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HomeMy WebLinkAbout06-04 Wakeland Manor Phase 3 49 Lots Shawnee - Backfile4 Subdivision Checklist 1. Comment sheets from the following agencies, along with any marked copies of the plan: VDOT N (N City of Winchester "--GIS (Road Name ✓ J _f Review) Sanitation Authority Jl Health Department J t ✓ Inspections Department Parks & Recreation ✓' Fire Marshal v County Engineer 2. One copy of the subdivision application 7 /,K) V Application received. 0 Fee paid (amount: $ , Lf� ) G Information entered in d-BASE and Reference Manual File given to Renee' to add to Application Action Summary c9 Plat(s) signed by Subdivision Administrator eAApproval letter to applicant/agent 2-710V Copy of final subdivision plat(s) [with signatures] made and given to Mapping and Graphics Manager for structure numbering assignment uV Updated d-BASE and Reference Manual o�% C File given to Renee'- to update Application Action Summary Final plat(s) submitted with review agency signatures along with: - - ----- Recorded deed of dedication -------- - -- --- - Bond estimate (if required) $ O \Operations Manual\subdivision.trk RwisedW24/02 i CASH C p Date � C 382 Received From w Address v t� i ' c �--C)L)( .>St, Z,`, } kkr "� r r V t-,I � + %► t 1c7J 34���`` ���il_ �" {", c1 . J ---�-_ — "Dollars $ i TeFor 00 Y.. S ACCOUNT• • AMT 01 � CASH IiJ a fBr CCOUNT i'-- t,.r' i ff MT PAID CHECK,. { it 1 1 ANCE..:.._.. �...�' MONEY ORDER ❑ By"i..r SUE CREDIT CARD ❑ V:\projectL2003\03032\Surv\Cadfiles\Sec3\SEC 3 814 PLATS\3032FSP301.dwg, 6/10/2004 8:57:05 AM tW/CINI TY MAP oil /HAS® SITE if SCALE-.- > "=2000' 0 FREDER/CK COUNTY SANITATION AUTH DA TE FREDERICK COUNTY SUBDIVISION ADMINISTRA TOR n _ DA TE VA. DEPT. OF TRANSPORTA OWNERS CONSENT TE THE PLA TTINC OF THE PROPERTY SHOWN HEREON FOR THE PURPOSE OF A SUBDIVISION IS MADE WITH THE FREE CONSENT, AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWWVER(S), PROPRIETORS, AND TRUSTEES, IF ANY. 6i/22./d DA T V STATEOF� � COUNTY OF a �r ok TO WIT A NOTAR L/C IN AND FOR THE COUNTY AND STATE AFORESAID, DO HEREBY CERTIFY TH T WOSE NAME(S) ARE SIGNED TO THE FOREGQJNG' WRI77NG DATED , HA ICE PERSONALLY APPEARED BEFORE ME, IN MY COUNTY * jam' y AFORESAID, AND ACKNOH2'EDCED THE SAME. GIVE AVER MY H D /S �� DAY OF��� 2d w ��'• %� tA NOTARY PUBLIC MY COMM/SS/ON EXPIRES NOTES I, EWER/OR BOUNDARY DELINEATED HEREON /S FROM A BOUNDARY SURWY PERFORMED BY BC CONSUL TANTS, DATED DECEMBER 5, 200.3, 2 FLOOD NOTE.• ZONE "C ", COMMUNITY NO- 51006., PANEL: 0200 B, DA TE.• 7-17-78 J. ALL LOTS ARE SUB✓ECT TO A 15' UALITY EASEMENT AND AN 8' ACCESS/MAINTENANCE EASEMENT HEREBY RESERVED ALONG ALL STREET RIGHT—OF—WAY LINES. 4. ALL AREA WITHIN RIGHT —OF —WA Y IS HEREBY DEDICA TED TO FREDERICK COUNTY FOR PUBLIC STREET PURPOSES. 5. SETBACKS, UNLESS OTHERWISE NOTED ARE. FRONT= J5' S/DE= 10' REAR= 25: BRL S' IDEN77FIED THUS (BRL) CREATED BY AN UTILITY EASEMENT THAT IS MORE RESTR/CAVE THAN THE MIN/MUM ZONING SETBACK REOU/REMENT, WILL REVERT TO THE BRL ESTABL/SHED BY THE SUBJECT PROPERTY ZONING IF THE EASEMENT IS VACATED OR OUITCLA/MED OR IF WRITTEN PERM/SS/ON /S OBTAINED FROM THE UTILITY COMPANY ALL OWING ENCROACHMENT INTO THE EASEMENT. 6. THE PROPERTY DELINEATAED HEREON IS SHOWN ON FREDERICK COUNTY TAX MAP 75, PARCEL 101, AND IS ZONED RP. 7. ALL LOTS ARE SINGLE FAMIL Y DETACHED -URBAN. DATE: JUNE 10, 2004 BC Consultants Planners . Engineers . Surveyors O Landscape Architects 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) www.bccon.com PAGE 1 OF 24 FINAL SUBDIVISION PLAT WAKELAN D MANOR PHASE THREE ,TH OF BRADLEY T. RIGGLEMAN No.2216 C-0 Cil W k SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA n in;9.59-91 AA V:\project\_2003\03032\Surv\Cadfiles\Seca\SEC 3 814 PLATS\3032FSP302.dwg, 6/10/2004 8:57:14 AM SUR Of-YOR S CERT/F/CA TE BRADLEY T. R/GGLEMAN, A DUL Y LICENSED LAND SURVEYOR /N THE COMMONWEAL TH OF WRG/N/A, DO HEREBY CERTIFY THAT I HA PE CAREFULLY SURVEYED THE PROPERTY DEL /NEATED BY THIS PLAT, AND THAT IT /S CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF; THAT IT /S A PORTION OF THE SAME PROPERTY CONVEYED TO CENTEX HOMES, A NEVADA GENERAL PARTNERSHIP, BY DEED DATED DEC£MBER 22, 200J FROM THE WAKELAND MANOR LAND TRUST, AND RECORDED /N INSTRUMENT NUMBER 0J O02907j AMONG THE LAND RECORDS OF FREDERICK COUNTY, V/RG/N/A. / FURTHER CER77FY THA T THE L OTS ARE PROPERL Y AND ACCURA TEL Y DESCRIBED AND THA T ALL PROPERTY CORNERS WILL BE SET. BRADLEY . VR;GGifm4V DA IF PHASE 3 AREA TASULA T/ON NUMBER OF L OTS = 49 LOT AREA PHASE J 766, J65 SF OR 17. 59JJI ACRES DED/CA TED STREET AREA 151,759 SF OR 3.48391 ACRES OPEN SPACE AREA: PHASE J 138, 315 SF OR J..17528 ACRES (PARCELS B &. C) ADDITIONAL OPEN SPACE 25,019 SF OR 0.. 57436 ACRES TOTAL PHASE J 1, 081,458 SF OR 24. 82686 ACRES ADD/TIONAL OPEN SPACE 78,674 SF OR 1. 80611 ACRES (REOU/RED FOR PHASE 2) A V-RA GE L OT AREA = 15,640 SF TOTAL AREA SHOWN BY THIS PLAT 1,160, IJ2 SF OR 26. 63297 ACRES TOTAL AREA TASULA T/ON PHASES 1 THROUGH .3 NUMBER OF L OTS= IJ4 TOTAL LOT AREA . . . . . . . . . . . . . . . . . . . . . . . . 49.24090 ACRES TOTAL DED/CA TED STREET AREA . . . . . . . . . . . . . . . . 11.42275 ACRES TOTAL OPEN SPACE AREA . . . . . . . . . . . . . . . . . . . 8.07316 ACRES RESIDUAL AREA . . . . . . . . . . . . . . . . . . . . . . . . . 216.44206 ACRES TOTAL SITE AREA 12,422, J92 SF OR 285.17887 ACRES LEGEND- • = REBAR TO BE SET DATE: JUNE 10, 2004 BC Consultants Planners . Befineers . Surreeynis Landscape .4rchilects 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 (7(Q 449-8100 (703) 449-8108 (Fax) www.becon.com PAGE 2 OF 24 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE THREE TH OF Df v BRADLEY T. RIGGLEMAN a No.2216 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, \ARGINIA n 7n i9 49_ 91 d.d V:\projectL2003\03032\Sure\Cadfiles\Sec3\SEC 3 814 PLATS\3032FSP303.dwg, 6/10/2004 8:57:21 AM 0.30.32.52-21 AA V:\project\_2003\03032\Surv\Cadfiles\Sec3\SEC 3 814 PLATS\3032FSP304.dwg, 6/10/2004 8:57:28 AM CD Cm J CUR VE TABL E CURIE -RADIUS LENGTH TANGENT CHORD BEARING DEL TA 1 353.00' 18.47' 9.24' 18.47' N 6871 '15 " E 2 59 51 " 2 1514.00' 277.45' 1,39.12' 277.06' S 3104:35" W 10J0'00" 3 329.00' 56. 77' 28. 46' 56. 70' N 32 52'05" E 9 53'11 " 4 275.00' 39.12' 19. 60' ig.. 09, N 32 00'02 " E 8 09'05 " 5 .390. 00' 194. 04' 99. 07' 192. 04' S 18 7644 " E 28:30 24 " 5A ,390.00' 1.38.52' 70.00' 137.79' S 22 2126 " E 20 20 59 " 58 390.00' 55.52' 27.81 ' 55.47' S 08 06'14 " E 8 09 24 " 6 1 .380.00' 724.81 ' 5.35.56' 619.83' S 58 40'06" E 109 77'09 6A 380.00' 166.04' 84.37' 164.73' S 16!Va7" E 2502'09" 6B J80.00' 444.04' 251.28' 419.20' S 62:3273" E 66'57'04" 6C 380.00' 114.73' 57.80' 114.29' N 752077" E 177755" 7 302. 00' J42. 64' 192. 42' 324. 55' S 2826'09" W 65 00 20" 8 1 .302.00' 168.63' 86.57' 166.44' N 115544" E 3159:50" 8A 302. 00' 6. 65' 3. 32' 6. 65' N 0326'10" W 17541 " 8B 302.00' 161.98' 82.99' 10, 04 ' N 12 :33'35 " E 30 V3'49 " 9 180. 00' 171. 72' 93. 02' 165. 28' N 6528 :33" W 54 J9 :33" 10 600.00' 129.38' 64.94' 129.13' S 00 09 5.3" W 1221 '18" 11 1 400. 00' 8.3 52' 41. 91 ' 83. 37' N 7150'09 " E 115749 " 12 417.00' 103.17' 51.85' 102.91' S 25Z6:39" E 1470a4" 13 376.00' 78.51' .39.40' 78.37' N 7150'09" E 115749" 14 26. 00' 23.29' 12.49' 22.52' N 4071 '43" E 5179'04 " 15 54. 00' 266.38' 4J..2.3' 67. 50' S 24 08'45" E 282U8'08" 16 1 26. 00' 23.29' 12.49' 22.52' N 8829'13" W 5179'04" 17 424.00' 88.53' 44.43' 88.37' S 71 '50'09 " W 11:5749 " 18 417.00' 14.91 ' 7.46' 14.91 ' S 05 03 00" E 2 02 56" 19 353.00' 121.43' 61.32' 12083' S 135249" E 1942;33" 20 353.00' 410.43' 231.95' 387.70' S 597828" E 66:57'00" 21 1 35.5 00' 113.55' 5727' 113 06' N 75 54'15" E 1825 50" 22 407.00' 75.80' 38.01 ' 75.69' S 72 0128" W 10 40'17" 23 624.00' 92.41 ' 46.29' 92..32' S 0174'05" E 829'05" 24 26. 00' 22.23' 11.85' 21.56' S 2129'07" E 4859'09" 25 54. 00' 266. JO' 4,3. 30' 67. 56' N 84 42'14 " W 282:32 56" 26 1 26. 00' 24.50' 1.3.24' 23.60' N 29:34 51 " E 535846" 27 576.00' 80.14' 40.13' 80.08' N 0123'41 " W 758'18" 28 407. 00' 361. 39' 19j.. 59, 349. 64' S 63:35 24 " E 5052.31 " 29 275.00' 269.54 ' 146.71 ' 258.88' S 24 00'43 W 56 09 29 " 30 204. 00' 194. 61 ' 105. 43' 187. 32' N 65 28'33 W 54 :39 ;33" 31 1 26. 00' 34.27' 20.14' X. 84' S 7554 27" E 75:3121 " 32 54. 00' 240.83' 69.71' 85.38' N 1405"T4" E 255:3125" 33 156.00' 148.82' 80.62' 143.24' N 652833" W 54:39:53" .34 329.00' 132. 77' 67. 30' 131. 87' N 16 21 '49 " E 23 0720 " 35 275.00' 150.06' 76.95' 148.20' N 12 77:33" E 31 75 52" 36 329.00' 337.65' 185.39' 323 03' S 25 20'04 " W 58 48'10" 37 407.00' 117.50' 59.16' 117.10' N 127747" W 16:32aO" 38 36.3 00' 52.67' 26.38' 52.62' N 0870 56 " W 087848" 39 36,3 00' Ili 98' 57.47' 1 11,3.52' N 23:3272" W 1 1759 28" 40 1594.00' 292.11' 1 146.47' 1 291.70' S 310435" W 1 10:30'00" DATE: JUNE 10. 2004 PAGE 4 OF 24 FINAL SUBDIVISION PLAT BC Consultants WAKELAN D MANOR P/inners . Bn�ineers . Surveyors Landscape Circle, Suite PHASE THREE 12800 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) www.bccon.com SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA • Mrs. BRADLEY T. RIGGLEMAN No.2216 t9 U sup.v 03032.52-21 AA V:\project\_2003\03032\Sure\Cadfiles\Sec3\SEC 3 814 PLATS\3032FSP305.dwg, 6/10/2004 8:57:35 AM DATE: JUNE 10. 2004 L/NE TABLE LINE BEARING LENGTH L 1 5 84 74 22" E 5.15 L2 5 24 52'01 " E 8.70 L.3 5 .34 J0'19" W 5.15 L 4 N 26 52 44 " E 5.18 L5 N 86 75'06" E 8.67 L6 5 J422:U" E 5.18 L 7 N 45 5j 4j " E 5.16 L8 N lj:?9'09" W 870 L9 N 7252'00" W 5.15 L 10 N 6J:36'05" W 5.20 L11 N 0404'01" W 872 L 12 5 55 28'0.3" W 5.22 L 1.3 N 79 48'02" E 1.51 L 14 5 J271 '56" E 0.40 L 15 N J2:P'56" W 0.40 PAGE 5 OF 24 FINAL SUBDIVISION PLAT INC Consultants WAKELAND MANOR P/revers . 6n`ineers .Surveyors lar Lakes Circle, Suite PHASE THREE 12800 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) www.bccon.com SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA CD '1r1,TH of m No.2216�0' L SURD ., OJOJ2.52-21 AA V:\project\_2003\03032\Surv\Cadfiles\Sec3\SEC 3 814 PLATS\3032FSP306.dwg, 6/10/2004 8:57:42 AM <> c cd 2 R=275. 00 L=,39.12 R-129.00' L = 56.77' ( "A CON 0 �o N 102 1 5 �vF� 54 00 C) E 5 , y0 5 :.:::� U� 5 1/ �16u.:::::::'. At87'll %10" E .90 1 49.72' 2 0p :.::::::':...::::::...:::.:.::1 ::....:::::.2 •:. 3�' •Lip �..::: ::...00 .. �o • A 9 .:.::.::::.......:.. ON o 0 101 0 Q, 91 �0 TEMP. TURNAROUND ESMT. INSTRUMENT / 0JO026748 HEREBY VA CA TED � 1 v � v I CHEL TENHAM & WNCENT DRIVE,, 92 RICHW000, TA TTERSALL & mmmINCTON COURT ?4.00 151, 759 SF OR J 48J91 AC. HEREBY DEDICA TED FOR PUBLIC STREET PURPOSES h� — O 100 w J I O 50 0 25 50 100 1"= 50' DATE: JUNE 10, 2004 BC Consultants Planners . EWineers . Surveyors Landscape Arcbi[ec& 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) www.bccon.com 99 ' R=26 00' O t`t ^,) O 94 98 R=54.00' L =240. 8-T % � .32 0 95 97 MA TCH SHEET 20 96 PAGE 6 OF 24 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE THREE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA OF D IRAOLE T. RIGGLEMAN 9 No.2216 1►D SUM G n O i232. 52-21 AA V:\project\_2003\03032\Surv\Cad0les\Sec3\SEC 3 814 PLATS\3032FSP307.dwg, 6/10/2004 8:57:49 AM Rm I-� 0 ti 0 u Iti Ilh W 4 7 �� t 75 6 � �A sr sr& '63.015 IV . • �•�,�0� 57 86 6!; 00 .9 SEE SHEET 9 OF 24 FOR CONTINUA AON / OF RIGHT —OF WA Y 'I� ' 87 88 @1 r, ti 'I 1 CHEL TENHAM & WINCENT DR/kF, RICHWt70D, TATTERSALL & WORTHINGTON COURT 151,759 SF OR J. 48J91 AC. HEREBY DEDICATED FOR PUBLIC STREET PURPOSES t t i • 54.0 57 c� `" 21.0 _ �, 90 0 Un SEE SHEET 6 OF 24 56 �� �,N; FOR CON TINUAnON OF RIGHT —OF WA Y Vm 55 50 0 25 50 100 1"= 50' DATE: JUNE 10, 2004 BC Consultants Planners . Bnvineers . Surveyors Landscape Architects 12600 Fair lskes Circle, Suite 100 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) www.bccon.com PAGE 7 OF 24 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE THREE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA ��49- oR G OF.Df v BRADLEY T. RIGGLEMAN 9 No.2216 q� CVO O.J0.32.52-21 AA V:\project\_2003\03032\Surv\Cadfiles\Sec3\SEC 3 814 PLATS\3032FSP308.dwg, 6/10/2004 8:57:56 AM s w E 77 �G� EZ� hh �s- v 1 i s?�S�stOA. O ' F o \i 0A jh Gv 6C 6 5 J5 56 29" W o6 D�k' J4 401 IA/A /r�r-/ AA//-"1 A/AA//l L) Y Y/-I / L- L./-I I V L� / V//-I / V t// / A A / /1 TL) I I ^ 'T , _,.I ,ti. 'IP-1 0 0 1 R�380 2 5 5 � ' Ao1 06 a 5 • 3r 79 0 10 0 f Z "-' ON 500110, P \ 84 SEE GONf.'OF \ ,ti FOR R10H Q CHEL TENHAM & V A CENT DRIVE, OF US T 18 \ R/CH*000, TATTERSALL &,— -- N S0�E 151,759 SF OR J 48J91RTHINGrm T AC. o g HEREBSTREET PURPOOOR UBL/C / 50 0 25 50 100 1"= 50' DATE: JUNE 10. 