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04-13 Fieldstone II, 3 and 4 Red Bud 123 Lots 22.56 Acres Phase 3 - Backfile
NOTES RECEIPT DATE —'T �' NO. 533331 RECEIVED FROMv'`.;v %•' + ��� d FOR J Y ACCOUNT HOW PA1p - AMT. OFJ ACCOUNT .CASH AMT. .PAID I: ',{ .., CHECK k BALANCE . ' MONEY,,DUE ©2001 FmFam ® 8L818 ACCOUNT _ NOW PAID AMT. OF ACCOUNT CASH AMT. PAID C9-lECIt BALANCE MONEY - DUE aRDER O v ULMI/, I■ .a -.�1 �� ... DATE f w 3ECEIV�� (Sy CL ll�te}� oo� �a`*� Q c" !:j c1 D FOR REN ✓' DFOR O O _ ACCOUNT CASH U °� (1- CHECK ro FROM _ c> PAYMENT LI V)0 MONEY ORDER BAL. DUE CCRED CARDIT BY W I I BY 2001 REPIFORM 8L818 O t3 No.958553 m YN �S boo 0e -t�'��� DOLLARS s 5 - (,A))- Ito 5 �- , .kC�/TajO, ��•-,�i 7:�l. SUBDIVISION CHECKLIST 1. Comment sheets from the following agencies, along with any marked copies of the plan:: y VDOT City of Winchester ✓ GIS Sanitation Authority Health Department Inspections Department Parks & Recreation ✓ Fire Marshall ✓ County Engineer 2. One copy of the subdivision application TRACKING SHEET `/ A lication received To be filled in if an MDP is associated with this subdivision MDP # 03 Approved by BOS: Admin. Approval: ( �A 5 PP /3 Fee paid ( S / ` D Y Information entered in D-base and Reference Manual Sob Los, n 1 „Application Action Summary updated rp � 4 a j 5 l 5 Plat(s) signed by Subdivision Administrator �5 3( Ls Approval letter to applicant/copy to file & cc's ►i.w Sys ID # Copy of final subdivision plat(s) [with signatures] made and given to GIS for structure numbering assignment Updated D-base and Reference Manual Application Action Summary updated Final plat(s) submitted with review agency signatures along with: Recorded Deed of Dedication Bond estimate (if required) S. 01 V Mid 'i fl�U�►t i (i5 jj ► L.urL� n l C► ISM I -tCtl I) (r b i 11 Cp COMMONWEALTH OF VIRGIN/A y I us ' Qy . U AN A M ETF f fJ A>J ; (1nC�nCL ►n CITY / COUNTY OF rk2fft'f TO WIT-i3y ; �, � q v ,rc� ,r.►c, Czr a te46 � THE FOREGOING OWNER'S CERTIFICATE WAS ACKNOWLEDGED .` A r � �t�1CL BEFORE ME THIS DAY OF 20 1IO p Iblic ; Notary BY �- L common7049898 31, 2018 Q Tres Dec Lj�BYMy omm►ssion Exp MY COMMISSION EXPIRES JA CU aC,31, 20-LL. I Ll Lfil"e- REGIS7RATION No. 10 g G (Qe1 k NOTARY PUBLIC NOTE. PARENT TAX PARCEL IDENTIFICATION ARCADIA COMMUNITIES, L.L.C. T.M. 55—A-181 10.4763 ACRES ZONE.- RP USE.- VACANT SURVEYOR'S CERTIFICATE l HEREBY CERTIFY THAT THE LAND CONTAINED IN THIS FINAL SUBDIVISION PLAT IS A PORTION OF THE LAND CONVEYED TO ARCADIA COMMUNITIES, INC. BY DEED DATED DECEMBER 6, 2012 OF RECORD IN THE FREDERICK COUNTY CIRCUIT COURT CLERK'S OFFICE AS INSTRUMENT No. 120013743. ARCADIA COMMUNITIES, INC. WAS SUBSEQUENTLY CONVERTED INTO ARCADIA COMMUNITIES, L.L.C. AS EVIDENCED BY A NOTIFICATION OF CONVERSION FROM CORPORATION TO LIMITED LIABILITY COMPANY DATED OCTOBER 19, 2015 OF RECORD IN SAID CLERK'S OMCE AS INSTRUMENT No. 150010366. RICHARD A. EDENS, L. S. APPROVALS. }�P �p,LTH OF FREDERICK COUNTY SANITATION AUTHORITY DATE22 Ar /9Al16- VIRGINIA DE TMENT OF TRA SPORTATION DATE RI D A. EDENS `> Lic. No. 2550 FREDERICK COUNTY SUBDIWS/ON ADMINISTRATOR DATE GREENWAY ENGINEERING, INC. s UR 151 Windy Hill Lane ,NOV Engineers Winchester, Virginia 22602 Surveyors 2160A SHEET 1 OF 18 Telephone: (540) 662-4185 FAX. (540) 722-9528 SURD 16-01 Founded in 1971 www.greenwayeng.com �'ov r mw 6U-169 SHEET INDEX T.M. 55 A-165 MERIDIAN OF PLAT 1 = COVER VALLEY MILL FARM, L.C. INST. No. 040006449 2 = INDEX MAP INST. No. 010001362 3 = LEGEND AND NOTES ZONE- RA 4 AND 5 = LINE, CURVE AND USE RESIDENTIAL EASEMENT DATA 6 7HRU 10 = DRAINAGE AND UTILITY ��sT, o�NyO?gyp EASEMENTS 11 = LOTS 103 7HRU 111 FOUND o S RFS�D N�q 13 = LOTS 124 7HRU 136 v S �/L4�NT 14 = LOTS 137 7HRU 143 Q ?�` 15 = LOTS 144 7HRU 150 150 ?9 �`�' N, 16 = LOTS 151 7HRU 158 W 149 `i 6� 17 = LOTS 159 7HRU 167 0 118 = LOTS 168 7HRU 179 14 146 144 125 1 1 I 124 I r--- L �N 158 156 155 SECT/ON 2 PHASE 4 10.4763 ACRES 84 151 152 151 v Q o ° KELLER COURT (PRIMATE) 12f �v��o oo ao N IRF - N 06'21'43 E — 446.95, OPEN SPACEto Cinn PHASE 2 �► o`°"''�`o o 150 0 75 150 98 RFORID �T. GRAPHIC SCALE (IN FEET) 97 HAVE FINAL SUBDIVISION PLAT FIELDS TONE V V IRF SECTION TWO — PHASE FOUR RED BUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, WRGINIA SCALE: 1" = 150' DATE: JANUARY 13, 2016 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 L3 °° s0 PHASE 3 OPEN SPACE �o heh� N p O 000 O cV N NNN N I SEQ=A DRIVE N N NNNN N N W 0 PHASE f OPEN SPACE XLTH OF � r owe�. RI HARD A. EDENS a Lic. No. 2550 2160A SHEET 2 OF 18 SUBD 16-01 r PHASE 4 AREA SUMMARY AREA IN LOTS = 6.0336 ACRES AREA IN OPEN SPACE = + 4.4427 ACRES PHASE 4 TOTAL AREA = 10.4763 ACRES LEGEND MINIMUM SEMCK R nri/RFiuFnirs o = DENOTES 112"IRON LOT TYPE.- TOWNHOUSE WITH GARAGE REBAR & CAP SET (UNLESS OTHERWISE NOTED) FROM PUBLIC OR PRIVATE ROADWAY = 25 FEET o IRF = 112" IRON REBAR FOUND BRL = BUILDING RESTRICTION LINE PER ZONING ORDINANCE • = POINT (UNMONUMENTED) R/W = RIGHT OF WAY SF = SQUARE FEET FROM OFF—STREET PARKING LOT = 15 FEET END UNIT SIDE YARD = 10 FEET REAR YARD = 20 FEET DRAINAGE EASEMENT HEREBY DEDICATED (EASEMENT LINES E1 — Ell AND E47 — E49) = WATER LINE AND SANITARY SEWER EASEMENT HEREBY DEDICATED (EASEMENT LINES E12 — E46) F-1 = INGRESS EGRESS EASEMENT HEREBY ESTABLISHED (NO HATCHING) (EASEMENT LINES E50 — E73 AND EASEMENT CURVES EC 1 — EC7) 1. THE BOUNDARY INFORMATION SHOWN HEREON IS BASED ON A CURRENT FIELD SURVEY BY THIS FIRM. 2. NO 777LE REPORT FURNISHED. EASEMENTS MAY EXIST WHICH ARE NOT SHOWN. J. THE PROPERTY SHOWN HEREON LIES ENTIRELY WITHIN FLOOD ZONE X, AREAS DETERMINED TO BE OUTSIDE THE 0.2Z ANNUAL CHANCE FLOODPLAIN, PER N.F.I.P. FLOOD INSURANCE RATE MAP No. 51069CO240D DATED SEPTEMBER 2, 2009. 4. THE ADJACENT PROPERTY SHOWN ON THIS PLAT AS FIELDSTONE — SECTION TWO — PHASE THREE, INCLUDING THE ADJACENT SEGMENT OF HIGHCLIFFE DRIVE, AS WELL AS CERTAIN EASEMENTS LYING WITHIN THE BOUNDS OF THE LAND HEREIN SUBDIVIDED, IS BASED ON A PLAT ENTITLED "RNAL SUBDIVISION PLAT — FIELDSTONE — SECTION TWO — PHASE THREE, " DATED OCTOBER 1, 2014, PREVIOUSLY PREPARED BY THIS OFFICE AND NOW A MATTER OF RECORD AS INSTRUMENT No. 150004415. FINAL SUBDIVISION PLAT FIELDS TONE SECTION TWO — PHASE FOUR RED BUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, WRGINIA SCALE: N/A DATE: JANUARY 13, 2016 GREENWAY ENGINEERING, INC. 151 Windy Hill Lane 0007 Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX: (540) 722-9528 Founded in 1971 www.greenwayeng.com �LTH 0�'' D t � �C� RICHM A. EDENS Lic. No. 2550 s UR _ 2160A SHEET 3 OF 18 SUBD 16-01 CURVE DATA CURVE RADIUS ARC LENGTH DELTA ANGLE TANGENT CHORD BEARING CHORD LENGTH C 1 55.00' 83.49' 86'58'30" 52.17' N 6937'58" W 75.70' C2 50.00, 31.87' 36'31 '22" 16.50' S 85'08'27" W 31.34' C3 328.00' 40.59' 0705'25" 20.32' N 80'08'34" W 40.56' C4 75.00' 61.04' 463759" 32.33' N 60'22'17" W 59.37' C5 75.00' 122.09' 93' 15'59 " 79.40' N 83'41 ' 17" W 109.05' C6 75.00' 61.04' 46'3759" 32.33' S 725943" W 59.37' C7 528.00' 29.27' 03' 1O'34" 14.64' N 85' 1634" W 29.26' C8 173.00' 1 29.01 ' 1 093626" 14.54' N 79 36' 11 " W 28.97' C9 173.00' 22.08' OT 18'46" 11.06' N 71'08'35" W 22.07' C 10 173.00' 7.15' 02'22'08" 3.58' N 66' 18'07" W 7.15' EASEMENT CURVE DATA CURVE RADIUS ARC LENGTH DELTA ANGLE TANGENT CHORD BEARING CHORD LENGTH EC 1 40.00' 28.39' 40'40'21 " 14.83' N 424528" E 27.80' EC2 14.50' 19.20' 75 53'00" 11.30' S 313747" E 17.83' EC3 17.00' 14.47' 48'45'19" 7.70' S 36'30'29" W 14.03' EC4 123.50' 21.98' 10' 11 '56" 11. 02' 1 S 1 T 13'48" W 21. 95' EC5 17.00' 19.57' 6556'41 " 11.03' N O7*37'19" W 18.50' EC6 13.00' 5.46' 24'03'10" 2.77' N 28'34'04" W 5.42' EC7 40.00' 33.31 ' 47'4248" 17.69' S 263648" E 32.36' LINE DATA LINE BEARING DISTANCE L 1 N 542555" E 71.79' L2 N 62'30'47" W 199.26' L3 S 63'51 '17" W 36.07' L4 N 83'41 '17" W 165.42' L5 N 83'41'17" W 63.52' L6 S 7534'03" E 37.33' L7 S 7534'03" E 22.00' L8 S 75'34'03" E 22.00' L9 S 75'34'03" E 22.00' L 10 S 75'34'03" E 22.00' L 11 S 75'34'03" E 22.00' L 12 S 7534'03" E 37.33' L 13 S 24'5257" W 25.00' L 14 N 84 2424" W 8.53' L 15 S 84 2424" E 21.83' FINAL SUBDIVISION PLAT FIELDSTONE SECTION TWO - PHASE FOUR RED BUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, WRGIN/A SCALE: N/A DATE: JANUARY 13, 2016 GREENWAY ENGINEERING, INC. 151 Windy Hill Lane '�**v Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX (540) 722-9528 Founded in 1971 www.greenwayeng.com �4*,j 113H OF r RI HARD A. EDENS Lic. No. 2550 2160A SHEET 4 OF 18 SUBD 16-01 EASEMENT LINE DATA LINE BEARING DISTANCE El N 37*58'17" W 106.30' E2 N 06' 18'43" E 212.40' E3 N 875728" E 150.03' E4 N 38'05'32" E 66.19' E5 N 05'35'36" E 88.14' E6 S 842424" E 20.00' E7 S 05'3536" W 93.96' E8 S 38'05'32" W 81.32' E9 S 875728" W 142.05' E10 S 06'18'43" W 186.98' Ell S 3758'17" E 126.36' E12 N 06' 18'43" E 413.34' E13 S 83'41 ' 17" E 10.00' E14 N 06' 18'43" E 10.00' E15 S 83'41 '17" E 20.00' E16 S 06'18'43" W 115.72' E17 S 84'2424" E 568.20' E18 S 05'35'36" W 10.00' E19 S 84'2424" E 31.34' E20 S 65'07'03" E 7.12' E21 N 24'5257" E 10.00' E22 S 65'07'03" E 129.03' E23 S 245257" W 10.00' E24 S 65'07'03" E 34.39' E25 S 2729' 13" W 20.02' E26 N 65'07'03" W 143.41 ' E27 S 27'29' 13" W 363.56' E28 N 06' 1843" E 19.98' E29 S 83'41 ' 17" E 10.75' E30 N 06' 18'43" E 20.00' E31 N 83'41 ' 17" W 10.75' E32 N 06' 1843" E 237.64' E33 S 84'2424 " E 5.32' E34 S 05'35'36" W 12.66' E35 S 842424" E 20.00' E36 N 05'3536" E 12.66' E37 S 84'2424" E 349.35' F4SEMENT LINE DATA LINE BEARING DISTANCE E38 S 05'3536" W 29.25' E39 S 84'2424" E 20.00' E40 N 05'3536" E 29.25' E41 S 8472424 " E 194.09' E42 S 2729'13" W 187.21 ' E43 N 62'30'47" W 11.50' E44 S 2729' 13" W 20.00' E45 S 62'30'47" E 11.50' E46 S 2729' 13" W 152.4 1' E47 N 2729' 13" E 162.4 1' E48 S 62'30'47" E 20.00' E49 S 2729' 13" W 162.4 1' E50 N 22'25' 17" E 5.66' E51 N 06' 18'43" E 6.00' E52 N 06' 1843" E 6.00' E53 S 83'41 ' 17" E 46.50' E54 S 06' 18'43" W 80.68' E55 S 69'34' 17" E 3.85' E56 S 84'2424 0 E 10.00' E57 S 84'2424" E 10.00' E58 S 84'2424" E 9.68' E59 S 65'07'03" E 2.92' E60 S 24'5257" W 60.00' E61 N 65'07'03" W 123.48' E62 S 60'53'09" W 3.24' E63 S 2729'13" W 10.00' E64 S 2729' 13" W 5.00' E65 N 29'5523" E 11.76' E66 N 2729' 13" E 10.00' E67 N 2521 01 " E 22.75' E68 N 84 2424" W 109.67' E69 N 84'2424" W 58.30' E70 N 84 2424" W 148.34' E71 S 06' 18'43" W 18.30' E72 I S 04'45'53" W 18.52' E73 S 06' 18'43" W 13.32' FINAL SUBDIVISION PLAT FIELDSTONE SECTION TWO - PHASE FOUR RED BUD MAGISTERIAL DISMICT, FREDERICK COUNTY, WRGIN14 SCALE: N/A DATE: JANUARY 13, 2016 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 �4,j; ,LTH OF U HOD A. EDENS a Lie. No. 2550 1 216OA SHEET 5 OF 181 SUBD 16-01 LOT 1 LOT 1 LOT I LOT I LOT 112 VAR14BLE WIDTH WATER LINE LU AND SANITARY SEWER EASEMENT LOT 113 io LOT 114 LOT 115 LOT 116 o IRF L I OPEN SPACE L5 - 120"DRAINAGE WATER LJNE EASEMENT SEE NOTE 4 EASEMENT ENT SEE NOTE 4 SEE SHEET 7 C C4 ........... OPEN SPACE E35 E3 720' DRAINAGE EASEMENT 1. 92' LOT 123 LOT 122 LOT 121 o LOT 120 LU LOT 119 LOT 118 1. 92' LOT 117 20' DRAINAGE EASEMENT ........... E29 OPEN SPACE L4 C5 ARC = 45.94' -ILARC = 45.94' ARC = JO.27' C¢ ' L5 HIGHOLIFFE DRIVE 4.09' VARIABLE WIDTH RIW (PUBLIC) SEE NOTE 4 FINAL SUBDIVISION PLAT FIELDS TONE m 40 0 40 GRAPHIC SCALE (IN FEET) SECTION TWO — PHASE FOUR RED BUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, WRGINIA SCALE: I" = 40' 1 DATE: JANUARY 13, 2016 GREENWAY ENGINEERING, mc. 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX: (540) 722-9528 Founded in 1971 www.greenwayeng.com p LTH OF k' RICHM A. ENS Lic. No. 2550 2160A SHEET 6 OF 18 SURD 16-01 SEE SHEET 8 MERIDIA04000OF PLAT 6449 INST. No. CJQ W O LOT 133 LOT 132 LOT 131 VARIABLE WIDTH WATER LINE AND SANITARY SEWER EASEMENT LOT 130 �^ E7 5.00' r-- r t D 20 RAINAGE LOT 129 5.00 EASEMENT LOT 128 LOT 127 LOT 126 LOT 125 LOT 124 ...................... 30.00' W LOT 155 LOT 154 LOT 153 LOT 152 LOT 151 .::.F .F VW LLJ �? o T. W (n tt ►h .1 I W•: I;`. . ,•I' o . is •. VARIABLE WIDTH WATER LINE E36 : AND SANITARY SEWER EASEMENT .............................. ................................ . - - ........... .......tz ... E16----- --' :..........:.::.:.....::E34- W --- :.: "�. .. E32 �:.: . ........... .. LA W -- :Y:.. ' :.�:' .................................................. . .... 7 : '. ..:"..:.:':.::.':.':... . '.... ....... �.. �.............. .:. y... A...'..l s.. LAJ ::::::: r.::::::::::'::'::':::'::::.: LLER COURT : E2 :.. ::::.:.............................:.::. PRIVATE :' :::':::;::::::::;:;:': .................. �.. h E13� I....:.::.:.::.:'::;.:':::::'::::;:::::::':�::::::'::::':::::::::::'::':::':::::':::::::'::::;:'::'::'::E12............'..... .... 0 A 0 A 0 A 0 ^ 0 A 0 A 0 A O O O O O O O 40 0 40 GRAPHIC SCALE (IN FEET) FINAL SUBDIVISION PLAT FIELDSTONE SECTION TWO — PHASE FOUR RED BUD MAGISTERIAL DISTRICT, MEDERICK COUNTY, WRGIN14 SCALE: 1" = 40' DATE: JANUARY 13, 2016 etN GREENWAY ENGINEERING, INC. 151 Windy Hill Lane Engineers Winchester, Virginia 22602 00 Surveyors Telephone: (540) 662-4185 FAX (540) 722-9528 Founded in 1971 www.greenwayeng.com 0 r t, RICHARD A. EDENS Lie. No. 2550 s UR _ v��o� 2160A SHEET 7 OF 16 SUBD 16-01 MERIDIAN OF PLAT INST. No. 040006449 oCL ca �o h�^oZ5 NQ �Z� y Flo) 0 LOT 145 LOT 144 E21 E20 OPEN SPACE IT 143 IT 142 1T 141 LOT 140 IT 1 IT 1 IT 1 OPEN SPACE LOT 136 VARIABLE WIDTH WATER LINE AND SANITARY SEWER EASEMENT LOT 135 T1 T1 40 0 40 GRAPHIC SCALE (IN FEET) FINAL SUBDIVISION PLAT FIELDSTONE SEE SHEET 9 i A, O E18::::;:::: :........ ....................... W C I a � I 3LLj � I Q 3 i W LAJ C)c i 4 :.':: � i i LU .... m :::::..............:.:: SEE SHEET 7 SECTION TWO — PHASE FOUR RED BUD MAGISTERIAL DISTRICT, MEDERICK COUNTY, WRGINM SCALE: 1" = 40' T DATE: JANUARY 13, 2016 /j7\ GREENWAY ENGINEERING, INC. 151 Windy Hill Lane %N*V4 Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX: (540) 722-9528 Founded in 1971 www.greenwayeng.com t E40 LOT 158 LOT 157 LOT 156 RIICM A. EDENS >- Lic. No. 2550 SURD_ 2160A SHEET 8 OF 18 SUBD 16-01 N T.M. 55-A-165 VALLEY MILL FARM, L.C. MERIDIAN OF PLAT INST. No. 01000I J62 INST. No. 040006449 ZONE: RA USE RESIDENTIAL STONE TyF SS FOUND NsT, 41o�Ny0?"0 IlseZON o60 0 IFS/pF� SPA s��i •9 4 OPEN SPACE ??sss� • �:; !y \ LOT150 AND V N/ABLE 11�/D ................ " , LOT 149 LOT 148 LOT 147 Q LOT 146 2 _ LOT 145 LOT 144 E21 E20 OPEN SPACE VARIABLE WIDTH WATER LINE AND SANITARY SEWER EASEMENT LOT 143 LOT 142 40 0 40 iii GRAPHIC SCALE (IN FEET) FINAL SUBDIVISION PLAT FIELDSTONE EMENT i i i 0,...... i i i ............... � o W q�FJ ::.../!�F .....: _ E18 tAJ r .30.00 i OPEN SPACE w•:::•:::•:::•::•::•::•::•::•::•: i W ::::•:::::• i ............... i SEE SHEET 8 SECTION TWO — PHASE FOUR RED BUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, WRGIN14 SCALE: 1" = 40' DATE: JANUARY 13, 2016 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 fr-4111 TOFL r RICHOD A. EDENS a Lic. No. 2550 - a3- \lD 1�4L) 43* UR _ 2160A SHEET 9 OF 18 SUBD 16-01 SEE SHEET' 9 OPEN SPACE i LOT 169 i o0 �z N :::.::................ LOT 170 o T LOT 159 - - ��� -- t LOT 171 LOT 160- - Q LOT 172 LOT 161 a :.::. VARIABLE WIDTH WATER LINE AND �.. SANITARY SEWER EASEMENT LOT 173 LOT 162 E43 OPEN SPACE E44 OPEN SPACE ;a :::::: :.....::.::.::•::•::. LOT 174 E45 K'................ .. : : LOT 163:` ::::::::: 20' DRA/NAGS EASEMENT `..� ::::: .. LOT 175 LOT 164 1.92' 7. Y: LOT 176 LOT 165 �• :W:: LOT 177 .. LOT 166 - ::: ; .::.:.:.:.::.:..: - - LOT 178 - - VARIABLE WIDTH WATER LINE AND LOT 167 SANITARY SEWER EASEMENT 20' DRAINAGE EASEMENT LOT 179 L; OPEN SPACE -- i i � FIELDSTONE 0 f oWATER/SEWER C1 `° °' LOT 180 SECTION TWO p • EASEMENT PHASE THREE /o SEE NOTE 4 - - SEE NOTE 4 HIGHCLIFFE DRIVE VARIABLE WIDTH R, (PUBLIC) LOT 181 WN W� SEE NOTE 4 - - Q 20' DRAN GE 0 a 40 0 40 EASENT SEE NOTE 4 / � 4 �.. GRAPHIC SCALE (1N FEET) FINAL SUBDIVISION PLAT�ALTH FIELDSTONE SECTION TWO — PHASE FOUR RED BUD MAGISTERML DISTRICT, FREDERICK COUNTY, WRGIN/A RICHM A. EDENS y SCALE: 1" = 40' DATE: JANUARY 13, 2016 Lic. No. 2550 /J7N GREENWAY ENGINEERING, INC. i - \3 U o 151 Windy Hill Lane �� S v�� 1%%vw Engineers Winchester, Virginia 22602 UR Surveyors Telephone: (540) 662-4185 FAX: (540) 722-9528 2160A SHEET 10 OF 18 Founded in 1971 www.greenwayeng.com SUBD 16-01 2� ze �a a W N p O In W 2 °00 L4 �ZV pj In3y2 ~ LMw c, 2 Cn h H �a IRF �o IO 2� S I LOT 105 - 264o SF I o N S 83'41 '17" E - 120.00' LOT 106 - 2640 SF N is 83'41'17" E - 120.06 oILOT 107-4480SFImo t j N L 10' BRL N 83'41'17" W - 120.00' 1 S 83'41'17" E - 120.00' 10' BRL m LOT 108 - 4480 SF m N (S 83 41 '17" E - 120.00'I N I LOT 109 ,, 264o sF i S 83'41'17" E - 120.00'I LOT 110 - 2640 SF IS &F407" E - 120.00'1 T.M. 55 A-165C KATHERINE M. MCHALE, WIDOW 9 959 PG 1851 & DB 948 PG 567 ZONE.- R4 USE AGRICULTURAL S 84'24'31 " E - 1,005.84' WW" 12.01' E53 46.50' 66 0% WW Lq may m I LOT 111 - 448o sF Imo o � N L 10' BRL N 83'41'17" W — 120.00' 46.00' OPEN SPACE E55 B/SCANE COURT (PRIME) E70 W OPEN SPACE LOT 123 LOT 122 LOT 121 o a LOT 112 40 0 40 GRAPHIC SCALE (IN FEET) FINAL SUBDIVISION PLAT FIELDS TONE SECTION TWO - PHASE FOUR RED BUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, WGINIA SCALE: 1" = 40' 1 DATE: JANUARY 13, 2016 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 TH OFA RICNARD A. EDENS a Lie. No. 2550 2160A SHEET 11 OF 18 SUBD 16-01 F PLAT MERIDIAN 040006 49 INST. No. 1 � LOT 90 LOT 91 IRF W� 0 ;^ m 3 � v � z o Q Z 1i. U a. t ILC 2 jV �3LU )�0, re _N LOT g6 SOT 94 LOT 95 A92T 93T.M. 55G-5-2-102A FIELDSTONE TOWNHOME ASSOCIATION, INCOPEN SPACE-SEC77ON TWO - PHASE TWO N 0618'43" E INST. No. 080001436 140.66' (TOTAL) ZONE. RP USE. OPEN SPACE N 06'21 '43" E - 446.95' 37.33' 22.00' 22.00' 22.00'� 37.33' - 20' BRL 20' BRL tc o y O A I� m 2 �u to l 2 2 tu 2 to 2 m W iC o tpN CN 25' BRL 25' BRL E50 37.33' IV.00'1 22.00' -o-o- S L 06-18'43" W - 5.44' VARIABLE WIDTH INGRESS/EGRESS EASEMENT E73 22.00' 40 o-o N E72 I 37.33' 122.E 37.33' OPEN SPACE � o 0 1 KELLER COURT (PRIVATE) BRL ARC = 17.56' v C h .� 31 m 2 41 I 2 Lu I � o N O O /�� /��w Cn 2 20' BRL 37 M' 22.00' 40 0 40 o S 06C OPEN SPACE GRAPHIC SCALE (IN FEET) 18'43" E - 184.66' -0---0 0 22.00' 122.00' 122.00' 22.00' FINAL SUBDIVISION PLAT FIELDSTONE I o I g 37.33' � E71 25' BRL y h 20' BRL 22.00' 122.00' 122.00' I 37.33' -o 0 0--0 V - 184.66' (TOTAL) OPEN SPACE LOT 151 SECTION TWO - PHASE FOUR RED BUD MAGISTERIAL DISTRICT, FREDERICK COUNT l , WRGINIA SCALE: 1" = 40' DATE: JANUARY 13, 2016 GREENWAY ENGINEERING, INC. 151 Windy Hill Lane k407 Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX. (540) 722-9528 Founded in 1971 www.greenwayeng.com og A LQ a m W 0 q 6 -TH 0IpL f RICHARD A. EDENS a Lie. No. 2550 -\3-1" ' UR _ 2160A SHEET 12 OF 18 SURD 16-01 MERIDIAN OF PLAT Z INST. No. 04000644 �G� CJQ W 0 o � o OPEN SPACE LOT 151 LOT 152 LOT 153 LOT 154 LOT 155 LOT 156 LOT 157 LOT 158 7.51' C V 46.00' ;oIN � _N 2 $ KELLER COURT (PRIMATE) F5d E55 N 0535'36" E - 120.00' m I 10' BRL � m N I LOT 124 N 448o sF I N N 0535 36" E - 120.00 LOT 125 — 264o sF N 05'35'36" E - 120.00' 1 I LOT 126 - 264o sF I N " E - 120.00' I LOT 127 - 2640 SF V a W O N 79'33'48" W 17Z 62' TO IRF $ N 05'35'36" E - 120.00' o oN � i N I LOT 128 N 264o sF I N ova N 05'35'36" E - 120.00' (� o m LOT 129 - 448o sF m N L 10' BRL S 05'35'36_"_W - 120.00' .; o (n OPEN SPACE I N 05'35'36" E - 120.00' 10' I BRL N LOT 130 - 4480 SF N ao g ( N 05'35'36" E— 120.00' g y N LOT 131 - 264o sF N o g N 05'35'36" E — 120.00' g o� N LOT 132 - 2640 SF N II$ N � �� .N NO N 0 $ 40 0 40 N W GRAPHIC SCALE (IN FEET) N 05'3536" E — 120.00' LOT 133 - 2640 SF N 05'35'36" E - 120.00' LOT 134 N 264o SF N 05'3536" E - 120.00' $� LOT 135 N 264o SF �; I c N 05'35'36" E - 120.00' m LOT 136 — 4480 SF m N L _ 10' BRL J N S 05'35'36" W - 120.00' -- c OPEN SPACE LOT 137 —� FINAL SUBDIVISION PLAT FIELDS TONE SECTION TWO - PHASE FOUR RED BUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, WRGINIA SCALE: 1" = 40' DATE: JANUARY 13, 2016 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 (n : v a W 0 TH QF it RICHARD A. EDENS a Lic. No. 2550 �._ SUR _ 2160A SHEET 13 OF 18 SUBD 16-01 MERIDIAN OF PLAT INST. No. 040006449 LOT 158 OPEN SPACE W 46.00' WO— WWZ ��W 4� 2 6— ON I� �g O ooN 0 41� 3 N 'K 0 � � NO— m N °0 0 2 cN 64.00' iN E62 40 0 40 GRAPHIC SCALE (IN FEET) LOT 1 LOT 1 0 o LOT 1 OPEN SPACE N 05'3536" E - 120.00' m � 10BRL � m N LOT 137 — 4480 sF N IN 05'35'36" E - 120.00' I LOT 138 - 264o sF N 05'35'36" E - 120.00' LOT 139 - 264o sF N 05'35'36" E - 120.00' I LOT 140 - 264o sF I N 05'35'36- E - 120.00' 1 LOT 141 N 264o sF N 05'35'36" E - 120.00' LOT 142 - 264o sF I N 05035'36" E - 120.00' m LOT 143 N 4480 sF m N I 10' BRL I N SS 0-_ W - 120.00' OPEN SPACE LOT 144 LOT 145 LOT 146 LOT 147 FINAL SUBDIVISION PLAT FIELDSTONE SECTION TWO - PHASE FOUR RED BUD MAGISTERIAL DISTRICT, fREDERICK COMM, WRGINIA SCALE: 1" = 40' T DATE: JANUARY 13, 2016 lo 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 M LJ a W O yo fool r RICHAR A.