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HomeMy WebLinkAbout01-07 Cedar Meadows129 Lots 30.6 Acres Opequon - BackfileA SUBDIVISION CHECKLIST Comment sheets from the following agencies, along with any marked copies of the plan: VDOT Sanitation Authority Inspections Department Fire Marshall City of Winchester Health Department Parks & Recreation County Engineer 2. One copy of the subdivision application TRACKING SHEET Date �i raA9 rew4led fyb►V Application received Fee paid (Amount: $ 5 GIS To be filled in if an MDP is associated with this subdivision MDP #_ /Z, Approved by BOS: Admin. Approval: Information entered in d-BASE and Reference Manual File given to Renee' to add to Application Action Summary Plat(s) signed by Subdivision Administrator Approval letter to applicant/agent Copy of final subdivision plat(s) [with signatures] made and given to Mapping and Graphics Manager for structure numbering assignment Updated d-BASE and Reference Manual File given to Renee' to update Application Action Summary Final plat(s) submitted with review agency signatures along with: Recorded Deed of Dedication Bond estimate (if required) $_ 4-, 0 N co d N Lo UC, �� x 44 kr)` p � IRS►<< y�DATE NO. � � RECEIVED FROM ADDRESS Q� tt 00, J FOR RENT J FOR _ � �J �' - 1 < y .,. Y O � y '> j *_ G l t e • � l V �ii �� 1 `�° < .(!' �.. l Y < G• AMT. OF CASH ACCOUNT AMT. PAID 5 1� ""—' CHECK BALANCE MONEY DUE ORDER Y4 I I D-A I (,)(' Icj) BY r 7 i AnON SEC 3 THE�P AT MOg s W 141 140 �0 146 1 !W L ¢ F 0� ,L 1 J RS oO IRS o _ i� 2 0 oz 1 113 Q N 3 :64 65 !•: 112 h 4 63 66 3 111 (:: .62 67 �a 5 4 ,I:: :61 68 ;` 110 O g % F 109 :60 69 e 6 °�i ^• .59 70 `� 108 Peif07 © 7 '� �: :58 71 FP :57 72 f06 IRS L9 0 OLD DOMINION GREENS - PHASE / o ZONE RP 8 f : .56 73 USE- SINGLE FAMILY RES/DEMLIL 1 �55 74 1 � v '� OPEN 3 SPAC INST. NO. 060022304 9 54 75 103 w a �D 10 •53 G101L1/M�NE OV? . 1 i �S ;52 76 : 102 116 2 29 11 I .51 77 101 117 3 y �� 78 :. f00 118 4 30 14 /R 1 31 13 12 v�o :49, 7.. 99 119 5 IRF :+,.:., °• _ — :�`,:: ' ' ' ': FP----487.51'— —IRF 48 80 98; 120 IRFO OUTLOT A 41 47 81 97: 121 7 OPEN 40 46 82 96� 122 8 0 SPACE 39 45 83 95' 123 9 1126 L 38 44 84 , 94: 124 , ' :10 N . OLD DOMINION GREENS IRF IV o 37 85 ' 93: 1251 : ..�� N PHASE 11 W 36 :: 42 86 92: 126 ! 12 •• • 3 0 ZONE RP 127 87 :: 91; 127 13 v W 35 � USE- SINGLE FAMILY Z RESIDEMIAL 34 88 90: 128 % 14 INST. NO. 070012094 ��� 33 :� 89; 129 15 �N = 16o � 1` 3029 28 t 26 17 y 25 18 �NDEX IRF L2 IRF 24 19 SHEET 1 COVER SHEET 13 LOTS 27-30, 87-91 23 :: 20 SHEET 2 KEYU4P SHEET 14 LOTS Jl-35 21 -i OPEN .: SHEET 3 a4TA TABLE SHEET 15 LOTS 36-47 SHEET 4 a4TA TABLE SPACE 22 SHEET 16 LOTS 48-52 PUMP SHEET 5 a4TA TABLE SHEET 17 LOTS 53-59 STATION SHEET 6 LOTS 1, 114, 115 SHEET 18 LOTS 60-64 +� IRF SHEET 7 LOTS 2-5. 116-119 SHEET 19 LOTS 65-68, 109-113 IRF N 58'40 W SHEET 8 LOTS 6-9, 120-122 SHEET 20 LOTS 69-74, 104-108 OB OA SHEET 9 LOTS 9-1 Z 123-126 SHEET 21 LOTS 75-78, 100-103 SHEET 10 LOTS 13-16, 127-129 SHEET 22 LOTS 79-82, 96-99 SHEET 11 LOTS 17-19, 24-26 SHEET 23 LOTS 83-86, 92-95 SHEET 12 LOTS 19-24, SHEET 24 OPEN SPACE 250 0 250 PUMP STATION NOTE.• SEE SHEET 3 FOR ADJOINING OWNER KEY. GRAPHIC SCALE (IN FEET) REVISED JAN 18, 2008 FINAL PLOT FOR CEDAR MEADOWS SUBDIVISION OPEQUON 94GIS7MML DISTRICT, FREDERICK COUNT ); WRGIN64 x u MARK D. SMITH a scALSCALE.1" = 250' 1 DATE' MAY 17, 2007 Lic. No. 2009 GREENWAY ENGINEERING, mc. 151 Windy Hill Lane EngineersWinchester, Virginia 22602 L su S Telephone: (540) 662-4185 FAX.- (540) 722-9528 Founded in 1971 4074 SHEET 2 OF 24 07-05 www.greenwayeng.com 0 O BRL = BUILDING RES7RIC71ON UNE • = POINT o = IRON REEAR SET W/GIP W/L = WATERUN£ C/L = CENTERLINE RIW = RIGHT-OF-WAY DH = DRILL HOLE IN CONCRETE FP = FENCE POST v _ STORM SEWER EASEMENT HEREBY DEDIC47ED ®SANITARY SEINER EASEMENT HEREBY DEDICATED INGRESS -EGRESS, SANITARY SEWER, WATER AND U77L/TY EASEMENT HEREBY DEDICATED WATERUNE EASEMENT HEREBY DED/047ED SHEN GAS CO. EASEMENT HEREBY DEDICATED ................. = FORMER TRACT LINE HEREBY VACr47ED NOTES: (SEE NOTE 5) 1. THE BOUNDARY INFTIRMA71ON SHOWN HEREON IS BASED ON A CURRENT RELD SURVEY BY THIS RRM, OF RECORD /N THE FREDERICK COUNTY CIRCUIT COURT CLERK'S OFRCE /N INSTRUMENT NO 040011523. 2. NO 777LE REPORT FURNISHED. EASEMENTS MAY EXIST WHICH ARE NOT SHOWN. 3. THIS PROPERTY LIES WITHIN ZONE "C , AN AREA OF MINIMAL FLOODING, PER RRM COMMU/NITY PANEL 1510063 02008, LATED JULY 17, 1978. 4. ALL CORNERS 70 BE SET WITH 1/2" IRON REEAR WITH CAP, UNLESS OTHERWISE NOTED. 5. ALL PRIVATE S7REE75 ARE SUBJECT 70 AN INGRESS -EGRESS, SANITARY SEWER, WATER AND U77L17Y EASEMENT. 6. SETSACKS UNLESS 07HERWISE NOTED ARE - FRONT = 25' (STATE ROAD), 20' (PRIVATE- ROAD) SIDE = 5' REAR = 15' Z ALL LOTS ARE SINGLE FAMILY SMALL L07S (DETACHED UNITS) AGE RESTRICTED MIN. LOT SIZE - 3,750 SO. FT. LINE DATA LINE BEARING DISTANCE L 1 N 32'15'18" E 241.30' L2 N 57*12'12" W 261.30' L3 N 32041 '27" E 320.81 ' L4 N 7602245" E 71.44' L5 S 67'49'50" E 100.34' L6 S 67'3644" E 1.28' L7 S 31032'18" W 136o40' L8 S 67'3358" E 330.00' L9 S 6703'58" E 311.21 ' L 10 S 32'03'O1 " W 50.01 ' L 11 S 32'03'O I" W 50.00' L 12 S 6942'40" E 44.41 ' L13 S 58'01'12" E 48.42' L 14 N 58*01'12" W 30.10' L 15 N 51'32'12" W 61.99' L 16 N 58'01 '12" W 10.83' L17 N 58'01'12" W 40.00' L 18 N 31'19'29" E 15.00' L 19 S 58'40'32" E 30.00' L20 I S 31'19'29" W 15.00' L21 I N 58'40'32" W 30.00' FINAL PLAT FOR CEDAR MEADOWS SUBDIVISION ADJOINING OWNER KEY Oq 7M 86 A-152 EDGAR P. CHAPMAN AND JENNIFER L14WN CHAPMAN DB 954 PG 885 ZONED. R4 USE: RES. OB TM 86 A-151 EDGAR P. CHAPMAN AND JENNIFER AAWN CHAPMAN DB 954 PG 885 ZONED. R4 USE VACANT © 7M 75 A-117A COUNTY OF FREDER/CK DB 441 PG 97 ZONED: R4 USE.' VACANT Op TM 75 A-108 GEORGE E. BUR4CHER ZONED. R4 USE- RES. O TM 75 A-109 GEORGE E. AND JUDY KAY BURACHER ZONED. R4 USE- RES. O TV 75 A-10QA LYNWOOD AND LINDA BUR4CHER ZONED: RA USE- RES. © TM 75 A- I I I HOLMES P. AND CATHERINE J. S7ROSN/DER ZONED. R4 USE: RES. OPEOUON MAGISTERAL DIMICT, FREDERICK COUNTY, WRGINIA SCALE- 1 " = 40' DA 7E' MAY 17, 2007 lo A�N GREENWAY ENGINEERING, iNc. 151 Wn4 Hill Lane \**V.gngineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX: (540) 722-9528 Founded in 1971 www.,greenwayeng.com 18, MARK D. SMITH a Lic. NO. 2009 M CURIE DATA CURVE RADIUS DELTA ARC TANGENT BEARING CHORD C 1 270.00' 44'44'07" 210.81 ' 111.11 ' N 35'39'09 0 W 205 50' C2 120.00' 45'15'53" 94.80' 50.03' N 09020'51 " E 92.36' C3 17.75' 90'00'00" 27.88' 17.75' S 13'01'12" E 25.10' C4 39.25' 90'07'45" 61.74' 39.34' N 76'5455" E 55.57' C5 39.25' 89'54'06" 61.59' 39.18' N 13'04'09" W 55.46' C6 17.75' 90'00'00" 27.88' 17.75' S 7658480 W 25.10' C7 19. 00, 90000'00" 29.85' 19.00' N 13'01 ' 12" W 26.87' C8 290.00' 05'3432" 28.22' 14.12' N 55' 13'56" W 28.2 1' C9 290.00' 09'0357" 45.89' 22.99' N 475442" W 45.84' C 10 290.00' 09'0357" 45.89' 22.99' N 38'50'44 0 W 45.84' C11 290.00' 06'46'04" 34.25' 17.15' N 30'5544" W 34.23' C12 290.00' 09'01'13" 45.66' 22.88' N 23'02'05" W 45 61' C 13 290.00' 05' 14'24" 26.52' 13.27' N 15*54'170 W 26.51 ' C14 140.00' 11'30'37" 28.13' 14. 11' N 0731'46" W 28.08' C 15 140.00, 1712'42" 42.06' 21.19' N 06'4953" E 41.90' C 16 140.00' 16'32'34" 40.42' 20.35' N 23'4231 " E 40.28' C 17 19.00' 110*4946 a 36. 75' 27.56' S 8723'41 " W 31.28' C 18 250.00' 23'54'21 " 104.31 ' 52.92' N 25' 14'15" W 103.55' C 19 100. 00' 20'08'56" 35.17' 17. 77' N OX 12'37" W 34. 99' C20 100.00' 25'0657" 43.84' 22.28' N 19'25'19" E 43 49' C21 18.50' 90'00'00" 29.06' 18.50' N 7605848" E 26.16' C22 18.50 10'54'20" 3.52' 1.77' N 372558" E 3.52' C23 18.50' 79'05'40" 25.54' 15.28' N 82'2558" E 23.56' C24 18.50' 90'00'00" 29.06' 18.50' S 13'01 ' 12" E 26.16' C25 18.50' 79'05'40" 25.54' 15.28' S 18'2822" E 23.56' C26 18.50' 10'54'20" 3.52' 1.77' S 26'31 '38" W 3.52' C27 18.50' 90000'00" 29.06' 18.50' N 13'01'12" W 26.16' C28 18.50' 79'05'40" 25.54' 15.28' N 18'2822" W 23.56' C29 18.50' 10'54'20" 3.52' 1.77' N 26'31'38" E 3.52' 00 19.00, 90100'00" 29.85' 19.00' N 765848" E 26.87' C31 19.00' 90100'00" 29.85' 19.00' S 13'01'12" E 26.87' 02 18.50' 90'00'00" 29.06' 18.50' S 76'5848" W 26.16' C33 18.50' 10'54'20" 3.52' 1.77' S 3725580 W 3.52' 04 18.50' 79'05'40" 25.54' 15.28' S 82'25580 W 23.56' 05 250.00' =01'01'38" 4.48' 2.24' N 5730'23" W 4.48' 06 19.00' 88'58'22" 29.50' 18.66' N 12"30'23" W 26.63' 07 18.50' 90'00'00" 29.06' 18.50' N 76'5848" E 26.16' 08 18.50' 10'54'20" 3.52' 1.77' N 372558" E 3.52' 09 18.50' 79'05'40" 25.54' 15.28' N 82'2558" E 23.56' C40 18.50' 90'00'00" 29.06' 18.50' S 13'01'12" E 26.16' C41 18.50' 79'05'40" 25.54' 15.28' S 18'2822" E 2.3 56' C42 18.50' 10'54'20" 3.52' 1.77' S 26'31 '38" W 3.52' C43 19.00' 90000'00" 29.85' 19.00' S 7658480 W 26.87' C44 18.50' 90'00'00" 29.06' 18.50' N 13'01'12" W 26.16' C45 18.50' 79'05'40" 25.54' 15.28' N 18'2822" W 23.56' C46 18.50' 10'54'20" 3 52' 1.77' N 26'31 '38" E 3.52' C47 19.00' 90000,00" 29.85' 19.00' N 76'5848" E 26.87' C48 19.00' 1 90'00'00" 29.85' 19.00' S 13'O1'12" E 26.87' C49 1 18.50' 90'00'00" 29.06' 18.50' S 76'5848" W 26.16' C50 1 18.50' 10'54'20' I 3.52' 1 1.77' S 372558" W I 3.52' FINAL PLAT FOR CEDAR MEADOWS SUBDIVISION OPEQUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, WRGIN14 SCALE- 1 " = 40' 1 DATE.• MAY 17, 2007 loj:�N GREENWAY ENGINEERING, INC. 151 Windy Hill Lane %47 Engineers Winchester, Vuginia 22602 Surveyors Telephone. (540) 662-4185 FAX (540) 722-9528 Founded in 1971 www.greenwayeng.com REVISED MARK D. -SMITH Lic. No. 2009 n u CURVE DATA CURVE ROWS DELTA ARC TANGENT BEARING CHORD C51 18.50' 79'05'40" 25.54' 15.28' S 822558" W 23.56' C52 19.00' 90'00'00" 29.85' 19.00, S 13'01'12" E 26.87' C53 19.00, 91'30'29" 30.35' 19.51' N 13'4626" W 27.22' C54 19.00' 91'30'29" 30.35' 19.51 ' 1 N 77'44'02" E 27.22' C55 19.00, 71029'10" 23.71' 13.67' N 03'4547" W 22.20' C56 51.00' 142'58'21 " 127.26' 152.30' S 31'5848" W 96.72' C57 19.00' 71'29'10" 23.71' 13.67' N 674323" E 22.20' C58 20.00' 90,00,00" 31.42' 20.00' N 13'0112" W 28.28' C59 20.00' 90'00'00" 31.42' 20.00' S 76'5848" W 28.28' C60 20.00' 90000,00" 31.42' 20.00' S 76'58'48" W 28.28' EASEMENT LINE DATA LINE BEARING DISTANCE El N 31'58'48' E 11.50, E2 N 12' 15'S4" W 21.50' E3 N 31052'54" E 25.90' E4 I N 58'01 ' 12" W 176 97' E5 S 31'S848" W 24.30' E6 N 58'01'12" W 124.65' E7 N 315849" E 20.00' E8 S 13'01 '12" E 11.65' E9 S 58'01 '12" E 34.58' E10 N 31'5848" E 4.30' Ell S 58'01'12" E 10.00, E12 S 86' 14'03" W 24.03' E13 S 31'S848" W 72.46' E14 N 58'40'32" W 33.32' E15 S 83'2332" W 43.26' E16 N 06'3628" W 20.00' E17 N 83'23'32" E 20.55' E18 N 31'59'10" E 312.25' E19 N 58'01'12" W 23.54' E20 S 76'2245" W 140.24' E21 S 31'S848" W 12.00' E22 S 76' 13'30" W 21.50' E23 N 3105848" E 12.00' E24 N 12' 15'S4" W 21.50' E25 N 33'01 '08" E 204.83' . E26 S 674436" E 89.44' E27 N 67'4859" W; 25.37' E28 N 14'06'18" E 81.45' E29 S 71'2627" W 52.83' E30 S 58'01 '12" E 40.00' E31 N 26'33'34' E 139.80' E32 N 31'5848" E 20.00' E33 N 58'01'12" W 40.00' EN N 315848" E 12.00' E35 N 76' 13'30" E 21.50' FINAL PLAT FOR EASEMENT LINE DATA LINE BEARING DISTANCE E36 S 31'S848" W 12.00' E37 S 12' 15'54" E 21.50' E38 N 32'01 '20" W 3324' E39 I S 57*58'40" W 20.00' E40 S 32'01 '20" E 24.73' E41 S 89'40'09 0 W 25.48' E42 S 31'5848" W 12.00' E43 S 76' 13'30" W 21.50' E44 N 31'5848" E 12.00' E45 N 12'15'54" W 21.50' E46 N 31'58'48" E 12.00' E47 N 76'13'30" E 21.50' E48 S 31'S848" W 12.00' E49 S 12' 15'54" E 21.50' E50 S 31'5848" W 11.50' E51 S 76' 1330" W 21.50' E52 N 31'5848" E 16.50' E53 N 58'01 '12" W 40.00' E54 N 31'5848" E 46.93' E55 N 443659" W 26.84' E56 S 50'2945" W 18.17' E57 S 8723'41 " W 7.81 ' E58 S 03'5326" E 16.04' E59 N 58'01'12" W 8.39' E60 N 82' 14'34 a W 15.58' E61 N 03'5326" W 10.86' E62 N 58'01 '12" W 5.79' EW S 33'20'350 W 5.00' E64 N 563925" W 31.83' E65 N 11'3925" W 14.47' E66 N 33'20'35" E 19.77' CEDAR MEADOWS SUBDIVISION OPEQUON MAGISTERML DISTRICT, FREDERICK COUNTY, WRGINIA SCALE- 10 = 40' DATE.• MAY 17, 2007It\ \ GREENWAY ENGINEERING, mc. 151 Windy Hill Lane 1*4w Engineers Winchester, Virginia 22602 Sun'eyors Telephone. (540) 662-4185 F14X.• (540) 722-9528 Founded in 1971 www.greenwayeng.com 18, 2008 ��\-" \11/ '-A- MARK D. SMITH a Lic. No. 2009 suv 1 4074 SHEET 5 OF 24 LJ S 31 *51 *03" W 451.67' WHITE OAK ROAD VA SEC RTE 636 40' R/W (DB 330 PG 300) I io' UTIUTY SEE SHEET 20 & 21 EASEMENT 4' SIDEWALK d LOT 103 LOT 104 LOT 105 LOT 106 601':58;•°N 31''48' E 13.00' ::: ;•'•.,; ti :�: OPEN SPACE r IRS ;\ ::::: S 32'02 02 W :Umj $ Im LOT 114 �I 8 P-I 526.47' �••SF• : rN 5537hi gI LOT 1 �� s ; : m g::: I ira I O �• . I 5 BRL --. L — _y 31'58'48' E— — J J.:• ::2:::. r----11300 . -1 to I zv goo 5 BRL ml N I lag 1� o. N !o S F. LOT 115 (cv I g o I 5451 I v 10' unrml :G' L — — _♦EASEMENT y E54 5BRL N �y N 31'S8'48' F 93..00'' : ;'. •; °:: m �' F 'POPPY DRIVE'. ,'•:. .: '.. Z ..••••.•.•:(PRNATE�7Jj'...•.•.•.•. •; ;. •%• ftr •'�r•�'et � i••: •i'rw•�i•i rt� •'�' ,.., � tu�� . r•—�+.a�i. •. �w•.•t r,{:t� i •4i.•rt'•� it ,✓e. •�1 fr• iti�ri i i� ,� �.• �i� J� ' N • V N3.1'58 48 E 271,p0 `y' S ' STORM S�W£R'� ' ' ' _ ~a EASEMENT ..245.00' T ,r . r .'•, o o•E52'.`.}:INGR[7E�SS�-�EGRESS':..��_i0j ?9.00•EASGII7EI�/ -, Y!vCA7E :'�i '. i•;.:ri t. ti' •'� !w FA 20' BRL �• :. .? let* V .OPEN SPACE� < > r � .6495 ACRES .... .LU ., LOT 2 04 EASEMENT L 15' BRL J h ., • is �.`. ~ R\0 "` �e1�c0 G�4S4 `:'25'�R�ESIDENT11{ApL;� ..�r. .i�'I��7��J1•i/0'4Vr W1"•�� •'; '..'', •.j 3' :�.'t. '''•: AR//VN�BUT:.. '245.00' (rOTALj ' '. ' •' �' ! :• rt,r+�-,�—rtr , r aq ,S /tiMV i • .: ; : .:• ' BUFFER_ : 1. 15' UTILITY _4M. 69' EASEMENT S 31'51'03' W 448.49' 20' STt7RM SEWER EASEMENT 20 ' s7RIP CONTAINING a6540 ACRE HEREBY DED1047ED 70 THE FP COANONWF4L1H OF VIRGINA FOR 40 FUTURE ROAD WIDENING PURPOSES 0 40 GRAPHIC SCALE (IN FEET) FINAL PLAT FOR CEDAR MEADOWS SUBDIVISION OPEQUON MAGISTERIAL DISTRICT, FREOERICK COUNTY, WMINW SCALE- 1 ' = 40' 1 DATE.• MAY 17, 2007 GREENWAY ENGINEERING, imp. 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX. (540) 722-9528 Founded in 1971 www.greenwayeng.com REVISED 44N- , _ 18. 2008 MARK D. SMITH 5 Lic. No. 2009 �I �10�� suit 6 OF SEE SHEET 21 & 22 ... .. ........ ...... .... LOT 99 LOT tOO LOT 101 LOT 10, ) N 51*56480 E 211.00o Cmm ... .... :L491 04 1"14.00 ----— — — 15' BRL 15' BRL r15' BRL -i r15' BR iz t 0) I.0 00 1 w eww�NC4 ow C4 •Q5 F8 QO C/i C4 (4 QQF- -.-v 1-" "w) �wl to , -j ftj T4 . .. . 20' ...... LBRL I I 20' BRL 20' BRL I I 20' BRi c 0. — I 4150 — -49.00#-- —49.00' —4 ml rrv. .188.50 TAL)' ............ ... ..... ... .. ...... .... C50*-:ZASEK7_v7 ...... . .... -0000Y DRIVE-*- (PRIVATEY.-.... .. ....... r. ......N .... 4 ... ...... JI'5648- E 7 . ............... ... R71.0i .............V '.. SIDEWALK . ... .......... 045.00' TV CXO.*_Lq.00'_ —49.00' 49. 00'— -49. r-20,BRL -I ........... ((J. 23 7: �j tc .......... am4: W J a tWWu rWQv j L J . -J15' BRL 11 L JL 15' BRt 115' BRL 1 L 15' BRL I J z 49.00' 49.00' 49.00 49. 00 NAL * , 1. .,..30 STORM...... 50 ROA . ...... BUFFER .... ..... OPEN SPACE 15 U17UTY .......34.03'14.6495 ACRES 408-69' EASEMENT S 31*5103- W 446.49' (39.807 0j:] VA SEC RTE 636 670 IRF S 31051103" W 451.67 2o, sm1p cCONTAININGa1654o WHITE OAK ROAD ACRE HEREBY DEDICATED 70 THE 40 0 40 COMMONWEALM OF MGM FOR 40" Rl* (08 330 PO JOO) FUTVRE ROAD WIDENING PURPOSES REVISED JAN 18 2008 FINAL PLAT FOR I H CEDAR- MEADOWS SUBDIVISION OPEOUON MAGISTERIAL DISTRICT, MWERICK COUNTY, WMINIA c.) MARK D. SMITH SC4LE- 1' = 40' 1 DAM MAY 17, 2007 Lic. NO. 2009 - GREENWAY ENGINEERING, imc. ,� `, (� ��,�. 151 Windy Hill Lane Engineers Winchester, Virginia 22602 SURF Surveyors Telephone. (540) 662-4185 FAX (540) 722-9528 4074 SHEET 7 Q"4 Founded in 1971 www.greenwayeng.com n7_AJZ m LOT 95 LOT 96 LOT 97 LOT 98 I SEE �SHEET.22• . • g3 ,.. ... .......................................................................... 20 STORM ... .�':; ::.::. : o�E �Q SEWER EASEM { • 0`0 ems-+-r--R.7 49.00' ' �: j.;: ; .''#9.00'`' ;4g. r . : '';. .;.;. Y •; : }� ; . r 15 BRL , r 15 BRL -I' I 15' BRL I I I I I t o N O 3� N I� Ay �A �I �y �N ,I � N� �I g: 'moo :.�! I Om T O�, , 'r o 0 o f � a l � .� I � I� .�48•�• .... J L 20' BRL J L 20' BRL— J L 20' BRL kg .(6.50' W-.-49.00 49.00 —0':482.50' (li')TAL O ..:.•.;.:;.(TOTAL)' :'r.;. �.. '.' ' ' ' ...'.'.'.'..'.'•'•;• •'•'•'• ' '•' :N 31'58 48 E•: X. BLUE=TS DI4�VE�s 31.58 oi..�2' lrorAc) :.:271.Oo� CTOT =: L EX '•POPPY DRIVE00 Ti4L):.. .: o. .. ;. : (PR/VATE� :c'�: -49.00'——49.00-—49.00' - c'�' ....... ... .......................... .................. . $ I 20 BRL I I 20 BRL i I 20 BRL I E50 OJTta' ��: �' ':':'• -�ll�' w', .v�t • �o N ,,� ; R I I I •�;� '•� a �. L 15' BRL J L —15 BRL J L —15 BRL .71 --�- 49 49.0049.00' .... ' 'S 3158 48 W 588 00` (n7Ti4L}, s . �l! h 0 J 50' ROAD OPEN SPACE—: ; V . EFFICIENCY BUFFER 14.6495 ACRES 20' STORM . ; SEWER ESMT. ( .... —� 15' U71U7Y ; :1 868.80' EASEMENT �_ F ' :'34.Q3'. • a ' ; .'•'.'. �� S 311521540 W 924.51 ' 1'}�0 Lit S 31.52'54" W 924.29' L 10 -- -- o o- 20' STRIP CONTAINING 0.6540 ACRE WHITE OAK ROAD IRF IRF HEREBY DEDICATED TO THE VA SEC RTE 636 COMMONWEALTH OF WRG/NIA FOR 40' RIW 40 0 40 FUTURE ROAD WIDENING PURPOSES (DR 330 PG 300) FINAL PLAT FOR CEDAR MEADOWS SUBDIVISION OPEOLION MAGISTERIAL SCALE /tN '�Nmvw Founded in 1971 I" = 40 DISTRICT, FREDERICK COUNTY, WROINIA DATE' MAY 17. 2007 GREENWAY ENGINEERING, imc. 151 Windy Hill Lane Engineers Winchester, Vbonia 22602 Surveyors Telephone. (540) 662-4185 FAX (540) 722-9528 www.greenwayeng.com 18, MARK D. SMITH a Lic. No. 2009 o� _suRv�� C SEE SHEET 23 ........................................................................................................................................................ LOT 91 LOT 92 LOT 93 LOT 94 LOT 95 LOT 96 S: 31.56 48' W - 505 00' (TOTAL)- 49.00' 49.00' 49.00' 49.00' 15' BRL i i 15' BRL i i 15' BRL i 15' BRL i g LOT 127 3 1 NLC R I N� I N LC . I N I LOT 122 N • �N • �N • I Avi �w g� !�C4 �w gm !�� �w m ��i �1 3 R m mA� cia m mw��m m �* in I� �r in 9?0 i�'+ �n �n I� � hO h ip I N O� { r: Ot T I v 2( v 2 1 v 2 1 v I O I 20' BRL 1 (' 20' BRL I I 20' BRL 1 I 20' BRL 1 2 L----J �:----J-----J-----J I;t F o-49.00'-0- - 49.W0 -- 7-4 wt- -4 xat - :..::::::::..: ::::� : 482.50' o. TAL o.. o s 3i-5848' w 902.32r,4i ::BLUETS _DRIVE : ::: 7(565.00): �..o.. m -49.00' r-T49.00' — 49.00'— 49.00'- - -! --, r4..;.._._...�..................................._ ................... g 20 BRL 1 1 20 BRL I 1 20' BRL ( 1 20' BRL .• W I I 1 v C4 Jw , A� Jw +QQ, 0� Jw , J J w g t7a• vi Q;+ t7� �• t.0 y �1 W LOT 13 4+� I m mo�om: �� mm �� mop m Imo^ ml �N LOT 8 �� h1 w v 1 15' BRL I 1 :15' BRL 1 115' BRL(9.31)1 I I c� y L----J L�---J L--- L 15 BRL J (3.71) 49.00' : 49.00' 49.00 -S 31'58'48' w 588.00' ('TOTAL)- s , • .'• IY � " ' 21'9 96-- 50' Ra4D OPEN SPACE SEKR ESK EFFICIENCY 14.6495 ACRES FFER 15' UTIL/IY�Q— £ASENENT 868.80' --�—ice-- -- S 31'5254' W 924.51 " S 3f'5254' W 924.29' WHITE OAK ROAD 20' STRIP CONTAINING 0.6540 ACRE HEREBY DEDICATED TO THE VA SEC RTE 636 COMMONWEALTH OF MROINIA FOR 40 0 40 40' R%W (DB 330 PG 300) FUTURE Ra4D WIDENING PURPOSES GR4PHIC SCALE (IN FEET) FINAL PLAT FOR CEDAR MEADOWS SUBDIVISION OPEQUON MAGISTERIAL SCALE.• $I - Founded in 1971 1 " = 40 DISTRICT, F REDERICK COUNTY, WRGIN14 DATE.• MAY 17, 2007 GREENWAY ENGINEERING, imc. 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyors Telephone. (540) 662-4185 FAX. (540) 722-9528 www.greenwayeng.com REVISED JAN, _ 18, 2008 v K:7� MARK D. SMITH a Lic. No. 2009 OTTO� _ 24 f 1.:SSE SHEE)'� 13 Q ..LOT 27 ....... .,� .:. SEWER W ..LOT 89............ �' �9U ....... EASEMENT (10 j := 3 '48i E. 505.00' i 49 .00 - f• N' ' '•' r' 15 BRL1T r 15' BRL I Z0C3.� I 36 1 3 r Q Q •N••.�tg �� LOT 26 h wIto! t W ct 8 IN mw�8m ^ in o�� xt N Ir L210RL20' BRL' U77UTYJ L----JSEMENT .. o.. 45 00 .— o-49.00'— o :�565.00 '' ......... p :S 3158 48 W 902.32 m :10UTIL%Tl':'•'•:':........... .843.00 (TO TA 8 LOT 17 w 20' BRL j `� I I • I m N mop �N I v I 15' BRL I 49.00' 20' BRL 20' BRL 41 t I W � i L 15' BRL J I I L 15 BRL — J ................................................ LOT 91 49.00' - r— 15;BRL— 1 8 I w 3 LOT 126 N � w I v� I I I 2 20' BRL 4' SIDEWALK LMI —d9.00' : BLUETS DRIVE .-- -+ ..---..-._ . h PRNATF SIDEWALK' �yu' ....'i• . .ASFMF)VT . 20' BRL I ►� A� o �h po hl N I I I I o 15, BRL L----J h 49.00' 1 49.00' 1 49.00' 0 S 3156 48" W 588.00' (TOTAL)— 50' Ra4O OPEN SPACE sit `R k EFFICIENCY 14.6495 ACRES GR,O BUFFER 15' UTILITY EASENENT 868.80' S 31'52'S4 W 924.51 LOT 12 20' STRIP CONTA/N/NG 0.6540 ACRE S 31*52540 W 924.29 HEREBY DEDICATED TO THE WHITE OAK ROAD 40 0 40 COMMONWEALTH OF V1RGlNW FOR VA SEC RTE 636 fUIURE ROAD WIDENING PURPOSES 40+ R/W (DB 330 PG 300) GRAPHIC SCALE (IN FEET) FINAL PLAT FOR CEDAR MEADOWS SUBDIVISION OPEQUON MAGISTERIAL SCALE - Founded in 1971 1 " = 40 DISTRICT+ FREDERICK COUNTY, WRGINIA WE MAY 17, 2007 GREENWAY ENGINEERING, imp. 151 Windy Hill Lane Engineers Winchester, Virginia 22602 suTve'Ors Telephone. (540) 662-4185\ FAX (540) 722-9528 www.greenwayeng.com 18, 2008 MARK D.-SMITH a Lic. No. 2009 'hi.`� SURF 10 OF IRF I 'IS L Lf ................... 20' STORM SHEEr ..... ......... ........ ....... ....... LOT 27 ........ EASSWEW E18 ...... . 'k 158*48 2106 'T 4 20' S70RM 7L7 -1 r-----i _J r 15' BRL RE- -1 r 15' BRL 15' BRL SEWER k EASEMENT O:, C4 + t4 t,: W1 e-Z W 04 Gi --J C-4 Li at FS % LOT 23 3t ;gin Imo^ NI '.o m �• 110, Z_ I _j� T �h ? 0� I I 41. 20' BRL 20' BRL 20' BRLJ L J L J L 0 Z...... .... k __49.00 --L --A —45.000 --49.00 U71UTYJ 92. e (70 •.... .... .......... :BLUETS DRlVE:(m7-j2)-::-:-:. ......... ... ... ..... ... 'M ....... Ot . .............. . ..... . S 3 1 4 8 W 9 02. 32 (7-0 TA Q) .1 mm .... ...... ...... . .. .. ....EA PC .. • . w. ­ .ae• 49.oTo 49.W0W 4 # SIDEWALK MSEMEW _20;_BRL 20' BRL 20' BRL tu a� ag4l vi *C4 w ca 2% N LOT 20 to 1.� �!" � N C4 I 1 L01- 16 n -tn w*n t; All w C,4 .: Cb L 15' BRL 15' BRL _j (n 37 - 49.0049.00 0-49M, 0 w 31*58WIP w # S 31@58 -S 20' STORM � o ti� SEWER EASEMENT OPEN SPACE 5o RoAD 14.6495 ACRES EMCIENCY -ilk BUFFER \_15' U7XffY EASEMENT S 3 1 '5254 ' W924.51 S 31*52540 W 924.29# 20' STRIP CONTAINING a 6540 ACRE 40 0 40 HEREBY DEDIMED 70 THE WHITE OAK ROAD COMMONNIALTH OF VlRGIN14 FOR VA SEC RTE 06 FUME RG4D WDENING PURPOSES. GRAPHIC SCALE (IN FEET) 40' RIW (DB 330 PG 300) FINAL PLAT FOR REVISED JAN 180 2008 CEDAR MEADOWS SUBDIVISION MEQUON MAGISTERIAL DISMICT, FROERICK COUNTY! WIWIN14 MARK D. SMITH;: SCALE- I' = 40' 7_ DAM: MAY 17, 2007 Lic. NO. 2009 SU GREENWAY ENGINEERING, INC. 151 Windy Hill Lane Engineers Winchester, Vugznia 22602 1�447 SuFveyors Telephone: (540) 662-4185 FAX.• (540) 722-9528 Founded in 1971 4074 SHEET 11 OF 24 www greenwayeng•com 07-05 IRF E7 w e � C1 h W wo. E5 I �m W ta��� "e 42 2 0 N £3 25' RESIDENl1AL AMARAPON BUFFER E18 , ':'OPCN SPACE:: Tov, SEE SHEET 13 rlo�:�2 20' STORM IRF F SEWER EASEMENT N',31'S8'48'' E 211.00' (7OTAL1 m o: 15' BRL , i BRL-T 15' I I I $ PUMP SUP 20 m� : �'t . `` . 0,3 ACR�St :..,, 3� I m y > i FA N y m I 3 ' ''• -(TO BE FEE SIMPLE ; 3: w'4 I "' O o �' o O CONVEYANCE TO FCSA)'•'` ;: •. `. v 20' BRL I I 20' BRL •: ; . --49.00 — o __49.00t :^: i601):.':'•:. '' (11.81' (1551' �•'.. �' (3.00) :.:'• :(PRIVATE):: ;S 31'S848" W 902.32IWp- v N4 13:351.'.BLUETS DR%VE' -49 00'——49.00'49.00'— :1j I 20 BRL i 20' BRL 20' BRL i i 20' BRL •'a., 4i W 4i I $ LC N N I I,, Nv; F3 Nv; �$� �7�' I�v�• mo'm 0 .. 10' GAS I X. ( PIPELINE 15 L L 15_ BRL J L 15_BRL — J L 15_ BRL J :•. ;• ," EASEMENT y 49.00' _ 49.00' _ 49 00' _ 49.00' _ 20' WATER UNE EASEMENT EX. 30' ACCESS & UAUTY EASEMENT INST. NO. 070002452 OPEN SPACE 14.6495 ACRES (20.00):.::: ;•� —� 15' UTILITY ..,:,.: ,.....�7; 3 �.�An . 11 , _ _ _. T Y Y t• Y. ! 868.8 ' EASEMENT� g 10' GAS PIPELINE S 3105254' W 924.51' EASEMENT 50' ROAD EFFICIENCY BUFFER y 40 IRF 0 40 S 31052 54 W 924.29 20' STRIP CONTAINING a6540 ACRE WHITE OAK ROAD HEREBY DEDICATED Tn THE VA SEC RTE 636 COMMONKALTH OF WRGINM FOR GRAPHIC SCALE (IN FEET) 40' R/W (DB 330 PG 300) FUTURE RAAD WIDENING PURPOSES FINAL PLAT FOR CEDAR MEADOWS SUBDIVISION OPEQUON MAGISMR W DISTRICT, FREDERICK COUNTY, VIRGINIA Founded in 1971 1" DATE.• MAY 17. 2007 GREENWAY ENGINEERING, imp. 