into future drawings. 5. Correct adjoining information has been provided where noted. ✓6. Sidewalks have been provided on both sides of the streets and proposed segments have been connected. ✓7. 50' unit setbacks from the boundary perimeter have been provided. 8. Common space has been depicted on the appropriate plan sheets. -9. A calculation showing the percentage of open space located in areas dedicated as ponds, wetlands and steep slopes has been provided in the form of a table on Sheet C-2. 10. The total impervious surface area is 9.89 Acres, which is 34.5% of the site. This 0information is depicted on Sheet C-2. 11. More information has been added to the detail pertaining to the parking allotments/analysis. ✓1 The road efficiency buffer on Brookland Lane has been removed. A landscaping buffer is not required between the development and Rte. 658. ✓14. A statement requiring that all proposed utilities shall be underground has been added to the plans. .-The final configuration and details of the proposed recreational units have not been determined at the time of printing. */16. Relocation information for the existing overhead power line has been provided. '�17. The waterline layout has been revised; there are no longer any domestic 3" waterlines with private easements associated with them. ✓18. Legal references for all existing easements have been provided on the plan sheets. V.9 The locations of all outdoor trash receptacle/dumpsters that include a concrete pad, opaque fence and opaque gate will be incorporated into future drawings (will be placed on terminal ends of private streets). -A10. The.locations of all streetlights are addressed on Sheet C-2. v-31. Street and entrance signs shall conform to the Frederick County Zoning Ordinance, and shall be handled under separate permit. Thank you for your time and consideration regarding this matter. Please feel free to call with questions or comments. Cordially, Triad Engineering, Inc Dennie D. Dunlap III, P.E. Senior Project Engineer COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 February 14, 2002 Triad Engineering, Inc. Atten: Mr. Matt Robertson 971 Acorn Drive P.O. Box 1448 Harrisonburg, Virginia 22802 RE: Windstone Subdivision - Subdivision Design Plan #03-02: Cursory Review Dear Matt: I have had the opportunity to review the Windstone Subdivision Design Plan (SDP) received by our office on February 5, 2002. A cursory review of this project has been conducted. As you know, the Master Development Plan (MDP) for Windstone has not yet been approved. Comments made regarding this SDP may not be accurate if changes are made to the MDP which affect the SDP. Please respond to the following comments: l . Depict the Copperfield Subdivision in the vicinity map. 2. Remove the approval line for the Zoning Administrator and combine the other approval line to `Zoning/Subdivision Administrator.' 3. Provide match lines on each sheet. 4. Provide an architectural profile for each unit type. 5. Adjoining information. Provide the correct information as noted. 6. Sidewalks. Provide sidewalks on both sides of the streets and connect the proposed segments. 7. Provide 50' unit setbacks from the boundary perimeter. 8. Depict all of the common open space 9. Provide a calculation showing the percentage of open space located in areas dedicated as ponds, wetlands, and steep slopes. No more than 50% of all open space can be within these environmental features. 10. Provide an impervious surface ratio. 11. Provide more detail pertaining to the parking allotments/analysis. The details must include how many spaces are in units with garaged parking and the amount of off-street parking provided for units with and without garages. 107 North Kent Street • Winchester, Virginia 22601-5000 Page 2 Mr. Matt Robertson, Triad Engineering, Inc. Re: Windstone Subdivision February 14, 2002 12. Brookland Lane is not identified as a major collector, therefore, the road efficiency buffer label must be removed. The 50' perimeter unit setback is still applicable. 13. Provide a detailed landscaping plan which includes the size (at the time of planting), location, and species of all required landscaping. 14. Provide a statement in the plans requiring that all proposed utilities shall be underground. 