�EDENNS Lic. No. 2550 _SUF"q 2160A SHEET 14 OF 18 SUBD 16-01 MERIDIAN OF PLAT INST. No. 040006445 h�' W O � W W O F6> is EC5 EC6 o &.4 F 1t; EC4 F rE62 64.00' rob OPEN SPACE 122�.1= m� h LOT���B� — N 44 N 4475 SF�� 118,80' m LOT2147; E - 12480, 122.50.2671 SF 14h LOT 146� E - �N ,.7E'-1181.14815• 0 ' 2649 Sr 12•571241 4SLOT�147 2�24 vqil 2650 SF LOT 14:721�; E - V 118.47• 53,2651 SF `4.1 L07- 2557•� 149 118.5,3 ., E - ' 1ti 2 2652SF LOT 1 LOT 1 LOT 1 LOT 1 E58 N 142557,•- LOT _ 118 � E.60 L 150 ti ' \ l — lo' 4498 SF `4.00' Jk S 1¢.2557; W — 100 05' OPEN SPACE ON?70 3 ZONE 40 Nr 40 0 40 GRAPHIC SCALE (IN FEET) FINAL SUBDIVISION PLAT FIELDSTONE a W O -4.00' i 4J Q h�ij ao W•� OD y ��N ' V O T.M. 55 A-165 VALLEY MILL FARM, L.C. INST. No. 010001362 ZONE. RA USE: RESIDEN 14L SECTION TWO - PHASE FOUR RED BUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, WRGINM SCALE: 1" = 40' F DATE: JANUARY 13, 2016 /tN GREENWAY ENGINEERING, mc. \�4V 151 Windy Hill Lane Engineers Winchester, Virginia Lane Surveyors Telephone: (540) 662-4185 FAX. (540) 722-9528 Founded in 1971 www.greenwayeng.com I STONE FOUND �4,,�jp,LTHo7 o r�� OV c, RI`CHM A. EDENS a Lic. No. 2550 ��d SURv��O 2160A SHEET 15 OF 18 SUBD 16-01 LOT 138 LOT 137 OPEN SPACE LOT 136 LOT 135 LOT 134 LOT 133 LOT 132 LOT 131 LOT 130 OPEN SPACE LOT 129 LOT 128 LOT 127 LOT 126 LOT 125 64.00' 46.00' I. - cc C� V I W $ N MERIDIAN OF PLAT CS�0 INST. No. 040006449 v O ,gory Vc�, O v W OPEN SPACE O S 05'35'36" W — 138.00' m 10' BRL —1 m I \ LOT 158 — 5152 SF S 05'35'36" W — 136.00' ( o LOT 157 — 3036 SF $ S 05'3536" W — 138.00' `y — � Np LOT 156 — 3036 SF $ S 05'3536" W 138.00' I `Vo LOT 155 - 3036 SF $ o S 05'3536 _ W — 138.00' No N OPEN SPACE LOT 154 — 3036 SF $ S 05'35'36 _ W — 138.00' I cNvo LOT 153 - 3036 SF I S 05'3536 _ W — 138.00' �o LOT 152 S 05'3536 : - 3036 SF $ W — 138.00' I No 2 ( m m LOT 151 - 5152 SF N 10' BRL J N N 05.35. 7 E — 1 O O N A N A � 40 0 40 GRAPHIC SCALE (IN FEET) FINAL SUBDIVISION PLAT�ALTH OFD FIELDSTONE SECTION TWO - PHASE FOUR RED BUD MAGISTERIAL DISTRICT, FREDERICK COUNT , wRGINIA RICE A. EDENS SCALE: 1" = 40' DATE: JANUARY 13, 2016 Mc. No. 2550 /tt\ GREENWAY ENGINEERING, INC.\�47 151 Tandy Hill Lane �D SURv�� Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX.- (540) 722-9528 12160A SHEET 16 OF 18 Founded in 1971 www.greenwayeng.com SUBD 16-01 U W O 0 40 0 40 iii GRAPHIC SCALE (IN FEET) (;OuR � A'q PTE) B1S cP J'i5 g9 its, N OPEN SPACE C41,2 O A nj N AO I O o � W N SIN OPEN SPACE N N W10 Z ; E62 VARY 5/EGRESS Z o EC3, IN�RE�S,SEMENT � �i EC6 > o-n $ -o EC5 / 6a OPEN SPACE S 62'30'47" E - 117.74' � f 0' BRL -] ,, LOT 159 - 5069 SF IN I S 62'30'47" E- 138.00' I $`iz LOT 160 - 3036 SFA E - 138.00' o 1 S 62'3047" I LOT 161 - 3036 SF I o 3 ; N o� I S 62'3047" E - 138.00' N NLOT 162 - 5152 SF m o N L 10' BRL_ J N N 62'30'47" W - 136.00' h OPEN SPACE S 62'30'47" E - 138.00' ow N I LOT 16J - 5152 SF I N � S 62'30'47" E - 138.00' LOT 164 - 3036 SF S 62'30'47" E - 136.00' I LOT 165 - 3036 SF S 62'30'47" E - 138.00' LOT 166 - 3o36 SF Nv S 62'30'47" E - 138.00' I. Z m LOT 167 - 5152 SF m N 1 10' BRL_ � N W O� 46.00' N � g N No3 � ti y N sW� y �2 �J ;N62-JO '47" W - 138.00' W� EN SPACE N 02'2344" E 'S 55.41' C1 o MME DRIVE\ % FINAL SUBDIVISION PLAT FIELDS TONE SECTION TWO - PHASE FOUR RED BUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, WRGINM SCALE: 1" = 40' T DATE: JANUARY 13, 2016 GREENWAY ENGINEERING, INC. 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX: (540) 722-9528 Founded in 1971 www.greenwayeng.com 46.50'— L2 Q � EC4 LOT 168 LOT 169 LOT 170 LOT 171 LOT 172 LOT 173 OPEN SPACE LOT 174 LOT 175 LOT 176 LOT 177 LOT 178 LOT 179 LOT 180 SECn0N TWO PHASE THREE SEE NOTE 4 LTH OFD o r�� RICHARD A. EDENS a Lic. No. 2550 _ SURD_ 2160A SHEET 17 OF 18 SUBD 16-01 GpNE BISAow G(fgtq EC6 �68 EC5 OPEN SPACE WI LOT 159 LOT 160 LOT 161 LOT 162 OPEN SPACE LOT 163 LOT 164 LOT 165 LOT 166 LOT 167 OPEN SPACE .c'o E62 ---1 EC3 E61 OPEN SPACE ° S 62*30'47" E - 120.00' ° N EN " I 10' BRL N( LOT 168 - 448o sF I N 0 o$ I S 62'30'47" E- 120.00' I $ o N LOT 169 - 2640 sF N °$ s sr30'4i" E - 120.00' '�°N LOT 170 - 264o sF °$ I S 62.30'47- E- 120.00' I g 3 �N SLOT 171-264osF� N� 46.00' �1 �WLU I Qc 3(SW A r— 46.50'1'-#, S 62*30'47" E - 120.00" $Q"N N I LOT 172 - 264o sF I N N o m l S 62030'47"E - 120.00' I m o N LOT 173 - 448o SF o o L 10' BRL j N N 62030'47" W - 120.00' OPEN SPACE S 62'30'47" E - 120.00' I 10' BRL M Ni LOT 174 N 4480 sF I N $ I S 62*30'47vE - 120.00' I N LOT 175 - 2640 SF N 1, S 62130'47" E - 120.00" $ I LOT 176 ,, 264o sF I N Nol I S 620.V47" E- 120.00' I g 3 LOT 177 - 2640 sF N , M i S 62@30'47" E - 120.00' o� LOT 178 - 264o sF I S N N i1 o D m l S 62*3o'47" E- 120.00' LOT 179 - 448o SF L 10' BRL J N N 44722109" W E64 N 62*30'47' W - 120.00' i 16.06' 000, Y 43 I e� W o LL2 SECTION TWO 2 O Q a W 2 �� PHASE THREE LOT 180 SEE NOTE 4 \ FINAL SUBDIVISION PLAT FIELDSTONE 2 5.00' o aW SECTION TWO - PHASE FOUR RED BUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, WRGIN14 SCALE: 1" = 40' F DATE: JANUARY 13, 2016 GREENWAY ENGINEERING, mc. 151 Windy Hill Lane Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 662-4185 FAX. (540) 722-9528 Founded in 1971 www.greenwayeng.com 40 ' 0 40 GRAPHIC SCALE (IN FEET) TH pF� o f�� RICHAARD A. EDENS a Lic. No. 2550 v� _SUR _ko� 2160A SHEET 18 OF 18 SUBD 16-01 Pi°cpai°ucl l y aiico: David C. Culbert, Esq ire (VSB No. 19777) Return to: Culbert & Sclu-nitt, PLLC 30-C Catoctin Circle, S.E. Leesburg, Virginia 20175 Consideration: N/A Tax Map #: Portion of 55-A-181 DEED OF SUBDIVISION, EASEMENT AND CONVEYANCE (Section Two — Phase Four, Fieldstone) THIS DEED OF SUBDIVISION, EASEMENT AND CONVEYANCE is made this 2-5 day of A O'i' A L , 2016, by and among ARCADIA COMMUNITIES, L.L.C., a Virginia limited liability company, successor by conversion to Arcadia Communities, Inc. ("Owner"), GRANTOR; TRSTE, INC., a Virginia corporation ("Trustee"), GRANTORS; WELLS FARGO BANK, NATIONAL ASSOCIATION, a national banking association ("Bank"), GRANTOR; the BOARD OF SUPERVISORS OF FREDERICK COUNTY, VIRGINIA, a body corporate and politic ("County"), GRANTEE; the FREDERICK COUNTY SANITATION AUTHORITY, a body corporate and politic ("Authority"), GRANTEE; and FIELDSTONE TOWNHOME ASSOCIATION, INC., a Virginia nonstock corporation ("HOA"), GRANTEE. WITNESSETH: WHEREAS, Owner is the owner of certain real property containing 10.4763 acres, more or less (the "Property"), situate in Red Bud Magisterial District, Frederick County, Virginia, as shown on the plat attached hereto and expressly incorporated herein by this reference, dated January 13, 2016, entitled "FINAL SUBDMSION PLAT FIELDSTONE SECTION TWO — PHASE FOUR RED BUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA" and prepared by Greenway Engineering, Inc. (the "Plat"), being the "Residue" parcel shown on the Final Subdivision Plat for Fieldstone Section Two — Phase Three, dated October 1, 2014, prepared by Greenway Engineering, Inc., recorded as Instrument No. 150004415 and that certain Deed of Stibclidisio -, Dedication, Easement and Conveyance dated May 4, 2015, recorded as Instrument No. 150012689, among the land records of Frederick County, Virginia, and being a portion of the land conveyed to Owner by Deed of Distribution dated December 6, 2012, recorded as Instrument No. 120013743, and by Notice of Conversion from Corporation to Limited Liability Company recorded as Instrument No. 150010366, among the aforesaid land records of Frederick County, Virginia; and WHEREAS, the Property is encumbered by that certain Supplemental Credit Line Deed of Trust with Absolute Assignment of Leases and Rents, Security Agreement and fixture filing dated October 20, 2015, recorded among the aforesaid land records as Instrument No. 150010369, from Owner to Trustee for the benefit of Bank (the "Deed of Trust'); and WHEREAS, it is the desire of Owner to subdivide the Property into lots and other property, to create and establish certain easements, to convey a portion of the Property (the Open Space) to the HOA, and to subject the lots and other property created hereby to certain covenants, conditions and restrictions; and WHEREAS, Bank and Trustee join in this instrument solely to give their consent and approval to the actions taken herein and to, as applicable, release from or subordinate to the lien of the Deed of Trust the "Open Space" and the easements herein created and established, NOW, THEREFORE, for and in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, the receipt and sufficiency of which are hereby acknowledged, Owner, with the consent and joinder of Bank and Trustee, does hereby subdivide the Property, containing 10.4763 acres, more or less, into lots and parcels to be known as "Open Space"" and Lots 103 through 179, both inclusive, Section Two — Phase Four, Fieldstone, all as shown on and in accordance with the Plat. -2- THIS DEED, l-,URT IJER Wi.'�I\Tl,:SSETI- tl4pt for and in considt�ration of the ksdezrf ises, and cht, sum of One Dollar ($1.00), cash in hand paid, the receipt and sufficiency of which are hereby acknowledged, Owner does hereby grant and convey unto County, its successors and assigns, the easements as hereinafter set forth in the respective locations as shown on the Plat and incorporated herein by reference as follows: 20' DRAINAGE EASEMENTS Easements for the purpose of installing, constructing, operating, maintaining, repairing, replacing, adding to or altering present or future storm drainage ditches, lines, or other drainage structures or facilities, plus necessary inlet structures, manholes and appurtenances for the collection of storm waters and their transmission through, across and upon the Property, said easements being more particularly bounded and described on the Plat. The above described drainage easements are subject to the following conditions: All drainage lines and appurtenant facilities which are installed in the easements shall be and remain the property of County, its successors and assigns. 2. County and its agents shall have full and free use of the easements for the purposes named, and shall have all rights and privileges reasonably necessary to the exercise of the rights granted in the easements, including the right of access to and from the easements and the right to use adjoining land where necessary; provided, however, that this right to use adjoining land shall be exercised only during periods of actual construction or maintenance, and then only to the minimum extent necessary for such construction or maintenance; and further, this right shall not be construed to allow County to erect any building or structure of a permanent nature on such adjoining land. 3. County shall have the right to trim, cut and remove trees, shrubbery, fences, structures or other obstructions or facilities in or near the easements being conveyed, deemed by it to interfere with the proper and efficient construction, operation and maintenance of said storm -3- drairiaoe lines, storm drainage facilities, and agpp rtc.nant. acilities; providect, lliiwE,,ze; `, that (_-I centy at its own expense shall restore, as nearly as possible, to their original condition all land or premises which are disturbed in any manner by the installation, construction, operation and maintenance of said storm drainage lines, storm drainage facilities, and appurtenant facilities. Such restoration shall include the backfilling of trenches, the replacement of fences and shrubbery, the reseeding or resodding of lawns or pasture areas within and outside the easements, and the replacement of structures and other facilities located outside the easements, but shall not include the replacement of structures, trees or other facilities located within the easements. 4. Owner reserves the right to make use of the easements herein granted which may not be inconsistent with the rights herein conveyed or interfere with the use of said easements by County for the purposes named; provided, however, Owner shall comply with all applicable County ordinances and regulations prior to placing any building, roadway, other structure or fence on the easements. These easements shall be perpetual and shall run with the land. These easements shall be binding upon Owner, its successors and/or assigns, and shall inure to the benefit of County, its successors and assigns. This Deed further witnesseth that for and in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, the receipt and sufficiency of which are hereby acknowledged, Owner grants and conveys, in fee simple, to County all appurtenances and facilities located within the above -described drainage easements. THIS DEED FURTHER WITNES SETH that for and in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, the receipt and sufficiency of which are hereby acknowledged, Owner does hereby grant and convey unto Authority, its successors and assigns, the -4- easi .,,mefits ss lie, e-Inaiter set forth ir, the. resppdcii f, locatioais as shown on the Plat c'.ud il)COrpoj 5acel herein by reference as follows: VARIABLE WIDTH WATER LINE AND SANITARY SEWER EASEMENTS Easements for the purpose of installing, constructing, operating, maintaining, repairing, adding to or altering and replacing one or more present or future water mains and sanitary sewer lines, including, without limitation, fire hydrants, valves, vaults, meters, building service connections and connection lines, sanitary lateral lines, manholes and other appurtenant facilities (collectively, the "Facilities"), for the transmission and distribution of water and the collection of sanitary sewer and its transmission through, upon and across the portions of the property of Owner bounded and described as "Variable Width Water Line and Sanitary Sewer Easement" (hereinafter, the "Easement Area"), as shown on the Plat subject to the following conditions: 1. All Facilities which are installed in the Easement Area shall be and remain the property of the Authority, its successors and assigns. 2. The Authority and its agents shall have full and free use of the Easement for the purposes named, and shall have all rights and privileges reasonably necessary to the exercise of the Easement, including the right of access to and from the Easement Area, and the right to use adjoining land when necessary; provided, however, that this right to use adjoining land shall be exercised only during periods of actual construction or maintenance, and then only to the minimum extent necessary for such construction and maintenance; and further, this right shall not be construed to allow the Authority to erect any building or structure of a permanent nature on such adjoining land. 3. The Authority shall have the right to trim, cut and remove trees, shrubbery, fences, structures or other obstructions in or reasonably near the Easement Area, including those existing at the time of execution of this Deed, deemed by it to interfere with the proper and efficient -5- construcli n, opef'atiori and mailiAc rai c-e o the Facilities; provided, bowever,, that the its own expense, shall restore, as nearly as possible, to their original condition all land or premises included within or adjoining the Easement Area which are disturbed in any manner by the construction, operation and maintenance of the Facilities. Such restoration shall include (i) the backfilling of trenches, (ii) repaving of asphalt, concrete, composite, and other impervious areas, (iii) the reseeding or resodding of lawns or pasture areas, and (iv) the replacement of trees, flowers, shrubbery, vegetable plants, porous/permeable paving, pavers, structures, and other obstructions located outside the Easement Area, but shall not include the replacement of trees, flowers, shrubbery, vegetable plants, porous/permeable paving, pavers, structures, or other obstructions located within the Easement Area. 4. Owner reserves the right to construct and maintain roadways over the Easement Area and to make any use of the Easement Area which may not be inconsistent with the Easement rights herein conveyed, or interfere with the use of the Easement by the Authority for the purposes named; provided, however, that Owner shall not erect any building or other structure, or install any underground facilities or utilities, or change existing ground elevation or impound any water on or within the Easement Area without obtaining the prior written approval of the Authority. In the event a use of the Easement Area by Owner is approved by the Authority, but requires the relocation of any of the Facilities or the adjustment of the depth of any of the Facilities, all costs required to accomplish such relocation or adjustment shall be paid by Owner. Owner agrees that no vegetation other than (i) grass, (ii) shrubbery, and (iii) flowers and vegetable plants with root systems that extend no more than 12 inches below the surface at maturity, may be planted in the Easement Area; provided, however, that such flowers, shrubbery and vegetable plants are planted at Owner's risk and the Authority shall have no obligation to replant such flowers, shrubbery and vegetable plants nor to compensate Owner for such vegetation in the event such vegetation is damaged or destroyed during M the of die ALithorily?-Q rights undei' kiis Easei7nvo lt. 5. At such time as any portion of the land within the Easement Area is accepted. by the Commonwealth of Virginia or any appropriate agency thereof for maintenance into the state highway system, all easement rights acquired by the Authority by this instrument in such portion of land shall cease and terminate, provided that the Commonwealth of Virginia or any appropriate agency thereof concurrently grants to the Authority all necessary permits for the continued operation, maintenance, inspection, repair and replacement of its water mains and appurtenant facilities in said location. 6. Owner covenants that it is seized of and has the right to convey said Easement, rights and privileges, that the Authority shall have quiet and peaceable possession, use and enjoyment of the Easement, rights and privileges, and that Owner shall execute such further assurances thereof as may be required. 