2004 BC Consultants Planners . Bnrineers . Surveyors - landscape Architects 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) www.bccon.com Ow PAGE 8 OF 24 FINAL SUBDIVISION PLAT WAKELAN D MANOR PHASE THREE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY. \ARGINIA :I 0 N o�---R=54.0111i' pro-`''= "o`° t 8 w R�54.00I (62 ��tiTx of P. 1 c� BRADLEY T. RIGGLEMAN a No.2216 9� SURO OJOJ2.52-21 AA V:\Project\-2003\03032\Surv\Cadfiles\Sec3\SEC 3 814 PLATS\3032FSP309.dwg, 6/10/2004 8:58:03 AM O m W 60 ti SEE SHEET 10 OF\24 FOR CONTINUA T/ON OF RICH T--OF WAY ` MO MATH 00, @6 L =JJ7. 65' - (TOTALS 54' R.O. W. LTC/rr�� �+�ivC o 00' 7 L = 342. 64' (TOT— - h R=J6.3. 00' U �l 5 L=52.67 38 62 0- 5ti a r 3 V 74 20 o MA TCH SHEET 1,5 0 1 76 0 O O .o 77 SEE SHEET 8 OF 24 N FOR CONTINUA AON / OF RIGHT -OF WAY so o ss so loo PTCLl 11 � 1"= 50' 50EET 84 y 6A EET 18 SN 41�64, 6'56 �0 7J ' 95Z N 6. 00' L=269.54'(TOTAL �. w rn o� 88 Q CHEL TENHAM & WINCENT DRIVE, RICHK900, TATTERSALL dr WORTH/NCTON COURT 151,759 SF OR J 48J91 AC. W 1 HEREBY DEDICATED FOR PUBLIC STREET PURPOSES Q 1- 87 °� MA TCH SHEET 18 1 o 0 J t\ 86 Q, C 85 DATE: JUNE 10, 2004 PAGE 9 OF 24 FINAL SUBDIVISION PLAT . � 78 TH OF BC Consultants WAKELAN D MANOR P/enners . Snrineers. Surveyors � BRADLEY T. RIGGLEMAN 9 Landscape Arcbi[ecls PHASE THREE No.221 s 12800 Fair Lakes Circle, Suite 100 , Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) � �,�� www.hccon.aom SHAWNEE MAGISTERIAL DISTRICT t94Z SVR�1i�t�4 FREDERICK COUNTY, VIRGINIA 030.i2.52-21 AA V:\projectL2003\03032\Sure\Cadfiles\Sec3\SEC 3 814 PLATS\3032FSP310.dwg, 6/10/2004 8:58:11 AM 50 0 25 50 100 \' = 50' 67 3 p.31 6,.E I 54� 27 68 69 / 15 R=54.00'- L=266..38' 70 - 'DETAIL " NOT TO SCALE R=26.00' L=2,3.29, 14 66 1 c F ` 65 3 V 16 o �F R=26.00 7% L=2.3.29" Q 2 b CH£L TENHAM & 14NCENT DRIVE, RICHMV0, TATTERSALL & WORTHINCTON COURT WI 31 151,759 SF OR J 48,l91 AC. e W �_" : HEREBY DEDICATED FOR PUBLIC v� w STREET PURPOSES W Z LA I 24.0' 1 72 Z 4� C) 48.0 1: 90 J W I 1,3 11 : 1 I 0 64 °o 0 0 �� 7J <' C, 1 N. ' O O b � Qt 1o4 N,. ^ S 351?7.31W 1 ,30.04<;i>> ��S 5814 25" E SEE SHEET 9 OF 24 FOR CONTINUA TJON .30.04 OF RIGHT -OF WAY L=14.91' iL14L=103 17' R=417.00' 00 125A18 9R-417• QV/IVCE/V T L =1 J8.52'Q-�SR=390. 00 i 5 L =19�Aw VINCEN .28'04 IT �i RL= J116339080_ 54 ' R. O. N N57--00 ue 50' ROW L15 7L 00'@L=11750' 6� 62 761 MATCH SHEET 12 DATE: JUNE 10. 2004 PAGE 10 OF 24 FINAL SUBDIVISION PLATtiTH OF BC Consultants WAKELAN D MANOR Planners . Engineers . Surveyors U RADLEY T. GGLEtrIAN 9 Landscape Architects PHASE THREE N0.2216 12800 Fair Lakes Circle, , Suite 100 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) I�i wwe.beeon.eom SHAWNEE MAGISTERIAL DISTRICT �91 D SUg �4 FREDERICK COUNTY, VIRGINIA 0.30.32.52-21 AA V:\project\_2003\03032\Surv\Cadfiles\Sec3\SEC 3 814 PLATS\3032FSP311.dwg, 6/10/2004 8:58:18 AM S 880 C% 0 1 < G U / %r 59 ' `. [ ♦' C , 11 .J i� it /�[ 8%S' / 01 B� l n. 58 �'�•� "� �� 15 792 SF ZJ2J ro bJs `,;-' 10 "BRL 10' BRL I 57 19, J44 SF ` 0 REBAR 10' BRL od FND. S 87:52'55" W 241_05 _ _ 27.0' �JC `IJ C) �y 10, BRL I Q I 1 �.. 56 m of 17,162SF 10' BRL b 198.20' 5 85 55'59_- I� 1W Z 13 1 0 jT10 " BRL I o ll�5515,044 SF to IJ 17 N 10' BRL 1 V 0 7;70" W 154 84' I 10' BRL 54 14,886 SF #315 * EX. 20' WA TER / T MAIN ESMT. 50 0 25 50 100 1"= 50' (L=.39.12' R=2700' 5. SEE SHEET 7 OF 24 FOR RIGHT--OF-WA Y INFORMA TION WORTH11yoroN cow ,ml R.O.W. 62 04 :30" W 54.00' � AS RECORDED IN INSTRUMENT 10JO026748 DATE: JUNE 10. 2004 PAGE 11 OF 24 tiTx of FINAL SUBDIVISION PLAT��' n`f BC Consultants WAKELAN D MANOR ` Planners - EVineers - Surveyors BRADLEY T. RIGGLEMA Landscape Arch, Suite PHASE THREE No.2216 cts 12800 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 d� (703) 449-6100 (703) 449-8106 (Fax) t�.1�,'L 4' www.becon.com SHAWNEE MAGISTERIAL DISTRICT 9ND SURV : FREDERICK COUNTY, VIRGINIA n rn r9 69_ 91 AA V:\project\_2003\03032\Surv\Cadfiles\Sec3\SEC 3 814 PLATS\3032FSP312.dwg, 6/10/2004 8:58:25 AM SEE SHEET 10\ FOR DETAIL, THIS AREA h1100 so 0 25 50 L 1�� 1"= 50' L=19\62%t%� �V' & % W v q 0 � �C\, U' UNN V QQ\ \ p 6 63 00� 15, 78J SF 102 r14 � �1-4 c� SEE SHEET 10 OF 24 FOR CONTINUA TION C] OF RICH T--OF WAY �1 R5P�" ,ATE RT iorP CDC;�,. m ' "' ' 10 ;\ o -A �I 10 vW\ \�0 �, `\ O 0 62 ��� 18, 09-1 SF 7 m 1104 �\ q 14 BRA 2 2P' o\ 10, BR- 61 16,896 SF b N IfJ29 _ —Al68�'L E'Q �A/rV ESMT jh , 60 ZJ27 Zo Rj 1 v C) �� 59 18,1775F ZJ25 C •` 10' SRL 1 I N 725524_ W 178.15' _ �I 58 MA TCH SHEET 11 DATE: JUNE 10, 2004 BC Consultants Planners . Bn`ineers . Surveyors Landscape .4rchilecls 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) www.becon.com PAGE 12 OF 24 FINAL SUBDIVISION PLAT WAKELAN D MANOR PHASE THREE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA o- WO h SEE SHEET 9 OF 24 FOR COIV77NUA7701V OF RIGHT --OF WAY 0 SEE SHEET 7 OF 24 FOR RIGHT —OF WA Y INFORMA A'ON ;fH BRADLEY T. RIGGLEMAN 9 No.2216 q svRI OJOJ2.52-21 AA V:\projectL2003\03032\Surv\Cadfiles\Sec3\SEC 3 814 PLATS\3032FSP313.dwg, 6/10/2004 8:58:33 AM .S SAN—N J5 4728" E 36.95 20' STM. 98.64' VV `SB,r, � DRN. ESMT. 3'46 20' STM. F !6 DRN. ESMT. F : 20' SAN. N c) SEW. ESMT. 0, N 588 2 2� - - PARCEL B I— 5 eR o h a MA TCH SHEET 22 68 in 15, J10 SF �, O ,h1 109 .o� C D O O q /0' U h N o �� �L1 r��r Z_ it ^ ,1 W O �� `(c) �O\' 0iJ# 6� 67 Nt 14 453 SF b s46. 1, 15.00' �54.00'), #107 h ,0`�, �� R STM RE 10' BRL 'y�� �0 �h0 L A5.83 1=5.29' 15 �, el �/ 251 N ti �' g ??--7►_��156.70 • v SAN. a' / -7 O r� N N 615.i09" E d C C) ^ N10 BRL 9.19 CID w 01 C� ^ SAN. AC 0' h L=2.64 b N 16,608 SF L Z105 14� v SE-E SHEV' 10 OF 4 FOR R/GHT-OF- WA Y A'?4 O8 yrS ,. 10 BRL N ?S, j 09 " `� q ' �v /NFORMA AON - - lY O71 Q� 19 65 W� <, I^ m 1.3,4,36 SF tipoi Ll ZZ ^ y" Al 10 "BRA v h ?¢o• t 72 16.08 a b -- - - 10' BR_- - - v 4� t O W 64 'STM-S ,pOs?1" t� 48.01 0) c c' �'• �` � 17,264 SF 1'60.74' � ti #101 ST,y �� ;� 00 Z S BRN M h O v r 1 it 16 m A^rES _ 4 T. A09'ro If `) " W MATCH SHEET 15 S 4820115" W 15.87' DRN. ESMT. 7� A(41;J925" W—� N 06S„1. 50.69' STM. AE 4. j5 S.?`�• - - R=417.00_'854' j, ` ` 2 VINCE/V T c 14 0 � ­10 � >>' (TIE) 50 0 zs 50 100 D/4/ I/E ��'EIVT ti S S8>��s" 54 0 J000, E 1"= 50' 50' R. 0. W. �'• . iY. DATE: JUNE 10. 2004 PAGE 13 OF 24 FINAL SUBDIVISION PLAT yTH OF r �P BC Consultants ft Planners < EjVweers < Surveyors WAK ELAN D MANOR v BRADLEY T. RIGGLEMAN 9 j Landscape eur 12800 FPHASE THREE No.2216 Fair Lakes Circle, , Suite I00 Fairfax, VA 22033 (703) 449-8100 (703) 449-8L08 (Fax) , I�i• Z 4 www.bccon.com SHAWNEE MAGISTERIAL DISTRICT ND SURV� FREDERICK COUNTY, VIRGINIA OJOJ2..52-21 AA V:\project\-2003\03032\Surv\Cadfiles\Sec3\SEC 3 814 PLATS\3032FSP314.dwg, 6/10/2004 8:58:39 AM ' 20' SrM ' DRN. CSU' . •i 20' SAN. SEW. ESM'T. 67 h •e 10 h MA TCH SHEET 22 _ �s So ¢ONE 1s14p. PARCEL B .n r9�N�� c fN 69 ON N I �.S• ��\ �`t �� c•� lit �C\ i\\ c_ p m 16,002 SF Nw \ cA �ko rn INN I 15 00' 1a 70 38Z=5.29' �`�>t. 16,264 SF o #106 m 01 A q 0 c., 10' BRL Q S 13 ¢5 09 142. 77' 10' BRL ' ��. 71 V 16 I �h 1J,, 627 SF m o J ►�� I #104 `` _ 4K e I Ih 10' BRL I h 3t I 524084_5 "f ►� 10, BRL ►� h 20' WA TERMAIN ESM'T. 141 OI z V11" I 72 m �I 65 i 24.0' I ^ I m 1.3, 448 SF m S 2109 :35" E ^ 5.3.60' (TOTAL) P% RCEL B MA TCH SHEET 22 °0 # Q 48.0 ^ I 102 q 10BRL v V) " yy 1// mw DRIVE 54' R. O. W DATE: JUNE 10, 2004 BC Consultants Planners . Engineers . Surveyors Landscape Architects 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) www.becon.com ' I S 2129'41 " E 111. 89' V I 17 ' 7.3 N MA TCH SHEET 15 SEE- SHEET 10 OF 24 FOR R1CHT--OF- WA Y INFORMA AON N 3 3� 85' 75 74 50 0 25 50 100 1"= 50' PAGE 14 OF 24 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE THREE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, \ARGINIA BRADLEY T. RIGGLEMAN No.2216 16-Ipcq. n Tn 39.5P-91 AA V:\PRO]ECT\_2003\03032\Sure\Cad0les\Sec3\SEC 3 814 PLATS\3032FSP315.dwg, 6/28/2004 2:43:33 PM o 'S .35 07;31 " W q JO.. 04' 2.00"- (T/£i 9 424. 00' 17 L =,88. 5.3 7749b4" W L=7J67' 18 _ 8 6. j, Ln 19 Z 22.56' i Ll b C1 � ti ' 73 15,1,36 SF ^�r105 N� h it\ 10" BRL cQN 72:Y545" E 146.68' 4 ----- 10 " BRL � STM. N 2710 :34 " W 1 00 2 IJ4. 48' L.i 74 r w z 13, 848 SF , STM. w 20 M'T• 1 2 1107 pRN"rxES , �O1 a+l� 'BRL 5 �• 93 g' MA TCH SHEET N 53'48 55 3 a8'55,. W N �, 51M_5 5 BRL v+� STM. N 86 9'IJ" E E 75 �8'51 " 5 m _� 24. 84' STM' N 25 t B' 1OJ7 SF #109 r 5 76 J, s 14, .310 SF g r �r 77 1115 1* •A s , : SAN. SEW. sESMT. �. O S£E SHEET 9 OF 24 FOR RIGHT -OF -WA Y INFORMA 77ON ATTERS. R o w OURT Jj 20' WA TERMAIN E_SM'T. SE SHEET 10 OF 24 FOR RIGHT- OF- WA Y INFORMA TION CZ � IN 72 � 71 i i 5 851599J' ((, Z) P% RCEL B 70 22 �Q h :� N) o/ o� N 169:57:56 " E 60.31 ' .0, lh 25' BRL 78 14,908 SF #117 m 0 -BRL �-N. Al SS iO" E 55 L 0 �po 5 N N mli HwOOD 21 M 50 0 25 50 100 COURT _ 5cw- 1810 48' R.O. W. EX p 1 1"= 50' INST' DATE: JUNE 10. 2004 BC Consultants Planners . Bnfineers . Surveyors Landscape Architects 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-8100 (903) 449-8108 (Fax) www.bccon.com PAGE 15 OF 24 FINAL SUBDIVISION PLAT WAKELAN D MANOR PHASE THREE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA �A u BRADLEY T. RIGGL AN No.2216 1-1't6'�1 ;. supv' a� OJOJ2.52-21 AA V:\PRO]ECT\-2003\03032\Sure\Cad6les\Sec3\SEC 3 814 PLATS\3032FSP316.dwg, 6/28/2004 2:44:26 PM %-, • a O O Ll vo� \�- T, L i O h0 22 22' \ �L rO h. SAN TIE 2 4.77 SA TIC . 24.12' .. o0 0. i ?66. 30 L =4 .6 4 Q) ORN, ESM T.�\ 35_ BRI � 82 h �. �. MA TCH SHEET 17 � U) / O Qv O � o s o. In Z / \ SAN-S 5714 29" E S 50V827" E 9.81' 20' SAN. y SEW. ESMT. ,qN T/E 81 16, 21J SF Z105 ,E 20 02 �RI 'pop 5 669 R 0 � 5 SEE SHEET 8 OF 24 FOR R/CHT--OF- WA Y 78 /NFORMA T/ON -S .35;56:?9" by L 2 q J4. 400 �► R_407.00' L =75.80 J20' WATER 0 MA/"V ESMT. b� oiry 35' BRL 79 00 0 16,622 SF o M Y k "�`118 20' SAN oSEW. ESMT. O 25' BRL �- - L =20..36 " /V 65'3751,9,� 127 ;. 8, J 10, BRL p N 07 40'26 " w 29.30' m 80 �h 14,679 SF J, �103 ram_ 'C% gR� a � , .r rn� �, 5 SP�I• �•(. �r 9 8g' SE�GOR• c 6 Zp`- SP�PR0? 6 PG. e- i G v �GI0;1 � 2 �k0 qo� FF�G�� 5� �oI Psi G: 9 �1 65 Pp E IGO 5 l J�' R� 29�P�1 RG 11•k Ile , S //' 3.3.06' \ \ \ 50 0 25 50 100 1"= 50' DATE: JUNE 10, 2004 PAGE 16 OF 24 FINAL SUBDIVISION PLAT 1,TA OF 4011� �f BC Consultants WAKELAN D MANOR 0-1 Planners. AVweers . Surveyors RADLEY T. RI GL AN > Landscapeeeus PHASE THREE No.2216 12800 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) `� I www.bccon.com a _/� SHAWNEE MAGISTERIAL DISTRICT 9 SUPINti10 FREDERICK COUNTY, VIRGINIA O.i032.52-21 AA V:\projectL2003\03032\Surv\Cadfiles\Sec3\SEC 3 814 PLATS\3032FSP317.dwg, 6/10/2004 8:59:01 AM \ oo. 8 SEE SHEET 8 OF 24 86 \ FOR RIGHT—OF—WAY \ �\� WFORMA 77ON 85 �� � �� s ��� \ % �_ mac•. � O 84 0 48 18,562 SF . O CD Cn �116 �. �,s•� R� / �` ? fit 0 � �� 5'1 W '`'.�'� 00 5 8 5 525§.29 �s,� ��; 1�° q� 10 i G� 79 10 BRL moo• 6",' lh b 9`s? • v ' R=26.00' v o0 d 20' STM. L=24.50'_ ORN. ESM'T. 0'� 0 83- N�" 15, .386 SF C) IP Z102 w �oN �0 9j o 1 82 15. J88 SF #104 � N f �•'�TA! N �B,QI% 20' STM. SEW. N � � ESM'T a'• o 95 o� z 50 0 25 50 100 l 1 = 50 i DATE: JUNE 10, 2004 BC Consultants Planners . Engineers . Surveyors Landscape Architects 12600 Fair Lakes Circle, Suite t00 Fairfax, VA 22033 (703) 449-8100 (703) 449-8L08 (Fax) www.becon.com ���ic SEW.SESMT. ZZ PAGE 17 OF 24 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE THREE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA i/ P% RCEL C MA TCH SHEET 2J '0 TH OF l �r . BRADLEY T. RIGGL N :P' No.2216 lq 4� n in 7'7 a'7_ 9 f nil V:\project\_2003\03032\Sure\Cadfiles\Sec3\SEC 3 814 PLATS\3032FSP318.dwg, 6/10/2004 8:59:08 AM ,145 TENHAM DigjVE FOR CON RNUA 77ON4 SEE SHEET 7 OF 24 54 R.O. W. OF RIGHT -OF WA Y FOR RIGHT-OF-WAY STY-5 1706;38" W INFORMATION '2'S oa, (tOrAl) R- 6y63' _ 127.20" `v�b>�6 " R,269 5, , 51 >7 12' _ ��oo� soz• �v sgti N 9 � r�-2. 97 SAN. N 2J 4 54 " �- STM-S 0.3 01 '17" E (JI ISAN. SEW. ESM'T. \ sr. 1r E 16 1.36.14' %I `�S BRE`S'�T /0 Qo 4'0 1A) 29 � 0� 0 oc 35' BRL � dv 5326 �o N 88 Ao� z m 16, J49 SF 89 16, 999 SF I � ZJ26 bk 66 �� ,' , z� „ E` ZJ20 N I P�'� 1a 0 't.01 2 m l0 "BRL P /� h �� �, gR 0 -s -3137 ¢5'� 90 ` N 25 V� 10' BRL 129.11 1 o_ � � y' • � R �l oy.y� 10' eR 87 15, 411 SF b �. ql0 —� 20' STM. I v ►v DRN. ESM'T. 10' BRL I b 11z— _ _ N 22 57'09" 3 . �. 2 0 ti 10' BRL86 I ® I ` O Z 15,189 SF e W� I 0 1112LAJo L- zE 10' BRL 19.3.01, v S 22'57'09" W —� 10, BRL q .i 85 I ,92 S 46 :38 45 " E y #114 I ' 259.72' f0'��RW 15443 '0' o 's S 9ssl�" 17 9,3 MA TCH SHEET \\ ; 20' STM 84 DRN. ESM'T. 8.3 1N VCS j9S3 NOR 50 0 25 50 100 1"= 50' DATE: JUNE 10. 