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX (540) 722-9528 www.greenwayeng. com 18, 2008 ✓U\_�—v, MARK D. SMITH 5: Lic. No. 2009 _SURv�'� SHEET C C :Siit ', 10' U77UTY MSEYDVT� 10U71L17Y EASEMENT cV LOT 86 4' SIDEWALK 4 * SIDEWALK LOT 92 EASEMENT _j N 58'0020 W 102.00' S =1'12- E I03.00 ­j j 5 5' M CN 14, �8. % LOT 87 LOT 91 °.� i;� 4998 S.F. 5047 S.F Q 5' 5' BRLg-j L _S 5rol #12,p E_ N WO I 12'v WL -J '0 4R403.j7o'_ 5 BRL (9.00) 5' BRL • CCI Ct LOT 88 $Q�c LOT 90 of AA 4998 SF. NI IN 5047 SF. (10.00) 5 5' BRL ' BRL 0.27 L S 5r0l'12* E- _'N,,�N 55W10 rrio 1 2 W 102 A%* r f .00" 5' BRL \20' STORM OPEN 0.e 0 LOT 89 SEWER EASEMENT :SPA6514 S.F f .07) 20' BRL _j 20* STORM SEINER EASEMENT 79.86' �. A DI....... .. .. . r, DAV.W epkMtj. .::EASEMENT.: .1.2m W' 202.86 6 e 66 67. -ce —18.86' —49.00 '7 -i r 20' BRL 20' BRL A5 k� Q _j Ci 1N va 004: f 4 G! a --i � K �, IN V_ j X aw ' _j L_ A 15' BRL:J y; N 0 62.28 BRL — J L 49.00': N 56*09'06- W N 58-01#12" W L2_ IRF 40 0 40 -4 _j 20' STORM .: 7- GRAPHIC SCALE (IN FEET) SEWER EASEMENTSEMENT�-.: . - -, FINAL PLAT FOR REWSED JAN 18j, 2008 CEDAR MEADOWS SUBDIVISION OPEQUON WGIVRML DISTRICT, MMERICK COUNTY, AWIN14 MARK D. SMITH Lic. NO. 2009 ` ��, - SU SCALE 1' = 40' DATE MAY 17, 2007 GREENWAY ENGINEERING, INC. 151 Windy Hill Lane , Engineers Winchester, Virginia 22602 Surveyors Telephone. (540) 662-4185 FAX: (540) 722-9528 Founded in 1971 www.greenwayeng.com 4074 SHEET 13 OF 07-05 OPEN SPACE 14.6495 ACRES SEE SHEET 15 SEE SHEET 24 LOT 42 UTILff .. o LOT 36 EMEND N 09 57 00 E 120.31' 49 l'46 w i,rc : N .Q' : ,, OPEN SPACE �4 SID to AA �°• • '� N 5BRL �� : • STORM SEWER �o \ EASEINENT o c �, o ::(21.84, o \ 636010 + v1 Z'i \ (9.00 ov .. J 4p AIL `moo `, $. \ / / •` 5. �/ n\ 4� 10 •1 \ ` -t: T.M. 75 A 117A •o , / �O COUNTY OF FREDERICK . v y 2, SrORM D8 441 PG 97 `'c� 1'• EA3 SEWER ENT ZONE.• R4 USE VACANT i�'� o % o OPEN SPACE 14.6495 ACRES 40 0 40 0 IRF L2 GRAPHIC SCALE (IN FEET) FINAL PLAT FOR REVISED JAN 18, 2008 CEDAR MEADOWS SUBDIVISION F OPEQUON MAGISTERIAL OISMICT, IWOOICK COUW, WRGINIA x � MARK D. SMITHLic. No. 2009 � � U,� �,,�, �O SCALE- 1 " = 40' 1 DATE.• MAY 17, 2007 /j7\ GREENWAY ENGINEERING, INC. 151 Windy Hill Lane ,�Nwv Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX (540) 722-9528 Founded in 1971 www.greenwayeng.com 4074 SHEET 14 OF 24 07-05 I 10PEN SPACE o��� •� �.•: •� •: � •: � •:'• : � • LOT 48 ao 2 14.6495 ACRES S 58'01'12_' E f03. ' .o S 58'01f2- E 102.00 ; — 5 BRL 5 BRL i I ( 20 STORM + SEWER ESMT mi 8 Im 8 lm LOT 41 g LOT 4700 1mi A 5047 S F. NI 4p 4998 S F. I J I 5' BRL I SIDEWALK : 5' 8fL L - -W 58-01'12" W`- J EASEMENT.::o L -s 58.0112 ' E- J - r---1g300'r---102.00'-. 5 ARL i ' 40.0 • I 5' BRL 1 I J S Im LOT 40 ml S :: 8 Im LOT 46 (10.o6) 80.40 �,,...I.:: •t 5047 S.F. �' I N 4998 S F. m I 5' BRL ' L- o L — J iV 58'Ol'12' 58'OB W= 2E o r---15Q.3�Q0 — 5 BRL $ K� I-j i I :' m S lm ml 8 8 LOT 45 mlh g � LOT 39 .�::.N: i� 5047 S F. NI °� : �: ' 4998 S F. �' I I L— 5' BRL 1 h: L 5 Bl?L I I w N ` -N 58'01 12 W'- J -S 58'01 12,E — — —10 5 BL5, BRL II Nti •• LOT 4 4W imJ LOT 38 m � : � . ''I Io 4998 SF vm In 5047 SF I- 5' 1 W- X 5B 80L—HV5801l2' 1RL2' E— I -4 2 5 BRL ':' ':�:�•�' 1� �+) 1 I '10' U1urr m , 8 lm m 8 LOT 43 �I g LOT 37 1 8 � ��� � ' I �n 5047 S.F. 4998 S F. �I o ,, I 5' BRL5' BRL L - -N 58'01'12" W- J L -S 58'O1'12" E- -J r - - - •103.00' - - Q;i? F --102.00'5' BRL 312 o .0 I e ( 5 BRL J 40 DMMGE ESMT , m� `� : :�, m LOT 42 ml 8 I m LOT 36 �: �: ' 48s7 s F a�l� Ih 6262 SF. N� ��► 5 BRL 09*57'00 w' S 58'01120 E 92.55 r ,, L ��• w OPEN SPACE �,�•3,'j SEE SHEET 14 °p ~o o H LOT 35 40 0 J 40 GRAPHIC SCALE (IN FEET) FINAL PLAT FOR REVISED AN 180 2008 11NLT CEDAR MEADOWS SUBDIVISION � OPEOUON MAGISTERIAL DISTRICT, MMERICK COUNTY, MGM " v MARK D . SMITH 5 SCALE- 1 = 40' DATE: MAY 17, 2007 Lic. NO. 2009 �O /J7N GREENWAY ENGINEERING, INC. 151 Windy Hill Lane ,**,vov Engineers Winchester, Vuginia 22602 Surveyors SURV� Telephone: (540) 662-4185 FAX.* (540) 722-9528 Founded in 1971 4074 SHEET 15 Of' 24 www.greenwayeng.com 07-05 :-n W 4p SEE: $H,EE7` 1 y Z�rm LOT 10 a� N LOT 11 h a �2 o W g: o^i 2 :Z WINS Z EX 20' *47ER ESMr INS7R NO. IRF 060022304 k LOT 12 v'/ S 56'39'25" 487.51' IRF ' OPEN SPACE 14.6495 ACRES SEE SHEET 24 6' U71UTY A Pt.: :10� U17L Y:;:.; E4SE WENT ::: .40'0` _ I SrORV SEWER MIT 5 LOT 53 --177-7- •5i 5' BRL :Q:l OT 52 $ I"N i 4998 S F. AI I ✓- BRL L 58'01'12" E- J r-:-102.OW-----, _ I 5' BRL✓ I Imp :LOT 51 /gI h 4998 S F. h I P 15' BRL " I L -S, 58'01'12" E- -J :v OPEN SPACE LOT 76 20' STORM �. SEWER ESMT LOT 77 r� LOT 78 �e0; g""�tl ' LOT 79 N N ....................... :i16.j79::::J : ' ':' :i8713):,.:• :•16700' ('rorAL):;. . ..�.�. :1650�:.�PERI��W%NKL�• 0/07' ' '::' {PRNATE .: f..;;�........... s. 316se'�'°"wS8�0112 w s8siz' "(rnra,��- .... :6 06`: j :(650J .::::::.::::::.:::::: :::::::::::::::::::.::::::: :20' WATER: j8700' (TOTAL F-AS RENT OPEN SPACE Gti NS 58'01'12" E 10167' ;: o (42.16) : ; :::'' • : • c�o — DRAINAGE :�11..31):;. ., ���• � i — 5' BRL i .�3'� ESMT .(s 9i j� ��::� •� I � LOT 48 J A , 4998 S F. � ( •� ', LOT 80 LL- 0' U77 Y E Mr W5' QRL U71L/1Y . -r o.;h m5' SRLWT I iN -IOT 50 AI 4998 S.F. 4� SIDEWALK EASEM , B"I �- _S58'01012" �- - 102.00t. - 5' BRL+ I I m :LOT 49 ml I I c i 4998 S F. hl / •� 'lam m ^: LOT 41 I SEE SHEET 15 S 58'01 12 E LOT 7 4' SIDEWALK EASEMENT 102.00 :., ::: LOT 81 20' MRM 40 .0 SEWER ES 0 GRAPHIC SCALE (IN FEET) REVISED ✓AN 18, 2008 FINAL PLAT FOR CEDAR MEADOWS SUBDIVISION 0 �: OPEQUON WGISTERUIL DISMICT, FREDERICK COUW, WRGINIA MARK D. SMITH scALE• 1" = 40' DATE:• MAY 17, 2007 � a Lic. NO. 2009 GREENWAY ENGINEERING, imp. ,� l , • ���, 151 Windy Hill Lane Engineers Winchester, Virginia 22602 -L SURq Surveyors Telephone. (540) 662-4185 FAX (540) 722-9528 4074 SHEET 16 OF 24 Founded in 1971 www.greenwayeng.com 07-05 C:) V1 .t=- SEE SHEET 18: ; LOT 60 LOT 69 Lo 58'01 f2_ E 102.00 5' BRL `.� ..40 o' g 1 m iOT 59 m I$ 4998 SF ;n I LOT 70 I ( 5' BRL 1 - -s 58'01'12" E- -j --;-10200'-----� o I 5' BRL I : �'• S °' I ;LOT W 91 g m I 4998 S F. I h LOT 71 l o W A.o J Q Qk L 5, BRL �, 58'Of 12" E- -J o m r--i-.10200'---� 5' BRL omi • � : ,I I I SLOT 57 m l g 10 4998 S.F. ;n LOT 72 o :W: L _ 5' BRL — 5' BRL 40T 56 g tu 2 ' O : I ml 4998 S F. ;� I 5' BRL LOT 73 N g N g �' W 00 L �. 58'0_f 12" E— J `1 5?BRL I m LOT 55 m l g L0T 74 m o 4998 S.F. I I L5' BRL S. 58'0_1_'12' E— 2 o, m 4SIDEWALK. ~o a EASEMENT r — `fO 00 - J:i: •� �� 1J :10 MITY g JI --1m ;LOT 54 m 1 S N W EASEbIEW . • ' m i N . 4998 S F. I I LOT 75 5' BRL :o i t: 58-01'12" E- -� r---:-40200'-----� o 5' BRL Im J I OPEN SPACE g L LOT 5.3 40.0 4998 S F. I °f A STORM SEWER EASEMENT ( 5' BRL ,: .21 o } 4.50' _ S 58'01'12' E f02.00' SEE SHEET 16 40 0 40 LOT 52 (5' _ E26 LOT 76 I GRAPHIC SCALE (IN FEET) REVISED JAN 18, 2008 FINAL PLOT FOR CEDAR MEADOWS SUBDIVISION r� OPEQUON WGIS7MVIL DISTRICT, MEDER/CK COUNTY, WRGINIA �Z o MARK D. SMITH a „ SCALE 1 = 40 DATE.' MAY 17, 2007 LIc. NO. 2009 U Yr I �O GREENWAY ENGINEERING, imp. 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyors SUR, Telephone. (540) 662-4185 FAX.- (540) 722-9528 Founded in 1971 4074 SHEET 17 OF 24 07-05 www.greenwayeng.com O ut 20'' �S4NffAR SE**E GJMT Y, 20' WATER LINE ESMT 0 J O J OP 14.64 EN SPACE 95 ACRES ;....: (I� 20' ; �: La - �o DRAINAGE I - T.M. 75 A-108 GEORGE E. BURACKER DB 414 PG 589 ZONE R4 USE- RESID. EASEMENT 0 2 • RESIU B��R Zo` E30. � • SE ARATION �'IIgE�VEED dR/VF g : S ,WO1'.12" E . 244t00'' : (19 67) ::' 166.0Uo(�OTALj . N : �•' 'r�r' 6 Lai e3.00' 19.007 y ' : — : DRAINAGE ESMT 20' DRAINAGE .r ?0' BRL 1 ESMT CIZO $ I m LOT 64 I LOT s5 :: IN :6451 SF. hl Q . L 5' BRL —I •o -S.W01'12' E— i I 5 BRL U `I J LOT 63 m I S LOT 66 t o ; 4998 S F. ' cp:.� I N 5' BRL "I AU: ~ I L -s 58'O1'12' E— J •`� I 5 BRL g Stu::o :� S o �L0:4998 62 LOT 67 2 �;�: ' r• N I r' W �• 2 I L 5' BRL -s. 58'O1'12" E t6ni 4998 S F. m I g Z LOT 68 m 4' SIDEWALK EASEMENT I 5' BRL '1 FSEMENT ':.: o L �. 5r01 12 E — J JI , 'n g I m iLOT 6 W I g LOT 69 40 0 40 SEE ' SHEET 17 GRAPHIC SCALE (IN FEET) 0 m :4998 S F. w l r I — 5' BRL — — L S 58101 12�' E 102.00 I: LOT 59 FINAL PLAT FOR CEDAR MEADOWS SUBDIVISION OPEQUON W GISTERUI L DISTRICT, FROERICK COUNTY, WRGIN14 SCALE.• Founded in 1971 1" = DATE.• MAY 17, 2007 GREENWAY ENGINEERING, imc. 151 Windy Hill Lane Engineers Winchester, Vu*nia 22602 Surveyors Telephone. (540) 662-4185 FAX (540) 722-9528 www.greenwayeng.com LOT 70 N lab v- 18, 2008 I TH a Lic. NO. 2009 SHEET T.M. 75 A-108 GEORGE E. BURACKER DB 414 PG 589 ZONE R4 USE- RESID. EASEMENT 0 2 • RESIU B��R Zo` E30. � • SE ARATION �'IIgE�VEED dR/VF g : S ,WO1'.12" E . 244t00'' : (19 67) ::' 166.0Uo(�OTALj . N : �•' 'r�r' 6 Lai e3.00' 19.007 y ' : — : DRAINAGE ESMT 20' DRAINAGE .r ?0' BRL 1 ESMT CIZO $ I m LOT 64 I LOT s5 :: IN :6451 SF. hl Q . L 5' BRL —I •o -S.W01'12' E— i I 5 BRL U `I J LOT 63 m I S LOT 66 t o ; 4998 S F. ' cp:.� I N 5' BRL "I AU: ~ I L -s 58'O1'12' E— J •`� I 5 BRL g Stu::o :� S o �L0:4998 62 LOT 67 2 �;�: ' r• N I r' W �• 2 I L 5' BRL -s. 58'O1'12" E t6ni 4998 S F. m I g Z LOT 68 m 4' SIDEWALK EASEMENT I 5' BRL '1 FSEMENT ':.: o L �. 5r01 12 E — J JI , 'n g I m iLOT 6 W I g LOT 69 40 0 40 SEE ' SHEET 17 GRAPHIC SCALE (IN FEET) 0 m :4998 S F. w l r I — 5' BRL — — L S 58101 12�' E 102.00 I: LOT 59 FINAL PLAT FOR CEDAR MEADOWS SUBDIVISION OPEQUON W GISTERUI L DISTRICT, FROERICK COUNTY, WRGIN14 SCALE.• Founded in 1971 1" = DATE.• MAY 17, 2007 GREENWAY ENGINEERING, imc. 151 Windy Hill Lane Engineers Winchester, Vu*nia 22602 Surveyors Telephone. (540) 662-4185 FAX (540) 722-9528 www.greenwayeng.com LOT 70 N lab v- 18, 2008 I TH a Lic. NO. 2009 SHEET 0 c� T.M. 75 A-106 /Ro-- yc GEORGE E. BUR4CKER OB 414 PG 589 `QLA ZONE R4 USE RESID. Poo a doLa 25' REST° NT01- SEPARATION OPEN SPACE EJJ 14.6495 ACRES 164.00 :::::::: W S 58'01'12' E 102.55' 15, �T o-- o ........... - - 5' BRL /Re P.DR/VLC':•:::IPR/I/ATE) ::::: ; $ Im ml (+ $: 20 .. LOT 113 g' DRVNAGE EASEMENT 5,54:::::'::';'.:. °*' I N 5024 S F. 1 : -166.00 5' BRL w I ( cd 83.00L — S 58'01'12" E- — J :- DR4/NAGE —102.50'- —� ---� ( 5' BRL I' a ' f ' ' ' (19.00) 20 BRL �, + N g , 9 I (1,�s2 j: g im LOT 112 118 +N o I m LOT 65 mm I $ :LV: 5021 S F. h I o �+ I In6451 S F. " I 5 BRL L - 5' N 58-01 12" W`-� o -- S 58'0l'12' E 102.45' _ OPEN SPACE I ao LOT 66 14.6495 ACRES I o I 3 w + °' I 4998 S.F. o I °� ::t-4 i� :: S 58'01'12" E 102.42' - --- - o + so N 58'01 12' W :1�:°,� :� r 5 BRC --102.00- Wr— ' —� W g Im LOT 111 ml g 5 BRL l y + I J I +, �: 5017 S F. A l '1 I g I I i LOT 67 m :O:Z 5' BRL 4998 S F.�S 58'O1'12' E 102.37'� L - 5' BRA " SIDEWALK : 15 BRL 25' RESIDEN 1AL� g 2 N 58.0_1_ 12 W r— —-102.00'- o :: EASEMENT SEROMRON BUf &-j w I 5' BRL o LOT 110 I +1 :10•' U77LITY o �, I 3 g I I g EASEMENT LOT 66 5015 SS F. y .°'i. 4998 S F. m I °f L- A_1 h E- J N iw NI ° 1 -- 5 BRL o 5' BRL I I � N W01'12' W 102.00' o g FA(m LOT 109 m l l g ti F 0 I "' I 3 SF. LOT 69 •• ��`� • `� 501 N w I I 5' BRL 40 0 40 :::':'.:I I I S 58'0152' E 102.28' I o GRAPHIC SCALE (IN FEET) SEE SHEET 20 LOT 108 � FINAL PLOT FOR REI/ISED JAN 18, 2008 CEDAR MEADOWS SUBDIVISION y 0 MEQUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, WMINIA MARK D. ITH a Lic. No. 2009 �O S RRV SCALE.• 1" = 40' WE MAY 17, 2007 GREENWAY ENGINEERING, mc. 151 Windy Hill Lane Engineers Winchester, Vuginia 22602 Surveyors Telephone: (540) 662-4185 V FAX • (540) 722-9528 Founded in 1971 www.8reenwayeng.com 4074 SHEET 19 OF 24 07-05 Ln J LOT 68 I T' I SEA ,S I EET 19 S 58'01'12' E 102.00' � � ( 5 BRL I • i •.. • I $ I m LOT 69 m l $ 4998 S F. ��; 40 o''' I L- — N kA2' W J I --— g —o r---402.00'--� :jc.:: I 5' BRL $ l m LOT 70 m 1 $ I o f 4998 S F. h J L - 5' BRL N 58'01'12' W J �r---a02.00'---i 41 $ 1 5' BRL m LOT 71 m I $ In 4998 S F. J RL--N Nao5' BRLI 58'002' P _j I I 5 BRL I:Z 00. P 1 coo LOT 72 m I g :�_ .W yo wI 4998 S F. N I °' ' • �I 5' BRL I ;I�:;•�:$� 2 L — N 58-01'12" W` � I J 5' BRL � I LOT 73 m I $ o (;� 4998 S.F. 4 I 25' R0101 VTb4L �I SEPARATION BUFFER LOT 109 S 58'01 12 E 102. _-- 28 1 5' BRL LOT 108 ,l Io 5011 S.F. �I N I �- S 58-01�12& E- J r---10223'----� I J 5 BRL JI m LOT 1071 I N 5008 S F. A l I 5' BRL I �- S 58'Of'12' E- -� r---10?.19'---� I J 5 BRL JI loan LOT 106 mi % 5006 S.F. �I N I �- S 5850fq12' E- -� r---102.14t.---� (J 5 BRL J I m LOT 105 m I o 5004 S F. wl N I L- S 5rOf 2' E— —' O I A v a 0 15' I$ IRS L -N 58'0 "12' W : EAENT : UtWALKr - -�'� t - - LOT 104 $ 5' BRL I 1 •10' URLlTY ' 0 5001 S F. J r. I 'coo LOT 74 it 5' BRL _ J I h 4998 S.F o I °� L-- — L-- 5' BRL N 581002' W 102.00' LOT 75 I SEE SHEET 21 FINAL PLAT FOR N 58'01'12' W 102.05' LOT 103 CEDAR MEADOWS SUBDIVISION OPEQUON MAGISTERIAL SCALE.• /tN \%tva Founded in 1971 I- = 40 25' 40 0 40 GRAPHIC SCALE (IN FEET) DISMICT, FREDERICK COUNTY, WRGIN14 DATE.• MAY 17, 2007 GREENWAY ENGINEERING, imc. 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyors Telephone. (540) 662-4185 FAX (540) 722-9528 www.greenwayeng. com 18, 2008 MARK D. SMITH a Lic. NO. 2009 III-� %Z�- _SUR'� CTrtZA 0 ;a o10 1� SEE SHEET 20 It" I I c�, :40.0 4' SIDEWALK , EASEMENT g u� I LOT 104 �p I 10 UTILITY p -- o w !i1 O LOT 74 �S 58'01'12" E 102.05'tu w N 58'Of'l2" W 102.00' g ,) ~r 5' BRL N o czn r 5' BRL g :: :'� I LOT 103 m I - c g �) iN 6452 SF. Ai g a� LOT 75 m1 g�. L--_20_BRL J 2 — 4998 SF. NI r°''. :(14.02). 6.01' DRAINAGE ESMT. w 1 5' BRL — — —1 I :W 82.99'— _ W� N 58'O1 1PW 102.00 AQ g 20 DRAINAGE ESMT _ .o COLUMBjN�' DRIVE o o; OPEN SPACE 58'01 `12 .W 246.00' -_68. _�00o(TOTAL) 20. ••N 'y�CJ02.0� :p' �: ... .. 84.00 .'01,1 _DRAINAGE E_5MT (14.02) r , 20' BRL LOT 76 0l LOT 102 � -J.: I 4998 S F. RI °' I �v 6515 S F. 20' DRAINAGE ESMT ' h I 5'qLN 50-S8'Off2 " E- - �v L " r---1p 0-- 0'-� °' '"�° �---10300' --� :W 5 RL g : , I 5 BRL LOT 101 LOT 77 • ., o a �" 4998 S.F. ' :� '. .v .. I N 5047 S F. Isw :. •. � 1 " I I t— — ��RR� I oN E. :° 5' BRL _ :.� y N k01 f2 W —� •, :'_ —S 58'Of'12" E — j r•• O• .O--� ! --� W -102.00'--� 5' BRL �� `�v 777 ? 20' DWNAGE ESMT o0 g� I LOT 78 �I w o m m '40 b g 19 LOT 100 °�''. 4998 S.F. `�' I N) 4, o 5047 SF �I o I SIDEWALK I N wl 5_BRL--J :EASEMENT: L---5 BRL --- _ N 58'O1 f2'rW 102.00 :10'• -U� 7L/TY � � � •• '.• E S 58'01'12" 103.00' LOT 79 EASEMENT : LOT 99 t :I r SEE SHEET 22 . 40 0 _ .. 40 GRAPHIC SCALE IN FEET FINAL PLOT FOR REVISED ✓AN 188 2008 CEDAR MEADOWS SUBDIVISION OPEQUON WGISTERWL DISTRICT! IWOERICK COUNTY, VIRGIN x u MARK D. SMITH a „ SCALE- 1 = 40 DAMMAY 17, 2007 LIc. NO. 2009 ,� � � � � f oY/, �O SURF /tNGREENWAY ENGINEERING, INC. 151 Windy Hill Lane %*47Engineers Winchester, Virginia 22602 Surveyors Telephone. (540) 662-4185 FAX (540) 722-9528 Founded in 1971 4074 SHEET 21 OF 24 www.greenwayeng.com 07-05 Il D 40 0 40 GRAPHIC SCALE (IN FEET) LOT 78 SEE SHEET 21 20' DRAINAGE EASEMENT N roy'am w iozoo 5L tu r 57TRL F% LOT 79 ml W 4 SIDEWALK L;� L EASEMENT LOT 100 SEE SHEET 21 20' DRAINAGE ' I I S 58-01'12" E 10J.00' AA r— — — 'f -BRL ca LOT 99 mi : —4. 6 : .::: 5047 cc, Zj ........... 50 BRL ........ 40 L/ 5' BRL • • "N .5W01 tr W tM.67 +-* -.ON* 41S Wrof 12m E 102.67 LCI- L LU OPEN SPACE OPEN SPACE J0.0' �bi Ai) TA Q'. 50 ........... ........ ... ?44.b6l. ........ . ...... 'pb:N %W01F w diqt& TAL)---- ERR Y WIPLACE,;:TE)... f- 6. (6.50): .(6. -6� ...... 1000' (TO 69. 00' (TO 3r TAL):::::: OPEN SPACE OPEN SPACE t* JY. 10 1. 67 S ?J�#I.;LE 19A6 .6 j 5# BRL LOT 80 LOT 98 t" 110 4998 S.F 5047 S.F 5' 5' BRL L S 58-01,12,p N 58-01 12' WL -j -c -402.00'- k -40.00�- 00 BRL r 5' BRL 4 20' DRAINAGE UZ '2;DRAIA64GE ES14T--j or, E ES4 LOT 81 %1 FA LOT 97 a. 4998 '$t: :.! .. V 2+; 1 5047 S.F S.F 161 ','+' . C41 ,$ Q L — 5# BRL -04* 5' BRL AP WL U : N 58-0 02 L —S 58.01-12m E -402.00t- 403.00'— — r 5' BRL 5' BRL V (10) 07 6 LOT 82 40 0'::::::. 8 LOT 96 41 4998 S.F 1z'I 14 * * 5047 S.F Ij 4 5' BRL SIDEWALK L BRL :::EASEMENT.: 2 wolf ­7 ,wolf w N 5r0l'129W7102.00 S 58*0 1 E 1U.90 LOT 81 "UTY LOT 95 SEE SHEET 23 SEE SHEET 23 FINAL PLAT FOR REVISED JAN 18, 2008 CEDAR MEADOWS SUBDIVISION OPEQUON MAGISTERIAL SCALE Founded in 1971 1- = 40 DISTRICT, FREDERICK COUNTY, VlRGIN14 WE MAY 17, 2007 GREENWAY ENGINEERING, mc. 151 Windy Hill Lane Engineers Winchester, Vvginia 22602 Surveyors Telephone. (540) 662-4185 FAX (540) 722-9528 www.greenwayeng.com MARK D. SMITH Lic. No. 2009 IQ-SURN- 24 I C) SEE SHEET 22 LOT 82 ( I I ( LOT 96 4' I SIDEWALK : S W01'12_'_E 102.00' EAS�7►lE!vT::: S 58'01'12'_E 103.00' BRL — � o •:� •: o r — — 5 BE I I 10 UI1LllY' I I A g Im LOT 83 �I 8 :E �"� g Im LOT 95 4998 S F. b I : I , 5047 S F. I w 5' BR4 "I I `�' 5' BRL I t— — N 58-01 12' W J :: ; L I T r----102.00.- ( r--403.00'--=- R 5' BRL ( 5' BRL I� I I g Im LOT 84 ml g .W: I LOT 94 . �i g I w 4998 S F. 5047 S F. m I ~o c I 5' BR wl I . A� :�, c� 5' BRL I g J �, N 58'01112' W oC. �:� —S 58'01'12' E- J: r 5' BRL � �,� •(�. �•�'• 5 BRL I S Im LOT 85 ml g :W 8 Im LOT 93 ml g o Ih 4998 S.F. eI r I. 5047 S F. I ' o 5, BR "I I ::::1� y :: I I N 5' BRL ° — N 58'O1 12 W —S 58'O1 12" r----f02.00'-----103.Oi0'--t-, o I 5' BRL r , I :::: • I I 5' BRL I g im LOT 86 LOT 92 can g (;,, 4998 S F. . I °' °.�'� I m 5047 S.F. •: � to hl �' L — — 5' BRL — — .__I L — 5' BRL — _ � � w � i w J O N 58'O1 12 W f02.00 S 58'O1 12 E 103.LV, LOT 87 LOT 91 SHEET 13i FINAL PLAT FOR CEDAR MEADOWS SUBDIVISION OPEQUON MAGISTERWL SCALE Founded in 1971 1" 40 0 40 GRAPHIC SCALE (IN FEET) DISTRICT, FREDERICK COUNTY, MUM DATE.• MAY 17, 2007 GREENWAY ENGINEERING, imp. 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyors Telephone. (540) 662-4185 FAX (540) 722-9528 www.greenwayeng.com REVISED JAN. _ 18, MARK D.-SMITH a Lic. NO. 2009 le '2b 23 OF OLD DOMINION GREENS PHASE lI ZONE RP SUSE- SINGLE FAMILY RESIDEN714L - INSTR. NO. 070012094 127 /RF 25' RESIDENTIAL SEPAR477ON BUFFER T.M. 75 A-117A 3 COUNTY OF FREDERICK R DO 441 PG 97 ZONE AA USE VACANT 126 125 I OUROT A N 25' PRIVATE ACCESS AND LANDSCAPE EASEMENT INST# 060022J04, 1 N 32'41'27" E 320.81' �ER� JpR I GO % 8 25' RES/004L4L I SEPAR4nON BUffER --'j NOTE MOTOR VEHICLE ACCESS I NECESSARY TO SERVE THE COMMUNITY I CENTER WILL BE UM17ED TO I PERRYW/NKLE PLACE AND THE ASSOCIATED PARKING LOT AND ACCESS I DRIVE FOR THE COMMUNITY CENTER. 20' FCSA SEWER OPEN SPACE 14.6495 ACRES 10 PRIVATE N 563925' W SANITARY SEWER 96.70 FENCE_ EASEMENT N 13'01'12' W POST N 13'Of'f2" W 22.79' (58.30' 36.77' N 31056*46" E 183.90" N 31'56 48" E ;gb ,jjy �b 134.61' .N C(0 p�' _/" 20' WATER N 31'58'48" E 328.38" TALEASEMENTo I ..� FENCE 31 POST h N h y SEE EE SHEET 15 N :::::`a /RF SHEET 14 36 37 38 39 40 41 cz 35 S' 32 30 12 Ex 20' WATER ESMT INSTR. NO. IRF _ _ SEE SHEET 16 ..:'BLEED%NQ HEART 0'R%VE•: '' $tom sHEr �sUMPt FOR EASEMENT a4TA.•.•.:5.:.'. 80 0 80 PERRYW/NKLE . 44 45 46 47 48 PLACE I 49 GRAPHIC SCALE (IN FEET) ' FINAL PLAT FOR REVISED JAN 18, 2008 CEDAR MEADOWS SUBDIVISION 0 OPEQUON MAGISTERIAL DISTRICT, FREDERICK COUNTY, WRGINIA x SCALE- 1' = 80' DATE' MAY 17, 2007 v MA K D. SMITH a Lic. No. 2009 /*j7N GREENWAY ENGINEERING-,-... 151 Windy Hill Lane�O 11*4vol Engineers Winchester, kuginia 22602 SUR Surveyors Telephone. (540) 662-4185 FAX (540) 722-9528 4074 SHEET 24 OF 24 Founded in 1971 www.greenwayeng.com „7_„C 0 w VIRGINIA: FREDERICK COUNTY.SCT. This instrument of writing was produced to me on LL I . o9 at // ' 5 `l A An' and with certificate acknowledgement thereto annexed was admitted to record. Tax imposed by Sec. 58.1-802 of and 58.1-801 have been paid, if assessable. 46e4 /) , Clerk ael L. Bryan )urt Square 2nd Floor ichester, VA ©90003302 THIS DEED OF DEDICATION AND DECLARATION OF RESTRICTIVE COVENANTS (the "Deed of Dedication"), made and dated this3l44, day of rn A�► C,i� 2009, by and between CEDAR MEADOWS DEVELOPMENT. LLC, a Virginia limited liability company, party of the first part, hereinafter called "Declarant"; and THE COUNTY OF FREDERICK. VIRGINIA, party of the second part; and FREDERICK COUNTY SANITATION AUTHORITY, party of the third part; and COMMONWEALTH OF VIRGINIA, party of the fourth part. RECITALS A. The Declarant is the owner in fee simple of those six certain tracts of land, containing in the aggregate 30.6124 acres, more or less, lying and being situate on the western side of White Oak Road (VA SEC RTE 636) in Opequon Magisterial District, Frederick County, Virginia (the "Property"), as more particularly described on that certain plat titled "Final Subdivision Plat Cedar Meadows" drawn by Mark D. Smith, L.S., dated May 17, 2007, revised January 18, 2008 (the "Subdivision Plat"), a copy of which is attached hereto and incorporated herein by reference as if set out in full. B. The Property is the same real estate previously conveyed to the Declarant by that certain Deed dated December 22, 2006 from Jasbo, Inc., a Virginia corporation, of record in the Office of the Clerk of the Circuit Court of Frederick County, Virginia (the "Clerk's Office") as Instrument No. 070000372, and Deed dated December 22, 2006 from Sparks Property, L.L.C., a Virginia limited liability company, of record in the aforesaid Clerk's Office as Instrument No. 070000373. Tax Map No. 75-A-114, 75-A-115, 75-A-107, 75-A-116, 75-A-106 and 86-A-153 (Parent Tract) C. The Property has been subdivided into Lots 1 through 129, inclusive, of Cedar Meadows Subdivision and certain streets, as set forth on the attached Subdivision Plat. The attached Subdivision Plat accurately shows the metes and bounds of the subdivided lands, together with the dimensions of each Lot thereof. D. The Subdivision Plat also sets forth the location of residential separation buffers, ael L. Bryan curt Square 21 Floor chester, VA utility easements, drainage easements, sidewalk easements, gas pipe line easements, sanitary sewer easements, waterline easements, ingress/egress easements, storm sewer easements, Shenandoah Gas Co. easements, a temporary grading easement, temporary turnaround easement, road efficiency buffer and other matters, as more fully set forth on the Subdivision Plat. E. The Declarant now desires to subdivide the Property into lots to be known as Cedar Meadows Subdivision. The subdivision of the Property, as it appears on the attached Subdivision Plat, is with the free consent and in accordance with the desires of the undersigned Declarant. The Declarant further desires to subdivide the Property in accordance with the provisions of Title 15.2, Chapter 22, Article 6 of the Code of Virginia (1950, as amended) as are applicable and in force and effect as of the date of execution of this Deed of Dedication. F. The Declarant further desires and intends to create a gated, age restricted, single family residential community upon the Property, to provide for the preservation of the values and amenities of said community and such other areas as maybe subjected from time to time to this Deed of Dedication, and for the maintenance, upkeep and repair of said facilities, as more fully set forth hereinafter. G. _ In order to provide for the preservation and enhancement of the value of the residential community to be constructed upon the Property, amenities and opportunities in said community contributing to the personal and general health, safety and welfare of residents, and for the maintenance of the Property and the improvements to be constructed thereon, the Declarant imposes the restrictions, covenants, assessments, conditions and easements upon the Lots hereinafter subdivided, as more fully set forth hereinafter. NOW, THEREFORE, THIS DEED OF DEDICATION WITNESSETH: ARTICLEI SUBDIVISION That for and in consideration of the premises and the benefits which will accrue by 2 ael L. Bryan curt Square 21 Floor chester, VA reason of this Dedication, the Declarant does hereby subdivide the Property, hereby designated as Cedar Meadows Subdivision, lying and being situate in Opequon Magisterial District, Frederick County, Virginia, and being more particularly described by that certain plat titled "Final Subdivision Plat Cedar Meadows", drawn by Jason G. Bly, L.S., dated May 17, 2007, revised January 18, 2008, containing Lots 1 through 129, inclusive, and certain Open Space, Streets, and other matters as more particularly set forth thereon, which Subdivision Plat is attached hereto and incorporated herein by reference as if set out in full. ARTICLE II DEFINITIONS Section 1. "Age Restricted" (a) Shall mean all occupied residential units shall be occupied by at least one person fifty-five (55) years of age or older and all other residents must reside with a person who is fifty-five (55) years of age or older, and be a spouse, a cohabitant, an occupant's child of nineteen (19) years of age or older, or provide primary physical or economic support to the person who is fifty-five (55) years of age or older. Notwithstanding this limitation (i) a person hired to provide live-in, long term, or terminal health care of a person who is fifty-five (55) years of age or older for compensation may also occupy a Dwelling during any time such person is actually providing such care; and (ii) guests under the age of fifty-five (55) shall be permitted for periods of time not to exceed sixty (60) total days in any calendar year. (b) If title to any Lot shall become vested in any person under fifty-five (55) years of age by reason of descent, distribution, foreclosure or operation of law, the age restriction set forth in this Section 1 shall not work a forfeiture or reversion of title, but rather such person thus taking title shall not be permitted to reside on such Lot until such person shall have attained fifty-five (55) years of age or otherwise satisfies the requirements as set forth herein. 