7. In the event the Authority notifies Owner, or their successors or assigns, of a violation of the terms of this Easement and Owner does not cure such violation within thirty (30) days of such notice, the Authority may take such action as necessary to cure such violation, including ingress and egress over any portion of Owner's property deemed necessary by the Authority to access the Easement Area or to enforce the Authority's rights hereunder. All costs and expenses incurred by the Authority in exercising or enforcing its rights hereunder shall be paid or, at the Authority's election, reimbursed, by Owner, within thirty (30) days from the date Owner receives a bill or invoice from the Authority for such costs and expenses. If such costs and expenses are not paid within the thirty (30) day period referenced in the preceding sentence, all such costs and expenses shall immediately commence bearing interest at the rate of twelve percent (12%) per annum. The Authority shall have the right to enforce the terms of this Easement by any remedy available at law or in equity. -7- v, if the Authority hority is adjudlicate�. t11� pret'slltr�g p,al'ty 4ii aiay judicial p�roceedi1i. between the parties regarding enforcement of this Easement, the Authority shall be awarded its costs and expenses, including reasonable attorney fees. 9. Owner agrees that the agreements and covenants stated in this Deed are not covenants personal to Owner but are covenants running with the land which are and shall be binding upon Owner, its heirs, personal representatives, successors and assigns. THIS DEED FURTHER WITNESSETH that for and in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, the receipt and sufficiency of which are hereby acknowledged, Owner does hereby create and establish easements for ingress and egress for the use and benefit of Owner, its successors and/or assigns, in the locations designated on the Plat as "VARIABLE WIDTH INGRESS/EGRESS EASEMENT". Owner, its successors and/or assigns, shall be responsible for the construction of the applicable private roadways (to be known as Biscane Court, Keller Court and Solara Drive) within such easements. The HOA shall be responsible for the repair and maintenance, including snow removal, of the roadways within such easements. The construction, repair and maintenance of the roadways within such easements shall not be the responsibility of County, the Commonwealth of Virginia, or the Virginia Department of Transportation; however, Owner does hereby grant to County an access easement over such roadways for the purpose of ingress and egress by County emergency and police vehicles. All of these easements shall be perpetual and shall run with the land. THIS DEED FURTHER WITNES SETH that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, the receipt and sufficiency of which are hereby acknowledged, Owner does hereby grant and convey to HOA, with Special Warranty of title, the "Open Space", containing 4.4427 acres, more or less (including the private roadways located -8- thereon), st'bjei t to Will conditions, restrictions, Sights Cif 1Tdai and easomcl rats and o -1 e�' histruri ei:fts o f record, if any, legally affecting the "Open Space". THIS DEED FURTHER WITNESSETH that Owner, with the consent and joinder of Bank, Trustee, and the HOA, does hereby declare that Lots 103 through 179, Section Two — Phase Four, Fieldstone, and the "Open Space" shown on the Plat, shall be held, sold and conveyed subject to the covenants, conditions and restrictions set forth in the Declaration of Covenants, Conditions and Restrictions of Fieldstone Townhome Association, Inc., dated November 21, 2006, and recorded as Instrument Number 060022674, among the aforesaid land records, and the First Amendment to Declaration of Covenants, Conditions and Restrictions of Fieldstone Townhome Association, Inc., dated November 21, 2006, and recorded as Instrument No. 130008118, among the aforesaid land records, which covenants, conditions and restrictions are for the purpose of protecting the value and desirability of, and shall run with, the Property and be binding on all parties having any right, title or interest therein or any part thereof, their heirs, successors and assigns. THIS DEED FURTHER WITNESSETH that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, Trustee, as authorized to act by Bank, as shown by Bank's execution hereof, (i) does hereby release and discharge from the lien of the Deed of Trust that portion of the Property which is the "Open Space" (including the private roadways thereon), and (ii) does hereby consent to and subordinate the lien of the Deed of Trust to the easements created and granted herein as shown on the Plat. TO HAVE AND TO HOLD that portion of the Property which is the "Open Space" unto Owner, its successors and assigns, fully released and discharged from the lien and operation of the Deed of Trust. It is expressly understood that the release of the portion of the Property described above from the lien of the Deed of Trust and the subordination of the lien of the Deed of Trust to the easements created and granted herein as more particularly bounded and described on the Plat shall M s of '511feet 1n al-y way Ui , JJ�5r, of dv-- Dec,+J of Trasi l6_r.Yo Ely(- oth ' hand conveyed d-i rtb yj ,shod ritai previously released or released hereby or subject to said easements, and the Deed of Trust shall remain in full force and effect as to the land conveyed thereby and not previously released or released hereby, subject to said subordination. This Deed of Subdivision, Easement and Conveyance is made in accordance with the statutes made and provided in such cases, including Section 15.2-2240 et seq. and Section 15.2-2264 et seMc . of the Code of Virginia, 1950, as amended; with the approval of the proper authorities of the County of Frederick, Virginia, and the Virginia Department of Transportation, as shown by the signatures affixed to the Plat, and is with the free consent and in accordance with the desires of Owner and HOA, the owners and proprietors of the land embraced within the bounds of said subdivision, and is consented to by Bank and Trustee, as evidenced by the signatures below. WITNESS the following signatures and seals: [SIGNATURES ARE ON SUCCEEDING PAGES] -10- O -WNER, ARCADIA COMMUJNI T IES, L.L.C., a Virginia limited liability company, successor by conversion to Arcadia Communities, Inc., By: VMB Investments, L.L.C., a Delaware limited liability company, Its Sole Member and Manager By: VM Holdings III, L.L.C., a Virginia limited liability company Its Managing Member By: Van Metre Financial Associates, Inc., a Virginia corporation Its Manager By: '2W— (SEAL) Name: VJ,WL L ' ` Title: �' COMMONWEALTH OF VIRGINIA CITY/COUNTY OF igi t- , to wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that �kty 1em i-A �, .t as t �� r: i :.�c � CQLZ-:; of Van Metre Financial Associates, Inc., as Manager of VM Holdngs III, L.L.C., as Managing Member of VMB Investments, L.L.C., as Sole Member and Manager of ARCADIA COMMUNITIES, L.L.C., whose name is signed to the foregoing Deed, appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this 2t) day of OV52016. My commission expires:` NotarqAL4. Notary Registration No.:-1 (c �03nut l::r � [Signatures and acknowledgments continue on followingpages] p W M�Of� -11- LTNo :fw'R USTEE.- TRSTE, INC., a Virginia corporation C � By: (SEAL) Name: Title: Vice resid tif- COMMONWEALTH OF T9134 CITY/COUNTY OF r k}Lt to wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that TRSTE, INC., whose name is signed to the foregoing Deed, appeared before me and personally aclmowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this day of AP91L 2016. My commission expires: �Za Notary Public Notary Registration No. � PRY pUFi�'� PAULA R. MIGHT p l2 ',gip •..o � PJoiary Public, State of Texas Con-im. Expires 07-29-201 d Notary ID 347114.8 s'fF �rpuu'4 �saae�o [Signatures and acknowledgments continue on followingpages] -12- BENEFIC11i',, : WELLS FARGO BANK, NATIONAL ASSOCIATION, a na-donal banking association, Beneficiary By: (SEAL) Name: Title: ' STATE/COMMONWEALTH OF T &�,qr CITY/COUNTY OF tppgcs , to wit: I, the undersigned Notary Public, in and for the jurisdictio aforesaid, do hereby certify that C, oa.S44 !i I of WELLS FARGO BANK, NATIONAL ASSOCIATION, Beneficiary, whose name is signed to the foregoing Deed, appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this � E day of / PXJ � , 2016. My commission expires: " 9, 7��� Notary Public Notary Registration No.: 3 7�°� �` {PAY Pad PAULA R. WRIGl-IT Notary Public, State of Texas "'• '�: vie CaTIm. Expires 07-29-2.018 i9f'•..••� — '`rq„i�t�` Notary ICE 347114-8 [Signatures and acknowledgments continue on followingpage] -13- FE DS (.!",TE TO ,r71VLLi.,*0Ui-s.v:3 a Virginia nonstockL corporation Y• /Chle'_17�41 President COMMONWEALTH OF VIRGINIA CITY/COUNTY OF , to -wit: The foregoing instrument was acknowledged before me this day of , 2016, in the jurisdiction aforesaid, by Michael Carroll, President of Fieldstone Townhome Association, Inc., a Virginia nonstock corporation, on behalf of the corporation. My commission expires: Notary Public — Registration No. [Signatures and acknowledgments continue on following page] -14- AUTHORITY By, f r��:k=' �: (SEAL) Name:`.' Title: COMMONWEALTH OF VIRGINIA, CITY / COUNTY OF Try f) C. L , to -wit: I, the undersigned Notary Public, in and for the jurisdiction afor said, do hereby certify that V C_hcAn NCVl 1 r) as i t C ir`� ti" % ii'-? i`� of FREDERICK COUNTY SANITATION AUTHORITY, whose name is signed to the foregoing Deed, appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this day of , 2016. d My commission expires: Notary Public lLi! 19 Notary Registration No.: ° ! VD`A 'q „ TASHEMA LAVONNE LONG NOTARY PUBLIC REGISTRATION # 7265287 n COMMONWEALTH OF VIRGINIA MY COMMISSION EXPIRES AUGUST Sl, 2017 -15- Diane Walsh From: Sent: To: Subject: Attachments: Tracking: Diane Walsh Friday, June 03, 2016 3:28 PM Mark Cheran Final Plat Approval for Fieldstone Section 2 - Phase 4 Fieldstone Sect 2 Phase 4 final plat approval.pdf Recipient Mark Cheran Blaine P. Dunn cmohn7l@yahoo.com Chuck Dunlap Delivery Delivered: 6/3/2016 3:28 PM Delivered: 6/3/2016 3:28 PM Attached is a copy of the letter regarding final plat approval for Fieldstone Subdivision, Section 2 — Phase 4. If you have any questions please do not hesitate to contact Mark. Diane Walsh Frederick County Planning Department 107 North Kent Street, Suite 202 Winchester, VA 22601 540-665-5651 dwalsh(iHcva.us Diane Walsh From: Microsoft Outlook To: Blaine P. Dunn Sent: Friday, June 03, 2016 3:28 PM Subject: Delivered: Final Plat Approval for Fieldstone Section 2 - Phase 4 Your message has been delivered to the following recipients: Blaine P. Dunn (bdunn@fcva.us) <mailto:bdunn@fcva.us> Subject: Final Plat Approval for Fieldstone Section 2 - Phase 4 Diane Walsh From: Microsoft Outlook To: Mark Cheran Sent: Friday, June 03, 2016 3:28 PM Subject: Delivered: Final Plat Approval for Fieldstone Section 2 - Phase 4 Your message has been delivered to the following recipients: Mark Cheran (mcheran@fcva.us) <mailto:mcheran@fcva.us> Subject: Final Plat Approval for Fieldstone Section 2 - Phase 4 Diane Walsh From: Mail Delivery System < MAILER- DAEMON @co.frederick.va.us > To: cmohn7l@yahoo.com; chuck@cfdconsultingllc.com Sent: Friday, June 03, 2016 3:28 PM Subject: Relayed: Final Plat Approval for Fieldstone Section 2 - Phase 4 Delivery to these recipients or groups is complete, but no delivery notification was sent by the destination server: cmohn7l@yahoo.com chuck@cfdconsultingllc.com Subject: Final Plat Approval for Fieldstone Section 2 - Phase 4 Prepared by and: David C. Culbert, Esquire (VSB No. 19777) Return to: Culbert & Schmitt, PLLC 30-C Catoctin Circle, S.E. Leesburg, Virginia 20175 Consideration: N/A Tax Map #: Portion of 55-A-181 DEED OF SUBDIVISION, EASEMENT AND CONVEYANCE (Section Two — Phase Four, Fieldstone) THIS DEED OF SUBDIVISION, EASEMENT AND CONVEYANCE is made this 2-5 day of �A j?►c7,j 12016, by and among ARCADIA COMMUNITIES, L.L.C., a Virginia limited liability company, successor by conversion to Arcadia Communities, Inc. ("Owner'), GRANTOR; TRSTE, INC., a Virginia corporation ("Trustee"), GRANTORS; WELLS FARGO BANK, NATIONAL ASSOCIATION, a national banking association ("Bank"), GRANTOR; the BOARD OF SUPERVISORS OF FREDERICK COUNTY VIRGINIA, a body corporate and politic ("County"), GRANTEE; the FREDERICK COUNTY SANITATION AUTHORITY, a body corporate and politic ("Authority"), GRANTEE; and FIELDSTONE TOWNHOME ASSOCIATION, INC., a Virginia nonstock corporation ("HOA"), GRANTEE. WITNESSETH: WHEREAS, Owner is the owner of certain real property containing 10.4763 acres, more or less (the "Property"), situate in Red Bud Magisterial District, Frederick County, Virginia, as shown on the plat attached hereto and expressly incorporated herein by this reference, dated January 13, 2016, entitled "FINAL SUBDIVISION PLAT FIELDSTONE SECTION TWO — PHASE FOUR RED BUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA" and prepared by Greenway Engineering, Inc. (the "Plat"), being the "Residue" parcel shown on the Final Subdivision Plat for Fieldstone Section Two — Phase Three, dated October 1, 2014, prepared by Greenway Engineering, Inc., recorded as Instrument No. 150004415 and that cerifain Deed. of Subdivision, Dedication, Easement and Conveyance dated May 4, 2015, recorded as Instrument No. 150012689, among the land records of Frederick County, Virginia, and being a portion of the land conveyed to Owner by Deed of Distribution dated December 6, 2012, recorded as Instrument No. 120013743, and by Notice of Conversion from Corporation to Limited Liability Company recorded as Instrument No. 150010366, among the aforesaid land records of Frederick County, Virginia; and WHEREAS, the Property is encumbered by that certain Supplemental Credit Line Deed of Trust with Absolute Assignment of Leases and Rents, Security Agreement and fixture filing dated October 20, 2015, recorded among the aforesaid land records as Instrument No. 150010369, from Owner to Trustee for the benefit of Bank (the "Deed of Trust'); and WHEREAS, it is the desire of Owner to subdivide the Property into lots and other property, to create and establish certain easements, to convey a portion of the Property (the Open Space) to the HOA, and to subject the lots and other property created hereby to certain covenants, conditions and restrictions; and WHEREAS, Bank and Trustee join in this instrument solely to give their consent and approval to the actions taken herein and to, as applicable, release from or subordinate to the lien of the Deed of Trust the "Open Space" and the easements herein created and established, NOW, THEREFORE, for and in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, the receipt and sufficiency of which are hereby acknowledged, Owner, with the consent and joinder of Bank and Trustee, does hereby subdivide the Property, containing 10.4763 acres, more or less, into lots and parcels to be known as "Open Space and Lots 103 through 179, both inclusive, Section Two — Phase Four, Fieldstone, all as shown on and in accordance with the Plat. -2- THIS DEED FUR THER WITINTESSETI-_I treat for and in consideration of the hben-rises and the sum of One Dollar ($1.00), cash in hand paid, the receipt and sufficiency of which are hereby acknowledged, Owner does hereby grant and convey unto County, its successors and assigns, the easements as hereinafter set forth in the respective locations as shown on the Plat and incorporated herein by reference as follows: 20' DRAINAGE EASEMENTS Easements for the purpose of installing, constructing, operating, maintaining, repairing, replacing, adding to or altering present or future storm drainage ditches, lines, or other drainage structures or facilities, plus necessary inlet structures, manholes and appurtenances for the collection of storm waters and their transmission through, across and upon the Property, said easements being more particularly bounded and described on the Plat. The above described drainage easements are subject to the following conditions: All drainage lines and appurtenant facilities which are installed in the easements shall be and remain the property of County, its successors and assigns. 2. County and its agents shall have full and free use of the easements for the purposes named, and shall have all rights and privileges reasonably necessary to the exercise of the rights granted in the easements, including the right of access to and from the easements and the right to use adjoining land where necessary; provided, however, that this right to use adjoining land shall be exercised only during periods of actual construction or maintenance, and then only to the minimum extent necessary for such construction or maintenance; and further, this right shall not be construed to allow County to erect any building or structure of a permanent nature on such adjoining land. 3. County shall have the right to trim, cut and remove trees, shrubbery, fences, structures or other obstructions or facilities in or near the easements being conveyed, deemed by it to interfere with the proper and efficient construction, operation and maintenance of said storm -3- drainage lines, stor nl drainage: facilities, rind appurtenant facilities; provided, 11ovFev<;r., ehat C(-Au tty at its own expense shall restore, as nearly as possible, to their original condition all land or premises which are disturbed in any manner by the installation, construction, operation and maintenance of said storm drainage lines, storm drainage facilities, and appurtenant facilities. Such restoration shall include the backfilling of trenches, the replacement of fences and shrubbery, the reseeding or resodding of lawns or pasture areas within and outside the easements, and the replacement of structures and other facilities located outside the easements, but shall not include the replacement of structures, trees or other facilities located within the easements. 4. Owner reserves the right to make use of the easements herein granted which may not be inconsistent with the rights herein conveyed or interfere with the use of said easements by County for the purposes named; provided, however, Owner shall comply with all applicable County ordinances and regulations prior to placing any building, roadway, other structure or fence on the easements. These easements shall be perpetual and shall run with the land. These easements shall be binding upon Owner, its successors and/or assigns, and shall inure to the benefit of County, its successors and assigns. This Deed further witnesseth that for and in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, the receipt and sufficiency of which are hereby acknowledged, Owner grants and conveys, in fee simple, to County all appurtenances and facilities located within the above -described drainage easements. THIS DEED FURTHER WITNES SETH that for and in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, the receipt and sufficiency of which are hereby acknowledged, Owner does hereby grant and convey unto Authority, its successors and assigns, the easements as hereinafter set forth in the respective locations Pis shown on the flat and ine.orporarted herein by reference as follows: VARIABLE WIDTH WATER LINE AND SANITARY SEWER EASEMENTS Easements for the purpose of installing, constructing, operating, maintaining, repairing, adding to or altering and replacing one or more present or future water mains and sanitary sewer lines, including, without limitation, fire hydrants, valves, vaults, meters, building service connections and connection lines, sanitary lateral lines, manholes and other appurtenant facilities (collectively, the "Facilities"), for the transmission and distribution of water and the collection of sanitary sewer and its transmission through, upon and across the portions of the property of Owner bounded and described as "Variable Width Water Line and Sanitary Sewer Easement" (hereinafter, the "Basement Area"), as shown on the Plat subject to the following conditions: 1. All Facilities which are installed in the Easement Area shall be and remain the property of the Authority, its successors and assigns. 2. The Authority and its agents shall have full and free use of the Easement for the purposes named, and shall have all rights and privileges reasonably necessary to the exercise of the Easement, including the right of access to and from the Easement Area, and the right to use adjoining land when necessary; provided, however, that this right to use adjoining land shall be exercised only during periods of actual construction or maintenance, and then only to the minimum extent necessary for such construction and maintenance; and further, this right shall not be construed to allow the Authority to erect any building or structure of a permanent nature on such adjoining land. 3. The Authority shall have the right to trim, cut and remove trees, shrubbery, fences, structures or other obstructions in or reasonably near the Easement Area, including those existing at the time of execution of this Deed, deemed by it to interfere with the proper and efficient -5- constrarctione opei lition 2sa d naaintc�nca ce ofthe. Facilities; provieled, however, that tls.% =u h^o ioy, Fa its own expense, shall restore, as nearly as possible, to their original condition all land or premises included within or adjoining the Easement Area which are disturbed in any manner by the construction, operation and maintenance of the Facilities. Such restoration shall include (i) the backfilling of trenches, (ii) repaving of asphalt, concrete, composite, and other impervious areas, (iii) the reseeding or resodding of lawns or pasture areas, and (iv) the replacement of trees, flowers, shrubbery, vegetable plants, porous/permeable paving, pavers, structures, and other obstructions located outside the Easement Area, but shall not include the replacement of trees, flowers, shrubbery, vegetable plants, porous/permeable paving, pavers, structures, or other obstructions located within the Easement Area. 4. Owner reserves the right to construct and maintain roadways over the Easement Area and to make any use of the Easement Area which may not be inconsistent with the Easement rights herein conveyed, or interfere with the use of the Easement by the Authority for the purposes named; provided, however, that Owner shall not erect any building or other structure, or install any underground facilities or utilities, or change existing ground elevation or impound any water on or within the Easement Area without obtaining the prior written approval of the Authority. In the event a use of the Easement Area by Owner is approved by the Authority, but requires the relocation of any of the Facilities or the adjustment of the depth of any of the Facilities, all costs required to accomplish such relocation or adjustment shall be paid by Owner. Owner agrees that no vegetation other than (i) grass, (ii) shrubbery, and (iii) flowers and vegetable plants with root systems that extend no more than 12 inches below the surface at maturity, may be planted in the Easement Area; provided, however, that such flowers, shrubbery and vegetable plants are planted at Owner's risk and the Authority shall have no obligation to replant such flowers, shrubbery and vegetable plants nor to compensate Owner for such vegetation in the event such vegetation is damaged or destroyed during file exercise o the Authority's rights ander this Eris wleiat. 