2004 BC Consultants Planners . Avineers • Surveyors Landscape .4rchilects 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) www.bccon.com PAGE 18 OF 24 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE THREE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA Y2 --I- t� BRADLEY T. RIGGLEMAN No.22166 K4't:177p'� 0,30,32.52-21 AA v:\projectLzuuj\ujujz\5urv\l.aallies\5ecj\Jtl. j ui4 o/lu/zuu4 o;Dzp;1J tAm VC5 j983 000 SEE SHEET 7 OF 24 FOR RIGHT -OF -WA Y INFORMA AON f 1o1pl.) E pay '33.2$ 142•�2so 0 30� E 0off' 03 5 0� 0� 0 G .42 S3E N`;.v y0 86 -SAO . 44 03 �. ` .5 1 • �- 33N � z � z P� 3,, S 4 o1 co z St►� 6 , OF, �- i 90 �. zn % i vv" - A A \ z #101 Vm � r �'• 10' qRL 4 „ E �46.3 N 15 52.5 8% 10' gRL L13 WA o► 20, ESM'T. W z- 86 SEE SHEET 6 OF 24 O9 I 30 I cp �- 91 ; O FOR RIGHT -OF -WA Y Al I 13, 875 SF ^i b INFORMA T/ON 1 O qj/ J 03 pv O � • .q 3�t ' 10' BRf I O N , N I y tL 50 70' BRf 'Y h a A\ 92 I Z 105 �P � � �Qti •'�• - ` �4S'�r • '� � o , BRA' r'® 0 10lb IV �1ti�� "h 93 44.51' 1 13, 660 SF #107 hf /PL-S 500827" E 1p ,ry 313.28' (TOTAL) N �¢ BRf 20' STM. ��Ab 0 - - S-+,5-161 ¢¢ DRN. ESM'T. 0 �� MATCH -SHEET 20 8.3 4-,s'-, • 1 1 94 OO. F R= 54.00' R= 54.0' L=240.84' 32 •.� so 0 25 ` 50 100 \ 95 1"= 50' I l STM-S 46:i8 4.5" E 259.72' (TOTAL) Steer >> 82 DATE: JUNE 10. 2004 PAGE 19 OF 24 FINAL SUBDIVISION PLAT ��1,TH Df BC Consultants WAKELAN D MANOR Planners . AkVineers . Surveyors U BRAD Y T. RIGGLEMAN 9 Landscape Circle, Suite PHASE THREE No.zz16 ts 12800 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) l / •/ V' `'' 4, www.bccon.com SHAWNEE MAGISTERIAL DISTRICT SUM FREDERICK COUNTY, VIRGINIA n Tn U .57-Pf AA V:\project\_2003\03032\Sure\Cadfiles\Sec3\SEC 3 814 PLATS\3032FSP320.dwg, 6/10/2004 8:59:22 AM 20' STM. DRN. ESMT. MA TCH SHEET >7 20' STU. STU. V 88 46 OI " E I DRN. ESUT. 8� 82 85.13' STM S 46:J8 45" PL S 50 08 27" 259.72' 31.3 28' (TOTALS 200. 08, 45'31 " E 120..3.3 -- —_ 120.72'-- N 3' _ SAN. TOTAL) — PL —N 54 54'05" E 210.57 STU. S 4923IJ" W 95.69' 126.65' 00 R--1.594. ' 25' BRL 25' BRL 40 L=292.11 f �1z\ (TOTAL 94 95 0 sAN 20' r 93 1 12, 659 SF oo W 1 0 0 19, 050 SF .5 .� W # 109 20' STU. A W C.1'A Vl BRL DRN. ESMT. ►N Z h 35 49'35 a oC ss . PL-5 2552 \ ? a r Q ^ 1 " W 50 Ln Ln R� 98 ~ �' C: ►�j 1 26.62' 10 B, 9" E_ 5 6743 2 N v, L=7.22' 24 !; BRL 1" W STM. �. 14'11 10, N 12�2��, DRN. ESMT. R=54.00' 32 5+ 18 v, 98 i L 1194' L =240. 83' o ,� STM=2¢ .31 R=26.00' o 17,422 SF �- b` - S .i8 8E' L-20.,�4.27' W R-S4 1 615106" W I�113 O' 36.44 o 7►�i rAl • h 20' SAN. N I L=22.79' SEW. ESMT. '•Off.' V o- .>• SEE SHEET 6 OF 241 6 FOR R/CHT--OF- WAY �` 97 INFORMA 77ON 18,974 SF a #112 i I 99 98 o IOPEN SPACE h 1 PARCEL C 63, 901 SF �A�; Z N I tsJ lsl ` 4�. �9 * EX. 20' STM. 5 / DRN. ESMT. * EX. 20' STM. DRN ESMT. 5" W N 50 44 527-677"-179.85 3627 N 5 ,3.' �tOrA�� o> " ty Z D IA/A /,e//-'-/ it A //-'% A Ail A //l Ll �1 1 A .; r- T1 A —1 / L_ L _/-1 / v L-1 / V//—i / v l/ / \ i'- I- 7/—i L � L 50 0 25 50 100 1 50' AS RECORDED IN INSTRUMENT AVOJ0026748 DATE: JUNE 10. 2004 PAGE 20 OF 24 FINAL SUBDIVISION PLAT 1'TR OF r� BC Consultants WAKELAN D MANOR ' Planners . 6nfineers . Surveyors BRADLE T. RIGGLEM Landscape Circle, Suite PHASE THREE No.2216 12800 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) www.bccon.com SHAWNEE MAGISTERIAL DISTRICT 9�D� FREDERICK COUNTY, VIRGINIA G tT �o /13n i9.59-91 AA V:\project\ 2003\03032\Surv\Cadfiles\Sec3\SEC 3 814 PLATS\3032FSP321.dwg, 6/10/2004 8:59:30 AM 50 0 25 50 100 1..= 50' (� ✓�� C �� C� �� SEE SHEET 6 OF 14 R RIG F WA Y / �h 1 INFORMA INFORMATION O � MA TCH SHEET EO"S1JV AN 4 0O4Vs 's i N� R=275.00' 4 ^ ENE y� R Vt3 L =39.12 14 9T/E 8'2 s N � R=329.00' �,��418� - �5 15 0SAN'MT L= 56.77' BRt. A� 101 0 15, 923 SF '13 35 ' BRL o o_ #100 1' q5 od' C::) Cn Cil SEE SHEET 5 OF 24 FOR R1CHT--OF- WA Y INFORMA TJON 102 m � 25 ' 14,127 SF a BRL v o ZJ12 �- w 115.33' , S 323800�_13 5 R �0 10' BRL 48 , 100 m %� ti ° , gR� 12, 25J SF OZ02 Z106 � SEX. 20' STM. S 10' BRL ORN. ESMT. S 40 44 54 " W 190. 55' V - --------- C) Ao 3 10'BRL 0 up e m 14,710 SF J, 108 10' BRL ; t 94 _ - 5 J8 01 a4 _ W 174. 08 b� Q 10' BRL ry , f7=54.0' 98 m N1 N ,gyp p� E 16, 689 SF m #110 R=54.00' N L=240.83' 10, 6Rl 196.9 _ _ 32 30-4 '' 20 95 515 SHEET , ' MATCH 97 96 I AS RECORDED hV 1NS7RUMENT f0J0026748 DATE: JUNE 10. 2004 BC consultants Planners . &.Vineers . Surveyors Landscape Architects 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) www.bccon.com PAGE 210E 24 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE THREE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, \ARGINIA ,TH 0 D r Vol . RIGGL AN No.2216 supvv ° n Tn T2 59- 2i AA V:\PROJECT\_2003\03032\Sure\Cadfiles\Sec3\SEC 3 814 PLATS\3032FSP322.dwg, 6/28/2004 2:45:33 PM 60 0 30 60 120 M7 n a� 1 r Z� gRN' 4g2 ,.� . 'l�'V' X• / 013 v • if —I /nil V✓ In�V�L � �nri`1'i�• 1`l, �r ✓�' ,,�„.i 1A/^\✓� , "IiV loll` ` , ��✓ U:iIF �` jl '•� � nl/ '' J J� r-• � �i )< FrJp I ✓ �' BAR I RE � 2Q. PARCEL B 74 414 SF OR 1 708JI AC to V EX. 20' SAN. p SEW. ESMT. /NST. / 1 040011871 r.nly 1. ' E K 'Y 11 1 N 5 72 IVII L•�• "1�^ � �N V98.64 1 I I ' 66 65 tit h, ti h0 fob ,,col � 6,h�hh TATTERSALL 48' R• 0• W. N 58525.3" E 67 84.32' 20' SAN. MATCH SHEET 1.3� j Z SEW. ESMT. N 22:3702" E �. C - 1. 9 �� 866' MA TCH SHEET �6 \ S 35;37'00" E SAN. TJE 61.66' �--� = -SAN. L =5. 83' L=2.6464 _L— STM. T/E 16.51 ' L = 5.29' CouRT SEE SHEET 10 OF 24 FOR R/CHT--OF— WA Y /NFORMA T/ON I 1 I I I I 1 72 71 I I I •i S 7325 >5" W 187. 15.00' 20' STM. DRN. ESMT. , E MA TCH SHEET 14 , 5 74 - _ N 74 25 45 " E 256.11 ' S 5348 :55 " W 07.28' 20' STM. rr DRN ESMT. N 86791.3 E DRN. 20' STM. 24.84' DRN ESMT. N 38 51'59 " W a DRN. 93.93'75 h� ZMA TCH SHEET 15 �s8 0 76 77 � 78 DATE: JUNE 10, 2004 BC Consultants P/anners . EAfineers . Surveyors Landscape Archilecls 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) www.becon.com �51aI / 09 '✓ 1V'1 1 1 n �V106 it O S 21 09'J,5 f. / 53.60' PAGE 22 OF 24 FINAL SUBDIVISION PLAT WAKELAN D MANOR PHASE THREE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA ,TH OF U I 1kn rn I� BRADLEY T. RIGGCt'IvfAN 9 No.2216 _ it SURD . N U v 03032 52-21 AA V:\PRO]ECTL2003\03032\Surv\Cadfiles\Sec3\SEC 3 814 PLATS\3032FSP323.dwg, 6/28/2004 2:46:23 PM m W So 20' SAN. SEW. ESMT.to c*\ Z T -26 N /9 O \ \ z ��01 A O _ a o O_ 40 `^` � \\ tV MA TCH SHEET 16 \N \ � STM v 20' STM. t° S 20;J,J20" V� \\N. ESM . 40.78' 82 5N29~� 5 2�' /8 N17 AIA r�H SHE20 -MA SHEE SEE SHEET 6 FOR R/CHT-C INFORMA 77ON WOR MIA COUP 48' R. O. \ 99 DATE: JUNE 10. 2004 / \/-IL.. r7 /v/. IA/A /�'r-A d A A / rL), /^Tr-r-^ IA/A /�,f-/ A A /n A A A A/ --\,_) / A A Y V/-1 /\ L_ L./-I / V L 1 / V//-1 J v t-./ L./-I / V L.1 EX. 20' STM. SEW. ESMT. INS 040011870 \ 06 / N o � 0 a 20' SAN. Il O SEW. ESMT. \\ V. -< N 0 Cp \ W N 95 Z `� BC Consultants Planners. EVineers . Surveyors Landscape Architects 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) www.bccon.com *AS RECORDED IN /N57RUMENT 10.JO026748 PAGE 23 OF 24 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE THREE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY. VIRGINIA iTH 0p IL BRADLEY Y RIGGLEMAN 9 No.221 6 lq� ✓ /G. 04 � ,SIJftVti� OJOJ2. 52-21 AA V:\project\_2003\03032\Surv\Cadfiles\Sec3\SEC 3 81.4 PLATS\3032FSP324.dwg, 6/10/2004 8:59:53 AM 200 0 100 200 400 /PS LEGEND 1"= 200' 62 7• 30 IPS = IRON PIPE SET RF = REBAR FOUND 3813 i �O � A �j oo• 29P� (� G`} IA/A -A AA A / TLl/ [�) JAI A'\L-L AA//-, A/AA//1LA (� / A A //1 TL)/ /^T REMAINDER (NORTH) 1 \ A; 0 i 17. 73453 A C 1 [ /PSQj- o < ' (� RF OC / / is Do f10 ANO eAS9 �NC�NT a Rly� PG 18_3 RF 0 ' ADD/T/ONAL ADD/T10NAL RF OPEN SPACE OPEN SPACE ,�h• , `� " DEDICA TED FOR DEDICA TED FOR ,�� n�'b „ ; PHASE 2 PHASE 3 �O \y 78,674 SO. FT. 25AOt� SO FT. 0 ��� RF 1.80611 ACRES 0. 57436 ACRES MOSS COURT ro S 48 02 40' E..::T,.- L.. ..: i6.2 ..,....:,. '07: , N 48 f7;J4" W 71..16 EX. 20' SAN. ES"' ivI / %/ i� L.. 9B 484 PC 177 7' Y/,L_/V//-1/ V, / / \ l/...i / L_L_v /P 2�/2_�� / r1 A A A A //, 1� LIDr1 9. RF C N532 n� �► E v v I "A'%I� / v v i\ & DRAINAGE 'T / A n / , T / / r \\ .j0' SAN. ` PG " OB 64/ 'V- / \ REMAINDER (SOUTH) hr�� \ +�� `\ 5 Lu 4.18646 A C. J ' .1 ✓_ A I d n "• 1� Z /PS lPS J rJ ✓ �� ' 1 V N 48 23'22 1 � 75.15' rD , A 4 -r DATE: JUNE 10, 2004 PAGE 24 OF 24 l►TH OF FINAL SUBDIVISION PLAT BC Consultants WAK ELAND MANOR -A Planners. Engineers . Surveyors c BRADLE T. RIGGL N 9 Landscape Architects 12800 Fair Lakes Circle, Suite 100 b Fairfax, VA 22033 PHASE THREE No.2216 (703) 449-8100 (703) 449-8108 (Fax) www.bccon.com SHAWNEE MAGISTERIAL DISTRICT `9 SURD] >� FREDERICK COUNTY, \ARGINIA CD Cn VIRGINIA: FREDERICK COUNTY, SCT. o This instrument of writing was produced to me on o at I Cl1 and with certificate of acknowledgement thereto annexed was admitted to record. T imposed by. Sec. 58.1-802 of $_.A - . , and 58.1-801 have been paid, if assessable: 4G xb,'yT/ , Clerk FREDERICK COUN` SANITATION AUTHORITY P.O. Box 1877 Winchester, VA 22604-8377 ROBERT P. NIOWERY, C.P.A.. Chairman JOHN STEVENS, Vice-chairman RICHARD A. RUMMAN, P.E., .Sec -treasurer J. STANLEY CROCKETT DARWIN S. BRADEN December 21, 2006 Centex Homes Mr. Mark M. Flynn 3684 Centerview Drive — Suite 100 Chantilly VA 20151 REFERENCE: Wakeland Manor — Phase 3 SUBJECT: Bill of Sale Dear Mr. Flynn: A copy of the recorded Bill of Sale for the above noted project is enclosed. Wellington H. ,Jones, P.E. Engineer -Director Ph. - (540) 868-1061 Fax - (540) 868-1429 The Authority now owns the newly installed water and sewer facilities and appurtenances. Your one-year warranty period began on the date we signed the document. /ths Enclosure cf. Zoning Administrator Respectfully, John G. Whitacre Senior Engineer WATER AT YOUR SERVICE FIE copy COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 August 25, 2004 BC Consultants Attention: Brad Riggleman 12600 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 Re: Wakeland Manor Phases 3 and 4, Final Plat Approval Dear Mr. Riggleman: This letter is to confirm that the final plats for Wakeland Manor, Phases 3 and 4, have been approved. The signed copies of the plats are being held at our office for a representative from BC Consultants to collect them and record them at the Frederick County Court House. The approval of Phases 3 and 4 of this subdivision allows for the development of eighty four (84) single family detached urban residential lots with a minimum lot size of 12,000 square feet. Frederick County currently holds two bonds in the amounts of $ 1,819,917 and $935,078 for the completion of the improvements associated with these portions of the subdivision. Once you have collected the signed plats, please return a copy of the recorded plats to this office. Should you have any questions, please feel free to call. Sincerely, r� ! ark R. Che ---- Zoning and Subdivision Administrator MRC/CEM/bad cc: Robert Morris, Shawnee District Planning Commission Member William Rosenberry, Shawnee District Planning Commission Member ,-1ane Anderson, Real Estate --Sfe-phen Plescoe, PE, Centex Homes, 14121 Parke Long Court, Ste. 201, Chantilly, VA 20151 107 North Kent Street • Winchester, Virginia 22601-5000 COMMONWEALTH OF VIRGINIA A (B EFFICIAL RECEIPT V__Y ..____. _ O DATE: 0026104 TIME: �.MIERv R k ` rEP T.. W If •:i;: FaL PUND7 Bivft :.__.•.. }`r_. ix 2. 