15. Provide the details of the proposed recreational units. 16. Provide relocation information for the existing overhead power line. 17. Clarify what a "private water easement" is. 18. Provide legal references for all existing easements. 19. Provide the location of all outdoor trash receptacles/dumpsters. A concrete pad, opaque fence and opaque gate must be included. 20. Provide the location of all street lights. 21. Provide the location and details of all street signs and entrance signs. Please address the above comments and re -submit. I am enclosing a marked copy of the plans for your reference to assist with the revisions. If you have any questions, please feel free to call. Sincerely, f--,1t,WU . �C4 �"e �rfl yr Patrick T. Davenport Zoning and Subdivision Administrator PTD/bah Enclosure UAPatrick\Common\S_D Reviews\Windstone\Windstone s_d review.wpd Winois61e oz/o%z SUBDIVISION DESIGN PLAN CHECKLIST The subdivision design plan shall be drawn at a scale that is acceptable to the Subdivision Administrator. The subdivision design plan shall include a sheet depicting the full subdivision submitted. The subdivision design plan shall include the following information: title "Subdivision Design Plan for " with a notation of all previous names of the subdivision.' original property identification number. 7 4-.Z'2 page number and total pages on each page. name of the owner and/or subdivider !r vicinity map [scale of one to two thousand (1:2000)] showing all roads, properties and subdivisions within one / thousand (1000) feet of the subdivision. SAW �vPPEiQF��LO -V/ written and graphic scale. day, month and year plan prepared and revised. North arrow. name of the Magisterial District where located. zoning of all land to be subdivided. boundary survey of all lots, parcels and rights -of -way showing bearings to the nearest minute and distances to the nearest one-hundreth (1/100) of a foot. topography shown at a contour interval acceptable to the Subdivision Administrator but in no case greater than five (5) feet. Xnames of owners, zoning and use of a adjoining properties and deed book and pa e number references for each adjoining parcel. 100104W f i•@.Jv •dJo;AW-f proposed use of each lot, with the number of lots in each use category. CHECK USC WvAD#44& X area of of and parcel, the total area of the subdivision and t e total area in lots. 10 location and area of each parcel of common open space and the total area of common open space. location, names, right-of-way widths and classifications of existing and planned roads, streets and shared private driveways adjacent to and on the property. existing or proposed utilities, sewer and water lines, manholes, fire hydrants and easements. existing and proposed drainage ways, drainage facilities, culverts and drainage easements with dimensions and design details. ✓ stormwater management plan with calculations describing how stormwater management requirements are being met, including the location and design details of proposed facilities. proposed grading plan including spot elevations and flow arrows. cross sections, profiles and design details of all proposed streets, roads, culverts, storm sewers, sanitary sewers and water mains. locations, dimensions and cross sections of existing and proposed sidewalks and walkways. location of environmental features including floodplain, steep slopes, wetlands, sinkholes, woodlands and natural stormwater detention areas. names of all streams and bodies of water, including all one -hundred -year flood limits'as mapped by FEMA. location of all land to be dedicated or reserved for public use. So' PtRimoM d t, /woks wrr.*.7ehsv e, W BlwQr Sr'PA� location of reqquired ,setback lines on each/Ct. P f C Fr&^ Lsn-t.s KG; 0014 X location of proposed recreational areas and facilities. Xlocation of proposed buffers and screening with design details, locations and types of plants and screening. Xproposed landscaping with location and types of plants. ✓ certification by an engineer, surveyor or other qualified professional of the accuracy of the plat. ARKIN6? 