5. At such time as any portion of the land within the Easement Area is accepted by the Commonwealth of Virginia or any appropriate agency thereof for maintenance into the state highway system, all easement rights acquired by the Authority by this instrument in such portion of land shall cease and terminate, provided that the Commonwealth of Virginia or any appropriate agency thereof concurrently grants to the Authority all necessary permits for the continued operation, maintenance, inspection, repair and replacement of its water mains and appurtenant facilities in said location. 6. Owner covenants that it is seized of and has the right to convey said Easement, rights and privileges, that the Authority shall have quiet and peaceable possession, use and enjoyment of the Easement, rights and privileges, and that Owner shall execute such further assurances thereof as may be required. 7. In the event the Authority notifies Owner, or their successors or assigns, of a violation of the terms of this Easement and Owner does not cure such violation within thirty (30) days of such notice, the Authority may take such action as necessary to cure such violation, including ingress and egress over any portion of Owner's property deemed necessary by the Authority to access the Easement Area or to enforce the Authority's rights hereunder. All costs and expenses incurred by the Authority in exercising or enforcing its rights hereunder shall be paid or, at the Authority's election, reimbursed, by Owner, within thirty (30) days from the date Owner receives a bill or invoice from the Authority for such costs and expenses. If such costs and expenses are not paid within the thirty (30) day period referenced in the preceding sentence, all such costs and expenses shall immediately commence bearing interest at the rate of twelve percent (12%) per annum. The Authority shall have the right to enforce the terms of this Easement by any remedy available at law or in equity. -7- 8. If the Authority is acli-odic atetl the prevailing party its. any judicial proceeding between the parties regarding enforcement of this Easement, the Authority shall be awarded its costs and expenses, including reasonable attorney fees. 9. Owner agrees that the agreements and covenants stated in this Deed are not covenants personal to Owner but are covenants running with the land which are and shall be binding upon Owner, its heirs, personal representatives, successors and assigns. THIS DEED FURTHER WITNESSETH that for and in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, the receipt and sufficiency of which are hereby acknowledged, Owner does hereby create and establish easements for ingress and egress for the use and benefit of Owner, its successors and/or assigns, in the locations designated on the Plat as "VARIABLE WIDTH INGRESS/EGRESS EASEMENT". Owner, its successors and/or assigns, shall be responsible for the construction of the applicable private roadways (to be known as Biscane Court, Keller Court and Solara Drive) within such easements. The HOA shall be responsible for the repair and maintenance, including snow removal, of the roadways within such easements. The construction, repair and maintenance of the roadways within such easements shall not be the responsibility of County, the Commonwealth of Virginia, or the Virginia Department of Transportation; however, Owner does hereby grant to County an access easement over such roadways for the purpose of ingress and egress by County emergency and police vehicles. All of these easements shall be perpetual and shall run with the land. THIS DEED FURTHER WITNES SETH that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, the receipt and sufficiency of which are hereby acknowledged, Owner does hereby grant and convey to HOA, with Special Warranty of title, the "Open Space", containing 4.4427 acres, more or less (including the private roadways located -8- tlsereon), sub eci to all conditions, restrictions, rights ofwa�T. and essflmel2ts and other ilistrl mt-pits t11' record, if any, legally affecting the "Open Space". THIS DEED FURTHER WITNESSETH that Owner, with the consent and joinder of Bank, Trustee, and the HOA, does hereby declare that Lots 103 through 179, Section Two — Phase Four, Fieldstone, and the "Open Space" shown on the Plat, shall be held, sold and conveyed subject to the covenants, conditions and restrictions set forth in the Declaration of Covenants, Conditions and Restrictions of Fieldstone Townhome Association, Inc., dated November 21, 2006, and recorded as Instrument Number 060022674, among the aforesaid land records, and the First Amendment to Declaration of Covenants, Conditions and Restrictions of Fieldstone Townhome Association, Inc., dated November 21, 2006, and recorded as Instrument No. 130008118, among the aforesaid land records, which covenants, conditions and restrictions are for the purpose of protecting the value and desirability of, and shall run with, the Property and be binding on all parties having any right, title or interest therein or any part thereof, their heirs, successors and assigns. THIS DEED FURTHER WITNES SETH that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, Trustee, as authorized to act by Bank, as shown by Bank's execution hereof, (i) does hereby release and discharge from the lien of the Deed of Trust that portion of the Property which is the "Open Space" (including the private roadways thereon), and (ii) does hereby consent to and subordinate the lien of the Deed of Trust to the easements created and granted herein as shown on the Plat. TO HAVE AND TO HOLD that portion of the Property which is the "Open Space" unto Owner, its successors and assigns, fully released and discharged from the lien and operation of the Deed of Trust. It is expressly understood that the release of the portion of the Property described above from the lien of the Deed of Trust and the subordination of the lien of the Deed of Trust to the easements created and granted herein as more particularly bounded and described on the Plat shall WR %10L affect in aiiy way thk= lieit of the Deed of Trust.- upoii tine otht,r land eornVeyed 01e6'e y `aid iiDt previously released or released hereby or subject to said easements, and the Deed of Trust shall remain in full force and effect as to the land conveyed thereby and not previously released or released hereby, subject to said subordination. This Deed of Subdivision, Easement and Conveyance is made in accordance with the statutes made and provided in such cases, including Section 15.2-2240 et seq. and Section 15.2-2264 et M. of the Code of Virginia,1950, as amended; with the approval of the proper authorities of the County of Frederick, Virginia, and the Virginia Department of Transportation, as shown by the signatures affixed to the Plat, and is with the free consent and in accordance with the desires of Owner and HOA, the owners and proprietors of the land embraced within the bounds of said subdivision, and is consented to by Bank and Trustee, as evidenced by the signatures below. WITNESS the following signatures and seals: [SIGNATURES ARE ON SUCCEEDING PAGES] -10- GWT4 ER- ARCADIA COMMUNITIES, L.L.C., a Virginia limited liability company, successor by conversion to Arcadia Communities, Inc., By: VMB Investments, L.L.C., a Delaware limited liability company, Its Sole Member and Manager By: VM Holdings III, L.L.C., a Virginia limited liability company Its Managing Member By: Van Metre Financial Associates, Inc., a Virginia corporation Its Manager By: (SEAL) Name: Title: COMMONWEALTH OF VIRGINIA CITY/COUNTY OF ;�� L , to wit: I, the undersigr�ed Notary Public, in and for the jurisdiction aforesaid, do hereby certify that �ty'% �t \ 1A. " >. , as \ i� � ;y r_�Qr t �a�a l of Van �.It�.� Metre Financial Associates, Inc., as Manager of VM Holdings III, L.L.C., as M ging Member of VMB Investments, L.L.C., as Sole Member and Manager of ARCADIA COMMUNITIES, L.L.C., whose name is signed to the foregoing Deed, appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this day of J�QL , 2016. My commission expires: Not u Notary Registration No.:-1 U, 0 Nat�wv [Signatures and acknowledgments continue on following pages] p �1LTN TRUSTEE. TRSTE, INC., a Virginia corporation By: (SEAL) Name: frilly (;. this a Title: tce Presrden COMMONWEALTH OF T994 CITY/COUNTY OF DkkLa I to wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that 01LLt_V G. 0LS OA) as V i 1p of TTRS E INC., whose name is signed to the foregoing Deed, appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this Rs, day of 11?k, 2016. My commission expires: Notary Public Notary Registration No.: PAULA R. WRIGHT Notary Public, State of Texas Coirun. Expires 07-29.2018 Notary ILA 3471 14-8 [Signatures and acknowledgments continue on followingpagal -12- WELLS FARGO BAND, NATIONAL ASSOCIATION, a national banking association, Beneficiary By: (SEAL) Name: Title: 311Y WASG. sore014, tit STATE/COMMONWEALTH OF T t�,q-s CITY/COUNTY OF bALLs , to wit: I, the undersigned Notary Public, in and for the jurisdictio aforesaid, do hereby certify that alLc� C. D?.Sgk , as �'�) , of WELLS FARGO BANK, NATIONAL ASSOCIATION, Beneficiary, whose name is signed to the foregoing Deed, appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this a '� day of / f✓Q7 , 2016. My commission expires: Notary Public tj Notary Registration No.. E.... PA LA R. MGM ry Public, State of Texas m. Expires 07-29-2.018 otary I0 347114-8 [Signatures and acknowledgments continue on followingpage] -13- Flr L DS" 01\TF Cs7,V%7JZ-J01\TEAS'S,0(`a 110114. a Virginia nonstock corporation By. Mich e -a 1' , President COMMONWEALTH OF VIRGINIA CITY/COUNTY OF , to -wit: The foregoing instrument was acknowledged before me this day of , 2016, in the jurisdiction aforesaid, by Michael Carroll, President of Fieldstone Townhome Association, Inc., a Virginia nonstock corporation, on behalf of the corporation. My commission expires: Notary Public — Registration No. [Signatures and acknowledgments continue on followingpage] -14- AUTHORITY By: (SEAL) Name. f A, c 11 _'J Title: COMMONWEALTH OF VIRGINIA, CITY / COUNTY OF n L�_ , to -wit: I, the undersigned Notary Public, in and for the jurisdiction afortire'v d, do hereby certify that I Yti '' Inr EW1 I �"t , as S K ir7 of FREDERICK COUNTY SANITATION AUTHORITY, whose name is signed to the foregoing Deed, appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this 3 day of " , 2016. My commission expires: p► Notary Public i ! i r7 Notary Registration No.: ` / a '�`7 „ TASHEMA LAVONNE LONG NOTARY PUBLIC REGISTRATION # 7265287 m COMMONWEALTH OF VIRGINIA MY COMMISSION EXPIRES AUGUST 31. 201 7 -15- GREENWAY ENGINEERING^ 151 Windy Hill Lane Founded in 1971 Winchester, Virginia 22602 TRANSMITTAL Project Name: Fieldstone - Section Two - Phase Four Final Subdivision Plats File No: 2160A Date: May 12, 2016 To: Frederick County Planning Department 107 N. Kent Street, Suite 202 Winchester, VA 22601 From: Richard A. Edens, LS Attn: Mark R. Cheran, Subd. Admin. GREENWAY ENGINEERING Copied Phone: 540-662-4185 Fax: 540-722-9528 Delivery: r- Fed Ex ❑ U.S. Mail Fj Courier 17 Pick Up r-j Other r Urgent ❑ For Your Review r As You Requested [Please Comment Message Mark, Please find attached four sealed sets of the plats for the above -referenced project, bearing owner's signatures and agency approvals, and for your approval. Also attached is a copy of the executed deed of subdivision, easement and conveyance. It is my understanding that the deed has been previously reviewed and revised in accordance with comments from both Rod Williams and FCSA counsel. The plat review fee for this application was previously submitted and it is my understanding that proof of the performance bond in the approved amount has been previously provided to your office. Please review the package and should you find the plats satisfactory for approval, please keep one set for your records and return the remaining three sets to me with the approval signature. Feel free to call should you have any questions or comments regarding this matter. Thanks, Rich Hand Delivery and Pick Ups Only: Received by: Please Print Name: Date: Favy COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 June 3, 2016 Richard A. Edens, L.S. Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: Final Plats Fieldstone Section 2-Phase 4 PIN 55-A-181 Dear Rich: This letter is to confirm that the plats for Fieldstone Section 2-Phase 4 have been approved. This subdivision allows for the development of 77 new town -house lots. The appropriate construction guarantee, copy of the plats, and deed of dedication have been received. Attached are four (4) copies of the approved plats for your records and distribution. Please return a conv of the recorded plat to this office. If you have any questions, please call me (540) 665-5651. Sincerely, Mark R. Cheran Zoning & Subdivision Administrator Attachments MRC/pd cc: Arcadia Communities, LLC, 24600 Millstream Dr., Ste. 400, Stone Ridge, VA 20105 Blaine Dunn, Red Bud Magisterial District Supervisor Christopher Mohn and Charles Dunlap, Planning Commissioners Jane Anderson, Real Estate Commissioner of Revenue Patrick Fly, GIS 107 North Kent Street, Suite 202 9 Winchester, Virginia 22601-5000 �r^ N -.i �1 REYWE'OF PARENT TAX PARCEL 65-A-181 ARCAW COMMUNITIES; INC INST No. 1200013743 10.4764 ACRES.t REUKWING o dL (BY SUBMCWN) Lj C�o L1 0 N N 96 C7 6 ��or•. � � 80 � V �O cS �oC4a�� G w q 11 184 4 4 e° o UFFE 1 L4 Ids 22W Z ag �i / IkF % 06 ? 2 190 2 ZO i k 191 V. 2 PHASE f 16 12 ® I A chgNN "lE V w one d47� 2� H IRF L7 STONE FOUND TM. 65H-1-4-234 T.M. 65 A-39 MANNING & ROSS MANNING & ROSS T.M. 55M-2-9-149D DEVELOPER.% LLC OEVELOPERS. UC TWIN LAMS INST. No. 010016381 INST No. 0=1081 i OVERLOOK COMMUNITY SEE INST: No. 070011119 SEE INST. No. 070018825 ASSOC100N, INC. ZONE RP ZONE: RP INST. No. 050022857 USE- OPEN SPACE USE VACANT ZONE.• RP USE OPEN SPACE SHEET INDEX 1 = COVER 2 - INDEX MAP 3 = NOTES 200 0 ?00 4 THRU. 6 = LINE, CURVE AND EASEMENT DATA 7 7HRU 11 = DRAINAGE AND U77LITY EASEMENTS . rnmErW GRAPHIC SCALE 12 = LOTS 180 THRU 190 (IN .FEET) 13 - LOTS 191 7HRU 196 14 = LOTS 197 THRU 206 15 - LOTS 207 7HRU 219 16 = LOTS 220 THRU 225 FINAL SUBDIVISION PLAT o�ALTI FIELDSTONE SECTION TWO - PHASE THREE RED- BUD MAGISTOML DISTRICT, 1WEDERICK COUNTY, WRGIN14 ' c RI A®F1S �. v Lic. No. 2650 " SURRN. SCALE: 1" 200' DATE: OCTOBER 1, 2014 GREENWAY ENGINEERING,.imc. 151 Windy Hill Lane. Winchester, Vvgin& 22602 eJ Telephone: (540) 662-4185 FAX (540) 722-9528. Founded in1971 www.greenwayeng.com 2180A SHEEP 2 OF 16 SUED 14-17 1T.- . cs O` PHASE 3 AREA SUMMARY AREA IN RIGHT OF WAY.= 1.1280 ACRES AREA IN L07S - + 3.6081 ACRES AREA IN OPEN SPACE . = t Z3606 ACRES PHASE 3 TOTAL AREA = 12.0967 ACRES C AREA TABULATION - PARETIIT TAX PARCEL 55 A-181 EXISTING. T.M. 55 A-181 = 22.5731 ACRES* LESS PHASE 3 TOTAL = - 12.0967 ACRES. RESIDUE OF T.M. 55—A-18.1 = f0.4764 ACRES- (BY SUBTRACTION) o = DENOTES 112" IRON REBAR do CAP SET MINIMUM SETBACK REOUIREMEN75 (UNLESS O1lHERW/SE NOTED) LOT TtPE.• TOWNHOUSE WITH GARAGE o IRF = 112" IRON REEAR FOUND FROM PUBLIC OR PRIVATE ROADWAY = 25 FEET BRL =BUILDING RESTRICTION LINE FROM OFF STREET PARKING LOT _ 15 FEET PER ZONING ORDINANCE • _ POINT (UNMONUMENTED) END UNIT SIDE YARD = 10 FEET R/W - RIGHT OF WAY REAR YARD = 20 FEET SF = SOUARE FEET = DRAINAGE EASEMENT HEREBY DEDICATED (EASEMENT LINES E1 — E54 AND. E116) _ WATER LINE EASEMENT HEREBY DEDICATED (EASEMENT LINES E114 El15 AND EASEMENT CURVE EC20) = SANITARY SEWER EASEMENT HEREBY DEDICATED (EASEMENT . UNES 05, E56, E62 AND E63) = WATER UN£ AND SANITARY SEWER EASEMENT HEREBY DEDICATED . (EASEMENT LINES E57 - E61 AND E64 - E92) C7 = INGRESS EGRESS EASEMENT . HEREBY ESTABLISHED (NO HATCHING)' (EASEMENT LINES E93 — El13 AND EASEMENT CURVES EC1 — EC19) AfQ 1. THE BOUNDARY INFORMATION SHOWN HEREON 1S BASED ON A CURRENT FIELD SURVEY BY THIS nRMI. 2. NO TITLE REPORT FURNISHED. EASEMENTS MAY EXIST WHICH ARE NOT SHOWN. J. THE PROPERTY SHOWN HEREON LIES ENTIRELY WHHIN FLOOD ZONE X, AREAS DETERMINED TO BE OUTS/DE .THE 0:2X ANNUAL CHANCE FLOODPLAIN,'PER N.F.I.P. FLOOD INSURANCE RATE MAP No. 51069CO2400 DATED SEPTEMBER 2, 2009. FINAL SUBDI►/ISION PLAT 0 FIELDSTONE SECTION TWO PHASE THREE RED BUD MAGIST&W DISTRICT, FREVV1CK COUNTY, WRGIN/A $ RICHARD. A. EDENS y SCALE: N/A DATE: OCTOBER 1, 2014 Lfa. No: 2550 GREENWAY ENGINEERING, cc. `v "'4 04 151 Windy Hill Lane +SUR�'� Engineers Winchester, Virginia 22602 St�'ors Telephone: (540) 6624185 FAX- (540) 722-9528 2160A SHEET' 3 OF 16 Bmnded in 1971 www.greenwayeng.com SUED 14-17 /Y f9WV MTA CURVE RADIUS ARC LENGTH DELTA ANGLE TANGENT I CHORD BEARING. CHORD -LENGTH C1 528.00 29.27 03'10'34" 14.64' S 85'16'34` E 29.26 C2. - : 75 00 . 61.04 463759' I 3233' N 72 59 43"E 59.37' C3 75.00 122.09' 93' 15'59' 79.40' S 83'41'17 E 109.05' C4 75.00' 61.04' 46'3759' 32.33' S 6072'17' E 59.37' C5 328.00' 40.59, 0705'25' 20.32' S 80'08'34" E 40.56' C6 50.00' 31.87' 36 31'22' 16 50' N 85'08 27" E 31.34' C7 55.00' 83.49' 86'58'30' 5217' S 693758" E 75.70' C8 50 00' 43 85' 50' l5' 12' 23.45' N 55'03 25' 'W 42.46' C9 272.00' 16.64' 0330'16' 8.32' N 8156'09' W . 16.63 010 75.00' 61.D4' 46'37 59' 32.33' S 725943' W 59.37 C 11 75.00' 122.09 - 93' 15 59 N . 8341 17` W 109.05, C12 75.00' 61.04' 46'3759" N 60*22'17' W 59:37' C13 472.00' 26.16' 03'f034' N32.33' N 85'1634' W 26.l6'C14 32300' 27.68' 0454'34" S 02'0634 W 27.67' C15 32300'. 22.01 ' 03'S4'13' S 02'17'S0' E 22.00' C16 323.00' 22.04' 03'S4'35' S 06'12'13' E 2204' C17 . 323.00' : 22.18' 03'56 0.4' 11.09' S 10'0733''E 22.18'' C18 323.00" 22.43' 03'58'43' 11.22' S 14'04 5 " E 22.42' C19 32300' 22,80' 04'0240'- 11.40' S 18'05' 8' E 22.80' C20 32300' - 39.94' 0T05 08" 20.00' S 23'39'32' E 39.92' C21 27700' 37.73' 07'48'17" 18.90' S 26'58 58" E 37.70' C22 277.00' ' 2202' 04 33'15' 11.01' S 20'48'11 " E 22,01 C23 277 00' 22.03' 0433'24' 11.02' S 16'14 52' E 22.02' C24 277.00' 16.34' O3'2247' 8.17' S. 12*16W' E 16.34 625 277.00 40.66' 08'24 35' 20.37' N 16'54 30' W 40.62' C26 . 27700' 2297 04'45'03' 11.49' N 10'19 41' W 22.96' C27 277.00' 22.49 0439.09" 11.25' N 0537'35' W 22.49' C28 277.OW 22.19 04'35 21 " 11.10 N O 100 20" W ` 2218' C29 277.00' 24.28 05'0123" 12.15' N 034802' E 24.28' C30 1120.42:.' ': 29.69' f4'07'34' 14.92' N 55'58'55' E 29.61' C31 .120.42' 22.92 10'54'18" 11.49' N 43'2759' E 22.88' C32 '120.42' 22.12' W3137" 11.09' N 32'45'01' E 1 22.09' C33 55.00' 169.15' 176-12'54' 1,664.52' S 615744" W 1 109.94' 1.INF nATA UNE I BMING DISTANCE L 1 S 83'41 '17' E 63.52.' L2 S.83'41'17' E 165.42' L3 N 63'51'17' E 36.07' L4 S 62 30'47' E 199.26' L5 S 2729'13' W 452.02' L6 S 3012'06' W 47260' L7 N 64'55'10" W 247.02' L8 N IX0806' W 310.00' L9 N 36`47'37' W 85.00' LID N 06`08 20' W 215.00; L 11. N 03'08'09" E 287.00' L12 N &r41'17" W 165.42' L 13 N 83';41'17' W 63.52' L14 N 06'1843" E 1308' L 15 S 06'18 43' W 37.33' 1 NUF /LTA L 16 S 06'18'43' W 22.00' L 17 S 06' 18'43' W 22.00' L 18 S 06' 1843' W 22.00' L 19 S 06'18'43 W 37.33' L20 N 02'5438: W 37.33' L21 N 02'5438" W 22.00' L22 N 02'5438' W 2200' L23 N 02'5418' W 2200' L24 N 02'54'38" W 22.00' L25 N 02'54 J8' W 22.00' L26 N 0.754'38" W 36.76' L27 N 87*05*22' E 75.36' L28 S 83'41'17 E 57.39' L29 S 10'35 22' E 583' L30 S f 03522 E 22.23' L31 S IX35 22' E 37.73' FINAL SUBDIVISION PLAT TH oFyr FIELDSTONE ��Q,1 SECTION TWO - PHASE THREE--- ".A. RED BUD MAG/STERUIL DISTRICT, FREDERICK.000NTY YIR6/MA EDENS 9. Lie. No. 2550 SCALE: N/A DATE: OCPOBER 1, 2014 GREENWAY ENGINEERING1 im 151 Windy Hill Lane � " S'UR'� Engineers' Winchester, Viminia 22602 Surveyors Telephone: (540) 662-4185 2160A SHEET 4 OF 16 FAX (540) 722-9528 SUBD 14-17 Founded in 1971 www.,greenwayong.com EASEMEM UNE QATA EASEMENT UNE a4TA , {, c UNE FINAL SUBDIVISION PLAT FIELDSTONE SECTION TWO - 'PHASE THREE�'r RED BUD MAGISTERIAL DIST14/CT, F9 O RICK COUNIY, WRGINIA o Pt-- v RiCHARD A. DENS a Uc. No. 2550 o SUTt SCALE: N A DATE: OCTOBER 1, 2014 GREENWAY''ENGINEERING INC. 15I Wb3dy Hill Lane Kta � Engineers Wmchester,' Vvginia 22602 Surveyors Telephone: (540) 662-4185 FAX- (540) 722-9528 Founded in 1971 www.Smenwayeng.com 2100A . SHEET 5 OF 18 SUED 14-17 BEARING 'DISTANCE El N 28'4T58" E .. 