01. AT .._:LF._r—s f __ __-: _ :CH _ n ti _ AMT Z_ } J Q U W IL In m m O fN V7 W. rn 03 m DG18 omo) Mj.. 040017089 THIS DEED OF SUBDIVISION, DEDICATION, EASEMENT AND VACATION (the "Deed") is made this �4 day of P'4`'kS� , 2004, by and among CENTEX HOMES, a Nevada General Partnership (hereinafter referred to as "Owner"); the BOARD OF SUPERVISORS OF FREDERICK COUNTY, VIRGINIA, a body corporate and politic (hereinafter referred to as "County"); and the FREDERICK COUNTY SANITATION AUTHORITY, a body corporate and politic (hereinafter referred to as "Authority"). WITNESSETH WHEREAS, the Owner is the owner and proprietor of certain real property (the "Property") as shown on plat dated June 10, 2004, entitled "Final Subdivision Plat Wakeland Manor Phase Three," and prepared by BC Consultants of Fairfax, Virginia, certified land surveyors (the "Plat") which Plat is attached hereto; and WHEREAS, the Property is situate in Frederick County, Virginia, Owner having acquired the Property by deed recorded in Instrument Number 030029073, among the land records of g. y Frederick County, Virginia; and w WHEREAS, it is the desire and intent of Owner to subdivide the Property into lots and three open space parcels, and an additional open space parcel for Phase 2, Wakeland Manor; and to J Q dedicate, grant, and convey for public use, the streets and thoroughfares in accordance with this Deed and the Plat; and T (� WHEREAS, it is the desire and intent of Owner to grant and convey unto the County and unto the Authority the easements in the locations as shown on the Plat and as hereinafter provided. Q C:\DOCUME-1\NVGSPL-1\LOCALS-1\Temp\b\Z.Notes.Data\Deed of Sub Phase 3.doc 1 CD N Co SUBDIVISION NOW THEREFORE, in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, Owner does hereby subdivide the Property into lots and parcels, to be known as Lots 54 through 102, inclusive, Parcels B & C, and an additional Open Space Parcel containing 0.57436 acres, PHASE THREE, WAKELAND MANOR, and an additional Open Space Parcel for Phase 2, Wakeland Manor containing 1.80611 acres, all in accordance with the Plat which is expressly incorporated herein and made a part of this Deed. STREET DEDICATION THIS DEED FURTHER WITNESSETH, that in consideration ofthe premises and the sum of One Dollar ($1.00) cash in hand paid, receipt of which is hereby acknowledged, Owner does hereby dedicate to the County the 3.48391 acres for public street purposes as so designated on the Plat. This dedication is made in accordance with the statutes made and provided therefore. COUNTY EASEMENTS THIS DEED FURTHER WITNESSETH that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, Owner does hereby grant and convey unto the County, its successors and assigns, the easements as hereafter set forth in the respective locations shown on the Plat as follows: A. Storm Drain Easements. Easements for the purpose of constructing, operating, maintaining, adding to, altering or replacing present or future stormwater management facilities, storm drainage lines, storm sewer lines or other drainage structures, including building connection C:\DOCUME—I\NVGSPL—I\LOCALS—I\Temp\b\Z.Notes.Data\Deed of Sub Phase 3.doc 2 �i N lines, plus all necessary inlet structures, manholes, and appurtenances for the collection of storm waters and its transmission through and across the said property of Owner, said easements being more particularly bounded and described on the Plat. B. Utility and Access/Maintenance Easements. 15' utility easements and an 8' access/maintenance easement is hereby reserved along all street right-of-way lines, as set forth on Note #3 of the Plat. The foregoing easements are subject to the following conditions where applicable: 1. All sewers, manholes, inlet structures, and appurtenant facilities which are installed in the easements shall be and remain the property of the County, its successors and assigns. 2. The County and its agents shall have full and free use of said easements for the purposes named, and shall have all rights and privileges reasonably necessary to the exercise of the easements including the right of access to and from the easements and right to use adjoining land where necessary; provided, however, that this right to use adjoining land shall be exercised only during periods of actual construction or maintenance, and further, this right shall not be construed to allow the County to erect any building or structure of a permanent nature on such adjoining land. 3. The County shall have the right to trim, cut, and remove trees, shrubbery, fences, structures, or other obstructions or facilities in or near the easements being conveyed, deemed by it to interfere with the proper and efficient construction, operation, and maintenance of said easements; provided, however, that the County, at its own expense, shall restore, as nearly as C:\DOCUME—I\NVGSPL--I\LOCALS—I\Temp\b\Z.Notes.Data\Deed of Sub Phase 3.doc 3 O CD possible, the premises to their original condition. Such restoration shall include the backfilling of trenches, the replacement of fences and shrubbery, the reseeding or resodding of lawns or pasture areas, and the replacement of structures and other facilities located without the easements, but shall not include the replacement of structures, trees, or other facilities located within the easements. 4. Owner reserves the right to construct and maintain roadways over said easements to the extent not prohibited or restricted by ordinance and to make any use of the easements herein granted which may not be inconsistent with the rights herein conveyed or interfere with the use of said easements by the County for the purposes named; provided, however, that Owner shall not erect any building or other structure, excepting a fence, on the easements without obtaining the prior written approval of the County. F.C.S.A. EASEMENTS THIS DEED FURTHER WITNESSETH that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, Owner does hereby grant and convey unto the Authority, its successors and assigns, the easements as hereafter set forth in the respective locations as shown on the Plat, as follows: A. Waterline Easements. Waterline easements for the purpose of constructing, operating, maintaining, adding to, altering or replacing 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, upon, and across the property of Owner, said easements being more particularly bounded and described on the Plat. C:\DOCUME—l\NVGSPI-1\LOCALS—l\Temp\b\Z.Notes.Data\Deed of Sub Phase 3.doc 4 W B. Sanitary Sewer Easements. Easements for the purpose of constructing, operating, maintaining, adding to, altering or replacing present or future sanitary sewer lines, including building connection lines, sanitary lateral lines, manholes and all other appurtenant facilities necessary for the collection of sanitary sewage and its transmission through and across the property of Owner as shown on the Plat. The foregoing easements to the Authority are subject to the following conditions: 1. All water mains, sewer lines, and appurtenant facilities which are installed in the easements shall be and remain the property of the Authority, its successors and assigns. 2. The Authority and its agents shall have full and free use of said easements for the purposes named, and shall have all rights and privileges reasonably necessary to the exercise of the easements including the right of access to and from the easements and the right to use adjoining land where necessary; provided, however, that this right to use adjoining land shall be exercised only during periods of actual construction or maintenance, and further, this right shall not be construed to allow the Authority to erect any building or structure of a permanent nature on such adjoining land. 3. The Authority shall have the right to trim, cut, and remove trees, shrubbery, fences, structures, or other obstructions or facilities in or near the easements being conveyed, deemed by it to interfere with the proper and efficient construction, operation, and maintenance of said water mains, sewer lines, and appurtenant facilities; provided, however, that the Authority at its own expense shall restore as nearly as possible, to their original condition, all land or premises included within or adjoining said easements which are disturbed in any manner by the construction, C:\DOCUME-1\NVGSPLrl\LOCALS—l\Temp\b\Z.Notes.Data\Deed of Sub Phase 3.doc 5 CQ G3 f`J operation, and maintenance of said water mains, sewer lines and appurtenant facilities. Such restoration shall include the backfilling of trenches, the replacement of fences and shrubbery, the reseeding or resodding of lawns or pasture areas, and the replacement of structures and other facilities located without the easements, but shall not include the replacement of structures, trees, and other facilities located within the easements. 4. Owner reserves the right to construct and maintain roadways over said easements and to make use of the easements herein granted which may not be inconsistent with the rights herein conveyed or interfere with the use of said easements by the Authority for the purposes named; provided, however, that Owner shall not erect any building or other structure, except a fence, on the easements without obtaining the prior written approval of the Authority. CONFIRMATION OF VACATION OF COUNTY EASEMENT THIS DEED FURTHER WITNESSETH that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, the parties do hereby confirm the VACATION AND TERMINATION of that certain easement previously created by instrument recorded in Instrument #030026748, among the land records of Frederick County, Virginia, as more particularly shown and depicted on the Plat as "Temp. Turnaround Esmt. Instrument # 030036748 Hereby Vacated." This vacation automatically results from the dedication of a public street over the easement area, as provided by the terms of the original easement. C:\DOCUME—l\1WGSPL-1\LOCALS--1\Temp\b\Z.Notes.Data\Deed of Sub Phase 3.doc 6 C� CIO MISCELLANEOUS Headings used in this Deed are for convenience purposes only and are not intended to affect the express terms herein set forth. This Deed is made in accordance with the statutes made and provided in such cases; with the approval of the proper authorities of Frederick County, Virginia, as shown by the signatures affixed to the Plat, and is with the free consent and in accordance with the desire of Owner, the owner and proprietor of the land depicted on the Plat. The undersigned warrants that this Deed is made and executed pursuant to authority properly granted by the partnership agreement of the Owner. IN WITNESS WHEREOF, the Owner has caused this Deed to be executed, under seal. C:\DOCUME—I\NVGSPL—I\LOCALS—I\Temp\b\Z.Notes.Data\Deed of Sub Phase Moc 7 CENTEX HOMES, a Nevada General Partnership By: Centex Real Estate Corporation, Its Managing General Partner By: `1 (SEAL) Nam Title: *-D1 V tS( DO TQfES('D�" STATE OF COUNTY OF teb , to wit: rp I, the undersi ed Notary Public, in and for the jurisdiction aforesaid, do hereby certify that • TAU, S as I V i Si D&.) �251 C�� of Centex Real Estate Corporation, managing General Partner of CENTEX HOMES, 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 �T�day of Notary Public My commission expires: 31 C:\DOCUNffi—I VGSPL-1\LOCALS-1\Temp\b\Z.Notes.Data\Deed of Sub Phase 3.doc 8 2004. • i> J C M flu copy COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 June 15, 2004 BC Consultants Attention: Brad Riggleman 12600 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 RE: Wakeland Manor, Phases 3 & 4: Final Subdivision Plat Review Dear Mr. Riggleman: This letter is to confirm that the final plats for Wakeland Manor Phases 3 and 4 are approvable. Before the final plats are officially approved by this office, the approval signatures of the Frederick County Sanitation Authority and the Virginia Department of Transportation must be obtained. An appropriate guarantee will also be required prior to final plat approval. If you have any questions, please feel free to call. Sincerely, VLI a. Candice E. Mills Planner I CEM/bad cc: Stephen Plescoe, PE, Centex Homes, 14121 Parke Long Court, Ste. 201, Chantilly, VA 20151 107 North Kent Street • Winchester, Virginia 22601-5000 BC Consultants Planners • Engineers • Surveyors • Landscape Architects TRANSMITTAL Date: June 10, 2004 Project Name: To: Frederick Co. -Dept. of Planning & Development BC Project #: 107 North Kent Street (North Bldg., 2nd Floor) Winchester, VA 22601-5039 Via: Attn: Ms. Candice E. Mills Purpose: Copies Description Wakeland Manor, Phase Three 03032.52 Hand Review and Comment 2 Updated Final Subdivision Plat - WAKELAND MANOR PHASE THREE (Review comments addressed) 2 Updated Final Subdivision Plat - WAKELAND MANOR PHASE FOUR (Review comments addressed) 6 Extra Highlighted sheets to indicate revised areas. 2 Copies of comments for 1st submission plats for phase 3 and 4 Remarks: We have made the revisions requested per your 1st submission review comments. We are still waiting for the offsite easements to be recorded for phase 3.Once those are recorded, we will have full approval from FCSA for the phase three plat. Please call if you have any questions or concerns. Copy To: From: Brad T. Riggleman Received By: Date: The BC Consultants, Inc 12600 Fair Lakes Circle, Suite 100, Fairfax, VA 22033 (703)449-8100 (703) 449-8108 (Fax) www.bccon.com June 8, 2004 BC Consultants Attention: Brad Riggleman 12600 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 RE: Wakeland Manor, Phase 3: Final Subdivision Plat Review Dear Mr. Riggleman: COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 RECEIVED JUN 0 9 2004 THE BC CONSULTANTS I have had the opportunity to provide a review of the final plats for Wakeland Manor, Phase 3, received by our office on May 27, 2004 I offer the following comments: l . On Page 16 and 23 of 24, show the 80' road efficiency buffer along the future Warrior Drive. 