3 Fr- A L. Bryan in Square nd Floor fester, VA (c) Notwithstanding the foregoing limitations, a surviving spouse shall be allowed to continue to occupy a Lot without regard to age. (d) The foregoing limitations shall apply to any tenant who resides in any Dwelling offered for lease by the Owner thereof. Section 2. "Association" shall mean and refer to Cedar Meadows Homeowners Association, Inc., a non stock Virginia Corporation, its successors and assigns. Section 3. "Board of Directors" shall mean and refer to the executive and administrative entity established by the Articles of Incorporation and Bylaws of the Association as the governing body of the Association. Section 4. "Common Area" shall mean and refer to that certain parcel of land described as "Open Space" containing 14.6495 acres, more or less, on the attached Subdivision Plat, and such additions thereto as may hereafter be brought within the jurisdiction of the Association, together with all improvements thereon, and shall further include all private Streets shown on the attached Subdivision Plat. Section 5. "County" shall mean and refer to the County of Frederick, Virginia. Section 6. "Community Center" shall mean and refer to that certain community and recreational building constructed by the Declarant upon a portion of the Common Area. Section 7. "Declarant" shall mean and refer to Cedar Meadows Development, LLC, a Virginia limited liability company, or any party to which Cedar Meadows Development, LLC assigns all or any portion of its rights hereunder by one or more instruments recorded in the Clerk's Office of the Circuit Court of Frederick County, Virginia. Section 8. "Declarant Control Period" shall commence upon the date of recordation of this Deed of Dedication and shall end upon the date upon which all of the Lots have been conveyed by the Declarant to a purchaser thereof, or December 31, 2024, whichever shall first occur; provided, however, that the Declarant may, in the Declarant's sole and absolute discretion, elect to terminate the Declarant Control Period on such earlier date as the Declarant deems appropriate upon written notice to the Association, which notice 4 el L. Bryan in Square "" Floor hester, VA shall also be recorded among the land records in the Clerk's Office of the Circuit Court of Frederick County, Virginia. Section 9. `Dwelling" shall mean and refer to that certain single family residential dwelling house to be constructed upon a Lot in Cedar Meadows Subdivision, for which the Owner has received written approval of all plans and specifications from the Declarant, or its designee(s)/assignee prior to the issuance of a Building Permit by the County of Frederick County, Virginia for such dwelling house. Only one Dwelling may be erected on any Lot. Section 10. "Lot" shall mean and refer to any of Lots 1 through 129, inclusive, as designated upon the attached Subdivision Plat, and any additional Lots added pursuant to Article VI, below. Section 11. "Member" shall mean and refer to every person or entity who holds membership in the Association. Section 12. "Owner" shall mean and refer to the record owner, whether one or more persons or entities, of a fee simple title to Lots 1 - 129, inclusive, in Cedar Meadows Subdivision, as shown on the attached Subdivision Plat, together with any Lots which may hereafter be subjected to the terms and conditions of this Deed of Dedication, including contract sellers, but excluding those having such interest merely as security for the performance of an obligation. Section 13. "Section" shall mean and refer to any of the separate and discrete single family residential sections of the Property, as may be determined by the Declarant and as shall be reflected on supplementary declaration of covenants and restrictions thereof. Section 14. "Streets" shall mean and refer to those certain private streets located within the age -restricted residential community to be located upon the Property, designated as Bluets Drive, Bleeding Heart Drive, Perrywinkle Place, Poppy Drive, Columbine Drive, Trumpet Vine Drive, Buttercup Drive and Forget Me Not Drive, as more particularly described on the attached Subdivision Plat, together with any future streets which may be added if additional lands are subjected to the terms of this Deed of Dedication. al L. Bryan in Square nd Floor Nester, VA Section 15. "Supplemental Declaration" shall mean and refer to the meaning set forth in Article VI of this Deed of Dedication. ARTICLEIII ASSOCIATION MANAGEMENT AND RESPONSIBILITIES Section 1: Membership: Every person or entity who is a record owner of a fee or undivided interest in any Lot which is subject 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. Upon acquiring title to a Lot, each new Owner shall promptly give written notice to the Association of such Owner's name and address and the number and street address of the Lot. If the new Owner fails to give the Association such notice within thirty (30) days after acquiring such Lot, then the Association may assess the Owner for the reasonable costs and expenses the Association incurs to obtain such information. Section 2: Voting Rights: (a) Each Member of the Association shall have one vote for each Lot owned in which said Member shall hold the interest required for membership as described in Article III, Section 1, above. 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 with respect to any Lot. (b) During the Declarant Control Period, the Declarant shall have two votes for each Lot owned by the Declarant. Section 3: Board of Directors: The affairs of the Association shall be managed by a Board of Directors of not less than three (3), but no more than seven (7) Directors (the 9 A L. Bryan urt Square E"d Floor .hester, VA "Board"). The initial Board shall be appointed by the Declarant during the Declarant Control Period. During the Declarant Control Period, the Declarant may at any time and from time to time in its sole and exclusive discretion, appoint, re -appoint, remove and/or replace any and all members of the Board and/or any other officer, director, agent and/or employee of the Association. After expiration of the Declarant Control Period, the Board shall be elected by the Membership as determined in the Bylaws of the Association. Section 4: Treasurer: If so determined by the Association, the Treasurer of the Association shall be bonded, with the expense of such fidelity bond for said officer to be borne by the Association. Section 5: Responsibilities: The Association shall be responsible for the management and upkeep of the Common Area (including the Community Center), maintenance of lawns and shrubbery located upon the Lots and the Common Area, maintenance and repair of the pedestrian sidewalks and trails, removal of snow from the streets within the Subdivision, curbside collection of trash and waste removal from the Lots, maintenance and repair of the Streets, and other matters concerning the affairs of the Association. ARTICLEIV AGE RESTRICTIONS All lots shall be Age Restricted, as set forth in Article II, Section 1, above. ARTICLEV PROPERTY RIGHTS IN COMMON PROPERTIES Section 1. Members' Easements of EnjoMent: Every Member shall have a right and easement of enjoyment in and to the Common Area and the Community Center Facility constructed thereon by the Declarant, specifically including but not limited to the rights of ingress and egress across the aforesaid Common Area and such easement shall be appurtenant to and shall pass with the title to every assessed Lot, subject to the following provisions: 9► O co el L. Bryan in Square ;^" Floor hester, VA (a) The rights of the Association, in accordance with these Articles and the Bylaws as duly adopted by the Association, to borrow money for the purpose of improving the aforesaid Common Area and in aid thereof to mortgage said property and the rights of such mortgagee in said Common Area shall be subordinate to the rights of the Owners hereunder. (b) The right of the Association to suspend the voting rights and the right to the use of the Common Area by a Member for any period during which any assessment against his Lot remains unpaid for period of more than sixty (60) days, provided that such suspension shall not endanger the health, safety or property of any Owner, tenant or occupant. (c) The right of the Association to suspend the voting rights and the right to the use of the Common Area by a Member for any infraction of the Association's published rules and regulations. (d) The right of the Association to dedicate or transfer all or part of the Common Area 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 sixty percent (60%) 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. Title to the Common Area: The Declarant hereby covenants for itself and its successors and assigns, that it will convey fee simple title to the Common Area to the Association prior to the sale of the Lot constituting 50% of all approved buildable Lots. The Association shall accept title to the Common Area as conveyed by the Declarant or its successors and assigns, and need not join in any Deed conveying the Common Area to evidence its consent to accept such conveyance. ARTICLEVI PROPERTY SUBJECT TO COVENANTS Section 1. Property Subject to Covenants: The Property is subject to the restrictive covenants, terms and conditions set forth in this Deed of Dedication. The Declarant expressly hereby reserves the right to add additional Sections to the scheme of development established by this Deed of Dedication. Section 2. Additional Land: The Declarant reserves the right to add one 9 9 Gael L. Bryan ourt Square 2n' Floor ichester, VA ar more additional Sections to the scheme of development established by this Deed of Dedication; however, the Declarant shall not be obligated to add any additional lands within the scheme of development established by this Deed of Dedication, and no negative reciprocal easement shall arise out of this Deed of Dedication so as to benefit or bind any portion of such additional lands until the Declarant expressly subjects such portion of any additional lands to the provisions of this Deed of Dedication, and then such portion of any additional lands shall be subject to any additions, revisions, deletions and/or modifications as may be made pursuant to Section 3 of this Article VI, below. Section 3. Right to Subject Additional Land to Deed of Dedication: The Declarant reserves the right exercisable in the sole discretion of the Declarant (and without the joinder or consent of any other owner or other party or entity whatsoever) at any time and from time to time prior to the twentieth (20') anniversary of the recordation of this Deed of Dedication, to subject additional lands or such portion thereof as Declarant shall determine, together with improvements thereon and easements, rights and appurtenances thereunto lbelonging to the provisions this Deed of Dedication in whole or in part. If any additional (land is not, on or before the date that is twenty (20) years from the date of recordation of this Deed of Dedication, subjected to the provisions of this Deed of Dedication in whole or in part 1pursuant to this -Section 3, then the Declarant's rights under this Section 3 shall terminate. of the additions authorized pursuant to this Section 3 shall be made by Declarant's ecuting'and recording in the Clerk's Office of the Circuit Court of Frederick County, irginia a Supplemental Declaration describing the portion(s) of any additional lands ected to this Deed of Dedication. However, no negative reciprocal easement shall arise of any additions, revisions, deletions and/or modifications to this Deed of Dedication in the instrument(s) subjecting any additional land to this Deed of Dedication, except real estate expressly made subject to such additions, revisions, deletions and/or Section 4. Supplemental Declarations: In furtherance of the unilateral right of O N O E tel L. Bryan urt Square 21 Floor .nester, VA the Declarant to subject additional land to this Deed of Dedication as provided in Section 3, above, the Declarant may, in its sole and absolute discretion, execute and record one or more Supplemental Declarations for the purposes of establishing certain additional, revised, modified and/or different covenants, conditions, restrictions and/or easements applicable to a specific Section or Sections of the Property. However, no negative reciprocal easement shall arise out of any Supplemental Deed of Dedication so as to bind any future Section or Sections not expressly subjected thereto. Section 5. Power Not Exhausted By One Exercise, Etc.: No exercise of the power granted to the Declarant hereunder as to any portion of additional land, or any imperfect exercise thereof, shall be deemed to be an exhaustion of such power as to other portion(s) of any additional land not so subjected to the provisions hereof or to the provisions of any Supplemental Deed of Dedication. The discretionary right of Declarant to subject any additional land to the provisions of this Deed of Dedication or a Supplemental Declaration is not conditioned upon or subject to the approval of any other owner or other person or entity whatsoever. The failure of Declarant to extend the provisions of this Deed of Dedication to any portion of any additional lands shall not be deemed to prohibit the establishment of a separate scheme of development (including provisions substantially similar or identical to those contained herein) for such portion(s) of any additional land to which this Deed of Dedication is not extended. ARTICLEVII COVENANTS FOR MAINTENANCE AND OTHER ASSESSMENTS BY THE ASSOCIATION Section 1. Exempt Property; The following property subject to this Deed of Dedication shall be exempt from the Assessments created herein: (a) the Common Area (including the Streets); (b) all properties dedicated to and accepted by a local public authority; and (c) all Lots owned by the Declarant. Section 2 Assessments: The Owner of any Lot (except for the Declarant, as set forth in Section 1, above) by acceptance of a Deed therefore, whether or not it shall be so 0 N 10 iel L. Bryan urt Square Z' Floor :pester, VA expressed in any such Deed or other conveyance, is deemed to covenant and agree to pay to the Association (1) annual assessments or charges for operational costs and expenses, (2) annual assessments or charges for capital improvements, (3) special assessments for unanticipated operational costs and expenses, and (4) special assessments for unanticipated construction, reconstruction or repair of described capital improvements, such assessments to be fixed, established, and collected from time to time as hereinafter provided. In addition, the Owner of each Lot (excluding the Declarant's initial sale and conveyance of a Lot) agrees Ito pay a supplemental transfer assessment at the time of sale and conveyance of a Lot, as imore fully set forth in Section 10, below. Also, the Owner of any Lot which is not in lcompliance with the terms and conditions of this Deed of Dedication is deemed to covenant land agree to pay any restoration assessments necessary to bring such Lot into compliance, as iset forth in Section 9, below. The annual assessments, special assessments, restoration assessments and supplemental transfer assessments, together with such interest thereon and costs of collection thereof, as hereinafter provided, shall be a charge on each Lot and shall be continuing lien upon each Lot against which each such assessment is made. Each such sment, together with such interest, costs and reasonable attorney's fees, shall also be the obligation of the person or entity who was the owner of such Lot at the time when assessment was due. Section 3. Purpose of Annual Assessments: The assessments levied by the iation shall be used for the purposes set forth in ARTICLE III, ASSOCIATION AGEMENT AND RESPONSIBILITIES, above, together with the following purposes, (i) improvements and maintenance of the Common Area (including the Community enter), specifically including, but not limited to, maintenance, repair and reconstruction (in event of damage or loss by fire or other casualty) of the Community Center, payment of estate taxes, curbside pick up of trash and waste removal from the Lots, repairs, grading, landscaping, storm drainage maintenance and repair thereof; (ii) maintenance, repair and replacement of street lights and payment of all utility charges therefore; 11 U (iii) services and facilities devoted to the aforesaid purposes and related to the use of and enjoyment of the Common Area; (iv) removal of snow from all driveways and sidewalks; (v) installation, maintenance and replacement of street signs and entrance signs to the Cedar Meadows Subdivision development (and to any future sections or phases of Cedar Meadows Subdivision as may be hereafter added by the Declarant pursuant to Article V, above); (vi) for the purposes of promoting the recreation, health, safety and welfare of the residents of Cedar Meadows Subdivision; (vii) maintenance, repair and paving of the Streets, including snow removal; (viii) maintenance, upkeep and repair of pedestrian sidewalks and trails; (ix) mowing all lawns and Common Area; (x) maintenance (including replacement as needed) of all shrubbery located on any Lot and the Common Area; (xi) costs and expenses of maintenance, repair, replacement and/or removal of any gate or traffic control device, together with the operation thereof located at the entrance of the Subdivision; and (xii) payment of premiums for a general liability insurance policy insuring the Common Area with policy limits of not less than $1,000,000.00 per occurrence; and (xiii) costs and expenses of administration of the Association. Section 4. Basis and Maximum Assessments: All Lots shall be subject to annual assessments for operational expenses (the "Operational Assessments") and annual capital assessments for future improvements (the "Capital Assessments"), as set forth hereinafter: iel L. Bryan urt Square 21 Floor :heater, VA (a) Until June 1 of the year immediately following the conveyance of the first Lot to an Owner, the maximum Operational Assessments shall be $1,800.00 per year per Lot and the maximum Capital Assessment shall be $250.00 per year per Lot; (b) From and after June 1 of the year immediately following the conveyance of the first Lot to an Owner, the maximum Operational Assessment and maximum Capital Assessment 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 sixty percent (60%) 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 thirty (30) days nor more than sixty (60) days in advance of the meeting. The limitations hereof shall not apply to any change in the 12 V A L. Bryan urt Square :I Floor :hester, VA 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. (c) After consideration of current maintenance and operational costs and future capital needs of the Association, the Board of Directors may fix the annual Operational Assessment and Capital Assessment at amounts not in excess of the maximum. Section 5. Special Assessments for Maintenance and Upkeep of Common Area and for Capital Improvements: In addition to the Operation Assessment and Capital Assessment 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, unanticipated operational costs and expenses of the Association (the "Special Operational Assessment"), and the costs of unanticipated construction or reconstruction, unexpected repair or replacement of a described capital improvement (the "Special Capital Assessment"). The Special Operational Assessment and the Special Capital Assessment shall have the approval of sixty percent (60%) 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 thirty (30) days nor more than sixty (60) days in advance of the meeting, setting forth the purpose of the meeting. No director or officer of the Association shall be liable for failure to perform his fiduciary duty if a Special Assessment for the funds necessary for the director or officer to perform his fiduciary duty is not approved by the Members, and the Association shall indemnify each director and/or officer against any damage resulting from any claimed breach of fiduciary duty arising therefrom. Section 6. Uniform Rate of Assessment: All Operational Assessments, Capital Assessments, Special Operational Assessments and Special Capital Assessments must be fixed at a uniform rate for all Lots, and may be collected on a monthly basis, as determined by the Board of Directors of the Association. As noted in this Section 1 of this Article VII, all Lots owned by the Declarant shall be exempt from any and all assessments imposed by this Deed of Dedication. 