54.94' E2 S 61'12702 E 47.46' £3 N.61'12.02 W 17.98' E4 S 28'47 58" W 2269' E5 S 56'02'08' W 90.7T E6 N 33'S7 52" W 20.00' E7 N 56'02 08' E 68.61' 32.99' Q. S 813T57" E 20:00' E10 S 0822'03' W 33.00' E11 ' S 1 t 23 27" E 58.21 ' E13 ' Nit 23'2T' W 63 92 '' E14 N 8336'11' W 122.24' E15 N 53'38 04" E 42.25' E16 N 2729'13'' E 16:01' £18 i! S53'38'04" W 179.21' F19 N ;i6'21'S6" W 20.00' i E20 S 84'24 24' E 8104' ` . Q 1. f; •S 05'35':J6" W 20.00' Q2 .' N 842424'. W 223 38' Q3 ! : N 06'tT55" E 26:13' l F24 • S 84'2424 E 20:00' E25 i S 06'1.T55' W 6.12' Q6 S 842424" E 12209' 'i Q7 , .:S 36'21'46" E 2Q00' ' E28 ;. � S 53'38'14' W 45, 32 G1�Q9`'S 8T3558 W 137.0T E30 ' ;N 25'04.'23". W 26.8T E31 M 66'0T 12" E 20.00' E32 S 25'04 23 E 13.14" :N 8T35,58 E 117.64` E34 N .53'38'14' E 39:22` ' EJ5 S 68'04 26' E 20:00 215534" W 156.32 ':�':E37 N 68'0426' W 20:00' E38 I S 60'26'17 W 13.73' E39 N 29'33'43' W 79:40' . f40 N 60'26 17 E 20:00' ';'. S 29 33'43" E 74:40' E42 ; : "N 21'55 34 E 148.30' F43:. ! :9 27`29'13 W 120.23' ."E44 i S 41'32 43 W 7.34' �? E45 N 75 36 23 W 57.18' E46 N t 4'23'37` E 20.00' S 753623" E 4313' :i E48 I N 2T29'13` E 111:06' S 62'30'47 E 20.:00' E50; N 89'05'2T E 75 00' UNE BEARING DISTANCE E51 Too 54 33 E 20.00' E52 S 89'05 27" W Z5.00' E53 N 00'54'33'- W 20:00' E54 N 45'5748" W 3.12' E55 N 23'5600' £ 83.76' E56 N 3T06'00' E 1 fOJO' E57 N 10'3T23' W u FF- EASEMENT LINE DATA LINE BEARING DISTANCE E10.1 N 27'29 13' E E102 N 2729'13" £ 10.00, E103 N 27`29'13' E 5.00' E104 S 06'18'43" W 15.87' E105 S 83'41'17" E 95.82 E106 N 62'30 47" W 12.85' E107 N 2729'13' E 83.00 Ef08 S MOW" E 13.50 E109 N 2729'13' E 17.00 El10 N 62'30'47' W 13.50' E111 N 2729'13' E 191.12' E112 N 62'30'47' W 11.17' E113 N. 2729'13' E 20.33 El 14 N 04'5651 ' E 14.00' El15 S 83'41'17" f I 10715' E116 N 53'36'04' E 1 52.13' FASFuFivr ruRw nATA CURVE RADIUS ARC LENGTH DELTA ANGLE TANGENT CHORD BEARING CHORD LENGTH EC1 40.00' 39.64' 56`46'S5' 2162' S 22'04'39 £ 36.04' EC2 323.00' 9.89' 01'45'17 4.95' S 05'2629" W 9.89' EC3 323.00' 26.49' 04'4 1'53' 13.25' S 29'33'03" E 26.48' EC4 277.00' 4.91 ' O 1'00'54 2.45' S 3123'33' E 4.91 EC5 4.00, 628' 90'00100' 4.00' N 3424'38 . E 5.66' 06 332.00' 71.42' 12' 19'32 35.85' N 16'45 09'. W 71.28' E07 19.50' 3204' 94'08'51' 2a97' N 22'0946' E 28.56' EC8 81.50' 38.51' 270431 " 19.62' N 8246 27' E 36.16' ZC9 92.96' 53.97' ' 33' 16'00' 27.77' N 79 40'43' E 53.22' EC10 40.00' 39.64' . 564655' 21.62' 5 34'42'1I' W 38.04' MY 277.00' . ' 46 63' 09'3845 23.37' S 25 56'10' £ 1 46.58 EC12 ...24.50' 14.45' 33'48 01 7.44' N 820728 f 14.24' EC13 1i350 , 61.58.' 3105'15" 31.57' N 80'46'05 E 60.83' EC14 86,50' 93.02' 61'37'00 51.58" -N 65 30'13 £ 88.60' EC15 4.50' 7.63' 9712 30' S.11' N 13'54'32' W 6 75' EC16 4.50' 7.07 90'00'00 4.50' N 72'29'13' E 6.36' EC17 4.50' 7.07' ' 90100'00 4.50' N-1730'47' W 6.36' ;EC18 45.00' 24.78' 3133'12 127P N 78'1723'. W 24.47' EC19 1 24.50' 38.44" 895424. 24.46' N 72'2625 E. 34.62' EC20 1 542.00' 12.91'70121'52' 1 6.45' S 84 22 13' E 12.91' FINAL SUBDIVISION PLAT��yTx o,�G FIELDSTONE�� SECTION TWO - PHASE THREE c '� RED BUD 94GWERAL' DISTRICT, MMERICK COUNTY, MINK. L EDENS 5:. Lic. No. 2650 t SCALE: N/A . DATE: OCTOBIM 1, 2014 GREENWAY ENGINEERING, INC. Windy ll Lane lf 251 suRo Engineers Winchester, Vsi*nia 22602 Su^'e1'ors Telephone. (540) 662-4185 2180A SHEET 8 OF 16 - FAX (540) 722 9528 SUBD 14-17 Founded in 1971 www.gremwayeng.com SEE SHEET 8 �r-RIDIAN OF pLAT ML 64000 g6449 N, 449 14 NO. 50 0 50 INST GRAPHIC SCALE (IN FEM 4j OPEN SPACE VARIABLE MDTH DRAINAGE EAS04EIVT C���� � E54 go -1 KI Z CIO Z_ o ARC = 45.94' 60 . Em ... ... ... .... ... ... DRIVE . . . . . --SEQUOIA DRIVE�R.'-- lzi Q' .PRIVATE ) . ... . . ... ... . Qd E51 ARC = 45.94' VARM&E. WIDTH WATER UNE AND SANITARY 41 5E)V& EASEMENT E4 20' DRAINAGE C2 14' WATER UNE MOWENT ARC - OPEN SPACE 129.5.7; 1231-00' El 14 r.> - ' 56.00 j'-_2FOO' (TO AL) AL) OPENMF O?F SPACE TM. SW-5-2-304 RELOSTONE I` ngmmi TOWNHOME ASSOCKTION, INC. SEC1701V TWO - PHASE Two 1 OPEN SPACE -SECTION TWO PHASE ONE INST. No. 080001436 INST No. 060021555 tn ZONE RP USE• OPEN SPACE 14' WATER UNE MSEMEW INST. No. 060021555� 89V* TO CMNNING DRIVE FINAL SUBDIVISION PLAT FRELDSTONE SEC77ON TWO — PHASE THREE RED'BUD MAGISTERIAL DISTRICT, FROMICK COUNlY, MGM SCAM: 1" = 50' DATEr OCTOBM 1, 2014 GREENWAY ENGINEERING, im Engineers 1 151 Windy Hill Lane SWinchester Kwma 22602 Telephone: (540) 662-4185 FAX- (540) 722-9528 Founded in 1971 www.8reenwayeng.com RICMD A. ®ENS. Lie. No. 2550 t9 s 8Ujt;i;t U 2160A SHEET 7 OF 18 SUB D 14-17 n SEE SHEET 7 c 1b 00 Cc > +CRC 20• EM ARC = 7.12'�, z y - OPEN SPACEIX �f >> `o'* ARC 47.65' C7 20' DR4IMACE,.1 ARC = 31.66' 20' DRUN40E EASExIENT EASEMEM 4 °�---- -------------' E73j E I ip Oi of o► Q CN O O O O Q� 1 - O O O O O O :F 1 OPEN SPACE S 27*29'13' W - 45202' o 50 0 50 T.M. 55-4-210 N 272913E THE CANYON, LC 615.73' TO IN$T. No. 060006113 STONE FOUND GRAPHIC SCALE IONc RP ON FEET) USE. RE5'ID./vIr" FINAL SUBDIVISION PLAT {�AtiTH of yr FIELDSTONE SECTION TWO ` PHASE THREEI`�C� RED BUD UW67ERfAL DISTRICT, RZMEWX COUNTY, WRGIN14 . c�i RICHARD A. SCALE: 1" = 50' DATE: OCTOBER 1, 2014 lio. No. 2550 /J�\ . GREENWAY ENGINEERING, 151 Windy HiU Lane D SuR ' Engineers Winchester, Vwginia 22602 surveyors Telephone- (540) 662-4185 2160A SHEET .8 OF I FAY-- (540)' 722-9528 Founded in.1971 www.greenwayeng.com SUBD 14-17 i /A •,•.. `•::::. SEE SHEET 10 1 ZCP 20 '20' DRAINAGE EASEMENT W 1 h 20 ELMMENT do i S 7X42'50" E 62.72' �- OPEN SPACE"e Y M A 20' DR,4126 �£ EAMOVT 1 �ERt'�o, ° w'SOLARA DR/VE':':..';`:::_''':,...- m $ obi H N h - aFEY SPACEf 8 J 50 0. 50 GRAPHIC SCALE ON farv. OPEN SPACE S � � W -• 4T1.60' '-� IRFo S 2729'13' W - 45202' T.M. 65H-f-4-234 T.M. 55 A-2f0 MfWN/NG & ROSS ME CAMM, X DEVELOPER$, LLC INST. No. 060006113 INST No. Of00f63B1 ZONE: RP SELF INST. No. 070011119 USE- RESIMI'VACANr IONS: RP USE. OPEN SPACE FINAL SUBDIVISION PLAT FIELDS TONE SECTION TWO — PHASE THREE �� •��� . RED BUD A4IG/STERWL DISTRICT, naMDUCK COUNTY, WRMGNIA R®RM A ®ENS y SCALE: 1" = 5W - DATE: OCTOBER T 2014 IAc. No. 2550' 16-1-t¢ GREENWAY ENGINEERING' 151' Windy Hill Lane VYD SUR �O SWinchester, Virginia 22602 e1 ° Telephone. (540) 662-4185 2160A SHEET 9 OF 16 FAX (540) 722-9528 Founded in 1971 :www.greenwayeng,com SUBD 14-17 HIGHCL/FFE DRIVE. L12 VARIABLE WIDTH R/W - SEE SHEETS 7 & 8.1 961'� E14E •••�•., ••_ C7? C10 ARIA WIDTH ARC = 45.94' E54 DRAINAGE EASEMENT off ARC " 45.94' \\ E91 OPEN SPACE�e F- OPEN SPACE�� �11 LOT 206Z LOT 207. VARIABLE WIDTH WATER LINE W ; AND SANITARY SEWER EASEMENT z LOT 208 ' R LOT 205 LOT 204 LOT 209 'LOT 203 LOT 210 LOT 211 LOT 202 34.14' 20' DRAINAGE 4 EASEMENT E25 E26 E20 LOT 212 :OPEN SPACE, En OPEN SPACE --':. LOT 201 LOT 213 OPEN SPACE�e s's LOT 200 •: v.:. ROT 214 cn E87 LOT 199 S 7742 50' E m `.. LOT 215 ....:'.. LOT 198 f, LOT 2 Z' S 75-25 26' E 16 ni :: 20' DRAINAGE _ " "; EASEMENT LOT 197 23. 63' �Sl, -'- LOT i7 E31` 2 's:::?:• EJ2 _ _ E33 �� w T218 :a `'lia219 LOT £69— - �— OPEN SPACE - LOT - GRAPHIC SCALE (►N FEET) -qr SKEET 11 FINAL SUBDIVISION PLAT�,fi� FIELDSTONE SECTION 7WO - PHASE THREE RED BUD MAGISTERIAL DISTRICT, FREDERICK COMM,` WfbNIA c� A. ENS SCAM 1" = 60' DATE: OCTOBER 1, 2014 lAc. No. 2550 GREENWAY ENGINEERING, 151 WindyHill Lane SURF ngineeers Winchester, Vnginia 22602 SuYveyoTelephone: (540) 662-4185 2160A SHEET 10 OF 18 FAX (540) 722-9528 Founded in1971 www.gmenwayengcom SUBD 14-17 E59 '% :__ .:SEE SHEET 10; •:. :. , E F#?F r-.,) LOT 220 E58 1 E67 LOT 221 I to i LOT 222 20' DRAINAGE W _ :, 41 EASEMENT - LOT 223 g LOT 224 W vn YA%48LE WIDTH WATER LOT 225 —PINE AND SANITARY v N SEWER EASEMENT ti S 4756'01' E I : ;••' _'`•'`:. ;. ov W 34.42'. 20' SJINITARY. SEWER EASEMENT 69 .. E64 E65 FS? E� 20' DRAINAGE EASEMENT ao 7 F 10.71' ,—OPEN SPACE-1--e Nv 50 0 50 moo• GRAPHIC SC4LE Am n7v \ \ o � y` vp � o ������•ti°`'E'�P FINAL SUBDIVISION PLAT��pyTHD FIELDSTONE SECTION TWO PHASE THREE4�Q — RED BUD M4GISTERIAL 0l$TR/CT, fREDERICK COUNTY, VIR6/N/A RICI<IARD A EDENS SCALE: 1" = 50' DATE: OCTOHER 1, 2014 lAc. No. 2550 lb-l-�4 GREENWAY ENGINEgRING9 mc.PM t �' o 151 Windy Hill Lane. ��. SURR � Snno Winchester, Virginia 22602 Telephone: (540).662-4185 2160A SHEET 110 Ili FAX (540) 722 9528 Founded in 1971 www.grwnwayeng.co- SUBD 14-17 Of*o o r C5 \ _, l . HIGH HDRIVE SPACE-�' VARMAE C7oPEN CONTAINING 1.1280 ACRES U HEREBY DEDICATED FOR PUBLIC STREET PURPOSES ARC P 21.52' r E111 E112 EC f9 El13 ,,, �� SOLARA DRIVE z EASEMENTi (PRIVATE) E103 Q ve N 2729'13' E - 140.66, (h7TAL) 0 3733' ,22.06 �22.OD22.00 37.33' N t o. w 25' B% _ 25' BRL U w I w g w g w.. w ti i ti i ti i i3 2 It, 2 iW 2 iW 2 iW 2 Wi 1r 0 0 0�lo 00 Ili iy 3 p g ZL �! HJ by HJ h � Jy o 20-8RL 20' BRL b o 0 37.33' 022.00 1 -22.00 022.00 0 ,Y7.M' OPEN SPACE f526' S 2729'IJ .. W - 1..66' (TOTAL) S 2729'13' W - 452.02' TM. 55 A-210 N. 27.29'I3' E THE CANYON, LC fif5.73' 70 40 0 INST: No. 060006113 STONE FOUND ZONE.• RP GRAPHIC SCALE (IN FEET) USE RESID./VACW! FINAL SUBDIVISION PLAToFkr� FIELDSTONE o SECTION Two - PHASE THREE RED BUD WaSFEW DISTRICT, fRE arX COUNTY, 'WRGIN/A INS a. Uc. No. 2550 o¢ SCALE: 1" = 40'. DATE: OCTOBER 1, 2014 GREENWAY ENGINEERING, INC. 151 Windy Hill Lane D SUR .Engineers Winchester, Vwfflma 22602 Surveyors 2160A SHEET I2 OF 16 Telephone: (540) 662-4185 FAX (540) 722-9528 SUBD 14-17 Founded in 1971 www.greenwayeng.com LOT -184 10.00'� OPEN SPACE �� 0 '47' E — f2Q00' N — L S WJO r— 10M LOT 185 N 4480 Sr nI S 62'M 47' E - 120.00' o I LOT 186 - 2640 SF, ( 8� ,Lg o S WOW' E 120.00 I$ N LOT 187 N 2640 sF I I `� S 62'30'47' E- 120.00' 8 I LOT 188 N 2640 SF I $e S 82'30'4r E - .120.'00' I I LOT 189 N 264o sF IS 62'304r E- 120.'.00' 8 to " :$I LOT 190 N 4480 SF 10' eRt — JN N 62'30'47_ W - 120.00' , N �o WS �2 06 P. E108 W Ef01^ OPEN SPACE y � S 6730*47' E — 120.00' EC16 10' BRL "'� LOT 191 N 448o sF c �1 S 62.V 47"E - 120.00' rN o W Wg I LOT 192 N 2640 SF S W.V 4r E - 12Q00' . �o $ LOT 193 N 2640 sF S 62'3047' E - 120.00' ECf5 Z• o� E106 LOT 194 - 2655 SF S 62'30'4r E - 12203'o% % LOT 195 -. 2746 SF v' S 62'3047' E- 12&M' I I N rRF Oy all i a I LOT 196 N 5026 sF I� R- Gi _ h ti/ —10� BRI_ -- —`N N t05 jot* -#1 ��O E N 62'30'4i" W 126.62' `'' i "s 1�N26*5910* W S 485227' W `° Z Z a „0 41.84' zi �+ t a! / E� 40 OPEN SPACE H GWHIC SCALE (IN FEET) FINAL SUBDIVISION PLAT�AyTx oFyf FIELDSTONE, SECTION TWO — PHASE THREE RED BUO MA.GG7V PIL DISTRICT, FREDERICK COUNTY, WIRGINIA v 'RICHAM L EDENS SCALE: 1" 40' DATE: OCTOBER. 1, 2014 Uc. No. 2550 GREENWAY ENGINEERING,,1�: 151 Windy Hill Lame ��D sUR`� " Engineers Wmchesmr, Vwginia 22602 Surveyors Telephone: (540) 662-4185 2180A SPIFFY 18 OF 18 FAX (540) 722-9528 Founded in1971 wwWgreenwayeng.com SUBD 14-17. H/GHCLII�FE DRIVE �4, VARIMME WADTH R/w Sir S* 8 ARC Ct1� 17.56' EC1 OPEN SPACE r W r~ LOT 207 " a LOT • 208 5 4 LOT 209 M LOT 210 W N LOT 211 Q a� OPEN SPACE S 5T53'12' E 102.72' o r.' ARC=47.56' �:. S 83 4l'17" E - 124.00' o� w og 03 o� LOT 212 W I OPEN SPACE 15.87' y �i S 83'407" E -- 139.14' ° OPEN SPACE` ° I —10, LOT 201 - 5185 SF 46.00' �` 138.07' h3.� LOT213 aO° S8X4117 E- 141.IF LOT 200 � M76 sF � � 4.9.9. LOT 214 S 83'41'17' E - 143.27��°^° LOT 199 N 3104 SF I�,M' 0 13�sr LOT 215 ` S 8X41 17 E - 145.69, o A IJ9.' LOT 19 123137 SF ! 6.54' o o LOT 216 S 83'41 17 E— 145.66� I Flo ; Ca� a LOT 197 N 5159.7 �I �. LOT 217 > � _ 10' BRL _ . P �' N 83'41 '1 r W — 129.65' LOT 218 OPEN SPACE E105 40 0 40 EC11 \ EC12 EC13 SOLARA DRIVE aWHIC SCALE (IN FEET) (PRNATE) FINAL SUBDIVISION PLAT,TH FIELDSTONE SEC710N TWO PHASE THREE RED 8UD A440SIMAL DISTRICT, FROMICK COUNTY, WGINIA a SCALE: 1" - 40' DATE: OCTOBER 1. 2014 Lic No..2550 1U�1-�4 GREENWAY ENGINEERING,151 Windy Hill Lane . soa��� Engineers Winchester, Fuguua 22602 Stuveyors Telephone. (540) 662-4185 FAX (540) 722-9528 2160A SHEET 14 OF 16 Founded in i971 www.greenwayeng.com SUBD 14-17 10, 8RL . "►� LOT 206 - 4629 SF o S 8X41'17 _E - 124.00' N 18 LOT 205 - 2728 9r g I 1S 83'41.17" E - 124.00- NLOT 204 - 2728 5F S 8X41'17- E - 124.00' N I I8 LOT 203 - 2728 SF g IS, 8X41-17- E - 124.00- I LOT 202 � 4629 SF- 10' BRL J N 83'407'_W - 124.00' OPEN s a 8XOPEN SPACE SPACE 4 f'17" E — 12ZOO' E93 9 W $ o -- o f0' BRL LOT 206 N � � � � � 6C C. - LOT 207 — 4741 9r N 8X41'17" W — '12ZOO' I " °g I LOT 208 - 2794 SF I $° LOT 205 °f la I � N 83'407a W - •127.00' LOT 209 — 2794 SF $ �o LOT 204 N 8T41'17' W - .12700' II W 18 I LOT 210 - 2794 SF I $ 13 W LOT 203 N 83.41.'17" w - 12700•o Q w g LOT 211 2794 SF °�° I I N 83'4!'17- W- 127.00- f (� Q It 202 o y j 1E • I LOT 212 - 4741 SF ( OPEN SPACE IRF . N 83'4!'17' W — 127.00' i --1�° OPEN SPACE —o EC2 LOT 201 10 BRL45� SF LOT 213 •� r o LOT 200 S 87'O5,� -w _ 129A El z 12� n8 SF I� �� LOT 199 z 3.07'�„ g 8T05'?2. W 126.30 �o � a 122.52 SF' o� M � T a G LOT 215. w 27� 23.78' � r-- LOT 198 $8 w 3J8'' p g 8T05 118.492635 SF A g i& 2T` o M� LOT 2. .w_ t21. `, LOT 5.29 ' o S 8T05 114.61'\ �`� 197 00 .p o j" 8 6,66' a LOT �. W 2566 j N To f 10.39 �1 SF 8.57•J G 5022. �2 11636\ o F 10.41 �tLOT 219 '; 4203 40 0 40 : ry 120.09' EC4 o g 8r05 22 it GRAPHIC SCALE (IN FE£T) OPEN SPACE FINAL SUBDIMION PLAT FIELDSTONE °r . SECTION TWO — PHASE 7HREE RED BUD MAGISTER14L DISTRICT, MO RICK COUNTY, KRGINIA c�i RICHARD k EDENS a SCALE: V = 40' DATE: OCTOBER 1, 2014 Lie. No. 2550 GREENWAY ENGINEERING, wc. 151 Windy Hill Lane SUR`'� Engineers ff inchester, Vuginw 22602 S'Drs Telephone: (540) 662-4185 2160A _SHEET 15 OF 16 FAX (540) 722-9528 Founded in 1971 www.greenwayeng.com SUBD 14-17 OPEN SPACE / / /Ny,� ERi Or 144 41 uARlABLE arum 9 - 1� Q 1 INGRES5,1EGRESS EA SEM �e co Ff OPEN SPACE- . + EC6 EC, SEQUOIA DRIVE R g (PRAM TE)6N£NT `Dd. E, of C22 C23 C2� 25' ORL 25 BIPL w 7,� � O J,Co 1 O V) O y -4 0. 2 L y 20'.BRL — — — 20' BRL 37.33 22.00' 22.w 22w 220b' 37.33' N •70'10'26' E 18.19' N Im i W f 162.66' (iiDTAL) u OPEN SPACE IRF N MOM* W 310.00' I 3 Lrz 7M 55c-5-2-emu Rft STONE TOWNHOME ASSOCH170N, INC. . 40 0 40 OPEN SPACE -SECTION TWO - PHASE ONE INST. No. 060021555 GR4PHIC SCALE (IN FEET) ZONE RP USE OPEN SPACE FINAL SUBDIVISION PLAT FIELDSTONE ��:ZTH SECTION TWO - PHASE THREE RED BUD MGISTMM DISTRICT, FREDMM COUNTY, WIRGM4 A. ENS 9 SCALE: 1' - 40' 1 DATE: OCTOBER 1 2014 UP. No. 2550 GREENWAY ENGINEERING, INC. IQ-�-t¢ �. . ' 151 Windy Hill Lane sUR4-- Engime g Wincheste , Vngmia 22602 Surveyors Telephone- (540) 662-4185 FAX (540) 722-9528 21 BOA SHEET 16 OF 18 Founded in 1971 www.greenwayengcom SUBD 14-17 vii(GINIA: Ft MERICK COUNTY.SCI. This instrumni of writina.was produced to moan 5 d�� at 1!41 fp M and with certificate acknowledgement thereto annexed waA�s`jach�nitted to record. Tax imposed by Sec. 58.1-8M of and M.1-801 have been*d, if assessable. Cerk -v 15012m o Prepared by: William L. Matson, Esquire (VSB No. 14698), Matson Freyvogel PC Consideration: N/A Tax Map #: 55-A-181 Return to: Arcadia Communities, Inc. 1602 Village Market Blvd., Suite 400 Leesburg, VA 20175 DEED OF SUBDIVISION, DEDICATION, EASEMENT AND CONVEYANCE (Section Two - Phase Three, Fieldstone) THIS DEED OF SUBDIVISION, DEDICATION, EASEMENT AND CONVEYANCE is made this -y—* day of )AT2015, by and among ARCADIA COMMUNITIES, INC., a Virginia corporation ("Ownet), GRANTOR; Dennis M. GRIFFITH and F. Kevin REYNOLDS, TRUSTEES, either of whom may act ("Trustees"), GRANTORS; CARDINAL BANK, a Virginia banking corporation (`Bank"), GRANTOR; the BOARD OF SUPERVISORS OF FREDERICK COUNTY, VIRGINIA, a body corporate and politic ("County"), GRANTEE; the FREDERICK COUNTY SANITATION AUTHORITY, a body corporate and politic ("Authority"), GRANTEE; and FIELDSTONE TOWNHOME ASSOCIATION, INC., a Virginia nonstock corporation ("HOA"), GRANTEE. WITNESSETH: WHEREAS, Owner is the owner of certain real property containing 22.5731 acres, more or less (the "Property"), situate in Red Bud Magisterial District, Frederick County, Virginia, as shown re�ocderk aS�.s.�4 no. �5-y4t5 on the plat a#aQ.oa horctn-and expressly incorporated herein by this reference, dated October 1, 2014, entitled "FINAL SUBDIVISION PLAT FIELDSTONE SECTION TWO - PHASE THREE RED BUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA" and prepared by Greenway Engineering, Inc. (the "Plat"), and being the "Residue" parcel shown on the Amended Final Plat of Subdivision of Fieldstone, Section Two - Phase Two, dated February 21, 2013, 0 .:- N) prepared by Greenway Engineering, Inc., and recorded with that certain First Amendment to Deed of Dedication, Subdivision and Easement as Instrument No. 130011096, among the land records of Frederick County, Virginia, and also being a portion of the land conveyed to Owner by Deed of Distribution dated December 6, 2012, recorded as Instrument No. 120013743, among the aforesaid land records; and WHEREAS, the Property is encumbered by that certain Supplemental Credit Line Deed of Trust and Security Agreement dated November 14, 2013, recorded among the aforesaid land records as Instrument No. 130013127, from Owner to Trustees for the benefit of Bank (the "Deed of Trust'); and WHEREAS, it is the desire of Owner to subdivide the Property into lots and other property, to dedicate a portion of the Property for public street purposes, to create and establish certain easements, to convey a portion of the Property (the Open Space) to the HOA, and to subject the lots and other property created hereby to certain covenants, conditions and restrictions; and WHEREAS, Bank and Trustees join in this instrument solely to give their consent and approval to the actions taken herein and to, as applicable, release from or subordinate to the lien of the Deed of Trust the streets, "Open Space" and easements herein created and established, NOW, THEREFORE, for and in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, the receipt and sufficiency of which are hereby acknowledged, Owner, with the consent and joinder of Bank and Trustees, does hereby subdivide the Property, containing 22.5731 acres, more or less, into lots and parcels to be known as "Open Space" and Lots 180 through 225, both inclusive, Section Two — Phase Three, Fieldstone, and a Residue of (by subtraction) 10.4764 acres, more or less, all as shown on and in accordance with the Plat. -2- c� r- THIS DEED FURTHER WITNESSETH that for and inconsideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, the receipt and sufficiency of which are hereby acknowledged, Owner does hereby dedicate to public street purposes and convey to County, in fee simple, that portion of the Property containing 1.1290 acres, more or less, designated on the Plat as "Hereby Dedicated for Public Street Purposes" and more particularly shown thereon as "Highcliffe Drive". The dedication of this public right-of-way is with the free consent and in accordance with the desires of Owner, Bank and Trustees as evidenced by the signatures set forth below. THIS DEED FURTHER WIT'NESSETH that for and in consideration ofthepremises and the sum of One Dollar ($1.00), cash in hand paid, the receipt and sufficiency of which are hereby acknowledged, Owner does hereby grant and convey unto County, its successors and assigns, the easements as hereinafter set forth in the respective locations as shown on the Plat and incorporated herein by reference as follows: 20' DRAINAGE EASEMENTS Easements for the purpose of installing, constructing, operating, maintaining, repairing, replacing, adding to or altering present or future storm drainage ditches, lines, or other drainage structures or facilities, plus necessary inlet structures, manholes and appurtenances for the collection of storm waters and their transmission through, across and upon the Property, said easements being more particularly bounded and described on the Plat. The above described drainage easements are subject to the following conditions: 1. AlI drainage lines and appurtenant facilities which are installed in the easements shall be and rernain the property of County, its successors and assigns. 