2. On Page 16, 22, and 23 of 24 show the open space in acres. The application seeking approval is denied until the issues identified in this letter have been adequately addressed. Please address the above comments and resubmit. Before the final plats are officially approved by this office, the approval signatures of the Frederick County Sanitation Authority and the Virginia Department of Transportation must be obtained. An appropriate guarantee will also be required prior to final plat approval. I have enclosed a marked copy of the plats to assist with the revisions. If you have any questions, please feel free to call. Sincerely, Lance Candice E. Mills Planner I CEM/bad Enclosure cc: Stephen Plescoe, PE, Centex Homes, 14121 Parke Long Court, Ste. 201, Chantilly, VA 20151 107 North Kent Street - Winchester, Virginia 22601-5000 V:\PROJECTL2003\03032\Sur,,radfiles\Sec3\SEC 3 814 PLATS\3032FSP"116.dwg, 6/9/2004 3:56:33 PM Imp S'r• 0 R=26. 00 t �ryhh L=22.2J' 8,3 SA T/E C) 4. 77 =--� I SA TIC 441< 3L=4 20' STM. r-le-66. DRN. ESM 35_ BRL � 82 h �. MATCH SHEET 17 ��;3� Q o r.s u2 f SAN—S 577429" E 28.27' S 50V827" E 9.81' i 20' SAN. SEW. ESMT. SAN T1E 81 16,213 SF SEE SHEET 8 OF 24 FOR R/GHT--OF- WA Y 7U Q INFORMA T/ON 3 Q op 3 I J4 40' J20' WATER MAW ESMT. �ry 35' BRL 79 I 00 0 16,622 SF v 3118 m ° C 20' SAN. � <' • ti h SEW. ESMT. "D O 25' BRL I N - L=20.36' N 65'37127.76' < Ljj 10' BRL \ �• N 074076" W 29.30' (� So �h 14,679 SF J ( r i 103 L', � � J < �105 • a� 5 3 fig' �� �RR � _ Sg• SEp 00 E 11 �� 669 FF�R 6�g' Z9 G Sg' �R w'� 5P� h 00, A 901 �FF�G1� 5� 10� Psi 9 Alop `10 a0 L% 50 0 25 50 100 1"= 50' DATE: APRIL 12, 2004 BC Consultants Planners • Engineers . Surveyors Landscape Architects 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) www.bccon.com 00 , V 'J PAGE 16 OF 24 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE THREE ef - TH OF k, z v BRADLEY T. RIGGLEMAN :0- . No.2216 4. t' SURN° SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, \ARGINIA 0.30.32.52-21 AA V:\PRO]ECTL2003\03032\Sur•\Cadfiles\Sec3\SEC 3 814 PLATS\3032FSP'A'72.dwg, 6/9/2004 4:00:24 PM 60 0 30 o0 120 ESMr\ EX' j56DRPG" 482?c „ , 00, IK IAA y v/ n I r' n i TAL ✓ - �20• r L ✓' L• IAIVI L-1 A L.. " + 17.' �, IL•�,IJ,VI �/� L�l ' ' ✓ B I?FN I RE I i 3 g3 EX. 20' SAN. p 28 SEW. ESMr. INS / ^r ``' : r ^i'``�'✓ -�:; �''' PARCEL B L f- VC, /n� „ 74,414 SF OR 1.70831 AC. IVII L•L' ��^ �y 1 1 11 66 65 tih. TA TTERSALL 48' R• 0• W N 58 52 53" E 67 84.32' 20' SAN. MATCH SHEET 13� j Z SEW. ESMT. yp9' N 22:37 02" E �_ 81.66' MA TCH SHEET ,6, \ S 35J7100" E SAN. TIE T 61.66' -SAN. TIE L=5.83' L =2.64 =� STM. TIE 16.51 ' L = 5.29'-. CouRT SEE SHEET 10 OF 24 FOR RIGHT —OF —WA Y INFORMATION I 1 I 1 I II 72 71 1 1 I MA TCH 74 N 742545 E 256.11 S 5T 4855" W 137.28' 20' srM N 8619'13" E 20' STM. 24.84' DRN ESMT. N 38 5159 " W DRN. 75 Amy ZMA TCH SHEET 15 DRN ESMT. DRN M 76 / 77 DATE: APRIL 12, 2004 BC Consultants Planners . BnVineers . Surveyors Landscape Architects 12600 Fair lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-6100 (703) 449-6108 (Fax) www.bccon.com VAN •i �;S 732515" W 187. 15.00' 20' STM. DRN. ESMT. y, E EFT 14 z4l / 0 ;.�,✓ �G R p I 1 A r^I KO it` S 21 '09'35" E / 53.60' jC:,V PAGE 22 OF 24 FINAL SUBDIVISION PLAT N111111. , alk\1 1t PHASE THREE 1 ^1 ITH OF N�o r x v BRADLEY T. RIGGLEMAN . No.2216 ti v SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 03032.52-21 AA V:\PROJECT\_2003\03032\Sur,'Cadfiles\Sec3\SEC 3 814 PLATS\3032FSP"1"3.dwg, 6/9/2004 4:23:34 PM ,25' ''`� �¢ • 53�40 v, 80.00 CIA Z tW^ J W 80 20' SAN. = O p IAIA /"C-1 Ail A / TL), Tr-r-^ SEW. ESMT, m m VY/-I/ \L_/V//-1/ V, 1n/A /�-r / A A //'"1 A A A A //l �) / A A /r-N Y1.4 / V//1 / V L/ / \ L _/—I / V LJ -26 to ,9 r,�, -. ) SAN. N 1p� � z � o ,:5:� „�,,.�. ".�,,,-,�. �_..,.� : ,�." \ `z �0 O VA \O EX. 20' 8 7 w STM. SEW. o_ 40 /NST. he �'fl N MATCH SHEET 16 ST,I>! S 20 :3.3 20 " v 20' ST� M, tv DRN. ESM . 40.78' 43'1153"� E % �� Q I 82 V SAN M A 429 N5 28.27 r 17 '-33.06' MA r�H SNEE r Zo o N- SHEE �. a �MA �J 20' SAN. C=l SEW. ESMT. I N Z T U� 94 o N ._ Q ,O Via,= Z `�� ON w lJ o 9z EX, 20' U` SAN. SEW. INS , SEE SHEET 6 OF 24 FOR R/GHT-OF- WAY \ vp 0 /NFORMA T/ON 20' SAN. / WORM TON -� SEW. ESMT. �\` n / couRr 48' R. 0. w. SAS"-�N v. <) SE SHEET 20 FOR A�Ay CONTINUA T/ON OF \\ ,�`L,�O PARCEL C 98 SEX. MATCH SHEET 20 gg , �11` 20; STM \ i l� DRN. ESMT. 64 r (O 50 0 25 50 100 n� �p1 ` OG 23 ` 1"= 50' C -*AS RECORDEDIN NSTRUMENT XJ0026748 DATE: APRIL 12, 2004 PAGE 23 OF 24 FINAL SUBDIVISION PLAT TH OF Dr BC Consultants Planners . Engineers . Surveyors Landscape Architects 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) www.bccon.com WAKELAN D MANOR tuo BRADLEY T. RIGGLEMAN PHASE THREE I I No.2216 SHAWNEE MAGISTERIAL DISTRICT l9�va4 FREDERICK COUNTY, VIRGINIA 0.30.32.52-21 AA C ca o ERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 June 8, 2004 BC Consultants Attention: Michael Tucker 12600 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 RE: Wakeland Manor, Phase 3 Dear Mr. Tucker: This letter is to confirm that the Subdivision Design Plan for Wakeland Manor, Phase 3, has been approved. Enclosed are four (4) copies of the cover sheets for your records and distribution. In addition to the information provided on the approved design plans, the plat should include the approval signatures of the Frederick County Sanitation Authority and the Virginia Department of Transportation. Additionally, a deed of dedication and an appropriate guarantee will be required prior to final plat approval. Should you have any questions, please feel free to call. Sincerely, �u Candice E. Mills Planner I CEM/bad Enclosure Stephen Plescoe, PE, Centex Homes, 14121 Parke Long Court, Ste. 201, Chantilly, VA 20151 107 North Kent Street • Winchester, Virginia 22601-5000 FRE COPY COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 June 8, 2004 BC Consultants Attention: Brad Riggleman 12600 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 RE: Wakeland Manor, Phase 3: Final Subdivision Plat Review Dear Mr. Riggleman: I have had the opportunity to provide a review of the final plats for Wakeland Manor, Phase 3, received by our office on May 27, 2004 I offer the following comments: 1. On Page 16 and 23 of 24, show the 80' road efficiency buffer along the future Warrior Drive. 2. On Page 16, 22, and 23 of 24 show the open space in acres. The application seeking approval is denied until the issues identified in this letter have been adequately addressed. Please address the above comments and resubmit. Before the final plats are officially approved by this office, the approval signatures of the Frederick County Sanitation Authority and the Virginia Department of Transportation must be obtained. An appropriate guarantee will also be required prior to final plat approval. I have enclosed a marked copy of the plats to assist with the revisions. If you have any questions, please feel free to call. Sincerely, J-� Candice E. Mills Planner I u 119 Enclosure /ec:-Stephen Plescoe, PE, Centex Homes, 14121 Parke Long Court, Ste. 201, Chantilly, VA 20151 107 North Kent Street • Winchester, Virginia 22601-5000 s' MAY 2 7 2004 `(a sv°., 1p� /�I{ (/��-. Ij' ,< <(" � 1 I I0Md. V ! .. I`II :�\\4 � l /' '`• I ;isl nl ; IONER F_C71NBUF'•'C VA 32t May 24, 2004 Mr. Michael R. Tucker, P.E. C/O BC Consultants 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 Ref Wakeland Manor — Phase Three off Route 756, Macedonia Church Road, and existing Vincent Drive (un-numbered) Frederick County Dear Mike: This is to acknowledge receipt of your revised plans dated April 21, 2004 for the referenced project. The plans appear satisfactory and are approved. Please advise the developer accordingly. Please provide seven (7) sets of approved construction plans with signed seal for VDOT distribution. I offer the following comments: • A preconstruction conference be held by the engineer and/or developer with the attendance of the contractor, various County agencies and VDOT prior to initiation of work. • Materials used and method of construction shall apply to current observed VDOT Road & Bridge Specifications applicable during construction of this development. • Our review and comments are general in nature. Should conditions in the field exist such that additional measures are warranted, such measures shall be completed to the satisfaction of the Department prior to inclusion into the Secondary Road System. • Attached is a copy of the minimum requirements and information needed prior to acceptance of subdivision streets into the Secondary System. This is the responsibility of the developer. • All drainage is to be carried within the right-of-way in ditch lines or gutters along the street to a pipe or drainage easement. Mr. Michael R. Tucker, P.1 . Ref Wakeland Manor — Phase Three May 24, 2004 Page Two • The contractor shall notify VDOT when work is to begin or cease for any undetermined length of time. VDOT will also require 48 hours notice for inspections. • The appropriate land use permits shall be obtained before any work is performed on the State's right-of-way. The permit is issued by this office and will require a minimum processing fee, surety bond coverage, and the salary & expenses of a State assigned Inspector. • If mailboxes are to be placed along the roadway fronting lots, a minimum of 4' shall be between the edge of pavement and the front of mailbox as shown on the VDOT Standard RFD-1 and attached USPS guidelines. • Private entrances will be installed in accordance with VDOT Standard CG-9D Detail. This is the developer's responsibility. • Any entrances constructed from the referenced street(s) shall meet VDOT minimum standards. This is the developer's responsibility. • Any signs to be installed will be in accordance with attachments. • I suggest any utilities and/or storm sewer placed within the proposed right-of-way be backfilled completely with C.R. Type 21-B Stone. This will greatly reduce the possibility of any pavement settlement. • A copy of any/all RECORDED PLATS of dedication to public use (the County of Frederick) for drainage easements or additional right-of-way required for implementation of this proposed project should be provided for VDOT review prior to issuance of any land use permit. • Since this phase of development does not directly access a VDOT facility, no VDOT land use permit is required. However, at the point of ingress/egress to all VDOT facilities, care should be exercised to avoid debris/mud deposited on the VDOT facility. Should you need additional information, do not hesitate to call. Sincere Barry J. Sweitzer, Trans. Roadway Engineer For: Lloyd A. Ingram, Transportation Engineer BJS/rf Attachments xc: Mr. Dave Heironimus r. Jeremy mp---,,,, REQUEST FOR SUBDIVISION COMMENTS Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 (540) 984-5600 The local office of the Transportation Department is located at 2275 Northwestern Pike in Winchester if you prefer to hand deliver this form. Applicant's name, address and phone number: Name of development and/or description of toe request: Va. Dept. of Transportation Comments: The appli a inn for cuihrlivisinn of thic �p�y apppnrr to ha\/P a ci'nifiPant maacilrahla mWi ra aCt on -Route 756, Macedonia Church Road. This section of street is currently not in the State°s Secondary Road System. All entrance design and drainage features must meet State requirements if the street is to be eligible for dcceptance. A complete set of construction pans will be required for review. See attached , 2004. VDOT Signature and Date: ,Kr __ =' =�� �. -, -:11 141'It/O (NOTICE TO RESIDENT ENGINEER*PLEA RET THIS FOkM tO APPLICANT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach two (2) copies of your application form, location map and all other pertinent information. CHECKLIST FOR SUBDIVISION FINAL PLATS A. The title of the subdivision ("Final Plat for........") / AA. Notarized owner's certification IAW 15.1-477 COV. V B. The page number and total pages on each page. V C. Vicinity Map (Scale 1:2,000) showing roads, properties and subdivisions within 1,000 feet. D. A written and graphic scale. V/ E. Day, month and year plan prepared and revised. V F. North Arrow. G. Magisterial District in which the subdivision is located. �r H. Zoning and use of land to be subdivided and adjoining land. I. Boundary survey of all lots, parcels and rights -of -way. J. Names of owners of adjoining properties with deed book and page number references. K. Area of each lot, total area of subdivision and area in lots. L. Location and area of each parcel of open space and total area of open space. M. Location, names and ROW widths of existing and planned roads, streets and shared private driveways adjacent to and on the property. ✓ N. Existing and proposed utilities, utility easements and other easements with dimensions. O. Existing and proposed drainage easements with dimensions and locations. (-' P. Location of flood plain limits. _Vr Q. Location of land to be dedicated or reserved for public use. R. Location of required setback lines on each lot. S. Location of proposed recreational areas. Page 2 Subdivision Plat Checklist T. Location of proposed buffers. U. Location and description of monuments and markers. V. Certified by registered engineer or surveyor. /_ W. Notarized signature of the owner. V X. Signature lines as required. Y. Statement listing all requirements and conditions placed on the land resulting from conditional zoning. l� Z. Indication of the portion of the allowable density from the parent tract which is to be allocated to each parcel resulting from the subdivision. BC Cousultat r Planners *Engineers -Surveyors -Landscape Architects Frederick Co. Dept. of Planning & Development - Comment/Response Letter Project Name: Wakeland Manor, Phase 3 Plan Submission: 2nd Reviewer: Candice Mills, Planner I Comments Date: May 14, 2004 BC Proj. Manager: Kevin Seward BC Project #: 03032.52 The following Comments have been addressed on the enclosed plans (or explanation provided) as noted in the Responses below. Please contact me if you have any questions or require additional information. Thank you. 1. Comment: The 80' road efficiency buffer that is required along Warrior Drive has not been shown. Response: The road efficiency buffer was shown and labeled "Future 80' R/W Buffer' in HOA Parcel C. The label has been changed to "80' Road Efficiency Buffer" to avoid confusion (see sheet 2A). 