11 STREjET 41614T5 ? E1vTRAmt S1bnl STR1" E�SI6Ns? Lohs log '� /0 9 - 3 s-TiVd %dam/' 1 / . ✓`. To he oh W iRtol Pbn signature of the owner or principals certifying ownership of the property. statement listing all requirements and conditions placed on,the land included in the subdivision resulting from approval of conditional zoning or a conditional use permit. X signature line for the Subdivision Administrator. me VW- �, K �► Zaniny ,► r 12 Request for Street Name Comments Subdivision Comments Frederick County Department of Planning & Development Attn: Marcus Lemasters, GIS Manager 107 North Kent Street Winchester, Virginia 22601 (540)665-5651 The GIS Manager will review the proposed street names for this project to ensure their acceptability into the Frederick County Street Name System. Proposed street names will also be routed through the Communication Center Supervisorfor review. This step will prevent duplicate street names from being entered. Please attach one copy of the plan indicating proposed names. Applicant's Name: Triad Engineering, Inc. Address: 971 Acorn Drive PO Box 1448 Harrisonburg VA 22802 Phone number: (540) 434-4135 Name of development and/or description of the request: Subdivision Design and Site Plan for Windstone Location of property: Brookland Lane (State Route 658) Red Bud Magisterial District Frederick County, Virginia GIS Manager Comments: I HAVE REVIEWED THE NAMES ON THE ATTACHED PLANS FOR STREETS IN THE WINDSTONE SUBDIVISION. ALTHOUGH. AURORA AND WTNDMTI.T. ARE NOT TECHNICALLY LANE ROAD SUFFIX CLASSIFICATIONS, I DO NOT SEE ANY HARD REASON FOR DISALLOWING THEIR USE. THEREFORE, ALL ROAD NAMES ARE APPROVED AS PRESENTED ON PAGE C-4 OF THE PLAN PRESENTED 02-01-2002. GIS OFFICE USE ONLY: Date received D7— / " Date revision received Incomplete Incomplete Date reviewed Date re Date approved Signature and Date: a-2--a2-a N DEPARTMENT OF PLANNING AND DEVELOPMENT FREDERICK COUNTY, VIRGINIA W E STREET NAME COMMENTS SUBDIVISION COMMENTS S DATE: January 2, 2002 STAFF MEMBER: Marcus Lemasters, GIS Manager SUBDIVISION: Windstone COMMENTS: Mapping and Graphics Manager has reviewed road names for the Windstone Subdivision with the following results: 1. The following road names have been accepted into the Frederick County Road Naming System as "Paper Streets." Upon development of the subdivision, these names will be numbered and officially adopted as road names in Frederick County. Windchime Court Whirlwind Drive Seabreeze Lane Aurora Lane Baybreeze Court Frederick County Planning and Development, 107 North Kent Street, Winchester, VA 22601, (540)665-5651 N DEPARTMENT OF PLANNING AND DEVELOPMENT FREDERICK COUNTY, VIRGINIA `" E STREET NAME COMMENTS SUBDIVISION COMMENTS S DATE: January 2, 2002 STAFF MEMBER: Marcus Lemasters, GIS Manager SUBDIVISION: Windstone COMMENTS: Mapping and Graphics Manager has reviewed road names for the Windstone Subdivision with the following results: 1. The following road names have been accepted into the Frederick County Road Naming System as "Paper Streets." Upon development of the subdivision, these names will be numbered and officially adopted as road names in Frederick County. Coolfont Lane Weathervane Drive Windmill Lane Lighthouse Lane 2. The following road names are currently in use, conflict, or are phonetically too close in nature with a road name in use in Frederick County and are therefore denied for use in the Frederick County System: Misty Court Windy Drive Breezeway Court Alpine Lane Frederick County Planning and Development, 107 North Kent Street, Winchester, VA 22601, (540)665-5651 FREDERICK COUNTY, VIRGINIA DEPARTMENT OF PLANNING AND DEVELOPMENT GIS DIVISION STREET NAME COMMENTS SUBDIVISION COMMENTS DATE: December 17, 2001 STAFF MEMBER: Marcus Lemasters, GIS Manager SUBDIVISION: Windstone COMMENTS: Mapping and Graphics Manager has reviewed road names for the Windstone. subdivision with the following results: 1. The following road names have been accepted into the Frederick County Road . Naming System and will be -reserved as "Paper Streets." Upon development of the subdivision,. these names will be numbered and officially adopted as road names in Frederick County. Windstone Drive Sagewood 2. The following road names are currently in use or conflict with a road name in use in Frederick County and are