13 A L.Bryan art Square Z' Floor :heater, VA Section 7. Quorum for any Action Authority Under Sections 4 and 5: At the first meeting called, as provided in Sections 4 and 5 hereof, the presence at the meeting of Members or of proxies entitled to cast sixty percent (60%) 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 requirements set forth in Section 4 and 5, above, and the required quorum at any such subsequent meeting shall be one-half of the required quorum at the preceding meeting. No such subsequent meeting shall be held more than ninety (90) days following the preceding meeting. Section 8. Date of Commencement of Annual Assessments, Due Date: The Operational Assessment and Capital Assessment shall commence as to all Lots (except for the Lots owned by the Declarant, as referenced in Section 1, above) on the first day of the month following the conveyance by the Declarant of the first Lot to an Owner. Such assessment shall be adjusted according to the number of months remaining in the calendar year. The Board shall fix the amount of the Operational Assessment and Capital Assessment against each Lot at least thirty (30) days in advance of each annual assessment period. Written notice of the annual, special and/or restoration assessments shall be sent to every Owner subject thereto. The due dates shall be established by the Board. Section 9. Special Assessment for Restoration of Lots: In addition to the Operation Assessment, Capital Assessment, Special Operational Assessment and Special Capital Assessment as set forth hereinabove, any Lot which is not in compliance with the terms of this Deed of Dedication or any rules and regulations adopted by the Board of Directors shall be subject to an assessment for the sums necessary to bring such non- compliant Lot into compliance with the terms of this Deed of Dedication, as determined by the Board of Directors. Section 10. Supplemental Transfer Assessment: The Owner of any Lot (excluding the Declarant, as referenced in Section 1, above) shall, at the closing upon the sale and conveyance of such Lot, pay unto the Association the sum of Two Hundred Fifty Dollars v Ln 14 ael L. Bryan curt Square 21 Floor chester, VA 5250.00) for each Lot sold and conveyed (the "Supplemental Transfer Assessment"), sums shall be added to and become part of the funds collected by the Association as Capital Assessments for future capital improvements. Section 11. Effect of Non -Payment of Assessments: Remedies of the Association: Assessment which is not paid as and when due shall be delinquent. If the Assessment is lot paid within fifteen (15) days after due date, the Assessment shall bear interest from the late of delinquency at the rate of eight percent (8%) per annum until paid. If the Assessment is not paid within sixty (60) days after the due date, the Association may exercise any and all and remedies as accorded by law, including, but not limited to, the right to institute proceedings against the Owner personally obligated to pay the same, and/or foreclose lien against the Lot, and interest, costs and reasonable attorney's fees on any such action actions shall be added to the amount of such Assessment. No Owner may waive or se escape liability for the Assessments provided for herein by non-use of the Common or abandonment of his Lot. Section 12. Subordination of the Lien to Mortgages: The lien of the Assessments for herein shall be subordinate to the lien of any first priority deed of trust or now or hereafter encumbering any Lot. Sale or transfer of any Lot shall not affect release the lien of the Assessments. No sale or transfer shall relieve such Lot or the Owner from liability for any Assessments thereafter becoming due from the lien thereof. ARTICLEVIII RULES AND REGULATIONS Section 1. Rules and Regulations: The Association shall have the power to adopt and enforce rules and regulations with respect to the use of the Common (including the Community Center located thereon and the Streets), the regulation of the for design and appearance of any Dwelling and the Lot, and with respect to other areas responsibility assigned to the Association by this Deed of Dedication or by the Declarant part of the Declarant's assignment of its rights, duties, and obligations as referenced in 15 iel L. Bryan urt Square Z"' Floor :hester, VA Article X, below, except where expressly reserved by this Deed of Dedication to the Members. Such rules and regulations shall include the power to assess charges, fines and/or penalties against any Member for violation of this Deed of Dedication and/or the rules and regulations applicable to the Member or the Member's family members, tenants, guests and/or other invitees. Section 2. Limitation of Liability: Neither the Association nor its officers and directors shall be liable for any failure of any services to be obtained by the Association or for injury or damage to person or property caused by the elements or resulting from water which may flow from any portion of the Common Areas or its facilities or from any pipe, drain, conduit or the like. No diminution or abatement of Assessments, as herein elsewhere provided for, shall be claimed or allowed by any Member for inconvenience or discomfort arising from the making of repairs or improvements to the Common Areas or its facilities or from any action taken by the Association to comply with any of the provisions of this Deed of Dedication or with any law or ordinance or with the order or directive of any municipal or other governmental authority. ARTICLE IX USE, RESTRICTIONS AND COVENANTS The Lots in Cedar Meadows Subdivision shall be subject to the following restrictions, covenants and conditions, which shall constitute covenants real running with the title to the Lots, or any part thereof. The restrictions, covenants and conditions shall be binding upon all parties residing upon or having any right, title or interest in and to said Lots or any part thereof (including, but not limited to any tenants of any Dwelling that is leased by the Owner thereof), their heirs, successors and assigns. The restrictions, covenants and conditions set forth hereinafter shall inure to the benefit of the Owner of any Lot and to the benefit of the Association: All Lots shall be used for single-family residential purposes only. 2. No signs or advertising of any nature shall be erected or ael L. Bryan )urt Square 21 Floor tchester, VA maintained on any Lot except "For Sale" signs for said Lot, which signs shall not exceed five (5) square feet in area; provided, however, that the signs used by the Declarant to advertise the Property during construction and sale shall not be subject to the terms of this restriction. No "For Rent" signs shall be allowed or displayed on any Lot which is offered for rent by the Owner. 3. No boats, mobile homes, motor homes, campers, commercial 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, unless stored in a garage out of public view. No motor vehicle, or material portion thereof, which does not have a current license and current inspection sticker, if applicable, shall be permitted on any Lot. 4. (a) No animals of any kind (including livestock, poultry or birds) shall be permitted on any Lot, except that dogs, cats and other usual household pets may be kept, provided that they are not kept, bred or maintained for commercial or charitable purposes or in unusual numbers. No outdoor kennels shall be permitted on any Lot. (b) No dogs, cats or other household pets shall be allowed to run at large. 5. No noxious or 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 other Owners of Lots in Cedar Meadows Subdivision. 6. In the event that a Dwelling or other appurtenant structure situate upon the Lot is destroyed, the Owner of the Dwelling, within thirty (30) days from said destruction, shall clear away any debris and the remaining portion of the Dwelling or other appurtenant structure and maintain the Lot in a neat and orderly condition. 7. In the event a Dwelling or other appurtenant structure situate upon the Lot is damaged, or has materially deteriorated, the Owner shall immediately repair the damage or deterioration. 8. The exterior of any Dwelling erected upon any Lot and the landscaping of the lawn must be substantially completed in accordance with the plans and specifications approved by the Declarant or its designee(s)/assignee within eighteen (18) months after construction of such Dwelling commences, unless such failure to complete is due to strikes, casualty losses, national emergencies or other causes beyond the control of the Owner. 17 A L. Bryan urt Square I' Floor :hester, VA 9. (a) No Lot shall be used or maintained as a dumping ground for rubbish. (b) Trash, garbage or other waste shall at all times be kept in sanitary containers. Except on the date of garbage pickup, at which time all sanitary containers shall be placed curbside, no refuse or any container for same shall be placed or stored in front of any Dwelling. 10. A retractable clothes line may be installed in the Patio Area, which shall be retracted and maintained out of sight when not in use; otherwise, no exterior clothes line or hanging device shall be permitted on any Lot. 11 . No business, commercial enterprise or occupation of any kind other than a home occupation shall be carried on, conducted or permitted in or on any Lot. A home occupation is defined to be anoccupation carried on by the occupant of a residence or Dwelling as a secondary use in connection with which there is no display or commercial signage, members of the general public are not invited to the Dwelling as part of the operation of the home occupation, and no one is employed other than members of the family residing on the Lot. Any such home occupation shall not unreasonably adversely impact the Owner of any other Lot or unreasonably create a nuisance within the Cedar Meadows Subdivision. 12. Each Owner shall keep the Dwelling and all other improvements located upon each Lot owned by him in good order and repair and free of debris, including, but not limited to, the painting (or other appropriate external care) of the Dwelling constructed thereon, all in a manner and with such frequency as is consistent with good property management. 13. (a) No Dwelling (as defined in Article II, Section 9, above) shall be erected on any Lot which shall contain less than the minimum square footage of finished living space as set forth in this Restriction 13. All Dwellings shall be ranch/one story design and shall contain not less than 1,437 square feet of finished living space. (b) "Finished living space" shall be computed using outside foundation measures and shall not include basements or attics, whether habitable or not, or carports, garages, porches, terraces, decks or outbuildings. (c) Roof overhangs shall have a minium of 12" and a maximum of 18" on all sides of any Dwelling constructed upon any Lot. (d) In the event of partial or complete destruction of any Dwelling located on any Lot, such Dwelling shall be tel L. Bryan urt Square 21 Floor chester, VA repaired or reconstructed in conformity with the original building specifications and plans. (e) The exterior colors of any Dwelling located on any Lot shall not be changed once the initial exterior colors have been approved by the Declarant. (f) The exterior of the Dwelling erected on any Lot shall be of stone, vinyl, brick, exterior insulated finishing systems (including Dryvit or other similar brands), or a combination thereof. The Declarant reserves the right to add to the list of approved materials, providing that the quality of such approved materials shall be in keeping with the quality of the materials used upon the Lots. (g) Any Dwelling erected upon any Lot shall have brick, stone or stucco on the exposed foundations thereof. Parged block is prohibited. All driveways shall be constructed of concrete. All steps and porch edges located on the front of any Dwelling shall have brick or stone facing. 14. (a) All Owners shall comply with the landscaping plans and standards established by the Declarant and its designee(s)/assignee to insure an orderly and uniform landscaping scheme for the Cedar Meadows Subdivision. No modification or change in the landscaping plan shall be permitted without approval of the Declarant, its designee(s)/assignee. (b) Lot Owners shall be permitted to plant flowers in the mulched areas (but not within the yard) of each Lot. No birdbaths, swing sets, flag poles, statues or other items shall be placed within the lawn area of each Lot. No gardens shall be permitted within the lawn area of each Lot. 15. No satellite dish with a diameter greater than 30 inches for the transmission or reception of television, radio, or electronic signals, or any other form of electromagnetic radiation shall be erected, used or maintained outdoors on any Lot. No satellite dish shall be permitted upon the front of any Dwelling or in the front yard of any Lot. 16. No lines, wires, or other devices used for the communication or transmission of electric current or power, including telephone, television or radio signals, shall be erected, placed or maintained upon any Lot unless the same shall be contained in conduits or cables installed and maintained underground. 17. (a) No Dwelling shall be constructed upon any Lot, unless the plan of construction, including quality of workmanship, design, colors and materials shall have co 0 19 wel L. Bryan ourt Square 21 Floor ichester, VA been approved in writing by the Declarant or its designee(s)/assignee. Dwellings may be of either traditional or contemporary design, but must be situated, designed, constructed and finished so as not to detract from the natural beauty of the surroundings. The power to determine compliance with this standard shall rest solely in the discretion of the Declarant or its designee(s)/ assignee. (b) No construction of any Dwelling shall be commenced until the Declarant or its designee(s)/assignee has approved in writing the [I ] siting or location, [2] design or style, [3] construction materials, [4] landscaping plan or design, and [5] color scheme of the Dwelling. (c) Except for the construction of a Dwelling on each Lot, no other structures shall be permitted on any Lot. No separate or detached building or garage shall be permitted on any Lot. (d) No expansion of the Dwelling located on any Lot shall be permitted, including, but not limited to, the addition of decks, porches, or additional rooms; provided, however, that the Owner of any Lot shall be allowed to enclose the open-air Patio Area initially constructed as part of any Dwelling by the addition of a roof or awning, screening or enclosure of such Patio Area so as to create a sunroom. Any full or partial enclosure of the Patio Area must have the prior written approval of the Declarant (if the Declarant Control Period has not expired or been terminated by the Declarant) or by the Association (if the Declarant Control Period is no longer in effect). (e) No additional patio (other than the patio installed at the time of the initial construction of the Dwelling) shall be constructed on any Lot. (f) Mailboxes shall be restricted to those approved by and purchased from the Declarant, its designee(s)/assignee and shall be located or constructed within the right of way dedicated for the private Streets between the curb and the sidewalk. (g) No fence shall be constructed on any Lot. 18. No motorcycle, snowmobile, all terrain vehicle, "dirt bike", moped, scooter, golf cart or other motorized recreational vehicle shall be operated upon any Lot, the Streets, or Common Area, except that properly licensed and inspected motorcycles may be used as a means for transportation directly to and from a Dwelling located upon any Lot. No repair of motor vehicles shall be permitted on any Lot, the Streets, or the Common Area. No recreational vehicles, house trailers, or commercial or CD w 20 tael L. Bryan ourt Square 21 Floor ichester, VA industrial vehicles, including, but not limited to, moving vans, tractors, trailers, wreckers, buses, boats, boating equipment, travel trailers, golf carts, horse trailers or camping equipment shall be allowed to be parked on any Street, on any Lot or the Common Area, other in an enclosed garage. The provisions of this Section 18 shall not apply to any ongoing construction, development or improvement on any Lot by the Declarant or any builder. 19. No Lot may be further subdivided or conveyed except as a whole. This restriction shall not be construed so as to prohibit the conveyance of such minimal amounts of land as may be necessary to resolve boundary adjustments between contiguous Lots. 20. The Declarant or its designee(s)/assignee (specifically including the Association) shall not be liable to any person or entity whatsoever for any exercise or non - exercise of the powers herein accorded. 21. The covenants and restrictions set forth in this Article IX may be amended by instrument signed by not less than two-thirds vote of the Owners. Any amendment must be properly recorded among the land records in the Clerk's Office of the Circuit Court of Frederick County, Virginia in order to become binding and effective. 22. The invalidation of any one of the covenants or restrictions contained herein by judgment or Court Order shall in no wise affect any of the other provisions which shall remain in full force and effect. The failure of the Owners of Lots in Cedar Meadows Subdivision 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. 23. The Declarant herein reserves and shall have the right alone to waive any one or more of the restrictive covenants and conditions contained herein as to any Lot owned by the Declarant, except for Restriction No. 1 under this Article IX of this Deed of Dedication pertaining to single family residential use of the Lots located in Cedar Meadows Subdivision, which Restriction No. 1 shall not be waived hereafter by the Declarant as to Lots 1 - 129, inclusive, of Cedar Meadows Subdivision. Any such waiver shall not affect the binding effect of the remaining covenants and restrictions upon any other Lot. The Declarant furthers reserves the right alone to impose additional restrictive covenants and restrictions as to any Lot or Lots owned by it at the time of the imposition and such imposition shall not affect the binding effect of these provisions upon any other Lot or Lots owned by the Declarant. 0 w N 21 ael L. Bryan curt Square 21 Floor chester, VA 0 w ARTICLE X DELEGATION OF POWERS The Declarant, upon expiration or earlier termination by the Declarant of the Declarant Control Period, shall assign its rights, duties and obligations under the terms c)f this Deed of Dedication to the Association. Notwithstanding such assignment by the Declarant, the Declarant shall retain the right to enforce the restrictions, covenants and tions set forth in this Deed of Dedication as an Owner of any Lot. ARTICLE XI DECLARANT CONTRIBUTION TO ASSOCIATION Prior to the conveyance of the Common Area by the Declarant unto the Association, Declarant shall pay the sum of $20,000.00 to the Association for use by the Association for operational/capital uses. ARTICLE XII EASEMENTS Section 1. Utility, Drainage and Slope Easements: Designated upon the ubdivision Plat are the location of storm sewer easements, ingress/egress easements, easements, dedication for future gas easements, sanitary sewer easements, waterline Shenandoah Gas Co. easement, sidewalk easement, road efficiency buffer, separation buffer, private sanitary sewer easement, FCSA sewer easement, and matters as more fully set forth on the attached Subdivision Plat, which easements and matters as set forth thereon are hereby impressed upon and shall run with the title to the and the Common Area, as applicable. Section 2. Landscape/Access Easements: The Association shall have the ;onable right of access upon and over the Lots for purposes of landscaping and mowing Lots. Section 3. County_ Easements: The Declarant hereby grants and conveys unto County of Frederick, Virginia, or other agency having jurisdiction thereof, a perpetual PAK ael L. Bryan curt Square 21 Floor chester, VA CD w ,7- right of way or easement for the construction, reconstruction, maintenance and repair of the sanitary sewer, storm sewer, ingress/egress, water and utility, and waterline easements referenced in Section 1, above. Section 4. Reservations: (a) The Declarant reserves unto itself, its successors and/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 (which may be installed above ground) where such utility lines and equipment are located within the utility easements set forth on the Subdivision Plat. (b) Until the date of conveyance of the Common Area by the Declarant unto the Association, the Declarant reserves unto itself, its successors and/or assigns, a blanket easement and right on, over and under the ground within the Subdivision (including, but not limited to, the Lots and the Common Area) 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 nearly as is practical. The Declarant shall give reasonable notice to all affected Owner(s) of its intent to take such action, unless in the sole opinion of the Declarant an emergency exists which precludes such notice. (c) Reservation by Declarant of such blanket easements and rights contained in this Section 4 shall not in any way obligate Declarant to undertake any maintenance, repair and/or corrective action whatsoever and shall not impose any liability or responsibility whatsoever upon Declarant for any such maintenance, repair and/or corrective action. Section 5. Emergency In erg ss/Egress and Access Easements: The Declarant hereby reserves a blanket easement and right on, over and under the ground within the Subdivision (including, but not limited to, the Lots and the Common Area) for the benefit of the County 23 tel L. Bryan urt Square 21 Floor ehester, VA 0 G� Ul and various police, fire, rescue and other emergency vehicles, and for the purpose of performing any governmental functions which the County may find reasonably necessary to perform, over and across all private Streets within Cedar Meadows Subdivision. ARTICLE XIII DEDICATION OF PUMP STATION Section 1. Dedication/Pump Station: The Declarant hereby grants and conveys, in fee simple with special warranty of title, unto the Frederick County Sanitation Authority that certain parcel of land containing 0.0103 acres, more or less, designated as "Pump Station" on the attached Subdivision Plat for the purposes of construction, re- construction, maintenance, repair, operation and/or removal of a sewer pump station (the "FCSA Parcel"). The conveyance of the FCSA Parcel is subject to all easements, rights of way and restrictions of record affecting the subject property; provided, however, that the foregoing shall not be deemed in any way to reinstitute or republish any restrictions of record that may have expired or lapsed. ARTICLE XIV DEDICATION FOR FUTURE ROAD WIDENING PURPOSES Section 1. The Declarant hereby grants, conveys and dedicates unto the Commonwealth of Virginia that certain strip of land, 20' in width, containing 0.6540 acres, along the northwestern side of White Oak Road (Va. Sec. Rte. 636), for future road widening purposes, designated as "20' Strip Containing 0.6540 Acre Hereby Dedicated to the Commonwealth of Virginia for Future Road Widening Purposes" on the attached Subdivision Plat (the "Future Street Parcel"). The conveyance of the Future Street Parcel is subject to all easements, rights of way and restrictions of record affecting the subject property; provided, however, that the foregoing shall not be deemed in any way to reinstitute or republish any restrictions of record that may have expired or lapsed. 