2. County and its agents shall have full and free use of the easements for the purposes named, and shall have all rights and privileges reasonably necessary to the exercise of the rights -3- c-: 0 granted in the easements, including the right of access to and from the easements and the right to use adjoining land where necessary; provided, however, that this right to use adjoining land shall be exercised only during periods of actual construction or maintenance, and then only to the minimum extent necessary for such construction or maintenance; and further, this right shall not be construed to allow County to erect any building or structure of a permanent nature on such adjoining land. 3. County shall have the right to trim, cut and remove trees, shrubbery, fences, structures or other obstructions or facilities in or near the easements being conveyed, deemed by it to interfere with the proper and efficient construction, operation and maintenance of said storm drainage lines, storm drainage facilities, and appurtenant facilities; provided, however, that County at its own expense shall restore, as nearly as possible, to their original condition all land or premises which are disturbed in any manner by the installation, construction, operation and maintenance of said storm drainage lines, storm drainage facilities, and appurtenant facilities. Such restoration shall include the backfilling of trenches, the replacement of fences and shrubbery, the reseeding or resodding of lawns or pasture areas within and outside the easements, and the replacement of structures and other facilities located outside the easements, but shall not include the replacement of structures, trees or other facilities located within the easements. 4. Owner reserves the right to make use of the easements herein granted which may not be inconsistent with the rights herein conveyed or interfere with the use of said easements by County for the purposes named; provided, however, Owner shall comply with all applicable County ordinances and regulations prior to placing any building, roadway, other structure or fence on the easements. These easements shall be perpetual and shall run with the land. -4- —v a _r- These easements shall be binding upon Owner, its successors and/or assigns, and shall inure to the benefit of County, its successors and assigns. This Deed further witnesseth that for and in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, the receipt and sufficiency of which are hereby acknowledged, Owner grants and conveys, in fee simple, to County all appurtenances and facilities located within the above -described drainage easements. THIS DEED FURTHER WITNES SETH that for and in consideration of the premises and the sum of One Dollar ($1,00), cash in hand paid, the receipt and sufficiency of which are hereby acknowledged, Owner does hereby grant and convey unto Authority, its successors and assigns, the easements as hereinafter set forth in the respective locations as shown on the Plat and incorporated herein by reference as follows: 14' WATER LINE EASEMENTS 20' SANITARY SEWER EASEMENTS VARIABLE WIDTH WATER LINE AND SANITARY SEWER EASEMENTS To the extent applicable, easements for the purpose of installing, constructing, operating, maintaining, repairing, replacing, adding to or altering present or future water mains, including fire hydrants, valves, meters, building service connections and other appurtenant facilities for the transmission and distribution of water through and across the Property, as shown on the Plat, as well as easements for the purpose of installing, constructing, operating, maintaining, repairing, replacing, adding to or altering present or future sanitary sewer lines, including manholes, building connection lines and other appurtenant facilities for the collection of sanitary sewage and its transmission through and across the Property, as shown on the Plat. The above described water line, sanitary sewer, and water line and sanitary sewer easements are subject to the following conditions: -5- -v CD 1. All sewer lines, water mains, waterlines and appurtenant facilities which are installed in the easements shall be and remain the property of Authority, its successors and assigns. 2. Authority and its agents shall have full and free use of the easements for the purposes named, and shall have all rights and privileges reasonably necessary to the exercise of the rights granted in the easements, including the right of access to and from the easements and the right to use adjoining land where necessary; provided, however, that this right to use adjoining land shall be exercised only during periods of actual construction or maintenance, and then only to the minimum extent necessary for such construction or maintenance; and further, this right shall not be construed to allow Authority to erect any building or structure of a permanent nature on such adjoining land. 3. Authority shall have the right to trim, cut and remove trees, shrubbery, fences, structures or other obstructions or facilities in or near the easements being conveyed, deemed by it to interfere with the proper and efficient construction, operation and maintenance of said sewer lines, water mains, waterlines, and appurtenant facilities; provided, however, that Authority at its own expense shall restore, as nearly as possible, to their original condition all land or premises which are disturbed in any manner by the installation, construction, operation and maintenance of said sewer lines, water mains, waterlines, and appurtenant facilities. Such restoration shall include the backfilling of trenches, the replacement of fences and shrubbery, the reseeding or resodding of lawns or pasture areas within and outside the easements, and the replacement of structures and other facilities located outside the easements, but shall not include the replacement of structures, trees or other facilities located within the easements. 4. Owner reserves the right to make use of the easements herein granted which may not be inconsistent with the rights herein conveyed or interfere with the use of said easements by Authority for the purposes named; provided, however, Owner shall comply with all applicable -6- -z, c-� 0 County ordinances and regulations prior to placing any building, roadway, other structure or fence on the easements. These easements shall be perpetual and shall run with the land. These easements shall be binding upon Owner, its successors and/or assigns, and shall inure to the benefit of Authority, its successors and assigns. This Deed further witnesseth that for and in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, the receipt and sufficiency of which are hereby acknowledged, Owner grants and conveys, in fee simple, to Authority all appurtenances and facilities located within the above -described water line, sanitary sewer and water line and sanitary sewer easements. THIS DEED FURTHER WITNESSETH that for and in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, the receipt and sufficiency of which are hereby acknowledged, Owner does hereby create and establish easements for ingress and egress for the use and benefit of Owner, its successors and/or assigns, in the locations designated on the Plat as "VARIABLE WIDTH INGRESS/EGRESS EASEMENT". Owner, its successors and/or assigns, shall be responsible for the construction of the applicable private roadways (to be known as Sequoia Drive and Solara Drive) within such easements. The HOA shall be responsible for the repair and maintenance, including snow removal, of the roadways within such easements. The construction, repair and maintenance of the roadways within such easements shall not be the responsibility of County, the Commonwealth of Virginia, or the Virginia Department of Transportation; however, Owner does hereby grant to County an access easement over such roadways for the purpose of ingress and egress by County emergency and police vehicles. All of these easements shall be perpetual and shall run with the land. -7- c� THIS DEED FURTHER WITNESSETH that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, the receipt and sufficiency ofwhich are hereby acknowledged, Owner does hereby grant and convey to HOA, with Special Warranty of title, the "Open Space", containing 7.3606 acres, more or less (including the private roadways located thereon), subject to all conditions, restrictions, rights of way, and easements and other instruments of record, if any, legally affecting the "Open Space". THIS DEED FURTHER WITNESSETH that Owner, with the consent and joinder of Bank, Trustees, and the HOA, does hereby declare that Lots 180 through 225, Section Two — Phase Three, Fieldstone, and the "Open Space" shown on the Plat shall be held, sold and conveyed subject to the covenants, conditions and restrictions set forth in the Declaration of Covenants, Conditions and Restrictions of Fieldstone Townhome Association, Inc., dated November 21, 2006, and recorded as Instrument Number 060022674, among the aforesaid land records, and the First Amendment to Declaration Of Covenants, Conditions and Restrictions of Fieldstone Townhome Association, Inc., dated November 21, 2006, and recorded as Instrument No. 130008118, among the aforesaid land records, which covenants, conditions and restrictions are for the purpose ofprotecting the value and desirability of, and shall run with, the Property and be binding on all parties having any right, title or interest therein or any part thereof, their heirs, successors and assigns. THIS DEED FURTHER WITNESSETH that in consideration ofthepremises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, Trustees, as authorized to act by Bank, as shown by Bank's execution hereof., (i) do hereby release and discharge from the lien of the Deed of Trust that portion of the Property dedicated herein for public street purposes, (ii) do hereby release and discharge from the lien of the Deed of Trust that portion of the Property which is the "Open Space" (including the private roadways located thereon), and (iii) do -8- hereby consent to and subordinate the lien of the Deed of Trust to the easements created and granted herein as shown on the Plat. TO HAVE AND TO HOLD that portion of the Property dedicated for public street purposes and the "Open Space" unto Owner, its successors and assigns, fully released and discharged from the lien and operation of the Deed of Trust. It is expressly understood that the release of the portions of the Property described above from the lien of the Deed of Trust and the subordination of the lien of the Deed of Trust to the easements created and granted herein as more particularly bounded and described on the Plat shall not affect in any way the lien of the Deed of Trust upon the other land conveyed thereby and not previously released or released hereby or subject to said easements, and the Deed of Trust shall remain in full force and effect as to the land conveyed thereby and not previously released or released hereby, subject to said subordination. This Deed of Subdivision, Dedication, Easement and Conveyance is made in accordance with the statutes made and provided in such cases, including Section 15.2-2240 et M. and Section 15.2- 2264 et M. of the Code of Virginia,1950, as amended; with the approval of the proper authorities of the County of Frederick, Virginia, and the Virginia Department of Transportation, as shown by the signatures affixed to the Plat, and is with the free consent and in accordance with the desires of Owner and HOA, the owners and proprietors of the land embraced within the bounds of said subdivision, and is consented to by Bank and Trustees, as evidenced by the signatures below. WITNESS the following signatures and seals: ARCADIA COMMUNITIES, INC., a Virginia corporation By: Brad Durga, ce President -9- —COMMONWEALTH OF �1g —E -TWCOUNTY OF �, to -wit: The foregoing instrument was acknowledged before me this Ste' day of N. , 2015, in the jurisdiction aforesaid, by Brad Durga, Vice President of Arcadia Communitie , Inc., a Virginia corporation, on behalf of such corporation. My commission expires: L)oA_4,,So, Wit UP' PUBLIC % Notary Public — RegVtration REG k 162680 n : MY COMMISSION ' o EXPIRES _ (Signatures and acknowledgments continue on following pages) '•, 11/30/2018 .•y�e ' �'•. `FAITH OF ��.. -10- CARDINAL BANK, a Virginia banking corporation By:_ Name: Title: Den'ds' M. Griffith, Trustee F. Kevin Reynolds, Trustee COMMONWEALTH OF VIRGINIA CITY/COUNTY OF , to -wit: The foregoing instrument was acknowledged before me this day of , 2015, in the jurisdiction aforesaid, by of Cardinal Bank, a Virginia banking corporation, on behalf of such bank. My commission expires: Notary Public — Registration No. COMMONWEALTH OF VIRGINIA CITY/COUNTY OF �V , to -wit: The foregoing instrument was acknowledged before me thisJ�� day of the jurisdiction aforesaid, by Dennis M. Griffith, Trustee. My commission expires: LC 31, Notary Public — Registration No. COMMONWEALTH OF VIRGINIA CITY/COUNTY OF , to -wit: A A� d=C3 ^ SSG p � ig#tutt70 S The foregoing instrument was acknowledged before me this day of , 2015, in the jurisdiction aforesaid, by F. Kevin Reynolds, Trustee. My commission expires: Notary Public — Registration No. [Signatures and acknowledgments continue on following page] -11- c-; r.� FIELDSTONE TOWNHOMEASSOCIATION, INC., a Virginia nonstock corporation By: Brad Durga, Pres> nt COMMONWEALTH OF VIR.GINIA -G�/COUNTY OF (Ja,bn,,r , to -wit: The foregoing instrument was acknowledged before me this '5�4day of 2015, in the jurisdiction aforesaid, by Brad Durga, President of Fieldstone Townhome As ciation, Inc., a Virginia nonstock corporation, on behalf of the corporation. My commission expires: lJo&Jw 3' , Zola �r Notary Public — egistrati j6 Z(o M G:\WLMWRCADIA\FIELDSTONE!SUBDIVISION DEED PHASE 3 010815.DOC VIMU MA: FPz-DMCK COUM Y:SCL This instrument of writing was produced to me on IZ-Z3-ZQ15 at 31H Rm and with certificate acknowledgement they to annexed was admitted to record. Tax imposed by Sec. 58.1-802 of $, WA.�, and 58.1-801 have been paid, if assessable. 4> to"'� ' Clerk -12- .•GPFL�- ��E�Yp��.� I REG # 78 CO80 Mp11 S10A .. EXPIRES g 1113p/2G18. COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 May 12, 2015 Richard A. Edens, L.S. Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: Final Plats Fieldstone Section 2-Phase 3 PIN 55-A-181 Dear Rich: This letter is to confirm that the plats for Fieldstone Section 2-Phase 3 have been approved. This subdivision allows for the development of forty-six (46) new town -house lots. The appropriate construction guarantee, copy of the plats, and deed of dedication have been received. Attached are four (4) copies of the approved plats for your records and distribution. Please return a copy of the recorded plat to this office. If you have any questions, please call me (540) 665-5651. Sincerely, 6ark. Ch — Zoning & Subdivision Administrator Attachments MRC/pd cc: Arcadia Companies, P.O. Box 1800, Leesburg, VA 20177 Jason Ransom, Red Bud Magisterial District Supervisor Christopher Mohn and Charles Dunlap, Planning Commissioners Jane Anderson, Real Estate Commissioner of Revenue Patrick Fly, GIS 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 GREENWAY ENGINEERING 151 Windy Hill Lane Founded in 1971 Winchester, Virginia 22602 TRANSMITTAL Project Name: Fieldstone -Sec Two, Ph Three -Final Subdivision Plats File No: 2160A Date: Tue, Apr 21, 2015 To: FC Planning Attn: Mark Cheran Copied Delivery: EJ Fed Ex [--] U.S. Mail Other From: Randy Kepler/dls GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 Courier ;Pick Up s._ Urgent 3 For Your Review J As You Requested 'Please Comment Message Mark, Per Rod Williams' comments, attached are the following: -Revised Deed -4 copies of original signed Final Subdivision Plats -Copies of Deed comment, 2/13/15 plat submittal transmittal, receipt of plat review fee, and Planning comment. Please finalize acceptance of revised Deed, sign final plats, and contact us for pickup so we can coordinate with our client to record plats. As always, thank you for your assistance. Contact us with any questions. Hand Delivery and Pick Ups Only: Received by: Please Print Name: Date: COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 April 23, 2014 Mr. Randy Steele Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: Approval for Subdivision Design Plan #04-13 Fieldstone Section H Phases 3 and 4 Property Identification Numbers (PINs): 55-A-165C, 175E, 204, 210 and a portion of 55-A-181 Dear Randy: This letter is to confirm that the subdivision design plan for Fieldstone — Section H Phases 3 and 4 was approved on April 23, 2014. This design plan reflects the construction of 123 single family attached (townhouse) dwelling units. Enclosed are four (4) copies of the approved plan for your records and distribution. It is now appropriate for you to submit the final plats for this subdivision. In addition to the information provided on the approved design plan, the plats must include the approval signatures of the Frederick County Sanitation Authority and the Virginia Department of Transportation. Should you have any questions, please do not hesitate to call me at (540) 665-5651. Sincerely, Candice E. Perkins, AICP Senior Planner CEP/pd Attachments cc: Christopher Collins Redbud District Supervisor Charles Dunlap and Christopher Mohn Redbud District Planning Commissioners Jane Anderson, Real Estate Commission of Revenue Arcadia Companies P.O. Box 1800 Leesburg, VA 20177 107 North Kent Street, Suite 202 e Winchester, Virginia 22601-5000 - ENGINEERING, 151 Windy Hill Lane Winchester, Virginia 22602 Founded in 1971 December 30, 2013 Frederick County Department of Planning and Development 107 North Kent Street, Suite 202 Winchester, VA 22601 Attn: Candice Perkins, AICP, Senior Planner Re: Fieldstone Section II Phases 3 and 4 Subdivision Design Plan #04-13 Comment Response Letter Dear Ms. Perkins: We are in receipt of Planning comments dated November 15, 2013 and offer the following responses: Comments from Frederick County Planning Comment 1: Special Limited Power of Attorney Form. Please have the property owner sign the attached Special Limited Power of Attorney Form prior to further review or approval. This form should be notarized and completed to grant the applicant (you) with authorization to represent them for this site plan. Response: The form has been notarized and signed as requested. Comment 2: Project Information. On the coversheet revise the following: • Parking Space Tabulations. The parking space tabulation on the coversheet does not reflect what is shown on 22A. It appears that sheet 22 does not reflect the number of double driveway spaces. • Current Use. Update the current use to single family attached and detached. • Overall Project Tabulation. This table does not reflect what the revised MDP shows in regards to area in lots and open space. • Minimum Lot Width. Delete the repeated row. Response: Comments have been addressed as requested. Comment 3: Overall Key Map and Phase Maw. Show the two recreational areas on the key map on sheet 2 and the phase map on sheet 3. Response: The two recreational areas have been shown on the key map on sheet 2 and the phase map on sheet 3. Comment 4: Typical Garare Unit Layout. The sidewalk needs to be revised to show 5 feet. Response: The sidewalk has been revised to show a 5' wide sidewalk. Comment 5: Surveyed Boundaries. The surveyed boundaries of each lot need to be provided. Response: The surveyed boundaries of each lot have been provided as requested. Comment 6: BRL's from Parkin-& Areas. On lots 159 and 168 15'BRL's need to be shown off of the parking areas. Response: Fifteen foot BRL's for lots 159 and 168 off of the parking areas has been shown as requested. Engineers Surveyors Planners Environmental Scientists Telephone 540-662-4185 FAX 540-722-9528 www.greenwayeng.com File #2160A/RS/dim !" Comment 7. Sidewalks. Extend the sidewalks as indicated on sheets 9, 10, and 11. Response: Sidewalks have been extended as indicated on sheets 9, 10, and 11. Comment 8: Recreational Units. A more detailed design for the recreational units needs to be shown. The total number of units and the type should be listed. The access to these units also needs to be addressed. The larger facility on HighCliff Drive should have a parking area and a trail network for access. Indicate if the picnic area will be a covered shelter. The recreational area on Sequoia Drive should have a trail to access it. Response: What is shown is for general conformance. Approximate locations of the tot lot areas have been shown and access by a hard surface trail has been provided to these areas. These areas may be modified at the time of final design. Preliminary details for recreational equipment have been provided on sheet 24A. Comment 9: Street Lights. Additional street lights should be considered at the end of Sequoia Drive near the rec unit and Solara Drive as indicated. Response: Additional street lights have been added as requested. Comment 10: Plant List. On sheet 