therefore denied for use in the Frederick County System: Springdale Jasmine Amber Woodlawn Woodcliffe Birchwood Autumn Ridge Greystone Brookmere Mill Brook Brookhaven Summerbrooke Willow Creek Frederick County Planning and Development, 107 North Kent Street, Winchester, VA 22601, (540)665-5651 I COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY 14031 OLD VALLEY PIKE EDINBURG, VA 22824 RAY D. PETHTEL INTERIM COMMISSIONER Mr. Dennie D. Dunlap, P.E. C/O Triad Engineering, Inc. P. 0. Box 1448 Harrisonburg, VA 22802 March 12, 2002 Ref: Windstone Route 658, Brookland Lane Frederick County Dear Dennie: JERRY A. COPP RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) 984-5607 A VDOT review has been completed on the preliminary site plan dated February 1, 2002 for the referenced project. Our comments follow and are shown in red on the enclosed plan sheets. Plan Sheet C-1 of 35 1. The professional seal should be signed on each sheet upon notice of approval. Plan Sheet C-2 of 35 2. Current VDOT General Notes V1 thru V21 should be displayed on plan cover sheet (copy attached). Plan Sheet C-4 of 35 3. The proposed temporary cul-de-sac located on VDOT Route 658 should be constructed to provide access to south by way of open roadway. Access cannot be closed on Route 658. The temporary easement across lands owned by others should be provided and presented to VDOT for review prior to issuance of Land Use Permit by VDOT. Plan Sheet C-5 of 35 • See Note 3. WE KEEP VIRGINIA MOVING Mr. Dennie Dunlap Ref: Windstone March 12, 2002 Paae #2 4. Sight distance should be confirmed by standard method at both Windstone Drive and Weathervane Drive, also distance to nearest VDOT road intersection, current traffic volumes on Route 658 and volume at build out of Windstone. Based on Sixth Edition, ITE as a minimum, or by actual count to include turning movements. 5. All radii should be shown by dimension. 6. The existing entrances at Windstone Drive and Weathervane Drive are substandard for VDOT road intersection. Radii should be 50' minimum, 30' minimum space between faces of curbs. Standard entrances are standard CG- 11, not CG-11B as shown on plan with standard CG-12 curb ramps (please illustrate any modification of CG-12 for VDOT review and approval). Standard VDOT stop signs as appropriate should be shown. Sheet C-6 of 35 • See Notes 5 and 6. Sheet C-7 of 35 • See Notes 4, 5, and 6. Sheet C-8 of 35 • See Notes 5 and 6. 7. Is this Weathervane Drive? Sheet C-10 of 35 • See Note 3. This would be important when the cul-de-sac is shown regardless of sheet type or design usage. Sheet C-11 of 35 See Note 5 and 6. 8. Designated drainage area divides should be clearly presented. Sheet C-12 of 35 See Note 5. Mr. Dennie Dunlap Ref: Windstone March 12, 2002 Page #3 Sheet C-16 of 35 • See Notes 5 and 6. 9. Profile grades on curb & gutter (urban type) roadways should be calculated and displayed for 25' intervals. 10. CD's should be shown as illustrated. Existing ground profile should be extended a minimum of 100' beyond calculated profile grade line. Sheet C-17 of 35 • See Notes 5, 6, 9 and 10. 11.There appears to be duplicate ID on VPC Station 10+38.81. ? Sheet C-30 of 35 12.The 21-B aggregate should be extended 1' beyond back of curb (both sides of roadway). Sheet C-32 of 35 13.The dimension H (height) of VDOT standard DI's should be shown on plans. Please review the attached VDOT Subdivision Checklist (marked in red). All the above comments should be considered. Please provide this office with one set of revised plans for VDOT review. If there are any questions or if you wish to meet to discuss, do not hesitate to call. Since ly, 13"U1 0 0 Barry . Sweitzer Trans. Roadway Engineer For: Steven A. Melnikoff Transportation Engineer BJS/rf Enclosures xc: Mr. Dave Heironimus Mr. Evan Wyatt E � V E D MAR 14 2002 :'PT. OF PLANNING/DEVELOPMENT March 11, 2002 Mr. Dennie Dunlap, III, P.E. Triad Engineering, Inc. 200 Aviation Drive P.O. Box 2397 Winchester, Virginia 22604 RE: Subdivision Comments - Windstone Frederick County, Virginia Dear Dennie: COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 Upon review of the subject subdivision plan, we offer the following comments: 1) Provide elevations for all of the townhouse units which reflect basement and finished floor elevations. Provide top of curb spot elevations to ensure proper grading of the parking lots. 2) Ensure that the elevations of the existing gas main do not interfere with any of the proposed construction. 