2. Comment: A street light is required at the intersection of Vincent Drive and Richwood Court. Response: A street light has been added at the intersection of Vincent Drive and Richwood Court (see sheet 2A). 3. Comment: There appears to be an existing easement on lots 54,100,102, 97, 98, 99. Show a legal reference for this easement. Response: A label has been added noting the recordation instrument number for the easements established in Wakeland Manor, Phase 2 and Note #3 has been added to sheet 2A referencing Instrument # 030026748. 4. Comment: The curb, gutter and sidewalk stops at lots 63 and 64 needs to be extended to boundary of Phase 6. Response: The curb & gutter and sidewalk cannot be extended to the boundary. Existing Vincent Drive is a ditch section street. The curb & gutter has been terminated at lots 63 and 64 in order to collect the run-off from the existing ditch section along Vincent Drive (Wakeland Manor, Ph. 1). If the curb & gutter were extended to the boundary, it would cause an undesirable drainage scenario, see sheet 3. DPW has also approved the plan with the current curb & gutter and storm drainage layout. Sidewalk is difficult to construct on ditch section streets and there is no sidewalk in the existing adjacent Phase 1 subdivision. [Also, the area for both lots 63 & 64 are above the 15,000 sq. ft. minimum for a ditch section subdivision.] 5. Comment: On Sheet 2 of 35, enlarge the text on the open space map as indicated. Response: The text has been enlarged as requested. (V:\project\_2003\03031\Engr\Documents\Sec3\WM3 DPD Comm02.doc) The BC Consultants, Inc. 12600 Fair Lakes Circle, Suite 100, Fairfax, Virginia 22033 (703) 449-8100 Fax (703) 449-8108 www.bcconsultants.com BC Consultants Planners • Engineers • Surveyors • Landscape Architects JISN 1 2004 TRANSMITTAL Date: May 28, 2004 Project Name: To: Frederick Co. -Dept. of Planning & Development BC Project #: 107 North Kent Street (North Bldg., 2nd Floor) Winchester, VA 22601-5039 Via: Attn: Ms. Candice E. Mills Purpose: Copies Description lHILVERICK 'LANNNG fl,EYFli Wakeland Manor, Phase Three 03032.52 Hand Approval 2 Revised Subdivision Design Plan - sidewalks added along Vincent Drive per comment and Owner's signature on the Cover Sheet. 1 Copies of Approval Letters from Dept. of Public Works, V.D.O.T. and F.C.S.A. Remarks: Candice: Please let me know if you need anything else to approve this plan. Thanks. P Copy To: From: Michael R. Tucker Received By: Date: The BC Consultants, Inc 12600 Fair Lakes Circle, Suite 100, Fairfax, VA 22033 (703)449-8100 (703) 449-8108 (Fax) www.bccon.com Frederick County, Virginia Subdivision Application Request for Subdivision Plan Comments Frederick County Sanitation Authority Mail to: Hand deliver to: Frederick County Sanitation Authority 315 Tasker Road Attn: Engineer Stephens City, Virginia P.O. Box 1877 (540) 868-1061 Winchester, Virginia 22604 Please fill out the information as accurately as possible in order to assist the Frederick County Sanitation Authority with their review. Please attach two (2) copies of the Subdivision Plan with the sheet. Applicant's Name: BC ConsnItants Attn: Mike Tucker Address: 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 Phone Number: 703-449-8100 Name of development and/or description of the request: Wakeland Manor Phase 3 (Subdivision Design Plan) Development of 49 single-family detached lots with associated public streets and utilities. Location of property: North of Macedonia Church Road and approximately 0.18 miles east of existing Wakeland Drive. Frederick County Sanitation Authority's Comments: 3A9' RFv11,Fw-A 16�QRoVEv .515 No7,4�-o SF/Yu -WF /A/ti 7 5 R,ad",I,I. ,9 v TV C4J 13 Y �-2 Frederick County Sanitation A Date received Date reviewed Signature and Date use only Review Number: 1 2 3 4 5 (please circle one) Date approved Revisions required *** Please return this form to applicant *** Frederick County, Virginia Subdivision Application Request for Subdivision Plan Comments Frederick County Department of Public Works RECEIVED Mail to: Hand deliver to: MAY 0 6 Frederick County 4th Floor 2004 Department of Public Works 107 N. Kent Street 107 N. Kent Street Winchester, VA THE BC CONSULTANTS Winchester, Virginia 22601 (540) 665-5643 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the Subdivision Plan with this sheet. Applicant's Name: BC Consultants Attn: Mike Tucker Address: 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 Phone Number: 703-449-8100 Name of development and/or description of the request: Wakeland Manor, Phase 3 (Subdivision Design Plan) Development of 49 single-family detached lots with associated public streets and utilities. Location of property: North of Macedonia Church Road and approximately 0.18 miles east of existing Wakeland Drive. Department of Public Works Comments: (%"I ee✓j;Sc'�-1 S� h ��°; ✓; s �, . �la.ti ��`✓ (� a�� �. 1 q, 20o y, � C Department of Public Works use only Date received Z�I %(% Review Number: 1 2 3 4 5 (please circle one) Date reviewed Date approved Revision required Signature and Date �e G1,11, -5 3IDy *** Please return this form to applicant *** - RECEIVED MAY 2 6 2004 THE BC CONSULTANTS COMMONWEALTH ®f VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY Philip A. Shucet 14031 OLD VALLEY PIKE JERRY A. COPP COMMISSIONER EDINBURG, VA 22824 RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) 984-5607 May 24, 2004 Mr. Michael R. Tucker, P.E. C/O BC Consultants 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 Ref: Wakeland Manor — Phase Three off Route 756, Macedonia Church Road, and existing Vincent Drive (un-numbered) Frederick County Dear Mike: This is to acknowledge receipt of your revised plans dated April 21, 2004 for the referenced project. The plans appear satisfactory and are approved. Please advise the developer accordingly. Please provide seven (7) sets of approved construction plans with signed seal for VDOT distribution. I offer the following comments: • A preconstruction conference be held by the engineer and/or developer with the attendance of the contractor, various County agencies and VDOT prior to initiation of work. • Materials used and method of construction shall apply to current observed VDOT Road & Bridge Specifications applicable during construction of this development. • Our review and comments are general in nature. Should conditions in the field exist such that additional measures are warranted, such measures shall be completed to the satisfaction of the Department prior to inclusion into the Secondary Road System. • Attached is a copy of the minimum requirements and information needed prior to acceptance of subdivision streets into the Secondary System. This is the responsibility of the developer. • All drainage is to be carried within the right-of-way in ditch lines or gutters along the street to a pipe or drainage easement. VirginiaDOT.org WE KEEP VIRGINIA MOVING Mr. Michael R. Tucker, P.E. Ref: Wakeland Manor — Phase Three May 24, 2004 Page Two • The contractor shall notify VDOT when work is to begin or cease for any undetermined length of time. VDOT will also require 48 hours notice for inspections. • The appropriate land use permits shall be obtained before any work is performed on the State's right-of-way. The permit is issued by this office and will require a minimum processing fee, surety bond coverage, and the salary & expenses of a State assigned Inspector. • If mailboxes are to be placed along the roadway fronting lots, a minimum of 4' shall be between the edge of pavement and the front of mailbox as shown on the VDOT Standard RFD-1 and attached USPS guidelines. • Private entrances will be installed in accordance with VDOT Standard CG-9D Detail. This is the developer's responsibility. • Any entrances constructed from the referenced street(s) shall meet VDOT minimum standards. This is the developer's responsibility. • Any signs to be installed will be in accordance with attachments. • I suggest any utilities and/or storm sewer placed within the proposed right-of-way be backfilled completely with C.R. Type 21-B Stone. This will greatly reduce the possibility of any pavement settlement. • A copy of any/all RECORDED PLATS of dedication to public use (the County of Frederick) for drainage easements or additional right-of-way required for implementation of this proposed project should be provided for VDOT review prior to issuance of any land use permit. • Since this phase of development does not directly access a VDOT facility, no VDOT land use permit is required. However, at the point of ingress/egress to all VDOT facilities, care should be exercised to avoid debris/mud deposited on the VDOT facility. Should you need additional information, do not hesitate to call. Sincere , Barry J. Sweitzer, Trans. Roadway Engine For: Lloyd A. Ingram, Transportation Engineer BJS/rf Attachments xc: Mr. Dave Heironimus Mr. Jeremy Camp REQUEST FOR SUBDIVISION COMMENTS Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 (540) 984-5600 The local office of the Transportation Department is located at 2275 Northwestern Pike in Winchester if you prefer to hand deliver this form. Applicant's name, address and phone number: Name of development and/or description of the request: T .nratinn Va. Dept. of Transportation Comments: The appli ation for cuhdivicion of Chic prmp� apnearc to have a cinnifiirant meaciirahle impart on Route 756, Macedonia Church Road. This section of street is currently not in the State's Secondary Road System. All entrance design and drainage features must meet State requirements if the street is to be complete set of construction plans will a required for review. bee attached VDOT Signature and Date: L� 14� V (NOTICE TO RESIDENT ENGINEER*PLEA RET THIS FORM tO APPLICANT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach two (2) copies of your application form, location map and all other pertinent information. Revised 11107102 x1rillin INFORMATIONNEEDED PRIOR TO ACCEPTANCE OF SUBDIVISION STREETS INTO STATE SECONDAR Y SYSTEM Subdivision streets may be considered eligible for acceptance into the State Secondary System when: • Built according to plans approved by the Department of Transportation, properly maintained since completion and • Rendering a public service [serving three (3) occupied dwellings or three (3) businesses per street]. THE FOLLOWING WILL BE REQUIRED TO BE FURNISHED TO VDOT (Edinburg Residency Office or Winchester Complex) AT LEAST THIRTY (30) DAYS PRIOR TO ADOPTION OF THE RESOLUTION BY THE BOARD OF SUPERVISORS REQUESTING THE ADDITION: 1. Three (3) copies of as -built construction plans showing: ■ Roadway Geometrics ■ Drainage & Drainage Easements 2. Three (3) copies of the final plats with date & place of recordation, deed book number and page number or instrument number. 3. Signed permits covering all utilities, publicly or privately owned, to occupy or cross the right-of-way and quitclaiming any prior rights. 