24 hael L. Bryan .ourt Square 2" d Floor nchester, VA 0 w rn ARTICLE XV MONETARY CONTRIBUTION Each Lot is subject to a rezoning proffer which requires the payment of a monetary contribution to the County of Frederick, Virginia. Such monetary contribution shall be paid at the time of issuance of a building permit for each Lot. ARTICLE XVI CONSTRUCTION ESCROW Each purchaser of an unimproved Lot shall post with the Declarant (if the Declarant is the seller of the Lot) or with the Association (if the Declarant is not the seller of the Lot), the sum of Five Thousand Dollars ($5,000.00) (the "Construction Escrow"), in order to defray the costs incurred by the Declarant or the Association, as applicable, to correct any deficiencies or failure by the Owner to timely and fully complete the exterior of any Dwelling, to properly grade the Lot, to landscape the Lot, or to pay for any damage to the infrastructure of the Cedar Meadows Subdivision (including, but not limited to, damages to sidewalks, street lights, curb and gutter, mailboxes and/or utility lines). The Construction Escrow shall be held in a non -interest bearing account and shall be refunded to the purchasing Owner only at such time as the Dwelling, landscaping and grading of any Lot is completed in compliance with all applicable building and zoning codes and regulations, as well as the terms and conditions of this Deed of Dedication, as evidenced by such approvals and certificates as the Declarant or the Association, as applicable, deems satisfactory (including, but not limited to, "as built" surveys, certificate of occupancy, and/or engineer's certificate of satisfactory completion, as the Declarant or Association, as applicable, deems acceptable). The Construction Escrow may also be applied toward any attorney's fees and costs incurred by the Declarant or the Association, as applicable, in connection with or arising from such matters as referenced in this Article XVI. 25 ael L. Bryan ►urt Square 2nd Floor .chester, VA 0 W J ARTICLE XVII GENERAL PROVISIONS Section 1. Enforcement: The Declarant (so long as the Declarant is vested with the title to a Lot), the Association and/or any Owner shall have the right to enforce, by a proceeding filed in the appropriate Court having jurisdiction thereof, all restrictions, conditions, covenants, reservations, liens and charges, now or hereafter, imposed by the provisions of this Deed of Dedication. Failure by the Declarant (so long as the Declarant is vested with the title to a Lot), the Association, and/or 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 may be incurred in the successful enforcement of the restrictions, conditions, covenants, reservations, liens, and charges, now or hereafter imposed, whether incurred by the Declarant, the Association or by any Owner, shall be borne by the party against which action is taken and such costs shall include reasonable attorney's fees, costs, and expenses, provided that the Declarant, the Association, and/or the Owner substantially prevails in such proceeding. Section 2. Severability: Invalidation of any one of the terms, conditions, covenants and/or restrictions set forth in this Deed of Dedication by judgment or Court Order shall in no way affect any other provision hereof, which shall remain in full force and effect. The County of Frederick, Virginia consents to the subdivision of the Property, as evidenced by its execution of the attached Subdivision Plat. WITNESS the following signature and seal: 26 iael L. Bryan ourt Square 21 Floor achester, VA CEDAR MEADOWS DEVELOPMENT, LLC A Virginia Limited Liability Company BY (SEAL) Beverley B. hoemaker, Manager ;TATE OF VIRGINIA, At -Large, OF WINCHESTER, to -wit: The foregoing instrument was acknowledged before me on the 3l#-day of MORI , , by Beverley B. Shoemaker, who is Manager of Cedar Meadows Development, LLC, a irginia limited liability company, whose name is signed to the foregoing Deed of -.ion, dated IfliaAd) 31 , 2009. My Commission expires ,1311 Ib, NOTARY PUBLIC Registration No. /&L�4T 27 .0�yS M. NF y "A% �''•, ALTH ��•`� 4P 9 r� ?p10 CEDAR MEADOWS, LC Sp P.O. Box 480 Stephens City, VA 22655 540.869.1800 Fax 540.869.4225 April 22, 2010 Mr. Ed Strawsnyder, Director Frederick County Department of Public Works 107 N. Kent Street Winchester, VA 22601 Re: Cedar Meadows Street Sign Maintenance Dear Mr. Strawsnyder: Please be advised that the Cedar Meadows Subdivision is being developed as a gated age - restricted residential community with a complete system of private streets. These private streets and associated improvements, including street signs, will be maintained by our company and will ultimately be turned over to the Cedar Meadows Homeowners Association for maintenance as provided for in the deed of dedication for the project. We are planning to purchase and install decorative street signs within the subdivision and will be responsible for any maintenance obligation associated with these signs; therefore, this will eliminate any maintenance responsibility by VDOT and Frederick County. Please include this letter in your projeaftle for future reference.. Should you have any questions. or comments, please do not hesitate to contact me at the number above. Sincerely, &t Beverley B. Shoemaker, Mgr ldl�v / 6", f/. / BRYAN & COLEMAN, P.L.C. ATTORNEYS AT LAW 9 COURT SQUARE, 2" d Floor WINCHESTER, VIRGINIA 22601 TELEPHONE: (540)545-4130 FAX: (540)545=4131 MICHAEL L. BRYAN, ESQUIRE April 1, 2009 Mr. Mark Cheran Subdivision Administrator Frederick County Dept. of Planning and Zoning 107 North Kent Street, Suite 202 Winchester, VA 22601 Re: Cedar Meadows Deed of Dedication and Plats Dear Mark: Email: mbryan2@earthhnknet Please find enclosed a copy of the recorded Deed of Dedication and Plats for Cedar Meadows located on White Oak Road, in Opequon Magisterial District, Frederick County, Virginia for your file. Ve truly yours, Michael L. Bryan MLB:smb Enclosure cc: Mrs. Beverley B. Shoemaker Mr. Evan Wyatt RECEII RECEIVED FROM ADDRESS lip".1 .JTCIFOR CIFOR 2 2 No. 91931 DOLLARS $ CASH CHECK BALANCE DUE MONEY —ORDER BY RECEIP DATE NO. 9194 RECEIVED FROM 41 ADDRESS Ct 6i vo :3) 0WQ DDR AU DOLLARS $ El FOR I RENT,.-4 'vllaD "'k" A �.11 LaY loi EIFOR 41.1. j (6c-r') a "A' Aw CASH ACCOUNT AMT. PAID CHECK BALANCE MONEY .DUE ORDER By o RECEIPT DATE NO. 9195 RECEIVED FROM E �DRESS C'o "_o U-1 DOLLARS $ CIFOR RENT. E3FQR 'AM CASH ACCOUNT AMT. PAID UU 11 CHECK MONEY . .7., DUE ORDER BY RECEIPT DATE No. 9196 RECEIVED, FROM ADDRESS )-4_1 L-S _DOLLARS FOR RENT Lj UFOR A CASH BALANCE ' MONEY DUEi ORDER BY G-n 10 ot c hay U - A /t\ GREENWAY ENGINEERING %47 151 Windy Hill Lane Founded in 19;1 Winchester, Virginia 22602 T R A N S M I T T A L Project Name: Cedar Meadows Bond Estimate Filin File No: 4074 Date September 16, 2008 To: FC Planning From: Evan Wyatt Attn: Mark Cheran GREENWAY ENGINEERING Phone: 540-662-4185 Copied Debi Ramey Fax: 540-722-9528 Delivery: ❑ Fed Ex ❑ U.S. Mail ®Courier ❑ Pick Up ❑ Other ❑ Urgent ® For Your Review ❑ As You Requested ® Please Comment Message: Hi Mark, Please find enclosed two filing packets for approval of the Cedar Meadows Bond Estimate. We have prepared two separate packets to allow you to maintain a set for your file and to distribute the second packet to FC Public Works once you determine this information is complete. Please advise me when this packet has been formally submitted to FC Public Works so we can begin tracking this review. Thank you, Evan Hand Delivery and Pick Ups Only: Received By: Date: Time: Please Print Name: M r LE rl COPY COU of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 February 20, 2008 Attn: Jason Bly Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: Final Subdivision Plat Cedar Meadows, 1't Review Dear Jason: I have had the opportunity to review the Plats for Cedar Meadows, submitted to this office on January 15, 2008. Approval of these plats is denied until the following concerns are met: 1. On Sheet 6 of 24, the indicated 30 foot storm sewer easement is designated as 20 foot on the subdivision design plan. 2. On Sheet 7 of 24, provide a four foot sidewalk between Perrywinkle Place and the open space adjacent Lot 5. 3. On Sheet 7 of 24, provide a five foot sidewalk between Perrywinkle Place and the open space adjacent Lot 19. 4. On Sheet 8 of 24, provide a four foot sidewalk between Perrywinkle Place and the open space adjacent Lot 6. 5. On Sheet 8 of 24, provide a five foot sidewalk between Perrywinkle Place and the open space adjacent Lot 120. 6. On Sheet 8 of 24 provide the right-of-way width of Perrywinkle Place. 7. On Sheet 10 of 24, provide the five foot sidewalk along Bleeding Heart Drive. 8. On Sheet 11 of 24, provide the five foot sidewalk along Bleeding Heart Drive. 9. On Sheet 12 of 24, provide the storm sewer easement that is designated by the subdivision design plan. 10. On Sheet 12 of 24, provide the ingress/egress easement that is designated by the subdivision design plan. 11. On Sheet 13 of 24, provide a five foot sidewalk along Bleeding Heart Drive and the open space adjacent to Lot 88 and Lot 89. 12. On Sheet 13 of 24, amend the arrows designating the four foot sidewalk easement as they indicate the wrong width. 13. On Sheet 14 of 24, provide a five foot sidewalk along the open space of Bleeding Heart Drive. This width should continue until the sidewalk reaches Lot 42. 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 Jason Bly Re: Cedar Meadows Plats February 20, 2008 Page 2 14. On Sheet 16 of 24, label the width of the storm water easement located on the eastern portion of the property. 15. On Sheet 16 of 24, provide a five foot sidewalk along both sides of Perrywinkle Place. 16. On Sheet 16 of 24, provide the ingress/egress easement along the southwestern portion of the property. 17. On Sheet 16 of 24, provide a five foot sidevralk along Trumpet Vine Drive. 18. On Sheet 17 of 24, label the width of the storm sewer easement located at the southern portion of the property. 19. On Sheet 18 of 24, provide a five foot sidewalk along Fireweed lane. 20. On Sheet 19 of 24, provide the ten foot utility easement along Fireweed Drive. 21. On Sheet 19 of 24, provide a five foot sidewalk along Fireweed Drive. 22. On Sheet 19 of 24, provide a label for the 25 foot residential buffer behind lots 109-113. 23. On Sheet 21 of 24, the boundary of the 20 foot drainage easement is overlapping the boundary restriction lines for Lot 76. 24. On Sheet 21 of 24, provide the four foot and five foot sidewalk along Columbine Drive. 25. On Sheet 22 of 24, provide the five foot sidewalk along Perrywinkle Drive. The plats cannot be approved until the above comments are addressed. Also, appropriate monetary guarantees must be designated before approval can be given. I have attached a marked copy of the plans to assist with the revisions. If you have any questions, please feel free to call 540-665-5651. Si1ceely, Angela Crone Planning Technician Attachment cc: Cedar Meadows Development, LLC, PO Box 480, Stephens City, VA 22655 AJC/bad Department of Planning and Development 540/ 665-5651 FAX: 540/665-6395 October 1, 2007 Greenway Engineering Attn: Brett Kelly 151 Windy Hill Lane Winchester, VA 22602 RE: Cedar Meadows Subdivision Design Plan Approval Dear Brett: This letter is to confirm that the Subdivision Design Plan for Cedar Meadows, last received by our office on September 10, 2007, has been approved. Enclosed are five full sets of plans for your records and distribution. It is now appropriate for you to submit the plats for this subdivision to this office for review. In addition to the information provided on the approved design plan, the plats must include the approval signatures of the Frederick County Sanitation Authority and the Virginia Department of Transportation. A monetary guarantee will also be required for this subdivision before any final plats are approved. SirJoere. y, Lauren empa Planner I LEK/bad Attachments cc: Cedar Meadows Development, LLC, PO Box 480, Stephens City VA 22655 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION P. 0. Box 2249 Staunton, VA24402-2249 wwwMirginiaDOT.org DAVID S. EKERN, PE COMMISSIONER October 23, 2007 Mr. Charlie Whitacre C/O Shenandoah Valley Construction 288 Rose Road Edinburg, VA 22824 Ref: Cedar Meadows Route 636, White Oak Road Frederick County Dear Mr. Whitacre: Enclosed is your approved Land Use Permit #855-8357 to cover the construction and maintenance of one street connection, one commercial entrance, turn lane, and acceleration lane. Also replace existing drainage pipes at the referenced location. Please ensure a copy of the approved permit assembly is kept at the job site whenever working within the Route 636 right-of-way. I would also like to remind you of the need to erect and maintain proper traffic control in accordance with our Virginia Work Area Protection Manual. For your information the account receivable number for this project is 00087827. Any inspection costs we incur will be billed to Cedar Meadows Development monthly. If you have any questions concerning the permit requirements or during construction, do not hesitate to call. Sincerely, iDepartment Ronnie, Hwy.kTr Subd. Specialist Sr. Virginiortation Edinburg Residency - Land Development 14031 Old Valley Pike Edinburg, VA 22824 OCT 2 4 2007 Phone #(540) 984-5600 Fax #(540) 984-5607 I Enclosure xc: Mr. Greg Hoffman WE KEEP VIRGINIA MOVING Mr. Mark Cheran SEP 1 0 Z���1 0 GREENWAY ENGINEERING 151 Windy Hill Lane Founded in 1971 Winchester, Virginia 22602 TRANSMITTAL Project Name: Cedar Meadows File No: 4074 Date: Septemeber 10, 2007 To: Frederick County Planning 107 North Kent Street Winchester, VA 22601 Attn: Mark Cheran Copied Delivery: ❑ Fed Ex ❑ Other_ ❑ U.S. Mail From: Brett Kelly GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 Courier ❑ Pick Up ❑ Urgent ® For Your Review ❑ As You Requested 0 Please Comment Message Please find attached the following: 2 copies of the revised subdivision design plans per comments made 1 comment respsonse letter 1 request for conditional subdivision comments 1 copy of VDOT's conditional approval, please note all four comments were addressed within this revised plan set. If you have any questions, please feel free to contact our office. Thank you. Hand Delivery and Pick Ups Only: Received by: Date: Please Print Name: Comment 3: On Sheet 3 of 36-L4, regarding the note about the community center, the note should be revised to read that the community center and trails will be bonded prior to approval of any plats for this subdivision. Response: The note regarding the bonding of the community center and trails has been revised as per comments made, and can be found on sheet 3 of the plan set. Comment 4: On Sheet 12 and 13 of 36-L4, regarding sidewalks, after discussion with this department over the placement of the sidewalk for this project, sidewalks should be installed along White Oak Road in a manner which avoids the removal and/or destruction of these sidewalks due to roadway widening. Response: Sidewalks along White Oak Road have been located along the limits of the ultimate Right -of -Way dedication area, and have been approved by VDOT. Comment 5: On sheets 19-25, some of the road details show the sidewalk immediately adjoining the pavement of the roads and do not indicate the grass strip; normally VDOT standards call for a grass strip to separate the two. Response: Within VDOT's Appendix B — "Subdivision Street Design Guide", sidewalks are allowed to be placed directly adjacent to the back -of -curb. In such instances, an 8' sidewalk is required in order to allow for the possibility of interference of parked cars with the pedestrian travel way. In the case of Perrywinkle, Fireweed, and some remote areas along Bleeding Heart, Columbine, and Trumpet Vine, 5' sidewalks have been utilized to maximize the landscaping area to be provided. This 5' meets ADA requirements, and VDOT R7-1 "No Parking Any Time" signs shall be posted along these areas to prevent interference with the travel way of the sidewalks. These signs are shown on sheets 12 & 13 of the plan set. The detail of an R7-1 is shown on sheet 36 of the plan set as well. Thank you for your assistance with this project. Contact us with any questions or need for additional information. Sincerely Greenway Engineering Brett S. Kelly File #4074/BK/reb REQUEST FOR SUBDIVISION COMMENTS Department of Planning and Development Mail to: Department of Planning and Development Attn: County Planner 107 North Kent Street Winchester, VA 22601 (540) 665-5651 Hand deliver to: 107 N. Kent Street Fourth Floor Winchester, VA (540) 665-5651 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach application, fee, location map, and two (2) copies of the site plan with this sheet. Applicant's name, address and phone number: Greenway Engineering 151 Windy Hill Lane, Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Cedar Meadows Subdivision Location of property: On White Oak Road (Route 636), approximately 2600' south of intersection with Tasker Road (Route 642) Planning and Development's Comments: Date re visi e ate .eta �� i Dater „Mete aiewed, �Y Signature & Date„ Signature & Date isionj �edar Meadows - Route 636, Freder;-'- County (VDOT Conditional Approval` Page 1 of 2 Brett Kelly From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd. Ingram @ VDOT.Virginia.gov] Sent: Wednesday, September 05, 2007 3:16 PM To: Brett Kelly Cc: Baluch, Stephen; Smith, Matthew, P.E.; Ingram, Lloyd; mcheran@co.frederick.va.us Subject: Cedar Meadows - Route 636, Frederick County (VDOT Conditional Approval) Chis is to acknowledge receipt of your revised plans with latest revisions dated 7/02/07 for the referenced project. The Mans appear satisfactory and are approved subject to the correction/addition of the following items. If you cannot iccommodate any of these items, please call to discuss before submitting the final approved plans: 1. On sheet 14, for the driveway culvert at the proposed entrance for Parks and Recreation, use the minimum recommended pipe size of 15" (VDOT Road Design Manual, p. B-30, Rev. 1/06, http://www.extranet.vdot.state.va.us/locdes/Electronic%20Pubs/2005%2ORDW=endb_pdf . Specify RCP or HDPE pipe material for this pipe. (For use of CMP, the pipe material and soil conditions would need to meet the requirements of VDOT standard detail PC-1, p. 107.21, Rev. 9/06, http://www.extranet.vdot.state.va.us/LocDes/Electronic%20Pubs/Standards/9-06Rev/107 21.pdf. . ) 2. On sheet 36A for the referenced Typical Traffic Control (TTC) details from the Virginia Work Area Protection Manual (May 2005), include the `Notes' that accompany each diagram. 3. On sheet 18, extend the CG-6 symbol along the 150-foot taper to indicate the squared off pavement. (The CG- 6 label is shown in this area, but the corresponding CG-6 symbol was not shown to the end of the taper.) 4. Several VDOT or other standard details need to be added or updated as noted in the following table, based on the latest revisions released by VDOT 8/07: itandard Sheet Latest Rev. Title Page Notes C-2 3 of 3 Rev. 8/07 Precast Inlet and Frame Cover 105.03 Update on sheet 34 'B-1 1 of 4 Rev. 8/07 Installation of Pipe Culverts and Storm Sewers Circular Pipe Bedding and Backfill — Method `A' 107.01 Update on sheet 34 JD-2 Rev. 8/07 Standard Underdrain for Use with Raised Grass Median Strips 108.02 Update on sheet 16A �13-1 Rev. 8/07 Standard Combination Underdrain (at Lower End of Cuts) 108.04 Update on sheet 34 �13-2 Rev. 8/07 Standard Combination Underdrain (at Grade Sags and Bridge Approaches) 108.05 Update on ,heet 35 JD-4 1 of 2 Rev. 8/07 Standard Pavement Edgedrain 108.06 Update on sheet 35 JD-4 2 of 2 Rev. 8/07 Standard Pavement Edgedrain 108.07 Update on. sheet 35 :C-1 Rev. 8/07 Stone for Erosion Control 114.01 Update on sheet 35 :C-3 Rev. 8/07 Soil Stabilization Mat Ditch Installation Type A or B 114.03 Update on sheet 35 �G-11 Rev. 8/07 Method of Treatment -Connection for Street Intersections and Commercial Entrances A3.04 Update on sheet 35 JB-1 Rev. 8/07 Utility Bedding and Protection 1401.01 Update on sheet 36 FTC-4.0 WAPM May 2005 Stationary Operation on Shoulder (Notes & Figure) p.6H-12, 13 Add the `Notes' hat go with each TTC diagram. FTC-18.0 WAPM May 2005 Flagging Operation on Two -Lane Road (Notes & Figure) p. 6H-40, 41 FTC-36.0 WAPM May 2005 Signing for Project Limits (Notes & Figure) p.6H-76-77 .UP-OC 1/2005 Special Provision for Open Cuts Add Figure 1 (see attached). 'lease advise the developer of this approval. Please provide 4 sets of approved construction plans with signed seal foi a/6/2007 �edar Meadows - Route 636, Freder-t- County (VDOT Conditional Approval' VDOT distribution. Page 2 of 2 offer the following comments: • A preconstruction conference be held by the engineer and/or developer with the attendance of the contractor, various County agencies and VDOT prior to initiation of work. • Materials used and method of construction shall apply to current observed VDOT Road & Bridge Specifications applicable during construction of this development. • Our review and comments are general in nature. Should conditions in the field exist such that additional measures are warranted, such measures shall be completed to the satisfaction of the Department prior to acceptance. • The internal subdivision streets are not proposed for acceptance into the State secondary system, and the design and construction of these streets will not reviewed or inspected by VDOT. • All drainage is to be carried within the right-of-way in ditch lines or gutters along the street to a pipe or drainage easement. • The contractor shall notify VDOT when work is to begin or cease for any undetermined length of time. VDOT will also require 48 hours notice for inspections. • The appropriate land use permits shall be obtained before any work is performed on the State's right-of-way. The permit is issued by this office and will require a minimum processing fee, surety bond coverage, and the salary & expenses of a State assigned Inspector. • Private entrances along Route 636 will be installed in accordance with VDOT standard PE-1. This is the developer's responsibility. • Any entrances constructed from Route 636 shall meet VDOT minimum standards. This is the developer's responsibility. • Any signs to be installed will be in accordance with the Manual on Uniform Traffic Control Devices (MUTCD) and the approved plans. • I suggest any utilities and/or storm sewer placed within the proposed right-of-way be backfilled completely with C.R. Type 21-B Stone. This will greatly reduce the possibility of any pavement settlement. • A copy of any/all recorded plats of dedication for drainage easements or additional right-of-way required for implementation of this proposed project should be provided to VDOT prior to issuance of any land use permit. Dedication should be made to the Commonwealth of Virginia. • A copy of any/all RECORDED PLATS of dedication to public use (the County of Frederick) for drainage easements or additional right-of-way required for implementation of this proposed project should be provided for VDOT review prior to issuance of any land use permit. Should you need additional information, do not hesitate to call me or Mr. Stephen Baluch in our Winchester Office at 540-535-1829. <LUP-OC.doc>> Joyd A. Ingram transportation Engineer ✓DOT N Edinburg Residency -and Development L4031 Old Valley Pike dinburg, VA 22824 :540) 984-5611 :540) 984-5607 (fax) 9/6/2007 %47 Founded in 1971 /J7N GREENWAY ENGINEERING, u. 151 Windy Hill Lane Winchester, Virginia 22602 September 7, 2007 County of Frederick Department of Planning and Development 107 North Kent Street, Suite 202 Winchester, VA 22601 Attn: Lauren E. Krempa, Planner I Re: Cedar Meadows Subdivision Design Plan Comment Response Letter Dear Ms. Krempa: We are in receipt of your comments dated August 16, 2007, and offer the following responses: Comments from Frederick County Department of Planning and Development: Comment 1: On the coversheet, the approval block should read "Frederick County Zoning Administrator" and the dates of all revisions should be provided. Response: The approval block has been corrected on sheet 1 to state "Frederick County Subdivision Administrator." A revision sheet 1 A has been added to the plan set, and shows all of the revision dates of the plan set since it's original date of submission, and the reason for the revision. Comment 2: On Sheet of 3 of 36-L4, regarding the trails, the location and detail have been provided. However, the connection of the access entrance to the community center with the trail system still needs to be shown. Also, revise the general area of the parking lot as it does not match that provided on the Site Plan for the Community Center. In addition, the proffered easement adjoining the internal trail system to the Sherando Park -property is not shown on the trail system and a portion of the shown trail system appears to cross the property line. Response: The entrance to the parking lot is now shown and labeled on sheet 3 of the plan set. The note regarding the community center and parking lot, has been modified to read "Prop community center, parking lot, and access to the trail system is to be shown on a separate plan (see note this page)." The general area of the parking lot has been revised to match the location of the actual location within the proposed "Open Space B - Community Center" plans. An ingress/egress easement has been added adjoining the trail system, which extends to the Sherando Park property. This easement is shown and labeled on sheet 3 of the plan set. The proposed trail system has also been revised, and there is no longer any portion of it that will cross the property line. The revised trail is shown on sheet 3 of the plan set. Engineers Surveyors Telephone 540-662-4185 FAX 540-722-9528 File #4074/BK/reb www.greenwayeng.com WUR�c o PYIEDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 August 16, 2007 Greenway Engineering Attn: Brett Kelly 151 Windy Hill Lane Winchester, VA 22602 RE: Cedar Meadows Subdivision Design - 2nd Plan Review Dear Brett: I have had the opportunity to review the Subdivision Design Plan (SDP) for Cedar Meadows, initially submitted to this office on January 18, 2007. My office has received and issued comments on the Site Plan for the Community Center (which does account for the remaining required plantings for this subdivision) and can now provide you with comments on the subdivision design plan, revisions to which were submitted to our office on March 26, 2007. After the second review of this project, the following issues still remain: 1. On the coversheet, the approval block should read "Frederick County Zoning Administrator" and the dates of all revisions should be provided. 