3) Provide a channel section adjacent to hots 74 - 77 to ensure that the drainage will flow adjacent to the fill slope that is filling in the drainage way. 4) Provide grading plans for each sediment trap to ensure proper construction of the traps. Proper installation of the sediment traps is critical. 5) Indicate the proposed grading between lots 127 and 128. The proposed run-off appears to drain in to this area; however, it appears that there is no avenue for the run-off to drain out and ponding will occur. Provide a sediment trap in this area to control the run-off as well. 6) Provide a note on the plans which indicates that structure numbers 37, 36, 35, 34, 19 and 18 shall be installed prior to placing fill to ensure that the on -site storm flows can drain through the site during construction. It is critical that all phases of construction do not create any upstream drainage issues or ponding during construction. 107 North Dent Street • Winchester, Virginia 22601-5000 Windstone Subdivision Comments Page 2 March 11, 2002 7) Revise the erosion and sediment control narrative to indicate the enforcement as Frederick County Erosion and Sediment Control Administrator, not City, as indicated in your description. 8) Provide the "Responsible Land Disturber" title block on the revised drawings. 9) . Specify the small grate opening for the proposed DI -Ts. Once theses comments have been addressed, submit two (2) copies of the subdivision plan for further review: Sincerely, n Joe C. Wilder Civil Engineer JCW/rls cc: Frederick County Planning and Zoning file C:\Corel\word Pe rfect\Rhonda\windstonecom APPLICATION SUBDIVISION PLAN Department of Planning and Development Use Only. Date application received Feb., 64 1 &pplication # _ Complete. Date of acceptance 1. Project Title: Subdivision Design and Site Plan for Windstone 2. Owner's Name: Jasbo Inc./Fred L. Glaize, III PO Box 888 Winchester, VA 22604 Telephone: (Please list the names of all owners or parties in interest) 3. Applicant: Triad En ing_ eering,Inc. Address: 971 Acorn Drive PO Box 1448 Harrisonburg, VA 22802 Phone Number: (540) 434-4135 4. Design Company: Triad Enimeering, Inc. Contact Name: Mr. Matthew Robertson 5. Location of Property: Brookland Lane (State Route 658) Red Bud Magisterial District Frederick County, Virginia 6. Total Acreage: 28.70 Acres cont'd APPLICATION SUBDIVISION PLAN 7. Property Information: a) Property Identification Number (PIN) 54-2-2 b) Current Zoning: RP c) Present Use: Vacant d) Proposed Uses: Townhomes e) Adjoining Property Information: Property Identification Numbers Property Uses North 54-2-1 B. Condominiums South 54-2-6 Single -Family Residential East 54-2-3;54-2-4 Townhomes•Vacant West 54-A-114;54-A-121 Institutional; Vacant 0 Magisterial District: Red Bud 8. Is this an original or amended Subdivision Plan? Original ✓ Amended I have read the material included in this package and understand what is required by the Frederick County Department of Planning and Development. I also understand that the Subdivision Plan shall include all contiguous land under single or common ownership. All required material will be complete prior to the submission of my Subdivision Plan application. Signature: /9 Date: 4X"0 LETTER OF TRA SMITTAL 2 rh....:M17 ,h.:tz:; ._...., naN.selcv tII._.... nia+5c•9��' TRIAD ENGINEERING, INC. Civil, Geotechnical, Environmental, Construction Consultants, Land Planning and Landscape Architecture To : Frederick County 107 N. Kent Street Winchester, VA 22601 Re: Windstone 0711 Acorn Drive P.O. Box 1440 Harrisonburg, VA 22002 C540.) 