4. Bond to guarantee workmanship and performance of material for one year from date of acceptance. (See reverse side for schedule) S. Maintenance Fee — check payable to the "Virginia Department of Transportation". This fee is based on the length of the streets involved from the date of acceptance to the end of the fiscal year (June 30`h). No maintenance fee is required if the addition is effective July I". (See reverse side for schedule) ADDITIONS WILL BE MADE EFFECTIVE ONLY ON THE FIRST OF THE MONTH. ALL DATA IS TO BE IN THE EDINBURG RESIDENCY OFFICE OF THE DEPARTMENT OF TRANSPORTATION BY THE IT OF THE PRECEDING MONTH. (30 DAYS) FEE & SURETY SCHEDULE for SUBDIVISION STREET ADDITIONS SURETY MAINTENANCE FEE 2-LANE STREET: Minimum (up to 0.25 mile) $ 3,750 $375 / year From 0.25 to 0.50 mile $ 7,500 $750 / year Over 0.50 mile $1,500 / tenth of mile $150 / tenth of mile & fraction thereof & fraction thereof 4-LANE STREET: Minimum (up to 0.25 mile) $ 7,500 $750 / year From 0.25 to 0.50 mile $15,000 $1,500 / year Over 0.50 mile $3,000 / tenth of mile $300 / tenth of mile & fraction thereof & fraction thereof FX A MPT .F.0 A two lane street, 0.35 mile long, is processed for addition effective September 1st. Therefore surety is required for four -tenths mile and maintenance fee is required for ten months. Surety Required: $7,500 Maintenance Fee Required: $750 x 10/12 = $625 A four lane street, 0.78 mile long, is processed for addition effective February 1st. Therefore, surety is required for eight -tenths mile and maintenance fee is required for five months. Surety Required: 8 x $3,000 = $24,000 Maintenance Fee Required: 8 x $300 x 5/12 = $1,000 SINGLE DOUBLE r 21/ N 21/4" 3 21 21 •' PLATFORM SSHHEELLFEN MULTIPLE (MAX. 4 BOXES) /— 4\ X 1'lo" SLOTSj j � �♦ ♦ e 4 - 1" X 3" SLOTS ADJUSTABLE PLATFORM it AN I I- I YYIJ I 4' J/K" DIAMETER PLATE S?ECFMCATION RErENENCE NONE 3-%„ DIAMETER HOLES L /i HOLES BRACKET 24" MAXIMUM DEPTH (FOR META. POSTS). INSERTABLE SHEET A149 GROUPED RFO-1 NOTES: MAILBOXES SHALL BE OF LIGHT SHEET METAL OR PLASTIC CONSTRUCTION CONFORMING TO THE REQUIREMENTS OF THE U.S. POSTAL SERVICE. MAILBOX SUPPORTS SHALL NOT BE SET N CONCRETE UNLESS THE SUPPORT DESIGN HAS BEEN SHOWN TO BE SAFE BY CRASH TESTS WHEN SO INSTALLED. POSTS MAY BE 4" X 4" OR 41/2" DIAMETER WOOD POST. 2" DIAMETER STANDARD STRENGTH STEEL PPE, OR OTHER STEEL OR ALUMINUM POST SHAPES OF EQUAL STRENGTHS. THE POST -TO -BOX ATTACHMENT DETAILS SHOULD BE OF SUFFICIENT STRENGTH TO PREVENT THE BOX FROM SEPARATING FROM THE POST TOP F THE INSTALLATION IS STRUCK BY A VEHICLE. HARDWARE SHOWN IS SUGGESTED ONLY. ALL GUIDELINES AS REQUIRED BY THE U.S. POSTAL SERVICE MUST BE FOLLOWED. w DIMENSIONS VARY ACCORDING TO THE SIZE OF THE MAIL BOX. STANDARD MAILBOX VIRGINIA DEPARTMENT OF TRANSPORTATION 15" 21/4" 21/4' j� I �" I A�D_j�APTER 4" SHELF Rev./03 603.01 INSERTABLE SHEET A149 RFD-1 DIRECTION OF TRAVEL EDGE OF TRAVEL WAY EDGE OF PAVED SMOULDER — -- ——----^-- ---- --- EDGE OF PAVED TURNOUT 44 TAPER FOR LS 16'-5" MN. 20-1 TAPER FOR HS 20: 1 TAPER LS- LS A MINDQIM DESIGN FOR ROADS CARRYING LOW -SPEED TRAFFIC AND FOR LOCAL AND COLLECTOR ROADS. HS FOR ROADS CARRYING HIGH-SPEED TRAFFIC. W FOR SUGGESTED WIDTHS, SEE TABLE 11.1. MAILBOXES FOR MAILBOX SPACING AND VARIABLE LENGTH. SEE SECTION 11.2.4. MAILBOX SUPPORT AND ATTACHMENT DESIGN. • A MINIMUM DESIGN FOR ROADS CARRYING LOW -SPEED TRAFFIC AND FOR LOCAL AND COLLECTOR ROADS. WIDTH OF ALL SURFACE DISTANCE ROADSIDE FACE OF MAILBOX OFFSET HIGHWAY TYPE AND ADT, TURNOUT OR AVAILABLE SHOULDER AT URNOUT OR BEHIND EDGE O TURNOUT MAILBOX, 1 (FT.) USEABLE I tvpd) PREFERRED MINIMUM PREFERRED MINIMUM RURAL HIGHWAY OVER 10,000 12 6- _ RURAL HIGHWAY OVER 1,500 l0 10,000 12 8 D RURAL HIGHWAY - 400 to 1.500 10 8 8'•TO 12 RURAL HIGHWAY (6)2 UNDER 400 a - 1 (10 RESIDENTIAL STREET WITHOUT CURB OR ALL-WEATHER 6 0.00 SHOULDER CURBED RESIDENTIAL STREET NOT APPLICABLE (8 TO 12P (6)4 w�-nrcnnvc ynr�, .rtnr rw. vyd•VENCLES PER DAY NOTES: 1. IF THERE IS A NEED TO PROVIDE FOR INCREASED ACCESS. THE FOLLOWING MAY BE CONSIDERED IN CONJUNCTION WITH THE LOCAL POSTMASTER` A. CENTE EDAON LEVEL CLEAR O X FLOOR ROE THERR�SIDE OR �ORWARDD. APPROACH. HH�E B. Y�BOX AND PRO.EC71ON IPASSAGE CIRClLATION RHOUTE (N MORE T HANMAILBOX4IF. BETWEEN 28 in. AND 80 in. AFF) SO DOES NOT BECOME A PROTRUDING OBJECT FOR PEDESTRIANS WITH IMPARED VISION. 2. STRIVE FOR A 6 (l. MINIMUM; HOWEVER. N SOME SITUATIONS THIS MAY NOT BE PRACTICAL. N THOSES CASES. PROVIDE AS MUCH AS POSSIBLE. 3. IF A TURNOUT IS PROVIDED. THIS MAY REDUCE TO ZERO. 4. BEHIND TRAFFIC -FACE OF CURB. SPECIFICATION REFERENCE TURNOUT DETAIL 302 Rev. 2LO3 VIRGNA DEPARTMENT OF TRANSPORTATION 603.02 t,ie rr INSTRUCTIONS Whenever possible, boxes must be located so that carrier's vehicle is off pavement when serving them. Rural box number (or house number) must be painted on box in numerals not less than one inch high. Post must be neat and of adequate strength and size. Approach to box should be a hard level surface (gravel, cinders, stone) . Boxes must be placed to conform with state laws and highway revulations. Suggested installation of a single box. 926 PINE AVE. Suggested installation where snow removal is a problem. xtend box beyond end of post. Attach board holding box to post vith screws or dqublehcad nails, permitting easy removal if necessary o adjust box height. Your Mailbox Needs Attention R®1 JJ M4l�s� I55WHICH ONEOOKS LIKEYOUR MAIL BOX? y Postal regulations require customers to provide and erect at their own expense l rural mail boxes which meet -official standards. A recent inspection disclosed the followink faults. 1. Your box is not an approved box 2. The door needs attention 3. Box must be located so carrier can serve it without leaving vehicle 4. Your box is not waterproof 5. Your box should be raised inches 6. Your box should be louvered inches 7. Your box must be located on the right-hand side of the road in the carrier's direction of travel 8. The approach to your box should be filled and properly graded & kept unobstructed at all times 9. The approach to your box should be kept.r.lcar of snow, vebiclos, and other obslarles. �o. other Faun: — -- 10. The signal flag needs attention 11. Your box is too near the road 1 1 12. Your box is too far from the road I 1 13. Your box should face the road I 14. Your box should be securely fastened to its support 15. Your box should be made level, and the post firmly planted 16. A new post for your box should be provided 17. The rural box number must be printed in numerals not less than one inch high on the side of the box visible to the carriers as they approach it or on the box door if the boxes are grouped 18. Your box should be painted to prevent rusting 19. Your house number must be clearly displayed on your house or —_ on your box I'leasc help us pion ide you \� ith better servi, c by CMACCting Ihcsc faults Ahcr this, date. delivery scivicc may he s,w,pcndcd until the I'aults are corrected. Your cooperation is greatly appreciated. 11 YOU IM,c any questions plays sec your cai_ricr or contact me. S Form, 4056, February 1991 (Reverse) -U.S. GP0:1992.312-605/51508 United States Posta rvice LISPS Notice to Rural Route Customers Each year the U.S. Postal Service designates a Mailbox Improvement Week for customers served by rural delivery routes. During that week, customers on rural routes are encouraged to examine and improve, where necessary, the appearance of their mailboxes. The third full week in May has been designated as Mailbox Improvement Week for this year. The purpose of Mailbox Improvement Week is to call attention to the need for providing mail receptacles which are designed to protect the mail from the weather and are neat in appearance, conveniently Iocated, and safe to use. Neat, attractive mailboxes make a significant contribution to the appearance of the countryside and the streets in suburban areas. Mailboxes that meet these four important requirements contribute to a more efficient delivery operation, and the result is improved service to the entire route. There are two approved styles of boxes: (1) traditional design in three standard sizes (see exhibit A), and (2) contemporary design (see exhibit B). Mailboxes of the approved traditional or contemporary design are required whenever a mailbox is newly installed or an unsuitable receptacle is replaced. Exception: Custom-built, rural -type mailboxes may be used if prior approval is given by the postmaster. Where box numbers are assigned, the box number must be shown on the side of the box visible to the approaching carrier, or on the door where boxes are grouped. Customers are encouraged to group boxes whenever this is practicable, especially at or near crossroads, at service turnouts, or at other places where a considerable number of boxes are located. In areas where snow removal is a problem, the use of a semi -arch or extended arm type of support is suggested (see exhibit Q. This allows snowplows to sweep near or under boxes without damaging supports and provides easy access to the boxes by carriers and customers. Exhibit A Exhibit B Exhibit C If the use of street names and house numbers has been authorized, the house number must be shown on the mailbox. If the mailbox is located on a street other than the one on which the customer resides, the customer's street name and house number must be inscribed on the box. The address must be visible from the direction of the carrier's approach, however it is generally in the customer's best interest to display the address on both sides of the box. Police, fire, and rescue personnel often depend on mailbox information to locate customers, and they may approach from a different direction than the carrier. In all cases, placing the customer's name on the box is optional. 'U.S. Gomm of P&dV ONce. 190 — 342-723183784 uecemoer 2000 Figure 2A-1. Heights t Lateral Locations of Signs for y pical Installations ROADSIDE SIGN . RURAL DISTRICT Not less than c 1.8m —LE (6 It) - z° ^ � ��.■.� ---------------- - Not SPEED less LIMIT than 50 ROADSIDE SIGN 0.6 m BUSINESS OR (z It) RESIDENCE DISTRICT C c= z— fA m E O Z N ROADSIDE ASSEMBLY U RURAL DISTRICT ►471 li 3 Not less than ! i - 1.8m oNm E (6ft) z 2-S OVERHEAD MOUNTING N E O N z LO 'I - . I %' / Sect. 2A.16 ROADSIDE SIGN RURAL DISTRICT Not less than 1.8 m (6 ft) N I ca LO C� a r E - -- Z- SHOULDER WARNING SIGN WITH ADVISORY SPEED PLAQUE RURAL DISTRICT Not less than 1.8 m (6 ft) 25 N Ioc v o t E 7-------.---.- 7. WARNING SIGN ON ISLAND IN THE LINE OF TRAFFIC 'I - \ I % ' / Not less than 1.8 m I� (6 ft) 6ftSHOULDER `Includes 6/14/01 Errata _ ire 2A-2. Typical Locations for Signs at Intersections Paje 2A-13 >,—L— 3.7m(12ft) �3.7 m (12 ft) ACUTE ANGLE INTERSECTION n(12ft) MINOR CROSSROAD 2 ft) DIVISIONAL ISLAND MARKED OR UNMARKED CROSSWALK 3.7 m (12 ft) CHANNELIZED INTERSECTION SIDEWALK �- 1.2 m (4 ft) MIN. n i-- 0.6 m (2 ft) MIN. �,F r� URBAN INTERSECTION WIDE THROAT INTERSECTION MAX. 15 m (50 ft) i ft) Sect. _A.16 0 4 COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 December 10, 2003 Mr. Aaron Hoover Dove & Associates 3078 Shawnee Drive Winchester, Virginia 22601 RE: Subdivision Plan Comments - Wakeland Manor, Section III Frederick County, Virginia Dear Aaron: Upon review of the subject subdivision plan, we offer the following comments: 1) You are proposing the use of a DI-7 drop inlet structures with a Type I grate at several locations within the subdivision. Please note that the opening of a DI-7 has a large opening and is generally used for highway drainage. This opening is wide enough to allow someone's foot to slip in which, in turn, could cause an injury. Because this structure is proposed for a residential subdivision, we will require the use of a Type III grate with this inlet. 2) Any area in which drainage collects from more than three (3) lots, shall be placed within a 20 foot platted drainage easement. This easement shall be adequate to accommodate stormwater flows within its limits and shall be reflected on the individual lot plats. 3) It will be necessary to ensure that post -developed run-off from Section III does not impact any lots in Section I of the Wakeland Manor subdivision. In particular, one area of concern is Lot 58 and Lot 59. In addition, it will be necessary to ensure that all areas both on- and off -site will not be impacted by sump pump discharges as well as drains. 