2. On Sheet of 3 of 36-L4, regarding the trails, the location and detail have been provided. However, the connection of the access entrance to the community center with the trail system still needs to be shown. Also, revise the general area of the parking lot as it does not match that provided on the Site Plan for the Community Center. In addition, the proffered easement adjoining the internal trail system to the Sherando Park property is not shown on the trail system and a portion of the shown trail system appears to cross the property line 3. On Sheet 3 of 36-L4, regarding the note about the community center, the note should be revised to read that the community center and trails will be bonded prior to approval of any plats for this subdivision. 4. On Sheet 12 and 13 of 36-L4, regarding sidewalks, after discussion with this department over the placement of the sidewalk for this project, sidewalks should be installed along White Oak Road in a manor which avoids the removal and/or destruction of these sidewalks due to roadway widening. 5. On sheets 19-25, some of the road details show the sidewalk immediately adjoining the pavement of the roads and do not indicate the grass strip; normally VDOT standards call for a grass strip to separate the two. 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 Brett Kelly Cedar Meadows Subdivision August 16, 2007 Page 2 Thank for your assistance and patience in the review of this plan in conjunction with the submission and review of the necessary site plan. Please address the above comments and resubmit. I have enclosed a marked copy of the plans to assist with the revisions. If you have any questions, please feel free to call, 540-665-5651. Sir> cerely, �i Lauren E. remlia' Planner I LEK/bad Attachment cc: Cedar Meadows Development, LLC, c/o Beverley Shoemaker, PO Box 480, Stephens City VA 22655 GREENWAY ENGINEERING 151 Windy Hill Lane Founded in 1971 Winchester, Virginia 22602 2 6 2007 TRANSMITTAL Project Name: Cedar Meadows File No: 4074 Date: March 26, 2007 To: Frederick County Planning 107 North Kent Street Winchester, VA 22601 Attn: Mark C:heran From: Brett Kelly GREENWAY ENGINEERING Copied Phone: 540-662-4185 Fax: 540-722-9528 Delivery: ❑ Fed Ex ❑ U.S. Mail ® Courier ❑ Pick Up ❑ Other ❑ Urgent R For Your Review ❑ As You Requested _ � Please Comment Message Please find attached the following: 1 copy each of comment letters from FC agencies 1 comment respsonse letter 1 copy of comment response letter to VDOT 1 request for conditional subdivision comments 2 copies of the revised subdivision design plans, 1 copy has the revisions high lighted in green. Please note that a notation has been added to sheet 3 of the plan set pertaining to the bonding and or building of the community center. If you have any questions, please feel free to contact our office. Thank you. Hand Delivery and Pick Ups Only: Received by: Date: Please Print Name: Control number SD07-0003 Project Name Cedar Meadows Address 151 Windy Hill Ln. Type Application Subdivision Current Zoning RP Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Adequate Siamese Location Not Identified Emergency Vehicle Access Comments Access Comments Additional Comments Plan Approval Recommended Yes Frederick County Fire and rescue Department Office of the Fire Marshal Plan Review and Comments Date received 1 /12/2007 City Winchester Tax ID Number 75-A-106, etc. Date reviewed 1 /18/2007 Applicant Greenway Engineering State Zip VA 22602 Fire District 11 Date Revised Applicant Phone 540-662-4185 Rescue District 11 Election District Recommendations Opequon Automatic Fire Alarm System Residential Sprinkler System Yes Yes Requirements Hydrant Location Fire Lane Required Adequate Yes Roadway/Aisleway Width Special Hazards Adequate No IAN 1 8 2007 ,ey �d �_�aio Reviewed By Signature J. Neal Title GREENWAY ENGINEERING, .c. 151 Windy Hill Lane Winchester, Virginia 22602 Founded in 1971 March 26, 2007 Lloyd A. Ingram Transportation Engineer VDOT — Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 RE: Cedar Meadows Subdivision Dear Mr. Ingram: We are in receipt of your email comments dated January 12, 2007 and offer the following responses: Comments from VDOT: Comment 1: On sheet 1, since none of the streets within this subdivision are proposed for acceptance into the State Secondary System, we did not do a detailed engineering review of the roadway design. Should any of the streets subsequently be proposed for acceptance by VDOT, it will be necessary to resubmit the plans for VDOT approval prior to construction. Response: All of the streets within this subdivision are proffered to be private, and therefore will not be submitted for acceptance by VDOT. Comment 2: On sheet 2, the advanced warning signs as noted in Transportation Enhancements proffer item #S are not required at this time, but may be requested at the time of issuance of the required Land Use Permits. Response: As per the proffer shown on sheet 2 of the plan set, should VDOT request signs to be placed along VA Route 636 warning of the proposed parks & rec access road, then such signs shall be installed at VDOT's request, and per VDOT's standards. Comment 3: On sheet 2, note that the signalization agreement called for in Transportation Enhancements proffer item #4 will be required prior to VDOT issuance of any Land Use Permits associated with this project. Response: A signalization agreement will be entered into prior to any Land Use Permit that is issued for improvements to Route 636. Comment 4: On sheets 6 and 9, show the location of the proposed temporary construction entrance. Response: The temporary construction entrance for this project is the existing farm road located to the Northwest of the property. On sheet 6 of the plan set, Construction Road Stabilization (3.03) was proposed on this existing farm road during the submission of the mass -grading plan of the project. The Frederick County Public Works Dept. approved this mass -grading plan on December 19, 2006. Engineers Surveyors Telephone 540-662-4185 FAX 540-722-9528 File #4074/BK/reb www.greenwayeng.com Comment 5: On sheet 12, add CG-12 ramps on both sides of the entrance on Route 636 to provide a crosswalk across Perrywinkle Place (VDOT IIM-LD-55.8, Rev. 4112106, sheet 6). Note that the proposed median islands may need to be adjusted to accommodate the crosswalk. We would recommend that the crosswalk be located across Perrywinkle Place where the existing median island is located. The median island could be moved back behind the crosswalk so that most of the median island would be located beyond the dedicated ROW line. Pavement markings are not necessary to delineate the crosswalk. Response: CG-12's have been added to the Periwinkle Place / Route 636 intersection. These can be found on sheets 12 & 18 of the plan seta The median islands have been moved to accommodate the proposed crosswalk, which is also shown on sheets 12 & 18. Comment 6: On sheets 12 and 13 for the sidewalks less than 5 feet wide along Route 636, minimum 5-foot x 5-foot passing areas need to be provided every 200 feet (VDOT IIM-LD-55.8, Rev. 4112106, sheet 2). Response: The sidewalk along Route 636 has been revised to a 5' wide sidewalk in place of the 4' that was originally shown. This can be found on sheets 12 & 13 of the plan set. All other 4' sidewalks within the subdivision have driveway entrances for passing areas that fall within the required 200' distance. Comment 7: On sheet 12, the location of the gate house at the entrance from Route 636 does not provide sufficient storage space, and therefore vehicles stopped at the gate may cause interference with traffic flow on Route 636. The gate house should be relocated to provide a minimum of 100 feet from the edge of pavement on Route 636 to the gate house. It appears from the Generalized Development Plan on sheet 2 that the gate house would be located at mid -block which would provide at least 100 feet from Route 636. Response: The gate house has been moved to accommodate two 12' wide 100'long lanes of stackable area in front of the proposed gate entrance. This 100' has been measured from the edge of pavement of the southbound through -lane along Route 636, up to the proposed gate(s). Comment 8: On sheet 13, since a portion of the proposed sidewalk along Route 636 is located off the VDOT roadway ROW, VDOT will not assume responsibilityfor maintenance (VDOT Road Design Manual, Rev. 1/07, p. B-23). The owner/homeowners association will need to assume responsibilityfor maintenance of the entire sidewalk along Route 636. Response: It will be noted within the Deed of Dedication that the Cedar Meadows HOA shall maintain any of the sidewalk along Route 636 that is not within the VDOT ROW; however, VDOT shall still be responsible for any portion that is within the proposed 20' ROW dedication along Route 636. Comment 9: On sheet 16, add some drainage flow arrows at the subdivision entrance on Route 636 to show the general direction of roadway runoff. Response: Drainage arrows have been added to the subdivision entrance, and can be found on sheet 16 of the plan set. Comment 10: On sheet 18, add a STOP sign (30'x 30') and STOP line (24" wide white thermoplastic line) on Perrywinkle Place at Route 636. Mounting and location details for the STOP sign are provided on sheet 36. Note that per the Manual on Uniform Traffic Control Devices (MUTCD), 2003 Edition, p. 3B-25 & 26, the STOP line needs to be located at least 4 feet in advance of the crosswalk. Response: A stop sign, and stop bar have been added to sheet 18 of the plan set. Comment 11: On sheet 18, on Perrywinkle Place at Route 636 add a street name sign (mounted on the opposite side of the road from the STOP sign). Response: A street name sign has been added to the intersection of Periwinkle and Route 636, and can be found on sheet 18 of the plan set. File #4074/BK/reb Comment 12: On page 18, add preliminary pavement thickness design for Route 636 widening, e.g. for example, 8" 21-B stone base, 4" base asphalt BM-25.0, 1 % "surface asphalt SM-12.5, with the note 'or match existing pavement section'. Response: The pavement design criterion has been added to sheet 18 of the plan set. Comment 13: On page 18, indicate construction method for replacement of the existing 12"RCP under Route 636. If it is to be installed by cut and cover, include the pavement open cut special provisions, LUP- OC, as required for the VDOT-issued Land Use Permit (see attached). Response: A note pertaining to the cut & cover procedure for replacing the existing 12" RCP crossing Route 636 has been added to sheet 18 of the plan set under the "Notes:" section. Comment 14: On sheet 18, in the 'Turn Lane Typical Section, for the tie-in to existing pavement refer to new VDOT standard detail WP-2, and add a copy to the VDOT details on sheet 36. Response: A note has been added to sheet 18 of the plan set referencing to the WP-2 detail, which is shown on sheet 36. Comment 15: On sheet 18, add a reference to VDOT standard detail CG-1]for the intersection of Perrywinkle Place and Route 636. Response: A reference for a CG-11 has been added to sheet 18 of the plan set. Comment 16: On sheet 18, use CG-6 curb and gutter (in the plan view and in the 'Typical Section) along the turn lane on Route 636 and the curb return radius (rather than CG-7). CG-6 is acceptable for urban collector streets up to and including 45 mph (VDOT Road Design Manual, p. A-11, Rev. 7105). Response: CG-6 has been utilized in place of CG-7, and this labeling can be seen on sheet 18. Comment 17: On sheet 18, for the 48 foot and 150 foot tapers on Route 636 on either side of the Perrywinkle Place entrance, pave the tapers to the full lane width of 12 feet and extend the CG-6 curb and gutter to the end of the pavement. Use 4" wide white lane line to designate the taper. Response: The 12' wide paved areas of the 48' & 150' taper lanes along Route 636 have been extended to the full length of the tapers, and the proper pavement markings have been added to sheet 18 of the plan set. Comment 18: On sheet 18, show pavement markings for the intersection of Route 636 and Perrywinkle Place, including lane lines, STOP line (24" wide white), turn arrows, and edge lines around median islands. Reference VDOT standard detail PM-3 and include a copy with the VDOT details on sheet 36. Response: Proper pavement markings have been added to sheet 18 of the plan set, as well as a reference to VDOT detail PM-3. This detail can be found on sheet 36 of the plan set. Comment 19: On sheet 18, add a note that all pavement markings shall be thermoplastic (Class B, Type 1) except lane lines, which shall be paint (Class A). Response: This note has been added to sheet 18 of the plan set. Comment 20: On sheet 18, add a reference to the appropriate Typical Traffic Control (TTC) details from the Virginia Work Area Protection Manual (May 2005) as required for the construction of the Route 636 improvements. Relevant TTC details include: 7TC-4.0 Stationary Operation on Shoulder; TTC-18.0 Flagging Operation on Two -Lane Road; 7TC-36.0 Signing for Project Limits. Response: A note referencing to these details has been added to sheet 18 of the plan set. File #4074/BK/reb Comment 21: On sheet 18, in the profile for existing 12" RCP (to be replaced with 18" RCP), add ES-1 end sections to both ends. Response: ES-1 end sections have been added to both ends of the proposed 18" RCP along Route 636. This revision is shown on sheet 18 of the plan set. Comment 22: On sheets 26-28, use ADS end section (rather than ES- 1) for plastic pipe (see attached). Response: All storm sewer end sections have been revised to show ADS ES instead of ADS ES-1. This can be found on sheets 26-28 of the plan set. Comment 23: On sheet 26, note that DI-2D,2E,2F is required for pipe greater than 24", e.g. STR-4 and STR-9. Response: Per the contractor's request, the plans have been revised to utilize DI-3 structures instead of DI- 2 structures. Since DI-3A, 3B, and 3C can accommodate pipe sizes up to and including 30" in diameter, this subdivision shall utilize either DI-3A, 3B, or 3C at all inlet locations except structure 39 (see response below). Please see sheets 16-28 of the plan set for the revisions. Comment 24: On sheet 28, note that DI-2AA, 2BB, 2CC is required for depth greater than 9 feet, e.g. STR- 39. Response: Please see response to comment number 23 above for the DI-3 explanation. In the case of structure 39, this has been modified to a DI-3AA, and the revision can be found on sheet 28 of the plan set. Comment 25: On sheet 29, include the 'Storm Sewer Design Computations' for the existing 12" RCP under Route 636 (to be replaced with 18'9. Response: The storm sewer computations for the existing 12" RCP & the proposed 18" RCP can be found in the Storm Water Management Report dated 1-12-07, and a copy of the report is attached with this letter. Comment 26: On sheet 31, is there a stormwater management report which includes the computations for the stormwater ponds? Response: Please see response to comment number 25 above. Comment 27: Several VDOT or other standard details need to be added or updated as noted in the following table: Response: Any details that were requested to be added to the plan set were done so on sheets 34-36 of the plan set. Thank you for your assistance with this project. Contact us with any questions or need for additional information. Sincerely, Greenway Engineering Brett Kelly File #4074/BK/reb 4 s REQUEST FOR CONDITIONAL SUBIDVISION COMMENTS Frederick County Parks and Recreation Dept. Attn: Director of Parks and Recreation 107 North Kent Street Winchester, Va. 22601 (540) 665-5678 The Frederick County Parks and Recreation Department is located on the second floor of the Frederick County Administration Building, 107, North Kent Street, Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 Name of development and/or description of the request: Cedar Meadows Subdivision Location: On White Oak Road (Route 636), approximately 2600' south of intersection with Tasker Road (Route 642) Parks and Recreation Department Comments: The. -Parks and Recreation staff mad comments and recommendations regarding open space, proffers and required recreational units during the rezoning_ and master development review phase of this project. The Planning Department will ensure all requirements are met and the Park and Recreation Department will need to approve the design of all trails, community centers and other recreational amenities incJjided with this deveiopment. Parks Signature and Date: (NOTICE TO PARKS *: RETURN THIS FORM TO APPLICANT.) J 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. C V�n --IT cti ,ou�' ? f�Li .IaN Y 8 2007 cn Cedar Meadows - Route 636 Frederick County Pagel of 3 01-o"1 r� Mark Cheran From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd. I ngram@VDOT.Virginia.gov] Sent: Friday, June 29, 2007 8:44 AM To: Brett Kelly Cc: Baluch, Stephen; Smith, Matthew, P.E.; Ingram, Lloyd; mcheran@co.frederick.va.us Subject: Cedar Meadows - Route 636, Frederick County The revised plans for the subject subdivision with latest revisions dated March 15, 2007 have been reviewed by VDOT. Our comments are as follows: 1. As noted in the previous comments, VDOT has not reviewed the streets within the subdivision since they are not proposed for acceptance into the State Secondary System. 2. On sheet 1, in the `Project Information Notes' add a note as follows: "The signalization agreement called for in Transportation Enhancements proffer item #4 will be required prior to VDOT issuance of any Land Use Permits associated with this project." 3. On sheets 6 and 9, show the location of the proposed temporary construction entrance. 4. On sheet 12, show and label the CG-12 ramps on both sides of the entrance on Route 636 as CG-12C since there in not sufficient utility strip for the CG-12A ramps shown. 5. On sheet 12, indicate removal of the driveway culverts for existing driveways to be abandoned. 6. On sheet 12, add a driveway culvert for the proposed entrance for Parks and Recreation use. Indicate VDOT standard detail PE-1 for private entrance details. 7. On sheets 12 and 13, since the proposed sidewalks abut the dedicated ROW line or are located off the VDOT roadway ROW, VDOT will not assume responsibility for maintenance (VDOT Road Design Manual, Rev. 1/07, p. B-23). Add a note on sheets 12 and 13 as follows: "The owner/homeowners association will need to assume responsibility for maintenance of the entire sidewalk along Route 636." 8. On sheet 18, relocate the STOP line to at least 4 feet in advance of the crosswalk (VDOT standard PM-3), and show the STOP sign 4 feet in advance of the STOP line. 9. On page 18, show the typical section drawing for the Route 636 widening (as was shown on sheet 18 of the original plan submission) and indicate roadway cross slope (1/4": 1 foot), cross slope behind face of curb to the ROW line (1/4" : 1 foot sloped 7/5/2007 Cedar Meadows - Route 636 Frederick County Page 2 of 3 toward the roadway), and proposed sidewalk. UD-4 is required along the proposed right - turn lane. 10. On page 18 in the Notes', change the 2nd sentence in note 1 which begins "A 1' mill area..." to read: '"Reference VDOT standard detail WP-2 on sheet 36 for tie-in to existing pavement." 11. On sheet 18, relocate the label for VDOT standard detail CG-11 so it will be legible on the plans. 12. On sheet 18, remove pavement marking arrows from the through lanes of Route 636 as they are not required per VDOT standard detail PM-3. 13. On sheet 18, add Keep Right' sign, R4-7, on the raised median at the entrance to Route 636, Manual on Uniform Traffic Control Devices (MUTCD), 2003 Edition, pp. 213- 26, 27. 14. On sheet 18, show edge line around median islands (per VDOT standard detail PM-3). 15. On sheet 18 the following referenced Typical Traffic Control (TTC) details from the Virginia Work Area Protection Manual (May 2005) need to be shown on the plan detail sheets: TTC-4.0 Stationary Operation on Shoulder; TTC-18.0 Flagging Operation on Two - Lane Road; TTC-36.0 Signing for Project Limits. 16. On sheet 29, provide Culvert Design Form LD-269 for the proposed replacement of culvert C2 under Route 636 (VDOT Drainage Manual, Appendix 813-1, http: www.extranet.vdot.state.va.us/locdes/electronic%20pubs/2002%20Drainage% 20Manual df/drain-manual-app 08.pddf ). 17. On sheet L2, can the two As' trees on the left side of Perrywinkle PI. at the entrance to Route 636 be relocated away from the intersection to avoid visual interference with the STOP sign? 18. Several VDOT or other standard details need to be added or updated as noted in the following table: Standard Sheet Latest Rev. Title Page Notes DI-3AA, 3BB,3CC Standard Curb Drop Inlet, 12"-30" Pipe: Depth (H) = 8-20 feet 104.11 Add DI-7,7A,713 1 of 3 Standard Median Drop Inlet 104.22 Add CG-9D Rev. 2/06 Standard Entrance Gutter 203.03 Add PE-1 Rev. 9/06 Standard Private Entrances 602.02 Add MUTCD Fig. 313-21 2003 Edition Examples of Standard Arrows for Pavement Marking p.3B-32 Add 7/5/2007 Cedar Meadows - Route 636 Frederick County Page 3 of 3 TTC-4.0 WAPM May 2005 Stationary Operation on Shoulder (Notes & Figure) p.6H- 12, 13 Add to plans for traffic control when widening Route 636 TTC-18.0 WAPM May 2005 Flagging Operation on Two -Lane Road (Notes & Figure) p. 6H-40, 41 TTC-36.0 WAPM May 2005 Signing for Project Limits (Notes & Figure) p.6H-76- 77 LUP-OC 1/2005 Special Provision for Open Cuts Add Figure 1 (see attached). Street Sign Detail Add (see attached). When the above comments have been addressed, please send 2 sets of revised plans for VDOT review. Should you have any questions, do not hesitate to call me or Mr. Stephen Baluch in our Winchester Office at 540-535-1829. <<H_SPECSA-1_STREET-1[1].TIF>> «LUP-OC.doc>> Lloyd A. Ingram Transportation Engineer VDOT N Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 (540)984-5611 (540) 984-5607 (fax) 7/5/2007 GREENWAY ENGINEERING, INC. 151 Windy Hill Lane rt Winchester, Virginia 22602 F. 2 6 2007 Founded in 1971 March 26, 2007 Lloyd A. Ingram Transportation Engineer VDOT — Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 RE: Cedar Meadows Subdivision Dear Mr. Ingram: We are in receipt of your email comments dated January 12, 2007 and offer the following responses: Comments from VDOT: Comment 1: On sheet 1, since none of the streets within this subdivision are proposed for acceptance into Jhe State Secondary System, we did not do a detailed engineering review of the roadway design. Should any of the streets subsequently be proposed for acceptance by VDOT, it will be necessary to resubmit the plans for VDOT approval prior to construction. Response: All of the streets within this subdivision are proffered to be private, and therefore will not be submitted for acceptance by VDOT. X mment 2: On sheet 2, the advanced warning signs as noted in Transportation Enhancements proffer m #S are not required at this time, but may be requested at the time of issuance of the required Land Use Permits. Response: As per the proffer shown on sheet 2 of the plan set, should VDOT request signs to be placed along VA Route 636 warning of the proposed parks & rec access road, then such signs shall be installed at VDOT's request, and per VDOT's standards. Comment 3: On sheet 2, note that the signalization agreement called for in Transportation Enhancements proffer item #4 will be required prior to VDOT issuance of any Land Use Permits associated with this project. Response: A signalization agreement will be entered into prior to any Land Use Permit that is issued for improvements to Route 636. 