22A, Franklin Tree is not a permitted type. Response: We have removed the Franklin Tree on both the plan and plant list and replaced with Red Oak. Comment I1: Landscaping Notes. On sheet 22A, provide the following notes (1) all planting shall conform with V65-203.01B of the Frederick County Zoning Ordinance (Plant selection, planting procedure, and maintenance) , and (2) any plant substitutions must be approved in writing by the Frederick County Planning Department. Response: We have added the notes to sheet 22A that the County has recommended. Comment 12: Photometric Plan. A photometric plan needs to be provided. Response: Per phone conversation with County Planning, it was agreed that only lighting details need to be provided. Lighting details have been provided as requested. General Comments: After you have revised the subdivision design plan, please resubmit two copies so that I may verify the information contained on the plan. I will need all approved review agency comment sheets and at least five copies of the final plan for approval. Response: Two copies of the revised subdivision plan and approved review agency comment sheets from VDOT, Inspections, Public Works, Airport, Fire Marshal, GIS, FCSA, and Public Schools are included with this submittal. We will submit at least five copies for final plan approval once we hear from you that our revised plan needs no further revisions. Thank you for your assistance with this project. Contact us with any questions or need for additional information. Sincerely, Greenway Engineering, Inc. Xadndy"St�t/ProVjt gineer Cc: Carla Coffey — Arcadia Randy L. Kepler, PE, Director of Engineering — Greenway Engineering Enclosures File #2160A/RS/d1m /±% GREENWAY ENGINEERING DEC 3 0 20,,3 NZIPF 151 Windy Hill Lane Founded in 1971 Winchester, Virginia 22602 TRANSMITTAL Project Name: Fieldstone Sec II Ph 3 & 4 Subdivision Plan File No: 2160A Date: Mon, Dec 30, 2013 To: FC Planning Attn: Candice Perkins Copied Carla Coffey -Arcadia From: Randy Steele/dlm GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 Delivery: 0 Fed Ex E U.S. Mail R] Courier 0 Pick Up 0 Other ElUrgent R] For Your Review 2] As You Requested 0 Please Comment Message Candice, Per your request, attached is the following for review: -Comment response letter -Agency Approval letters from: VDOT, Inspections, GIS, Airport, Public Schools, Fire Marshal, FCSA, and Public Works -2 copies of the revised subdivision plan per Planning comments dated November 15, 2013 NOTE: Please contact us if no further revisions are needed and we will submit at least 5 copies of the subdivision plan for final approval signature. Thank you for your assistance. Contact us with any questions. Hand Delivery and Pick Ups Only: Received by:XGI.UJI r, �""G Date: Please Print Name: Donna Mellso Subject: Fieldstone Section II Phases 3 and 4 Site Plan Approval From: Rhodes, Timothy. (VDOT) fmailto:Timothy.RhodesCa)vdot.virginia.aovl Sent: Wednesday, July 17, 2013 4:07 PM To: Randy Kepler Cc: Funkhouser, Rhonda (VDOT); Smith, Matthew, P.E. (VDOT); Ingram, Lloyd (VDOT); Hoffman, Gregory (VDOT); Bishop, John. (VDOT); 'mcheran@co.frederick.va.us'; Randy Steele Subject: Fieldstone Section II Phases 3 and 4 Site Plan Approval DEPARTMENT OF TRANSPORTATION Staunton/Edinburg Land Development 14031 Old Valley Pike Edinburg, VA 22824 A VDOT review has been conducted for the Fieldstone Section II Phases 3 and 4 Plan dated July 9, 2013 that was received in our office on July 12, 2013. Based off of the review of the Drawings, all of the previous VDOT comments have been addressed and the Site Plan is approved by our office. Please ensure that all applicable agencies have the most recent set of approved Drawings. We offer the following general comments: • Our review and comments are general in nature. Should details be overlooked during plan review or conditions in the field exist such that additional measures are warranted, such measures shall be completed to the satisfaction of the department. • Materials used and methods of construction shall adhere to the current observed VDOT Road and Bridge Specifications, Road and Bridge Standards, Manual on Uniform Traffic Control Devices, and Land Use Permit Special Provisions. • A preconstruction conference should be held by the engineer and/or the developer with the attendance of the contractor, various County agencies, utility companies, and VDOT prior to initiation of work. • 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. • Any construction related changes to the approved plan must come through the design engineer to VDOT for approval. Please allow a minimum of 5 business days for VDOT review. • A Land Use Permit shall be obtained before any work is performed on the State's right-of-way. The permit is issued by this office and may require application fees, the salary & expenses of a State assigned inspector, and surety bond coverage. Once satisfactory application has been made, a permit will normally take 20-30 days to process and issue. If you have any questions or need further information, please do not hesitate to contact me. Sincerely, Tim Rhodes, Permit Specialist Virginia Department of Transportation Land Development -Clarke, Frederick,Shenandoah and Warren Counties 14031 Old Valley Pike Edinburg, VA. 22824 (540)-984-5620 REQUEST FOR SITE PLAN COMMENTS Frederick County Inspections Department Comment to: Hand deliver to: Frederick County inspections Department Frederick County Inspections Dept. Attn: Building Official 107 North Kent Street, Vd Floor 107 North Kent Street, Winchester, Virginia 22601 Winchester, Virginia 22601 Phone: (540) 665-5650 AppScant It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. please attach two (2) covipso of the Site Plan with this sheet. Applicant's Name: Oreanway Engineedng, Inc Telephone: 540-662-4185 Mailing Address: 151 Windy HM Lane Winchester, VA 22602 Name of development and/or description of the request: Fieldstone Secticn it Phases 3 & 4-Townhcmes Ne Plan Location'aProperty: East of the Interaeedon of Charming DrWe and Nassau Road Department Comments: 18 Dwellings shall comply with The Virginia Uniform Statewide Building Code (USBC) and The International Residential 2009 Codes. Duplex units shall be separated per USBCARC R302. Homes located on lot line shall be rated as per USBC Section R302.3 — Two Family Dwellings. Engineer Design required on slabs with greater than 8" fill or 24" clean sand/gravel. Soils and fill shall be compacted in accordance with the engineers design. Lots 117-123 have approximately 10' fill. Lot 168-173 contains approximately 8. All other lots vary. Engineer design will be required on foundations upon submittal for each building permit. Backwater valves shall be installed on all plumbing fixtures, (subject to back sewer), located below the top elevation of the upstream man hole cover. Grade shall be sloped away from foundations a min 6" in 10'. REQUEST FOR SITE PLAN COMMENTS Request for Street Name Comment Mail to: Frederick County Information Technologies, GIS Division Attn: GIS Manager 107 North Kent Street, Winchester, Virginia 22601 Hand deliver to: Frederick County Information Technologies, GIS Division 107 North Kent Street, 1 st Floor Winchester, Virginia 22601 Phone: (540) 665-5614 Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Please AaVb two (2) copies of thg Site Plan with this sheet. Applicant's Name: Greenway Engineering, Inc. Telephone: 540-662-4185 Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Name of development and/or description of the request: Fieldstone Section II Phases 3 & 4-Townhomes Site Plan Location of Property: East of the Intersection of Channing Drive and Nassau Road GI Manager Comments: DoJ Aaf Vj a lownth are cti2PNyJ '6r use, in +�t Gj&-2. K C- mn w -GIs MANAGER USE ONLY - Date Received 13 Review Number 0 2 3 4 5 (circle one) Date Reviewed oRGl3 Revision Required Ib Date Approved y/ C)1 Signature & Date; ** Pkew Retum Firm to Applkmt** 1 17 iN =t R a [1, i ., 2 �,l� GREENWAY ENGINEERING REQUEST FOR SITE PLAN COMMENTS Winchester Regional Airport Comment Mail to:, Winchester Regional Airport Attn: Executive Director 491 Airport Road Winchester, Virginia 22602 Hand deliver to: 491 Airport Road (Rt. 645 off of Rt. 522 South) Winchester, Virginia 22602 Phone: (540) 662-5786 Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of Site Plan with this sheet. Applicant's Name: Greenway Engineering, Inc. Telephone: 540-662-4185 Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Name of development and/or description of the request: Fieldstone Section II Phases 3 & 4-Townhomes Site Plan Location of Property: East of the Intersection of Channing Drive and Nassau Road Airport Comments: The referenced site plan proposal was reviewed and it appears that the proposed site plan will not have an impact on operations at the Winchester Regional Airport as the proposed development lies outside of the Airport's Part 77 close in surfaces. -AIRPORT USE ONLY - Date Received Review Number 1 2 3 4 5 (circle one) Date Reviewed Revision Required (� (� Date Approved 03/0712013 Signature &c Date::�K c Xi "A 24 Frederick County Public Schools .. to ensure all students an excellent education K. Wayne Lee, Jr. LEED GA . Coordinator of Planning and Development . leew@frederick.k12.va.us March 27, 2013 Mr. Randy Kepler Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 Re: Fieldstone Section II — Phases 3 & 4 Site Plan Dear Randy: Frederick County Public Schools has reviewed the Fieldstone Section II site plan submitted to us on March 8, 2013. We offer the following comments: 1. The cumulative impact of this development and other developments in Frederick County will require construction of new schools and support facilities to accommodate increased student enrollment. We estimate that the 225 single-family attached units in phases 3 & 4 will house 76 students: 21 high school students, 19 middle school students, and 36 elementary school students. In order to properly serve these additional students, Frederick County Public Schools would spend $793,000 more per year in operating costs (or $3,524 per unit per year) and $2,602,000 in one-time capital expenditures (or $11,564 per unit). You will find, enclosed with this letter, a more detailed assessment of the estimated impact of Fieldstone Section II on FCPS, including attendance zone information. 2. It is noted that some of these streets will be private. Our buses don't travel down private roads. Students who will live on these streets will need to walk to a location on a public street designated by our Transportation Department to meet the bus. Please feel free to contact me at leew(&frederick.kl2.va.us or 540-662-3888 x88249 if you have any questions or comments. Sincerely, o�_ K. Wayne Lee, Jr., LEED GA Coordinator of Planning and Development enclosure cc: Dr. David Sovine, Superintendent of Schools Mr. Albert Orndorff, Assistant Superintendent for Administration Mr. John Grubbs, Transportation Director 1415 Amherst Street www.trederick.02.va.us 540.662-3889 Ext. 88249 P.O. Box 3508 540.662.4237fax Winchester, Virginia 22604-2546 Project Name: Assessment Date: Frederick County Public Schools Development Assessment Fieldstone Section II Site Plan March 27, 2013 Student Generation Elementary School Student Housing Type Housing Units Generation Single -Family Detached 0 0 Single -Family Attached 225 36 Multifamily 0 0 Mobile Home/Other 0 0 Totals 225 36 001 Cost ;ram Capacity Student Cost cents Generated by this Development s Development's Impact on FCPS ( Costs Middle School High School Student Student Total Student Generation Generation Generation 0 0 0 19 21 76 0 0 0 0 0 0 19 21 76 Elementary Middle School School Cost Cost (2013-18 CIP) (2013-18 CIP) $19,300,000 $34,000,000 850 850 $22,706 $40,000 36 19 Costs $817,000 $760,00( High School Cost (2013-18 CIP) $61,000,000 1250 $48,800 21 Total Capital Costs Annual Operational Costs FY 2013 Budgeted Cost Total Student Annual Per Student Generation Impact This Development's Impact on FCPS Operational Costs $10,437 76 $793,000 School Facilitv Information Elementary School (Grades Middle School High School K-5) (Grades 6-8) (Grades 9-12) 2012-13 School Attendance Zone* Greenwood Mill James Wood Millbrook September 28, 2012 Student Enrollment 811 842 1,231 2012-13 Program Capacity 850 850 1,250 * - School Attendance Zones are subject to change. ran a avm .r-:u u. u i� .,,,. ..� a., �� ..� . � • .. REQUEST FOR SITE PLAN COMMENTS Frederick County Fire Marshal Comment Mail to: Frederick County Fire Marshal Attn: Fire Marshal 1800 Coverstone Drive Winchester, Virginia 22602 Hand deliver to.• Public Safety Building 1800 Coverstone Drive Winchester, Virginia 22602 Phone: (540) 665-6350 Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. P}ggseat ach lvyg j) ggair& of the:Site plan with s sheet. Applicant's Name: Greenway Engineering, Inc. Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Name of development and/or description of the request: Fieldstone Section 11 Phases 3 & 4-Townhomes Site Plan Location of Property: East of the intersection of Charming Drive and Nassau Road Fire Marshal Comments: Telephone: 540-66241 s5 -FREDERICK COUNTY FIRE MARSHAL USE ONLY- 20 __ � ___ ---------- RECEIVED!` GREENWAY ENGINEERING t A r CIA 111tin . CMU O f 0 Z r Frederick County: Fire and Rescue Department Office of the Fire Marshal Plan Review and Comments Control number Date received Date reviewed Date Revised SP13-0010 3R/2013 3/11/2013 Project Name Applicant Fieldstone Section 11 Phases 3 8 4 - Townhomes Greenway Engineering Address City State Zip Applicant Phone 151 Windyhill Ln Winchester VA 22602 540.662.4185 Type Application Tax ID Number Fire District Rescue District Site Plan 18 18 Current Zoning Election District RP Recommendations Red Bud Automatic Sprinkler System Automatic Fire Alarm System Residential Sprinkler System No No Yes Other recommendation Requirements Emergency Vehicle Access Hydrant Location Fire Lane Required Adequate Adequate No Siamese Location Roadway/Aisleway Width Special Hazards Not Identified Adequate No Emergency Vehicle Access Comments Access Comments Additional Comments Plan Approved Plan Approval Recommended Reviewed By Signature _ Yes Kenneth Scott Title DECEIVED MA9 1 1 "J13 r,PPP(lkA/AV FREDI niCK COUNTY SANITA"PION AUTHORITY PO Box 1877, Winchester, VA 22604-8377 540.868.1061 voice 315 Tasker Road, Stephens City, VA 22655 540.868.1429 fax Project fi,_1�LDST61\J9 S1�,0T_T0W'T-- Applicant 6Pr�,<Nm/ )N6-1t"I15Ka#VG REVIEW STATUS 4 I attentiong�NO Z review number 1 L correct & resubmit appro�notednumber of items to be corrected approved You may submit just cover sheet and the revised sheets. DRAWINGS send me by 1. print of sheets 2, two CDs: each disc shall contain the following plan sheets f 191 iy ► �t ► ` , /�I! ��/ a) One CD (containing all of the above noted sheets) shall be in PDF format. Each sheet shall be in its own file and be in landscape orientation. Each file shall be titled with the project name and appropriate sheet number. b) One CD (containing all of the above noted sheets) shall be in DWG format. Each sheet shall be in its own file and each sheet shall be titled with the project name and with the appropriate sheet number. Each sheet shall (1) be in landscape orientation, (2) be without border, (3) be in state plane coordinate system NAD 83, and (4) be compatible with AutoCAD 2006. c) Each of the two CDs shall be labeled with its format and project name, and placed in its own paper CD envelope. EASEMENTS Y N A copy of the recorded onsite a er r sewe easement(s) is/are required. N A copy of the recorded offsite wep' and/o sewe easement(s) is/are required. The easement document shall contain a plat and both shall be signed by the Authority. The Authority requires specific language in its deed of easement. Contact this office to obtain a copy of the form. A copy of the recorded deed(s) of easement shall be received before service will be authorized. OTHER Y This project also requires DEQ - Valley Region Office approval. Y This project also requires VDH — Lexington Field Office approval. oThis project has a sewer pump station that FCSA will own. Title to the pump station site shall be granted to the Authority in fee simple absolute. Also, (1) a copy of DEQ's Certificate to Construct, (2) a copy of DEQ's Certificate to Operate, and (3) two copies of the FCSA approved O & M manual are required. These documents must be received before se7jJ ice will be authorized. / ' / Date: bh9-3 /I ` JA L • ,- .Z1 XY Earl W. Wiley — Engineering Assistant �-' REQUEST FOR SITE PLAN COMMENTS Frederick County Public Works Comment Mail to: Hand deliver to: Frederick County Public Works Department Public Works Department Attn: County Engineer 107 North Kent Street, 2nd Floor 107 North Kent Street, Winchester, Virginia 22601 Winchester, Virginia 22601 Phone: (540) 665-5643 Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Please attach three Q) copies of the Site Plan with this sheet 9 Applicant's Name: Greenway Engineering, Inc. Mailing Address 151 Windy Hill Lane Winchester, VA 22602 Name of development and/or description of the request: Fieldstone Section II Phases 3 & 4-Townhomes Site Plan Location of Property: East of the Intersection of Channing Drive and Nassau Road Public Works Department Comments: "It Telephone: 540-662-4185 LAP Yr (.13 rY v.-...t A.OAe--16— J LW -fLl� V -i T —e .4 E-I.J i S i -FREDERICK COUNTY PUBLIC WORKS DEPARTMENT USE ONLY - Date Received Review Number 1 2 3 4 5 (circle one) Date Reviewed Revision Required f �f Date Approved Signature & Date: ** Please Return Form to Applicant** �aNNED 19 LLOCATED EMA I LED Jam' " Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Name) Arcadia Development Co. .. Q�� �,p�n�vky�w+t-�t1t, —FM (Phone) 703-8404W5 (Address) Po Box 1800, Leesburg, VA 20177 the owner(s) of all those tracts or parcels of land ("Properly") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 020004815 on Page , and is described as Parcel: 55 Lot: 1s1 Block: A Section: do hereby make, constitute and appoint: (Name) Greenway Engineering, Inc Subdivision: Fieldstone (Phone) 540-662-4185 (Address) 151 Windy Hill Lane, Winchester, VA 22602 To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: Rezoning (including proffers) Conditional Use Permit Master Development Plan (Preliminary and Final) Site Plan Variance or Appeal My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hand and seal this Z S'h"day of 20 I% , Signature(s) State of Virginia, I, Tones. L - Pe-(i6o , a Notary Public in and for the jurisdii f certify that the person(s) who signed to the foregoing instrument personally appeared befori ac ledged the same before me in the jurisdiction aforesaid this Z day of NDk�'20 (3 . ......... �' M :Z -4O n gn?5 oresaid;: o: O M Commission Exires: }-elo• 2CI , 2-0 ((o Notary Public QisfY }1oti� X Zq6 (O!G Flu COPY COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 November 15, 2013 Randy Kepler Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 Re: Review Comments for Subdivision Design Plan #04-13 Fieldstone Section II Phases 3 and 4 Property Identification Numbers (PINS): 55-A-165C, 175E, 204,210 and A portion of 55-A-181 Dear Mr. Kepler: Planning Staff has reviewed the above -referenced subdivision design plan to determine if administrative approval can be granted. At this time, administrative approval cannot be granted. This plan is denied until the issues in this letter, as well as all issues of the other review agencies, have been adequately addressed. Please review Staff s comments listed below and then prepare a revised plan which adequately addresses each concern. 1. Special Limited Power of Attorney Form. Please have the property owner sign the attached Special Limited Power of Attorney Form prior to further review or approval. This form should be notarized and completed to grant the applicant (you) with authorization to represent them for this site plan. 2. Project Information. On the coversheet revise the following: • Parking Space Tabulations. The parking space tabulation on the coversheet does not reflect what is shown on 22A. It appears that sheet 22 does not reflect the number of double driveway spaces. • Current Use. Update the current use to single family attached and detached. • Overall Project Tabulation. This table does not reflect what the revised MDP shows in regards to area in lots and open space. • Minimum Lot Width. Delete the repeated row. 3. Overall Key Map and Phase Map. Show the two recreational areas on the key map on sheet 2 and the phase map on sheet.". 