434-4 f 3S ICS40; 434-004 f fax e-mail. office@tiiadengineeiing.net Date : 02/04/2002 Attention : Dept. of Planning & Development Job No: CD-070 WE ARE SENDING YOU 0 Attached ❑ Under separate cover via ❑ Shop Drawings ❑ Prints 0 Plans ❑ Copy of letter ❑ Change Order ❑ ❑ Samples _ the following items ❑ Specifications COPIES DATED NUMBER DESCRIPTION 2 Sets 02/01/02 C-1 — C-35 Subdivision Design and Site Plan for Windstone 1 Request for Subdivision Plan Comments 1 Request for Site Plan Comments 1 Subdivision Plan Application 1 Site Plan Application Package 1 Check Made Payable To "Frederick County Treasurer" for the amount $10,450 25 02/01/02 C-4 Overall Site Plan THESE ARE TRANSMITTED as checked below. ❑ For Approval ❑ Approved as submitted ❑ Samples ❑ Approved as noted ❑ As Requested ❑ Returned for corrections 0 For review and comment ❑ FOR BIDS DUE: ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS: COPY TO : ❑ Resubmit copies for approval ❑ Submit copies for distribution ❑ Submit copies for distribution SIGNED: 'FIECE E F E B 0 5 2002 771 OF PLANNINNG/DPT 00'. `. , APPLICATION PACKAGE CHECKLIST SUBDIVISION PLAN This Subdivision Plan application is incomplete if the items listed below are not present at the time of submission. A complete application is necessary to begin processing the Subdivision Plan, and to place it on the Planning Commission and the Board of Supervisors agendas. It is recommended that the applicant meet with a representative from the Department of Planning and Development staff when submitting applications in order to review the materials for completeness. Subdivision Package ✓ 1. One set of approved comment sheets from the following agencies deemed necessary by the Department of Planning and Development staff along with any marked copies of the plan. Applicants should contact the Department of Planning and Development to determine which review agencies are relevant to their Subdivision Plan application. ✓ Virginia Department of Transportation ✓ Inspections Department ✓ Frederick County Sanitation Authority Airport Authority ✓ Frederick County Fire Marshal ✓ Health Department ✓ Department of Parks & Recreation City of Winchester ✓ Department of Public Works Town of Stephens City ✓ Department of Planning & Development Town of Middletown ✓ Street Names Review ✓ 2. One copy of the Subdivision application; ✓ 3. 25 copies of the Subdivision on a single sheet; 4. The Application Review Fee (check made payable to "Frederick County Treasurer'); One reproducible copy of the Subdivision (if required). Request for Subdivision Plan Comments Frederick County Department of Planning and Development Mail to: Hand deliver to: RECEIVE7. Frederick County 4th Floor Department of Planning and Development 107 N. Kent Street F E B 0 6 200[ 107 N. Kent Street Winchester, VA Winchester, VA 22601 (540) 665-5651 �FPT OF PLANNINGIDFVROPYF Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the Subdivision Plan with the sheet. Applicant's Name: Triad Engineering Inc. Address: 971 Acorn Drive P.O. Box 1448 Harrisonburg VA 22802 Phone Number: (540) 434-4135 Name of development and/or description of the request: Subdivision Design and Site Plan for Windstone Location of property: Brookland Lane (State Route 658) Red bud Magisterial District Frederick County Virginia Department of Planning and Development's Comments: Department of Planning and Development use only Date received Date reviewed Signature and Date Review Number: 1 2 3 4 5 (please circle one) Date approved Revision required * * * Please return this form to applicant * * * Request For Site Plan Comments Department of Planning and Development Mail to: Hand deliver to: Department of Planning and Development 107 N. Kent Street Attn: County Planner Fourth Floor 107 North Kent Street Winchester, VA Winchester, VA 22601 (540) 665-5651 (540) 665-5651 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the site plan with this sheet. Applicant's Name: Triad Engineering, Inc. Address: 971 Acorn Drive P.O. Box 1448 Harrisonbura. VA 22802 Phone Number: (540) 434-4135 Name of development and/or description of the request. - Subdivision Design and Site Plan for Windstone Location of property: Brookland Lane (State Route 658) Red Bud Magisterial District Frederick County, Virginia Planning and Development's Comments: Date received Incomplete Date reviewed Signature and Date Signature and Date (revision) Planning and Development use only Date revision received Incomplete Date reviewed Date approved i ' - ,� �. .s 4' t r '1 f1 { C' �� �.. �',� L*� k f �''i I Y ,.�: .._ .... V-' .4 A p R .� h