7 Comment 4: On sheets 6 and 9, show the location of the proposed temporary construction entrance. Response: The temporary construction entrance for this project is the existing farm road located to the Northwest of the property. On sheet 6 of the plan set, Construction Road Stabilization (3.03) was proposed on this existing farm road during the submission of the mass -grading plan of the project. The Frederick County Public Works Dept. approved this mass -grading plan on December 19, 2006. Engineers Surveyors Telephone 540-662-4185 FAX 540-722-9528 File #4074/BK/reb www.greenwayeng.com Comment 5: On sheet 12, add CG-12 ramps on both sides of the entrance on Route 636 to provide a crosswalk across Perrywinkle Place (VDOT IIM-LD-55.8, Rev. 4112106, sheet 6). Note that the proposed median islands may need to be adjusted to accommodate the crosswalk. We would recommend that the crosswalk be located across Perrywinkle Place where the existing median island is located. The median sland could be moved back behind the crosswalk so that most of the median island would be located beyond the dedicated ROW line. Pavement markings are not necessary to delineate the crosswalk. Response: CG-12's have been added to the Periwinkle Place / Route 636 intersection. These can be found on sheets 12 & 18 of the plan set. The median islands have been moved to accommodate the proposed crosswalk, which is also shown on sheets 12 & 18. Comment 6: On sheets 12 and 13 for the sidewalks less than 5 feet wide along Route 636, minimum 5-foot x 5-foot passing areas need to be provided every 200 feet (VDOT IIM-LD-55.8, Rev. 4112106, sheet 2). Response: The sidewalk along Route 636 has been revised to a 5' wide sidewalk in place of the 4' that was ✓ originally shown. This can be found on sheets 12 & 13 of the plan set. All other 4' sidewalks within the subdivision have driveway entrances for passing areas that fall within the required 200' distance. Comment 7: On sheet 12, the location of the gate house at the entrance from Route 636 does not provide sufficient storage space, and therefore vehicles stopped at the gate may cause interference with traffic flow on Route 636. The gate house should be relocated to provide a minimum of 100 feet from the edge of pavement on Route 636 to the gate house. It appears from the Generalized Development Plan on sheet 2 that the gate house would be located at mid -block which would provide at least 100 feet from Route 636. esponse: The gate house has been moved to accommodate two 12' wide 100'long lanes of stackable area in front of the proposed gate entrance. This 100' has been measured from the edge of pavement of the southbound through -lane along Route 636, up to the proposed gate(s). Comment 8: On sheet 13, since a portion of the proposed sidewalk along Route 636 is located off the VDOT roadway ROW, VDOT will not assume responsibilityfor maintenance (VDOT Road Design Manual, Rev. 1/07, p. B-23). The owner/homeowners association will need to assume responsibility for maintenance of the entire sidewalk along Route 636. Response: It will be noted within the Deed of Dedication that the Cedar Meadows HOA shall maintain any of the sidewalk along Route 636 that is not within the VDOT ROW; however, VDOT shall still be responsible for any portion that is within the proposed 20' ROW dedication along Route 636. Iomment 9: On sheet 16, add some drainage flow arrows at the subdivision entrance on Route 636 to sow the general direction of roadway runoff. Response: Drainage arrows have been added to the subdivision entrance, and can be found on sheet 16 of the plan set. Comment 10: On sheet 18, add a STOP sign (30"x 30') and STOP line (24" wide white thermoplastic line) on Perrywinkle Place at Route 636. Mounting and location details for the STOP sign are provided on sheet 36. Note that per the Manual on Uniform Traffic Control Devices (MUTCD), 2003 Edition, p. 3B-25 & 26, the STOP line needs to be located at least 4 feet in advance of the crosswalk. Response: A stop sign, and stop bar have been added to sheet 18 of the plan set. Comment 11: On sheet 18, on Perrywinkle Place at Route 636 add a street name sign (mounted on the opposite side of the road from the STOP sign). Response: A street name sign has been added to the intersection of Periwinkle and Route 636, and can be found on sheet 18 of the plan set. File #4074/BK/reb Comment 12: On page 18, add preliminary pavement thickness design for Route 636 widening, e.g. for example, 8" 21-B stone base, 4" base asphalt BM-25.0, 1 % "surface asphalt SM-12.5, with the note 'or match existing pavement section'. Response: The pavement design criterion has been added to sheet 18 of the plan set. Comment 13: On page 18, indicate construction method for replacement of the existing 12"RCP under oute 636. If it is to be installed by cut and cover, include the pavement open cut special provisions, LUP- OC, as required for the VDOT-issued Land Use Permit (see attached). Response: A note pertaining to the cut & cover procedure for replacing the existing 12" RCP crossing Route 636 has been added to sheet 18 of the plan set under the "Notes:" section. omment 14: On sheet 18, in the 'Turn Lane Typical Section, for the tie-in to existing pavement refer to new VDOT standard detail WP-2, and add a copy to the VDOT details on sheet 36. Response: A note has been added to sheet 18 of the plan set referencing to the WP-2 detail, which is shown on sheet 36. Comment 15: On sheet 18, add a reference to VDOT standard detail CG-11 for the intersection of Perrywinkle Place and Route 636. Response: A reference for a CG-11 has been added to sheet 18 of the plan set. Comment 16: On sheet 18, use CG-6 curb and gutter (in the plan view and in the 'Typical Section) along the turn lane on Route 636 and the curb return radius (rather than CG-7). CG-6 is acceptable for urban collector streets up to and including 45 mph (VDOT Road Design Manual, p. A-11, Rev. 7105). Response: CG-6 has been utilized in place of CG-7, and this labeling can be seen on sheet 18. �omment 17: On sheet 18, for the 48 foot and 150 foot tapers on Route 636 on either side of the errywinkle Place entrance, pave the tapers to the full lane width of 12 feet and extend the CG-6 curb and gutter to the end of the pavement. Use 4"wide white lane line to designate the taper. Response: The 12' wide paved areas of the 48' & 150' taper lanes along Route 636 have been extended to the full length of the tapers, and the proper pavement markings have been added to sheet 18 of the plan set. Comment 18: On sheet 18, show pavement markings for the intersection of Route 636 and Perrywinkle Place, including lane lines, STOP line (24"wide white), turn arrows, and edge lines around median islands. Reference VDOT standard detail PM-3 and include a copy with the VDOT details on sheet 36. Response: Proper pavement markings have been added to sheet 18 of the plan set, as well as a reference to VDOT detail PM-3. This detail can be found on sheet 36 of the plan set. Comment 19: On sheet 18, add a note that all pavement markings shall be thermoplastic (Class B, Type 1) except lane lines, which shall be paint (Class A). Response: This note has been added to sheet 18 of the plan set. Comment 20: On sheet 18, add a reference to the appropriate Typical Traffic Control (TTC) details from the Virginia Work Area Protection Manual (May 2005) as required for the construction of the Route 636 improvements. Relevant TTC details include: TTC-4.0 Stationary Operation on Shoulder; TTC-18.0 Flagging Operation on Two -Lane Road; TTC-36.0 Signing for Project Limits. Response: A note referencing to these details has been added to sheet 18 of the plan set. File #4074/BK/reb Comment 21: On sheet 18, in the profile for existing 12"RCP (to be replaced with 18" RCP), add ES-1 end sections to both ends. Response: ES-1 end sections have been added to both ends of the proposed 18" RCP along Route 636. This revision is shown on sheet 18 of the plan set. Comment 22: On sheets 26-28, use ADS end section (rather than ES-1) for plastic pipe (see attached). Response: All storm sewer end sections have been revised to show ADS ES instead of ADS ES-1. This can be found on sheets 26-28 of the plan set. Comment 23: On sheet 26, note that DI-2D,2E,2F is required for pipe greater than 24", e.g. STR-4 and STR-9. Response: Per the contractor's request, the plans have been revised to utilize DI-3 structures instead of DI- 2 structures. Since DI-3A, 313, and 3C can accommodate pipe sizes up to and including 30" in diameter, this subdivision shall utilize either DI-3A, 313, or 3C at all inlet locations except structure 39 (see response below). Please see sheets 16-28 of the plan set for the revisions. Comment 24: On sheet 28, note that DI-2AA, 2BB, 2CC is required for depth greater than 9 feet, e.g. STR- 39. Response: Please see response to comment number 23 above for the DI-3 explanation. In the case of structure 39, this has been modified to a DI-3AA, and the revision can be found on sheet 28 of the plan set. Comment 25: On sheet 29, include the 'Storm Sewer Design Computations'for the existing 12"RCP under Route 636 (to be replaced with 18'). Response: The storm sewer computations for the existing 12" RCP & the proposed 18" RCP can be found in the Storm Water Management Report dated 1-12-07, and a copy of the report is attached with this letter. Comment 26: On sheet 31, is there a stormwater management report which includes the computations for the stormwater ponds? Response: Please see response to comment number 25 above. Comment 27: Several VDOT or other standard details need to be added or updated as noted in the following table: Response: Any details that were requested to be added to the plan set were done so on sheets 34-36 of the plan set. Thank you for your assistance with this project. Contact us with any questions or need for additional information. Sincerely, Greenway Engineering Brett Kelly File #4074/BK/reb REQUEST FOR CONDITIONAL SUBDIVISION COMMENTS Frederick County Department of Planning & Development Attn: Marcus Lemasters, Mapping & Graphics Manager 107 North Kent Street Winchester, Va. 22601 (540) 665-5651 The Mapping & Graphics 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, address and phone number: Greenway Engineering 151 Windy Hill Lane, Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Cedar Meadows Subdivision Application Location: On White Oak Road (Route 636), approximately 2600' south of intersection with Tasker Road (Route 642) Mapping & Graphics Manager Comments: Communication Center Supervisor's Comments: Ll w S DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDERICK COUNTY, VIRGINIA E STREET NAME COMMENTS SUBDIVISION COMMENTS DATE: January 19, 2007 SUBDIVISION: Cedar Meadows STAFF MEMBER: Annie Cahill, GIS Technician APPLICANT: Greenway Engineering ATTN: Brett Kelly 151 Windy Hill Ln Winchester, VA 22602 COMMENTS: The Frederick County Department of GIS has reviewed the requested road names for use by the subdivision and has made the following determinations: 1. The following road names were pre -approved and already in the system: Forget Me Not Dr Columbine Dr Perrywinkle PI Buttercup Dr Bleeding Heart Dr Trumpet Vine Dr Fireweed Dr Bluets Dr 2. The following road names have been removed from the system: Poppy Dr Jewelweed Dr 3. Structure numbering will be assigned during the permitting and construction phase of development. Frederick County Planning and Development, 107 North Kent Street, Winchester, VA 22601, (540)665-5614 JAN 2 2 2007 B N DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDERICK COUNTY, VIRGINIA E STREET NAME COMMENTS SUBDIVISION COMMENTS S DATE: January 22, 2007 SUBDIVISION: Cedar Meadows STAFF MEMBER: Annie Cahill, GIS Technician APPLICANT: Greenway Engineering ATTN: Brett Kelly 151 Windy Hill Ln Winchester, VA 22602 COMMENTS: The Frederick County Department of GIS has reviewed the requested road names for use by the subdivision and has made the following determinations: 1. The following road names have been APPROVED and ADDED into the Frederick County Road. Naming and Structure numbering system: Poppy Dr 2. Structure numbering will be assigned during the permitting and construction phase of development. Frederick County Planning and Development, 107 North Kent Street, Winchester, VA 22601, (540)665-5614 N 2 t .►rriii lnur\ Coordinator of Construction and Facilities Use SWdent An li� �`c 6 Ems+ F SI c P Frederick County Public Schools Visit us at www.frederick.k12.va.us February 2, 2007 Mr. Brett Kelly Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 Dear Mr. Kelly: RE: Cedar Meadows Subdivision e-mail: kapocsis®frederick.kl2.va.us This letter is in response to your request for comments regarding the Cedar Meadows subdivision. Based on the information provided, which states that this will be an age -restricted project, it will have no impact on the school division as far as student population; however, a concern for the increase of traffic, which will impact the transportation of students to and from school twice a day, does exist. Respectfully yours, 4_4e� Stephen M. Kapocsi Coordinator of Construction and Facilities Use SMK:dkr cc: Patricia Taylor, Superintendent of Schools Al Orndorff, Assistant Superintendent for Administration Charles Puglisi, Director of Transportation �i S ! �tir FEB 2007 y U `-1 540-662-3889 Ext 112 1415 Amherst Street, Post Office Box 3508, Winchester, VA 22604-2546 FAX 540-662-3890 FR.EDER COUNTY SANITATION AU )RITY SITE PLAN REVIEW COMMENTS PO Box 1877, Winchester, VA 22604 315 Tasker Road, Stephens City, VA 22655 540.868.1061 Voice 540.868.1429 Fax Project C641M Ah"A00W5 Applicant REVIEW STATUS review number correct & resubmit (approved as noted number of items to be corrected approved send me by 1. one full set of prints 2. two separate CD's of plan sheets a) one CD of above noted sheets in PDF format, with one sheet per file, landscape orientation, and with a name for each file that describes the project name and the sheet number b) one CD of above noted sheets in DWG format, with one sheet per file, landscape orientation, and with a name for each file that describes the project name and the sheet number c) each CD shall be labeled with its format and project name, and placed in a CD sleeve EASEMENTS Y /© I need a copy of the recorded onsite water and / or sewer easement(s). Y /Q I need a copy of the recorded offsite water and / or sewer easement(s). I need a copy of the recorded deed(s) of easement before service will be authorized. Y / lei This project also requires DEQ - Valley Region approval. 4411 Early Road, P.O. Box 3000, Harrisonburg VA 22801(540-574-7814) Y / hT This project also requires VDH — Lexington Office approval. 131 Walker St., Lexington, VA 24450 (540-463-7136) Date: 13 07 FEB 1 3 2007 John G. Whitacre - Senior Engineer NOV 06 B Yg ,1 q /us • I COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 February 15, 2007 Mr. Brett Kelly Greenway Engineering 151 Windy Hill Lane Winchester VA 22602 RE: Subdivision Plan Comments - Cedar Meadows Frederick County, Virginia Dear Mr. Kelly: Upon review of the site plan dated January 18, 2007, we offer no comments at this time. Therefore, we recommend our approval of the subject site plan. Sincerely, wty'&' f, .9, ce- � Joe C. Wilder /✓ Deputy Director JCW/mlr cc: Planning and Development file 1 i _. CADocuments and Settings\MR\My Documents\Review Formats\mcdonaldsorickcommon.wpd FEB 1 J 2007 �4 107 North Kent Street - Winchester, Virginia 22601-5000 REQUEST FOR CONDITIONAL SUBIDVISION COMMENTS Frederick County Inspections Department ATTN: Building Official 107 North Kent Street Winchester, Virginia 22601 (540)665-6350 The Frederick County Inspections Department is located at 107 North Kent Street, 4th Floor of the County Administration Building in Winchester, if you prefer to hand deliver this review. Applicant's name, address and phone number: Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 Name of development and/or description of the request: Cedar Meadows Subdivision Location: On White Oak Road (Route 636), approximately 2600' south of intersection with Tasker Road (Route 642) Inspection Department Comments: Code Administrator Signature and Date: (NOTICE TO INSPECTIONS DEPT. 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. 1 MAR 0 5 2007 Dwellings shall comply with The Virginia Uniform Statewide Building Code and The International Residential 2003 Codes. Additional Engineering of foundations shall be required on lots# 29, 30, 31, 32, and 33 due to elevation of basement floor being lower than the 100 yr. storm as indicated on the plan. Backwater valves shall be installed on all plumbing fixtures, (subject to back sewer), located below the top elevation of the upstream man hole cover. WINCHESTER REGIONAL AIRPORT SERVING THE TOP OF VIRGINIA / March 14, 2007 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (540) 662-2422 Brett Kelly Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 Re: Subdivision Comment Cedar Meadows Subdivision Opequon Magisterial District Dear Mr. Kelly: have reviewed the referenced proposal and it appears that the proposed subdivision site will not impede operations at the Winchester Regional Airport as the proposed development lies outside of the Airport's Part 77 Close In surfaces and are not subject to special conditions. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. Sincerely, Z�uvu�R mwy�,14 Serena R. Manuel Executive Director rij MAR 1 5 tow Cedar Meadows Page 1 of 5 Brett Kelly From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd.Ingram @ VDOT.Virginia.gov] Sent: Thursday, March 01, 2007 2:24 PM To: Brett Kelly Cc: Baluch, Stephen; Ingram, Lloyd; mcheran@co.frederick.va.us Subject: Cedar Meadows The plans for the subject subdivision dated January 12, 2007 have been reviewed by VDOT. Our comments are as follows: 1. On sheet 1, since none of the streets within this subdivision are proposed for acceptance into the State Secondary System, we did not do a detailed engineering review of the roadway design. Should any of the streets subsequently be proposed for acceptance by VDOT, it will be necessary to resubmit the plans for VDOT approval prior to construction. 2. On sheet 2, the advanced warning signs as noted in Transportation Enhancements proffer item #5 are not required at this time, but may be requested at the time of issuance of the required Land Use Permits. 3. On sheet 2, note that the signalization agreement called for in Transportation Enhancements proffer item #4 will be required prior to VDOT issuance of any Land Use Permits associated with this project. 4. On sheets 6 and 9, show the location of the proposed temporary construction entrance. 5. On sheet 12, add CG-12 ramps on both sides of the entrance on Route 636 to provide a crosswalk across Perrywinkle Place (VDOT IIM-LD-55.8, Rev. 4/12/06, sheet 6). Note that the proposed median islands may need to be adjusted to accommodate the crosswalk. We would recommend that the crosswalk be located across Perrywinkle Place where the existing median island is located. The median island could be moved back behind the crosswalk so that most of the median island would be located beyond the dedicated ROW line. Pavement markings are not necessary to delineate the crosswalk. 6. On sheets 12 and 13 for the sidewalks less than 5 feet wide along Route 636, minimum 5-foot x 5-foot passing areas need to be provided every 200 feet (VDOT IIM- LD-55.8, Rev. 4/12/06, sheet 2). 7. On sheet 12, the location of the gate house at the entrance from Route 636 does not provide sufficient storage space, and therefore vehicles stopped at the gate may cause interference with traffic flow on Route 636. The gate house should be relocated to provide a minimum of 100 feet from the edge of pavement on Route 636 to the gate house. It appears from the Generalized Development Plan on sheet 2 that the gate 3/1/2007 Cedar Meadows Page 2 of 5 house would be located at mid -block which would provide at least 100 feet from Route 636. 8. On sheet 13, since a portion of the proposed sidewalk along Route.636 is located off the VDOT roadway ROW, VDOT will not assume responsibility for maintenance (VDOT Road Design Manual, Rev. 1/07, p. B-23). The owner/homeowners association will need to assume responsibility for maintenance of the entire sidewalk along Route 636. 9. On sheet 16, add some drainage flow arrows at the subdivision entrance on Route 636 to show the general direction of roadway runoff. 10. On sheet 18, add a STOP sign (30"x 30") and STOP line (24" wide white thermoplastic line) on Perrywinkle Place at Route 636. Mounting and location details for the STOP sign are provided on sheet 36. Note that per the Manual on Uniform Traffic Control Devices (MUTCD), 2003 Edition, p. 36-25 & 26, the STOP line needs to be located at least 4 feet in advance of the crosswalk 11. On sheet 18, on Perrywinkle Place at Route 636 add a street name sign (mounted on the opposite side of the road from the STOP sign). 12. On page 18, add preliminary pavement thickness design for Route 636 widening, e.g. for example, 8" 21-B stone base, 4" base asphalt BM-25.0, 1 1/2" surface asphalt SM- 12.5, with the note 'or match -existing pavement section'. 13. On page 18, indicate construction method for replacement of the existing 12" RCP under Route 636. If it is to be installed by cut and cover, include the pavement open cut special provisions, LUP-OC, as required for the VDOT-issued Land Use Permit (see attached). 14. On sheet 18, in the Turn Lane Typical Section', for the tie-in to existing pavement refer to new VDOT standard detail WP-2, and add a copy to the VDOT details on sheet 36. 15. On sheet 18, add a reference to VDOT standard detail CG-11 for the intersection of Perrywinkle Place and Route 636. 16. On sheet 18, use CG-6 curb and gutter (in the plan view and in the Typical Section') along the turn lane on Route 636 and the curb return radius (rather than CG- 7). CG-6 is acceptable for urban collector streets up to and including 45 mph (VDOT Road Design Manual, p. A-11, Rev. 7/05). 17. On sheet 18, for the 48-foot and 150-foot tapers on Route 636 on either side of the Perrywinkle Place entrance, pave the tapers to the full lane width of 12 feet and extend the CG-6 curb and gutter to the end of the pavement. Use 4" wide white lane line to designate the taper. 3/1/2007 Cedar Meadows . Page 3 of 5 18. On sheet 18, show pavement markings for the intersection of Route 636 and Perrywinkle Place, including lane lines, STOP line (24" wide white), turn arrows, and edge lines around median islands. Reference VDOT standard detail PM-3 and include a copy with the VDOT details on sheet 36. 19. On sheet 18, add a note that all pavement markings shall be thermoplastic (Class B, Type I) except lane lines which shall be paint (Class A). 20. On sheet 18, add a reference to the appropriate Typical Traffic Control (TTC) details from the Virginia Work Area Protection Manual (May 2005) as required for the construction of the Route 636 improvements. Relevant TTC details include: TTC-4.0 Stationary Operation on Shoulder; TTC-18.0 Flagging Operation on Two -Lane Road; TTC-36.0 Signing for Project Limits. 21. On sheet 18, in the profile for existing 12" RCP (to be replaced with 18" RCP), add ES-1 end sections to both ends. 22. On sheets 26-28, use ADS end section (rather than ES-1) for plastic pipe (see attached). 23. On sheet 26, note that DI-2D,2E,2F is required for pipe greater than 24", e.g. STR-4 and STR-9. 24. On sheet 28, note that DI-2AA,2BB,2CC is required for depth greater than 9 feet, e.g. STR-39. 25. On sheet 29, include the 'Storm Sewer Design Computations' for the existing 12" RCP under Route 636 (to be replaced with 18"). 26. On sheet 31, is there a stormwater management report which includes the computations for the stormwater ponds? 