4. Typical Garage Unit Layout. The sidewalk needs to be r.'�:vised to show 5 feet. 5. Surveyed Boundaries. The surveyed boundaries of each iot need to be provided. 6. BRL's from Parking Areas. On lots 159 and 168 15' BRL's need to be shown off of the parking areas. 7. Sidewalks. Extend the sidewalks as indicated on sheets 9, 10 and 11: 8. Recreational Units. A more detailed design for the recreational units needs to be shown. The total number of units and the type should be listed. The access to these units also needs to be addressed. The larger facility on HighCliff Drive should have a parking.area and a trail network for access. Indicate if the picnic area will be a covered shelter. The recreational area on Sequoia Drive should have a trail to access it. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Page 2 Randy Kepler, Greenway Engineering Fieldstone Section II Phases 3 and 4 November 15, 2013 9. Street Lights. Additional street lights should be considered at the end of Sequoia Drive near the rec unit and Solara Drive as indicated. 10. Plant List. On sheet 22A, Franklin Tree is not a permitted type. 11. Landscanini! Notes. On sheet 22A, provide the following notes (1) all planting shall conform with § 165-203.01 B of the Frederick County Zoning Ordinance (Plant selection, planting procedure, and maintenance), and (2) any plant substitutions must be approved in writing by the Frederick County Planning Department. 12. Photometric Plan. A photometric plan needs to be provided. After you have revised the subdivision design plan, please resubmit two copies so that I may verify the information contained on the plan. I will need all approved review agency comment sheets and at least five copies of the final plan for approval. Sincerely, Candice E. Perkins, AICP Senior Planner CEPidlw cc: Arcadia Companies P.O. Box 1800 Leesburg, VA 20177 Special Limited Power. of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Facsimile 540-665-6395 Phone 540-665-5651 Know All Men By Those Present: That I (We) (Name) (Phone) (Address) the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. on Page Parcel: Lot: Block: Section: do hereby make, constitute and appoint: (Name) and is described as Subdivision: (Phone) (Address) To act as my true and lawful attorney -in -fact for and in my (our) name, place, and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: Rezoning (including proffers) _ Conditional Use Permit Master Development Plan (Preliminary and Final) Subdivision _ Site Plan Variance or Appeal Comprehensive Policy Plan Amendment My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hand and seal this day of , 200_, Signature(s) State of Virginia, City/County of , To -wit: I, , a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this _ day of , 200_ My Commission Expires: Notary Public Revised 3/17/08 T 0 1 GREENWAY ENGINEERING, iNC. 151 Windy Hill lane Winchester, Virginia 22602 Founded in 1971 I June 12, 2013 Frederick County Department of Planning and Development 107 N. Kent Street, Suite 202 Winchester, VA 22601 Attn: Dana Johnston, Zoning Inspector Re: Fieldstone — Section Il, Phases 3 and 4 Subdivision Plan Comment Response Letter Dear Mr. Johnston: �"UN 1 3 2013 We are in receipt of Planning comments dated May 7, 2013 and offer the following responses. Comments from Frederick County Planning Comment 1: Master Development Plan: Provide an updated Master Development Plan reflecting all changes as they may relate to this subdivision. Response: This will be addressed at a later date. The developer is requesting a meeting. Comment 2: Sheet 1: ■ Provide a new chart that reflects all changes utilized from the recently approved RP (Residential Performance) Ordinance amendments; for example, for townhouses provide correct setbacks and heights. Response: A new chart has been created and added to sheet 1 that reflects all the changes in the current amended ordinance for the RP District. Comment 3: Sheet 2: ■ Change the typical section for private street with curb and gutter in residential subdivision detail to reflect five feet, not four feet, for sidewalks. Response: The typical section on sheet 2 has been revised to reflect a 5' sidewalk. Comment 4: Sheet 8: ■ Show where the floodplain is located. Response: Floodplain has been shown and labeled on sheet 2. Comment 5: Sheets 9 and 10: ■ Show all BRLs (Building Restriction Lines) for each townhome section as it relates to the approved RP ordinance. (20 feet front, 20 feet rear, and 10 feet sides) Engineers Surveyors Planners Environmental Scientists Telephone 540-662-4185 FAX 540-722-9528 www.greenwayeng.com File #2160A/RS/dlm I ■ Please note all streets as private and annotate R.O.W. widths. ■ Annotate adjoining information. ■ Provide notes and details of all tot lots; check the plan for Planning and Zoning notes. ■ Confirm with Parks and Recreation that the tot lots provided are satisfactory with their standards. ■ Provide five foot sidewalks, not four foot. ■ Annotate distance and bearings for perimeter property lines. ■ Note all Open Space locations with acreage. ■ See the mark up plan for any other comments. Response: ■ The project has been designed to meet the RP zoning requirements of 1 recreational unit per 30 dwelling units or for Phases 3 and 4, a total of 4.1 recreational units. We have shown the locations of these units and provided a general concept. However, providing a detailed design regarding these units at this time is not appropriate. Code allows for the start of construction of these amenities to occur when the section reaches 50% occupancy and completed by the time the section reaches 60% occupancy. Due to the length of construction and time needed to reach 50% occupancy, any time spent on designing and detailing these amenities now will be wasted as the equipment will no longer be available by these equipment manufacturers. We have added a note to the plans that states; "The developer will submit a full design package for the recreational amenities prior to 50% occupancy of the section for approval. Once approved the developer will construct per Code requirements. ■ All BRLs have been shown as they relate to the approved RP ordinance. ■ Street signs have been labeled as private and right-of-way widths have been annotated. ■ 5' sidewalks have been provided as requested. ■ Bearing and distances have been added to all perimeter property lines. • Open space locations and acreages are shown on sheet 2. Comment 6: Sheet 22: ■ Double check that all street trees provided meet the Zoning Ordinance requirements for street trees. ■ Provide landscaping calculations and/or details for street and lots. ■ Six shrubs per five units and two trees per five units; does the plan meet this? Please confirm. ■ See the mark up plan for any additional comments. Response: We have addressed all landscape comments and concerns on sheets 22 and 22a. Thank you for your assistance with this project. Contact us with any questions or need for additional information. Sincerely, Greenway, Engineering, Inc. Randy Steele, Project Engineer Cc: Carla Coffey — Arcadia Randy L. Kepler, PE, Director of Engineering — Greenway Engineering Enclosures File #216OA/RS/dlm GREENWAY ENGINEERING 151 Windy Hill Lane Founded in 1971 Winchester, Virginia 22602 TRANSMITTAL Project Name: Fieldstone -Section II, Phases 3 & 4 Subdivision Plan File No: 2160A Date: Thu, Jun 13, 2013 To: FC Planning Attn: Dana Johnston Copied Carla Coffey -Arcadia Delivery: ❑ Fed Ex ❑ Other_ ❑ U.S. Mail From: Randy Steele/dlm GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 0 Courier ❑ Pick Up ❑ Urgent ❑,r For Your Review ❑,� As You Requested ❑ Please Comment Message Dana, Per your request, attached is the following for your review and approval: -Comment response letter -2 copies of the revised subdivision plan per Planning comments dated May 7, 2013 As always, thank you for your assistance. Contact us with any questions. Hand Delivery and Pick Ups Only: J U N 1 3 2013 Received by: Date: �'r a�� �i�4J1dTY 1 qrt" ^ A�ftYj Please Print Name:! r M. t �e� 3 C TY'o? RICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 May 7, 2013 Greenway Engineering Attention: Randy Kepler 151 Windy Hill Lane Winchester, VA 22602 RE: Fieldstone Section II Phases 3 and 4 (First review) Dear Mr. Kepler: I have had the opportunity to review the Subdivision for Fieldstone Section II Phases 3 and 4. Please address the following comments: 1. Master Development Plan: Provide an updated Master Development Plan reflecting all changes as they may relate to this subdivision. 2. Sheet 1: • Provide a new chart that reflects all changes utilized from the recently approved RP (Residential Performance) Ordinance amendments; for example, for townhouses provide correct setbacks and heights. 3. Sheet 2: • Change the typical section for private street with curb and gutter in residential subdivision detail to reflect five feet, not four feet, for sidewalks. 4. Sheet 8: • Show where the floodplain is located. 5. Sheets 9 and 10: • Show all BRL (Building Restriction Lines) for each townhome section as it relates to the approved RP ordinance. (20 feet front, 20 feet rear, and 10 feet sides) • Please note all streets as private and annotate R.O.W. widths. • Annotate adjoining information. • Provide notes and details of all tot lots; check the plan for Planning and Zoning notes. • Confirm with Parks and Recreation that the tot lots provided are satisfactory with their standards. • Provide five foot sidewalks, not four foot. • Annotate distance and bearings for perimeter property lines. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Randy Kepler, Greenway Engineering Fieldstone Section II Phases 3 and 4 May 7, 2013 Page 2 • Note all Open Space locations with acreage. • See the mark up plan for any other comments. 6. Sheet 22: • Double check that all street trees provided meet the Zoning Ordinance requirements for street trees. • Provide landscaping calculations and/or details for street and lots. • Six shrubs per five units and two trees per five units; does the plan meet this? Please confirm. • See the mark up plan for any additional comments. The application seeking approval is denied until the identified issues have been adequately addressed. Please address the above comments and resubmit. I have enclosed a marked copy of this subdivision to assist you with the revisions. Should you have any questions, please do not hesitate to call me at (540) 665-5651 Johnston ispector Attachments DMJ/bad cc: Arcadia Companies P.O. Box 1800 Leesburg, VA 20177 Dana Johnston From: Dana Johnston Sent: Thursday, April 11, 2013 11:43 AM To: 'Randy Kepler' Subject: RE: Fieldstone Section 2 Townhouse phases 3 and 4 Randy, I wanted to give you an update on Fieldstone. Currently the approved MDP reflects the setbacks, sidewalk width, riparian buffers ect. requirements from the original RP Ordinance. With the submission of Fieldstone Section 2 phase 3 & 4 you would be vested with the old RP standards. However, if you want to utilize any of the recently approved amendments to the RP ordinance such as the current RP setbacks and or heights for townhouses Planning & Zoning will need an updated Master Plan reflecting those changes. Keep in mind Randy that if you choose to update the MDP you will not be able to pick and choose what you want changed, meaning if there were any other recent amendments to the ordinance, those would need to be updated as well. For example the current MDP allows for you to have 4 foot sidewalks with this subdivision, if you choose to use the new RP ordinance the sidewalks would then need to be changed to 5' sidewalks. If this is the route you choose staff has agreed to allow Greenway to submit a new MDP with application but with no charge. If you choose not to update the MDP the current Fieldstone section 2 phase 3 & 4 would have to mimic the approved MDP such as setbacks, heights, sidewalks, and riparian buffers. I hope this clarifies any confusion. if you have any other questions or concerns please do not hesitate to contact me. Thanks Dana From: Randy Kepler[mailto:rkepler@greenwayeng.com] Sent: Tuesday, April 09, 2013 1:31 PM To: Mark Cheran Cc: Randy Steele; Dana Johnston Subject: FW: Fieldstone Section 2 Townhouse phases 3 and 4 Mark, I wanted to follow up regarding Fieldstone. I was under the impression from the County based on the discussions we had during our meeting on the Phase 2 lots that this section wasn't vested but now Dana is now telling us that it is vested. I'm just confused and want to make sure we are making corrections to this plan to meet the necessary code requirements. Could you confirm with us if this is a vested project or not so we can get the plan completed and back in for approval? Then how does the final decision affect the building height requirements? Arcadia will want to utilize the new code regarding the town house height like they are currently doing in Phase 2. If any questions or if you think we should discuss please let me know. Thanks, Randy Kepler, P.E., LEED AP GREENWAY ENGINEERING 151 Windy Hill Lane Winchester, VA 22602 Phone: 540-662-4185 Cell: 540-974-0371 Fax: 540-722-9528 Visit us on the web at www.greenwaaeng.com to learn about exciting new services offered by Greenway Engineering: Laboratory Services, Water Sewer, Maintenance / Monitoring, ESA Phase I, Wetlands and more. A Please consider the environment before Printing this CONFIDENTIALITY NOTICE: This email may contain confidential and privileged material for the sole use of the intended recipient(s). Any review, use, distribution or disclosure by others is strictly prohibited. If you have received this communication in error, please notify the sender immediately by email and delete the message and any file attachments from your computer. Thank you. From: Randy Steele Sent: Tuesday, April 09, 2013 12:34 PM To: Randy Kepler Subject: FW: Fieldstone Section 2 Townhouse phases 3 and 4 See below. Randy Steele GREENWAY ENGINEERING 151 Windy Hill Lane Winchester, VA 22602 Phone: 540-662-4185 Fax: 540-722-9528 Visit us on the web at www. reg enwayeng com to learn about exciting new services offered by Greenway Engineering: Laboratory Services, Water Sewer, Maintenance / Monitoring, ESA Phase I, Wetlands and more. A Please consider the environment before Printing this CONFIDENTIALITY NOTICE: This email may contain confidential and privileged material for the sole use of the intended recipient(s). Any review, use, distribution or disclosure by others is strictly prohibited. If you have received this communication in error, please notify the sender immediately by email and delete the message and any file attachments from your computer. Thank you. From: Dana Johnston[ma iIto: djohnsto@co.frederick.va.us] Sent: Tuesday, April 09, 2013 12:14 PM To: Randy Steele Subject: RE: Fieldstone Section 2 Townhouse phases 3 and 4 Hello Randy, As we discussed yesterday in regards to Fieldstone Section 2 phase 3 and 4 the subdivision is currently vested under approval of the MDP. However, if you want to use the recent approved RP ordinance you would have to revise the current MDP to reflect changes to the subdivision i.e. setbacks. Please do not hesitate to contact me if you have any other questions or concerns. Thanks Dana 2 From: Randy Steele[mailto:rsteele@greenwayeng.com] Sent: Tuesday, April 09, 2013 10:06 AM To: Dana Johnston Cc: Randy Kepler Subject: Fieldstone Section 2 Townhouse phases 3 and 4 Dana, I'm just following up on our phone call yesterday regarding the zoning requirements for Fieldstone Section 2 phases 3 and 4. Could you please confirm that this subdivision plan is vested under the original MDP for the Fieldstone Subdivision approved in June of 2005? Thank you. Randy Steele GREENWAY ENGINEERING 151 Windy Hill Lane Winchester, VA 22602 Phone: 540-662-4185 Fax: 540-722-9528 Visit us on the web at www.greenwUeng.com to learn about exciting new services offered by Greenway Engineering: Laboratory Services, Water Sewer, Maintenance / Monitoring, ESA Phase I, Wetlands and more. A Please consider the environment before printing this CONFIDENTIALITY NOTICE: This email may contain confidential and privileged material for the sole use of the intended recipient(s). Any review, use, distribution or disclosure by others is strictly prohibited. If you have received this communication in error, please notify the sender immediately by email and delete the message and any file attachments from your computer. Thank you. 3 SUBDIVISION APPLICATION FREDERICK COUNTY, VIRGINIA - Office se my-. Date: Application #:u MDP: ✓_yes no If no, has the MDP requirement been waived by the Planning Director?: _ yes no If the MDP has been waived. fill in the following public meeting dates for the final plats: 1. Applicant: Name: Greenway Engineering, Inc Address: 151 Windy Hill Lane Winchester, VA 22602 2. Property Owner (if different than above) Name: Arcadia Companies Address: PO Box 1800 Leesburg, VA 20177 Telephone: 540-662-4185 Telephone: 703-840-4585 3. Please list names of all owners, principals, and/or majority stockholders: 4. Contact person if other than above Name: Randy L. Kepler, PE Telephone: 540-662-4185 5. Name of Proposed Subdivision: Fieldstone Section I I Phases 3 & 4 6. Number of Lots: 123 7. Total Acreage: 22.56 Acres 8. Property Location: East of the Intersection of Channing Drive and Nassau Road (Give State Route # and name, distance and direction from intersection) G1 9. Magisterial District: /P� 5 1wD 10. Property Identification Number (P.I.N.): 55-((A)) 165C, 175E, 204, 210, portion of 55-A-181 (Parent Tract) 11. Property zoning and present use: RP -vacant 12. Adjoining property zoning and use: USE ZONING North Commercial/Residential/Vacant RP East Vacant/Agricultural RP, RA South Vacant RP West Residential RP 13. Has a Master Development Plan been submitted for this project? 17 Yes nNo 14. If yes, has the final MDP been approved by the Board of Supervisors? Iy l Yes nNo 15. What was the Master Development Plan title? Fieldstone Subdivision Master Development Plan 16. Does the plat contain any changes from the approved MDP? Oyes f2No 17. If yes, specify what changes: 18. 19. Minimum Lot Size (smallest lot): 2,000 SF Number and types of housing units in this development:123 single-family attached townhouses 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 i 'on,,pf my si pl Signature: Date: 4/25/13 K1] REQUEST FOR SUBDIVISION PLAN COMMENTS Frederick County Department of Planning & Development Mail to: Frederick County Department of Planning & Development 107 North Kent Street, Winchester, Virginia 22601 Phone: (540) 665-5651 Hand deliver to: Frederick County Department of Planning & Development 107 North Kent Street, 2nd Floor Winchester, Virginia 22601 Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Please attach two Q copies of the Subdivision Design Plan with this sheet. Applicant's Name: Greenway Engineering, Inc Telephone: 540-662-4185 Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Name of development and/or description of the request: Fieldstone Section II Phases 3 and 4 Location of Property: East of the Intersection of Channing Drive and Nassau Road Department of Planning & Development Comments: -PLANNING DEPARTMENT USE ONLY - Date Received Review Number 1 2 3 4 5 (circle one) Date Reviewed Revision Required Date Approved Signature & Date: 16 -- GREENWAY ENGINEERING 151 Windy Hill Lane Founded in 1971 Winchester, Virginia 22602 TRANSMITTAL Project Name: Fieldstone -Section II Phases 3 and 4-Townhomes Plan File No: 2160A Date: Thurs, Apr 25 2013 To: FC Planning Attn: Candice Perkins Copied From: Randy Kepler/dlm GREENWAY ENGINEERING 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 0 Please Comment Message Candice, Per your request, attached is the following to be included with the March 5, 2013 submittal package to your office that had the incorrect application and fee check -Application fee check for $14,800.00 -Subdivision Application -Planning comment sheet Thank you and sorry for any inconveniences! Contact us with any questions. Hand Delivery and Pick Ups Only: Received by Date: ;-,,9 2 5 w��� Please Print Name: r Document Approval Form PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE INITIAL AND PROVIDE THE DATE AND TIME OF YOUR APPROVAL. IF THIS DOCUMENT DOES NOT MEET YOUR APPROVAL, PLEASE PROVIDE COMMENTS AS TO WHAT YOU WOULD LIKE TO HAVE COMPLETED. Initials Date & Time Candice Mark Dana Eric Mike John COMMENTS: Received by Clerical Staff (Date & Time): (S:Office on Blackbox\Forms\Document Approval Form — 08/15/12) �, SUBDIVISION #04-13 FIELDSTONE II, 3&4 Red Bud 123 LOTS 22.56 ACRES ��