27. Several VDOT or other standard details need to be added or updated as noted in the following table: Standard ES-1 Add T-DI-2 T-DI-7 Sheet Latest Rev. Title Page Notes Rev. 7/01 Flared End -Section for 12"-60" Concrete Culvert Pipes 102.01 Rev. 3/0 Rev. 7/0 DI-2A,213,2C 1 of 2 (H) = 9 feet 104.03 DI-2A,2B,2C 2 of 2 feet 104.04 Add DI-2AA, 2BB,2CC 104.05 Add 3 Standard Precast Top Units 103.04 Add 5 Standard Precast Top Units 103.08 Add Rev. 7/05 Standard Curb Drop Inlet, 12"-24" Pipe: Maximum Depth Add (used instead of DI-3A,3B,3C) Standard Curb Drop Inlet, 12"-24" Pipe: Maximum Depth (H) = 9 Standard Curb Drop Inlet, 12"-24" Pipe: Depth (H) = 9 -20 feet DI-2D,2E,2F 1 of 2 Rev. 7/05 Standard Curb Drop Inlet, 30"-48" Pipe: Maximum Depth 3/1/2007 Cedar Meadows Page 4 of 5 (H) = 9 feet 104.06 Add DI-2D,2E,2F 2 of 2 Standard Curb Drop Inlet, 30"-48" Pipe:. Maximum Depth (H) = 9 feet 104.07 Add IC-2 3 of 3 1 Precast Inlet and Frame Cover 105.03 OK MH-1 or MH-1A 4 of 5 Rev. 7/02 Standard Manhole Frame and Cover 106.04 106.06 OK MH-2 Precast Manhole 106.07 OK IS-1 Standard Method of Shaping Manhole & Inlet Inverts 106.08 OK PB-1 New 1/04 Installation of Pipe Culverts and Storm Sewers General Notes 107.00 OK PB-1 1 of 4 Rev. 7/05 Installation of Pipe Culverts and Storm Sewers Circular Pipe Bedding and Backfill - Method "A" 107.01 OK CD-1 Rev. 7/03 Standard Combination Underdrain (at Lower End of Cuts) 108.04 OK CD-2 Rev. 7/03 Standard Combination Underdrain (at Grade Sags and Bridge Approaches) 108.05 OK UD-4 1 of 2 Rev. 1/04 Standard Pavement Edgedrain 108.06 OK UD-4 2 of 2 Rev. 2/06 Standard Pavement Edgedrain 108.07 OK EC-1 Rev. 9/06 Culvert Outlet Protection 114.01 OK EC-2. Protective Covering Installation Criteria 114.02 OK EC-3 1 of 2 Rev. 7/05 Soil Stabilization Mat 114.03 OK CG-2 Rev. 9/06 Standard 6" Curb 201.01 Add CG-6 Rev. 9/06 Combination 6" Curb & Gutter 201.03 OK CG-9D Rev. 2/06 Standard Entrance Gutter 203.03 Add CG-11 Rev. 7/01 Method of Treatment -Connection for Street Intersections and Commercial Entrances 203.04 OK CG-12 1 of 4 Rev. 7/05 CG-12 Detectable Warning Surface General Notes 203.05 OK CG-12 2 of 4 Rev. 7/05 CG-12 Detectable Warning Surface Type A (Perpendicular) Application 203.05A OK CG-12 3 of 4 Rev. 7/05 CG-12 Detectable Warning Surface Type B (Parallel) Application 203.06 OK CG-12 4 of 4 Rev. 7/05 CG-12 Detectable Warning Surface Type C (Parallel & Perpendicular) Application 203.07 OK WP-2 New 9/06 Pavement Widening 303.02 Add for pavement widening on Route 636 GR-HDW 1 of 3 Standard Guardrail Hardware 501.01 Not required if no guardrail shown on plans GR-HDW 2 of 3 Standard Guardrail Hardware 501.02 Not required GR-2,2A 1 of 2 Rev. 7/05 Standard Blocked -Out W Beam Guardrail (Strong Post System) 501.04 Not required GR-2,2A 2 of 2 Rev. 9/06 Standard Blocked -Out W Beam Guardrail (Strong Post System) 501.05 Not required GR-SP 2 of 2 Rev. 2/06 Guardrail Terminal Installation Site Preparation Requirements for GR-9 501.17 Not required GR-9 Rev. 9/06 Alternate Breakaway Cable Terminal No Flare 501.18 Not required 3/1/2007 Cedar Meadows Page 5 of 5 GR-INS 6 of 8 Rev. 9/06 W Beam Guardrail Installation Criteria 501.38 Not required RFD-1 Rev. 7/04 Standard Mailbox 603.01 Add if mailboxes to be installed RFD-1 Rev. 7/04 Turnout Detail 603.02 UB-1 Utility Bedding and Protection 1401.01 OK PM-3 Typical Pavement Marking for Unsignalized Intersections 1301.88 Add MUTCD Sec. 3B.16 2003 Edition STOP Lines p. 3B-25 & 26 Add 24" line white thermoplastic MUTCD Sec. 2B.04 2003 Edition STOP Sign (111-1) p. 2B-1, 2 OK MUTCD Sec. 2B.06, 2A.16 thru 21 2003 Edition STOP Sign Placement p. 2B-7, 9; 2A-8 thru 13 OK MUTCD Fig. 3B-21 2003 Edition Examples of Standard Arrows for Pavement Marking p.3B-32 Add TTC-4.0 WAPM May 2005 Stationary Operation on Shoulder (Notes & Figure) p.6H- 12, 13 Add for pavement widening on Route 636 TTC-18.0 WAPM May 2005 Flagging Operation on Two -Lane Road (Notes & Figure) p. 61-1-40, 41 TTC-36.0 WAPM May 2005 Signing for Project Limits (Notes & Figure) p.6H-76- 77 VDOT 0647-034-223, C501 Square Tube Steel Sign Posts 16(8) OK ADS 1.31.05 Flared End Section Dwg. 6070 Use for plastic pipe end sections (see attached) LUP-OC 1/2005 Special Provision for Open Cuts See attached. Street Sign Detail See attached <<Acrobat Document.pdf>> «LUP-OC.doc>> <<StreetSignDetail.TlF>> Should you have any questions, do not hesitate to call me or Mr. Stephen Baluch in our Winchester Office at 540-535-1829. Lloyd A. Ingram Transportation Engineer VDOT N Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 (540) 984-5611 (540) 984-5607 (fax) <<...OLE_Obj... >> 3/1/2007 LA AASHTO Guide for Design of Pavement Structures-1998 AASHTO Geometric Design of Highways and Streets-2001 COUNTY of FREDERIC?K r F S 1 6 2�60r Department of Public Works 540/ 665-5643 FAX: 540/ 678-068" February 15, 2007 Mr. Brett Kelly Greenway Engineering 151 Windy Hill Lane Winchester VA 22602 RE: Subdivision Plan Comments - Cedar Meadows Frederick County, Virginia Dear Mr. Kelly: Upon review of the site plan dated January 18, 2007, we offer no comments at this time. Therefore, we recommend our approval of the subject site plan. Sincerely. Joe C. Wilder J I Deputy Director JC W/mlr cc: Planning and Development file C:\Documents and Settings\MMMy Documents\Review Formats\mcdonaldsorickcommon.wpd 107 North Kent Street • Winchester, Virginia '2601-5000 Cedar Meadows Page 1 of 5 5 Mark Cheran From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd.ingram@VDOT.Virginia.gov] Sent: Thursday, March 01, 2007 2:24 PM To: bkelly@greenwayeng.com Cc: Baluch, Stephen; Ingram, Lloyd; mcheran@co.frederick.va.us Subject: Cedar Meadows The plans for the subject subdivision dated January 12, 2007 have been reviewed by VDOT. Our comments are as follows: 1. On sheet 1, since none of the streets within this subdivision are proposed for acceptance into the State Secondary System, we did not do a detailed engineering review of the roadway design. Should any of the streets subsequently be proposed for acceptance by VDOT, it will be necessary to resubmit the plans for VDOT approval prior to construction. 2. On sheet 2, the advanced warning signs as noted in Transportation Enhancements proffer item #5 are not required at this time, but may be requested at the time of issuance of the required Land Use Permits. 3. On sheet 2, note that the signalization agreement called for in Transportation Enhancements proffer item #4 will be required prior to VDOT issuance of any Land Use Permits associated with this project. 4. On sheets 6 and 9, show the location of the proposed temporary construction entrance. 5. On sheet 12, add CG-12 ramps on both sides of the entrance on Route 636 to provide a crosswalk across Perrywinkle Place (VDOT IIM-LD-55.8, Rev. 4/12/06, sheet 6). Note that the proposed median islands may need to be adjusted to accommodate the crosswalk. We would recommend that the crosswalk be located across Perrywinkle Place where the existing median island is located. The median island could be moved back behind the crosswalk so that most of the median island would be located beyond the dedicated ROW line. Pavement markings are not necessary to delineate the crosswalk. 6. On sheets 12 and 13 for the sidewalks less than 5 feet wide along Route 636, minimum 5-foot x 5-foot passing areas need to be provided every 200 feet (VDOT IIM- LD-55.8, Rev. 4/12/06, sheet 2). 7. On sheet 12, the location of the gate house at the entrance from Route 636 does not provide sufficient storage space, and therefore vehicles stopped at the gate may cause interference with traffic flow on Route 636. The gate house should be relocated to provide a minimum of 100 feet from the edge of pavement on Route 636 to the gate house. It appears from the Generalized Development Plan on sheet 2 that the gate 3/5/2007 Cedar Meadows Page 2 of 5 house would be located at mid -block which would provide at least 100 feet from Route 636. 8. On sheet 13, since a portion of the proposed sidewalk along Route 636 is located off the VDOT roadway ROW, VDOT will not assume responsibility for maintenance (VDOT Road Design Manual, Rev. 1/07, p. B-23). The owner/homeowners association will need to assume responsibility for maintenance of the entire sidewalk along Route 636. 9. On sheet 16, add some drainage flow arrows at the subdivision entrance on Route 636 to show the general direction of roadway runoff. 10. On sheet 18, add a STOP sign (30"x 30") and STOP line (24" wide white thermoplastic line) on Perrywinkle Place at Route 636. Mounting and location details for the STOP sign are provided on sheet 36. Note that per the Manual on Uniform Traffic Control Devices (MUTCD), 2003 Edition, p. 313-25 & 26, the STOP line needs to be located at least 4 feet in advance of the crosswalk 11. On sheet 18, on Perrywinkle Place at Route 636 add a street name sign (mounted on the opposite side of the road from the STOP sign). 12. On page 18, add preliminary pavement thickness design for Route 636 widening, e.g. for example, 8" 21-B stone base, 4" base asphalt BM-25.0, 1 1/2" surface asphalt SM- 12.5, with the note 'or match existing pavement section'. 13. On page 18, indicate construction method for replacement of the existing 12" RCP under Route 636. If it is to be installed by cut and cover, include the pavement open cut special provisions, LUP-OC, as required for the VDOT-issued Land Use Permit (see attached). 14. On sheet 18, in the 'Turn Lane Typical Section', for the tie-in to existing pavement refer to new VDOT standard detail WP-2, and add a copy to the VDOT details on sheet 36. 15. On sheet 18, add a reference to VDOT standard detail CG-11 for the intersection of Perrywinkle Place and Route 636. 16. On sheet 18, use CG-6 curb and gutter (in the plan view and in the Typical Section') along the turn lane on Route 636 and the curb return radius (rather than CG- S). CG-6 is acceptable for urban collector streets up to and including 45 mph (VDOT Road Design Manual, p. A-11, Rev. 7/05). 17. On sheet 18, for the 48-foot and 150-foot tapers on Route 636 on either side of the Perrywinkle Place entrance, pave the tapers to the full lane width of 12 feet and extend the CG-6 curb and gutter to the end of the pavement. Use 4" wide white lane line to designate the taper. 3/5/2007 Cedar Meadows Page 3 of 5 18. On sheet 18, show pavement markings for the intersection of Route 636 and Perrywinkle Place, including lane lines, STOP line (24" wide white), turn arrows, and edge lines around median islands. Reference VDOT standard detail PM-3 and include a copy with the VDOT details on sheet 36. 19. On sheet 18, add a note that all pavement markings shall be thermoplastic (Class B, Type I) except lane lines which shall be paint (Class A). 20. On sheet 18, add a reference to the appropriate Typical Traffic Control (TTC) details from the Virginia Work Area Protection Manual (May 2005) as required for the construction of the Route 636 improvements. Relevant TTC details include: TTC-4.0 Stationary Operation on Shoulder; TTC-18.0 Flagging Operation on Two -Lane Road; TTC-36.0 Signing for Project Limits. 21. On sheet 18, in the profile for existing 12" RCP (to be replaced with 18" RCP), add ES-1 end sections to both ends. 22. On sheets 26-28, use ADS end section (rather than ES-1) for plastic pipe (see attached). 23. On sheet 26, note that DI-2D,2E,2F is required for pipe greater than 24", e.g. STR-4 and STR-9. 24. On sheet 28, note that DI-2AA,2BB,2CC is required for depth greater than 9 feet, e.g. STR-39. 25. On sheet 29, include the 'Storm Sewer Design Computations' for the existing 12" RCP under Route 636 (to be replaced with 18"). 26. On sheet 31, is there a stormwater management report which includes the computations for the stormwater ponds? 27. Several VDOT or other standard details need to be added or updated as noted in the following table: Standard Sheet Latest Rev. Title Page Notes ES-1 Rev. 7/01 Flared End -Section for 12"-60" Concrete Culvert Pipes 102.01 Add T-DI-2 Rev. 3/03 Standard Precast Top Units 103.04 Add T-DI-7 Rev. 7/05 Standard Precast Top Units 103.08 Add DI-2A,213,2C 1 of 2 Rev. 7/05 Standard Curb Drop Inlet, 12"-24" Pipe: Maximum Depth (H) = 9 feet 104.03 Add (used instead of DI-3A,3B,3C) DI-2A,213,2C 2 of 2 Standard Curb Drop Inlet, 12"-24" Pipe: Maximum Depth (H) = 9 feet 104.04 Add DI-2AA, 2BB,2CC Standard Curb Drop Inlet, 12"-24" Pipe: Depth (H) = 9 -20 feet 104.05 Add DI-2D,2E,2F 1 of 2 Rev. 7/05 Standard Curb Drop Inlet, 30"-48" Pipe: Maximum Depth 3/5/2007 Cedar Meadows Page 4 of 5 (H) = 9 feet 104.06 Add DI-2D,2E,2F 2 of 2 Standard Curb Drop Inlet, 30"-48" Pipe: Maximum Depth (H) = 9 feet 104.07 Add IC-2 3 of 3 Precast Inlet and Frame Cover 105.03 OK MH-1 or MH-1A 4 of 5 Rev. 7/02 Standard Manhole Frame and Cover 106.04 106.06 OK MH-2 Precast Manhole 106.07 OK IS-1 Standard Method of Shaping Manhole & Inlet Inverts 106.08 OK PB-1 New 1/04 Installation of Pipe Culverts and Storm Sewers General Notes 107.00 OK PB-1 1 of 4 Rev. 7/05 Installation of Pipe Culverts and Storm Sewers Circular Pipe Bedding and Backfill - Method "A" 107.01 OK CD-1 Rev. 7/03 Standard Combination Underdrain (at Lower End of Cuts) 108.04 OK CD-2 Rev. 7/03 Standard Combination Underdrain (at Grade Sags and Bridge Approaches) 108.05 OK UD-4 1 of 2 Rev. 1/04 Standard Pavement Edgedrain 108.06 OK UD-4 2 of 2 Rev. 2/06 Standard Pavement Edgedrain 108.07 OK EC-1 Rev. 9/06 Culvert Outlet Protection 114.01 OK EC-2 Protective Covering Installation Criteria 114.02 OK EC-3 1 of 2 Rev. 7/05 Soil Stabilization Mat 114.03 OK CG-2 Rev. 9/06 Standard 6" Curb 201.01 Add CG-6 Rev. 9/06 Combination 6" Curb & Gutter 201.03 OK CG-9D Rev. 2/06 Standard Entrance Gutter 203.03 Add CG-11 Rev. 7/01 Method of Treatment -Connection for Street Intersections and Commercial Entrances 203.04 OK CG-12 1 of 4 Rev. 7/05 CG-12 Detectable Warning Surface General Notes 203.05 OK CG-12 2 of 4 Rev. 7/05 CG-12 Detectable Warning Surface Type A (Perpendicular) Application 203.05A OK CG-12 3 of 4 Rev. 7/05 CG-12 Detectable Warning Surface Type B (Parallel) Application 203.06 OK CG-12 4 of 4 Rev. 7/05 CG-12 Detectable Warning Surface Type C (Parallel & Perpendicular) Application 203.07 OK WP-2 New 9/06 Pavement Widening 303.02 Add for pavement widening on Route 636 GR-HDW 1 of 3 Standard Guardrail Hardware 501.01 Not required if no guardrail shown on plans GR-HDW 2 of 3 Standard Guardrail Hardware 501.02 Not required GR-2,2A 1 of 2 Rev. 7/05 Standard Blocked -Out W Beam Guardrail (Strong Post System) 501.04 Not required GR-212A 2 of 2 Rev. 9/06 Standard Blocked -Out W Beam Guardrail (Strong Post System) 501.05 Not required GR-SP 2 of 2 Rev. 2/06 Guardrail Terminal Installation Site Preparation Requirements for GR-9 501.17 Not required GR-9 Rev. 9/06 Alternate Breakaway Cable Terminal No Flare 501.18 Not required 3/5/2007 Cedar Meadows Page 5 of 5 GR-INS 6 of 8 Rev. 9/06 W Beam Guardrail Installation Criteria 501.38 Not required RFD-1 Rev. 7/04 Standard Mailbox 603.01 Add if mailboxes to be installed RFD-1 Rev. 7/04 Turnout Detail 603.02 UB-1 Utility Bedding and Protection 1401.01 OK PM-3 Typical Pavement Marking for Unsignalized Intersections 1301.88 Add MUTCD Sec. 3B.16 2003 Edition STOP Lines p. 3B-25 & 26 Add 24" line white thermoplastic MUTCD Sec. 2B.04 2003 Edition STOP Sign (R1-1) p. 2B-1, 2 OK MUTCD Sec. 2B.06, 2A.16 thru 21 2003 Edition STOP Sign Placement p. 2B-7, 9; 2A-8 thru 13 OK MUTCD Fig. 3B-21 2003 Edition Examples of Standard Arrows for Pavement Marking p.3B-32 Add TTC-4.0 WAPM May 2005 Stationary Operation on Shoulder (Notes & Figure) p.6H- 12, 13 Add for pavement widening on Route 636 TTC-18.0 WAPM May 2005 Flagging Operation on Two -Lane Road (Notes & Figure) p. 6H-40, 41 TTC-36.0 WAPM May 2005 Signing for Project Limits (Notes & Figure) p.6H-76- 77 VDOT 0647-034-223, C501 Square Tube Steel Sign Posts 16(8) OK ADS 1.31.05 Flared End Section Dwg. 6070 Use for plastic pipe end sections (see attached) LUP-OC 1/2005 Special Provision for Open Cuts See attached. Street Sign Detail See attached <<Acrobat Document.pdf>> «LUP-OC.doc>> <<StreetSignDetaiI.TIF>> Should you have any questions, do not hesitate to call me or Mr. Stephen Baluch in our Winchester Office at 540-535-1829. Lloyd A. Ingram Transportation Engineer VDOT N Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 (540)984-5611 (540) 984-5607 (fax) << ... OLE_Obj... >> 3/5/2007 4 Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 February 28, 2007 Greenway Engineering Attn: Brett Kelly 151 Windy Hill Lane Winchester, VA 22602 RE: Cedar Meadows Subdivision Design Plan Review Dear Mr. Kelly: I have had the opportunity to review the Subdivision Design Plan (SDP) for Cedar Meadows, submitted to this office on January 18, 2007. Please address the following comments, questions, or concerns: 1. On Sheet 3 of 36-L4, regarding the community center and trails, walking trails location and detail should be shown on this plan. The community center of this development is a required recreational amenity and the site plan for the center will need to be approved before final platting of this subdivision. 2. On Sheet 3 of 36-L4, please show the location of the lake on the property. 3. On Sheet 12 of 36-L4, regarding crosswalks, you need to provide a crosswalk for access to the sidewalks across the front of the property along White Oak Road. Ramps will also be required on both sides of the entrance into Cedar Meadows for handicapped access to the sidewalks on White Oak Road. 4. On Sheet 12 of 36-L4, street lights should be shown at all road intersections and a street sign is required at the intersection of Bleeding Heart Drive (proposed) and Periwinkle Place (proposed). 5. On Sheet 12 of 36-L4, regarding Building Restriction Lines (BRLs) for lots fronting Periwinkle Place (proposed), these lots are considered corner lots and require a 20 foot BRL off of Periwinkle Place in addition to the 20 foot BRLs already provided on the cross streets. 6. On Sheet 12 of 36-L4, the access entrance to the required community center should be shown on this plan 7. On Sheet 12 of 36-L4, please be sure to obtain a comment from Fire and Rescue regarding the gravel access road shown on this sheet. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Brett Kelly Re: Cedar Meadows Subdivision February 28, 2007 Page 2 8. On Sheet 13 of 36-L4, street lights should be shown at all road intersections and a street sign is required at the actual intersection of Trumpet Vine Drive (proposed) and Fireweed Drive (proposed). Currently this page of the plans shows the street sign on Trumpet Vine. 9. On sheets 19 through 25 of 36-L4, regarding VDOT inspections, VDOT will not inspect private roads to ensure they are built to state standards; therefore, mention of the VDOT inspector should be changed to reference a third party engineer who will be required to certify that the roads are built to state standards and provide as-builts to the County. 10. On Sheets 19 through 25 of 36-L4, the sidewalks appear to be located partially within the designated 40 foot right-of-way. Please clarify. 11. On sheet L2 of L4, regarding the road efficiency buffer, White Pines (Pinus Strobus) are an undesirable screening tree. Please use an alternative evergreen such as the Leyland Cypress. Also, Red Maples, Sugar Maples, Dogwoods and Crabapples are not a permitted screening tree; however, it appears that they are intended to be in addition to the road efficiency buffer. Please verify. 12. On sheet L2 of L4, there are two holes in the road efficiency buffer which need to be filled. 13. On sheet L3 of L4, regarding proposed lot plantings, remaining lot plantings must be shown on the Subdivision Design Plan submitted and should not be left for inclusion on the park plan. According to my calculations, each lot will have three trees and eleven shrubs. Therefore, an excess of 556 shrubs and 278 trees (834 total plantings) need to be planted elsewhere within this SDP. Additional street trees/shrubs and additional trees in the Road Efficiency Buffer may count towards the additional required plantings. Please address the above comments and resubmit. I have enclosed a marked copy of the plans to assist with the revisions. If you have any questions, please feel free to call, 540-665- 5651. Sincerely, Lauren E. rem4', nspector LEK/bad Attachment cc: Cedar Meadows Development, LLC, c/o Beverly Shoemaker, PO Box 480 Stephens City VA 22655 APPLICATION AND CHECKLIST SUBDIVISION FREDERICK COUNTY VIRGINIA Applicant/Agent: Greenway Engineering Address: 151 Windy Hill Lane Winchester, VA 22602 Phone: 540-662-4185 Owners Name: Cedar Meadows Development, L.L.C. Address: P.O. Box 480 Stephens City, VA 22655 Phone: 540-869-1800 Please list names of all owners, principals and/or majority stockholders: Cedar Meadows Development, L.L.C. Contact Person: Beverley Shoemaker Phone: 540-869-1800 NAME OF SUBDIVISION: Cedar Meadows Number of Lots: 129 Total Acreage 30.6 Property Location: On White Oak Road (Route 636), approximately 2600' south of intersection with Tasker Road (Route 642) (Give State Rt. #, name, distance and direction from intersection) Magisterial District Opequon Property Identification Number (PIN) Property zoning and present use: RP 75-A-106 107 114 115 & 116 also 86-A-153 (Parent Tract) Adjoining property zoning and use: RA, RP, Has a Master Development Plan been submitted for this project? X Yes No If yes, has the final MDP been approved by the Board of Supervisors? X Yes No What was the Master Development Plan title? Cedar Meadows Master Development Plan Does the plat contain any changes from the approved MDP? Yes X No If yes, specify what changes: Minimum Lot Size (smallest lot) 3,750 square feet Number and types of housing units in this development: 129 Single Family Small Lot I have read the material included in this package and understand what is required by the Frederick County Planning Department. I also understand that all required material will be complete prior to the submission of my site plan. Signature - Date: Cedar Meadows Master Development Plan Adjoining Property Owners Adjoining Property: PARCEL ID NUMBER USE ZONING 75-((A))-108 Residential RA 75-((A))-109 Residential RA 75-((A))-110A Residential RA 75-((A))-111 Residential RA 75-((A))-112 Residential RA 75-((A))-113 Agricultural RA 75-((A))- 1 13A Residential RA 75-((A))-117 Residential RP 75-((A))- 1 17A Regional Park RA 75M-((3))-3-143 Residential RP 75M-((3))-3-144 Residential RP 75M-((3))-3-145 Residential RP 86-((A))-151 Residential RA 86-((A))-152 Residential RA 86-((A))-154 Residential RA 86-((A))-155 Agricultural RA 86-((A))-155A Residential RA Project #4074/Adjoining Owners 10-6-06 REQUEST FOR CONDITIONAL SUBDIVISION COMMENTS Frederick County Department of Planning & Development Attn: Marcus Lemasters, Mapping & Graphics Manager 107 North Kent Street Winchester, Va. 22601 (540)665-5651 The Mapping & Graphics 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, address and phone number: Greenway Engineering 151 Windy Hill Lane, Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Cedar Meadows Subdivision Application Location: On White Oak Road (Route 636), approximately 2600' south of intersection with Tasker Road (Route 642) Mapping & Graphics Manager Comments: Communication Center Supervisor's Comments: GREENWAY ENGINEERING 151 Windy Hill Lane Founded in 1971 Winchester, Virginia 22602 TRANSMITTAL Project Name: Cedar Meadows File No: 4074 Date: Wed, Jan 17, 2007 To: Frederick County Planning 107 North Kent Street Winchester, VA 22601 From: Brett Kelly/jk Attn: Candice Perkins GREENWAY ENGINEERING Copied Phone: 540-662-4185 Fax: 540-722-9528 Delivery: ❑ Fed Ex ❑ U.S. Mail Fv-1 Courier ❑ Pick Up Other ❑ Urgent ® For Your Review ❑ As You Requested ® Please Comment Message Please find attached the following: 1 application checklist for Subdivision 1 list of adjoining property owners 1 request for conditional subdivision comments 2 copies of the subdivision design plan 1 application fee check in the amount of $15,400.00 If you have any questions, please feel free to contact our office. Thank you. Hand Delivery and Pick Ups Only: Received by: Date: Please Print Name: Document Approval Form PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE INITIAL AND PROVIDE THE DATE AND TIME OF YOUR APPROVAL. IF THIS DOCUMENT DOES NOT MEET YOUR APPROVAL PLEASE PROVIDE COMMENTS AS TO WHAT YO U WO ULD LIKE TO HA VE COMPLETED. INITIALS DATE & TIME C Bernie A�ar Susan Eric Mike Kevin John Lauren COMMENTS: Received by Clerical Staff (Date & Time): U:\Pam\Common\Document Approval Form.wpd 7SUBDTVISTON #01-07 CEDAR MEADOW'. Opequon 129 LOTS 30.6 ACRES