107 North Kent Street - Winchester, Virginia 22601-5000 Wakeland Manor Subdivision, Section III Comments Page 2 December 10, 2003 4) You have provided a maintenance schedule for the proposed stormwater pond on Sheet 22 of 35. It will be necessary to include this maintenance schedule in the deed of dedication because all future maintenance of the proposed pond shall be the responsibility of the Homeowners' Association. Once these comments have been addressed, submit two (2) copies of the subdivision plan for further review. Sincerely, 'k�/It� Joe C. Wilder Deputy Director JCW/rls cc: Patrick Davenport, Zoning and Subdivision Administrator file A:\wakeIandIIIcom.wpd COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 January 29, 2004 Mr. Michael R. Tucker, P.E. B C Consultants 12600 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 RE: Subdivision Plan Comments - Wakeland Manor - Warrior Drive Frederick County, Virginia Dear Mr. Tucker: Upon review of the subject subdivision plan, we offer the following comments: 1) Verify the 100-year storm design condition from proposed structure 13. It will be necessary to verify that the proposed basement elevations for Lots 81, 82, 94 and 95 will not be impacted by a 100-year storm event. 2) It will be necessary to indicate in the erosion and sediment control narrative that the installation of slope drains is a temporary measure and provide a schedule for their replacement with the RCP culverts. Provide copies of the Department of Environmental Quality's (D.E.Q.) stream crossing permits at the time of land disturbance application submittal. The D.E.Q. permits will be required prior to our issuing a land disturbance permit. It will be necessary to install rock check dam inlet protection for all proposed slope drains. 3) It will be necessary to delineate and label the location of all of the proposed drainage ditches on the grading plan that are referenced in the chart on page 19 or 38. 4) The plans indicate the use of unreinforced silt fence. Silt fence is not permitted for 107 North Kent Street 9 Winchester, Virginia 22601-5000 Wakeland Manor - Warrior Drive Comments Page 2 January 29, 2004 use except on the individual lots during construction of single family homes. Once these comments have been addressed, submit two (2) copies of the subdivision plan for further review. Sincerely, Joe C. Wilder Deputy Director JCW/rls cc: Frederick County Planning and Development file A:\waIdndmnrwarrd.wpd Frederick County, Virginia Subdivision Application Request for Subdivision Plan Comments Frederick County Department of Public Works Mail to: Hand deliver to: Frederick County 4th Floor Department of Public Works 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5643 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the Subdivision Plan with this sheet. Applicant's Name: BC Consultants Attn: Mike Tucker Address: 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 Phone Number: 703-449-8100 Name of development and/or description of the request: Wakeland Manor, Phase 3 (Subdivision Design Plan) Development of 49 single-family detached lots with associated public streets and utilities. Location of property: North of Macedonia Church Road and approximately 0.18 miles east of existing Wakeland Drive. Department of Public Works Comments: (1 p, eevr �; ��� t/e ���ise,,� s�, dt�;s; 61-1 /Q.� ✓ (��„�. Jq, 200 r Department of Public Works use only Date received Review Number: 1 2 3 4 5 (please circle one) Date reviewed Date approved S J3)V y Revision required Signature and Date^ *** Please return this form to applicant *** COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 May 24, 2004 BC Consultants Attention: Michael Tucker 12600 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 RE: Wakeland Manor, Phase 3: Third Subdivision Design Plan Review Dear Mr. Tucker: I have had the opportunity to review the revised Subdivision Design Plan (SDP) for Wakeland Manor, Phase 3, received by our office on May 20, 2004. Please address the following comments: In accordance with § 144-18 of the Frederick County Subdivision Ordinance, sidewalks are required along both sides of all local streets in any subdivision containing one (1) or more lots of less than fifteen thousand (15,000) square feet in size. Sidewalks are required along lots 63 and 64 since they are in a subdivision with lots that are less than 15,000 square feet in size. It is our understanding that sidewalks can be built up to the drop inlets on both sides of Vincent Drive without causing drainage issues. The application seeking approval is denied until the issue identified in this letter has been adequately addressed. Please address the above comment and resubmit. I have enclosed a marked copy of the plans to assist with the revisions. If you have any questions, please feel free to call. Sincerely, axdWICZ ' - ' Candice E. Mills Planner I CEM/bad Enclosure c�a Stephen Plescoe, PE, Centex Homes, 14121 Parke Long Court, Ste. 201, Chantilly, VA 20151 107 North Kent Street • Winchester, Virginia 22601-5000 BC Consultants Planners • Engineers • Surveyors • Landscape Architects TRANSMITTAL Date: May 18, 2004 Project Name: Wakeland Manor, Phase Three To: Frederick Co. -Dept. of Planning & Development BC Project #: 03032.52 107 North Kent Street (North Bldg., 2nd Floor) Winchester, VA 22601-5039 Via: Attn: Ms. Candice E. Mills Purpose: Copies Description 2 Subdivision Plan revised Remarks: Copy To: Received By: Date: comments. Other Approval From: Kevin A. Seward The BC Consultants, Inc 12600 Fair Lakes Circle, Suite 100, Fairfax, VA 22033 (703)449-8100 (703) 449-8108 (Fax) www.bccon.com COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 May 14, 2004 FILE COPY BC Consultants Attention: Michael Tucker 12600 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 RE: Wakeland Manor, Phase 3: Second Subdivision Design Plan Review Dear Mr. Tucker: I have had the opportunity to review the revised Subdivision Design Plan (SDP) for Wakeland Manor, Phase 3, received by our office on May 4, 2004. Please address the following comments: 1. The 80' road efficiency buffer that is required along Warrior Drive has not been shown. 2. A street light is required at the intersection of Vincent Drive and Richwood Court. 3. There appearsto be an existing easement on lots 54, 1009 102, 97, 98, 99. Show a legal reference for this easement. 4. The curb, gutter and sidewalk stops at lots 63 and 64 need to be extended to boundary of Phase 6. 5. On Sheet 2 of 35, enlarge the text on the open space map as indicated. The application seeking approval is denied until the issues identified in this letter have been adequately addressed. Please address the above comments and resubmit. I have enclosed a marked copy of the plans to assist with the revisions. If you have any questions, please feel free to call. Sincerely, Candice E. Mills, Planner I CEM/bad Enclosure cc: Stephen Plescoe, Centex Homes 107 North Kent Street • Winchester, Virginia 22601-5000 r 1 4 SUBDIVISION DESIGN PLAN CHECKLIST The subdivision design plan shall be drawn at,a scale that is acceptable to the Subdivision Administrator. The subdivision design plan shall include a sheet depicting the full subdivision submitted. The subdivision design plan shall include the following information: ►/� title "Subdivision Design Plan for " 11 with a notation of all previous names of the subdivision. ✓ original property identification number. page number and total pages on each page. name of the owner and/or subdivider ✓ vicinity map [scale of one to two thousand (1:2000)] showing all roads, properties and subdivisions within one thousand (1000) feet of the subdivision. written and graphic scale. day, month and year plan prepared and revised. North arrow. name of the Magisterial District where located. zoning of all land to be subdivided. boundary survey of all lots, parcels and rights -of -way showing bearings to the nearest minute and distances to the nearest one-hundreth (1/100) of a foot. topography shown at a contour interval acceptable to the Subdivision Administrator but in no case greater than / five (5) feet. �! names of owners, zoning and use of all adjoining properties and deed book and page number references for each adjoining parcel. ✓ proposed use of each lot, with the number of lots in each use category. ✓ area of each lot and parcel, the total area of the subdivision and the total area in lots. 10 location and area of each parcel of common open space and the total area of common open space. ✓ location, names, right-of-way widths and classifications of existing and planned roads, streets and shared private driveways adjacent to and on the property. existing or proposed utilities, sir and water --lines, _ man�ioles, fire hydrants and easements. cry, `� , �b� , o c� , C, 5 , `� 1 ('-Jt 3 � existing and proposed drai ae ways, drainage facilities, culverts and drainage easements with dimensions and design details. ✓ stormwater management plan with calculations describing how stormwater management requirements are being met, including the location and design details of proposed facilities. proposed grading plan including spot elevations and flow arrows. ✓ cross sections, profiles and design details of all proposed streets, roads, culverts, storm sewers, sanitary sewers and water mains. locations, dimensions and cross sections of existing and proposed sidewalks and walkways. ✓ location of environmental features including floodplain, steep slopes, wetlands, sinkholes, woodlands and natural stormwater detention areas. 1�1j( names of all streams and bodies of water, including all one -hundred -year flood limits'as mapped by FEMA. ✓ location of all land to be dedicated or reserved for public use. ✓ location of required setback lines on each lot. location of proposed recreational areas and facilities. location of proposed buffers and screening with design details, locations and types of plants and screening. proposed landscaping with location and types of plants. ✓ certification by an engineer, surveyor or other qualified professional of the accuracy of the plat. 11 •� signature of the owner or principals certifying ownership of the property. statement listing all requirements and conditions placed on the land included in the subdivision resulting from approval of conditional zoning or a conditional use permit. ✓ signature line for the Subdivision Administrator. 12 BC Consultan Planners • Engineers • Surveyors • Landscape Architects Frederick Co. Dept. of Planning & Development - Comment/Response Letter Project Name: Wakeland Manor, Phase 3 Plan Submission: 1st Reviewer: Candice Mills, Planner I Comments Date: April 16, 2004 BC Proj. Manager: Kevin Seward BC Project #: 03032.52 The following Comments have been addressed on the enclosed plans (or explanation provided) as noted in the Responses below. Please contact me if you have any questions or require additional information. Thank you. 1. Comment: For the Planning Department's review of this plan, we need sheets 3 and 4 without grading contours. Response: See the Site Plan sheets 2A and 2B that have added to the plan set. 2. Comment: The vicinity map must be at a scale of 1:2000. Response: The scale of the Vicinity Map has been reduced to 1"=2000' on the cover sheet. 3. Comment: Provide the day that the plan was created. Response: The day the plan was started has been added to the plan sheets. 4. Comment: On sheet 4, you have your landscaping detail. State that the street tree option has been chosen per § 165-36A of the Frederick County Zoning Ordinance, and also state that all plantings will conform with § 165-36B of the Frederick County Zoning Ordinance. Response: The requested notes have been added under the landscaping detail on sheet 4. 5. Comment: Show the owners, zoning, use, deed book and page number for all adjoining properties. Response: The name of the owners, zoning, use and recordation data has been provided for the adjoining parcels on sheets 2, 3 and 4. These plans also have been revised to incorporate the comments from the second submission of the Phase 4 plan including: • The BRL's and easements have been merged and Note #2 has been added to sheets 2A, 2B, 3 and 4 in the chance that an easement is vacated or quitclaimed or permission is obtained from the utility company to encroach into the easement. • All buildings have been moved inside the BRL's and Note #1 has been added to sheets 2A, 2B, 3 and 4 to insure that the house locations shown on this plan is not the final, approved house locations for permit purposes which are submitted separately. • A street light detail has been added to sheet 35. • The number of street trees required and provided has been added to the landscape details on sheet 4. • Showing the open space in acres in addition to square feet on the area tabulation on sheet 2. (V:\project\_2003\03031\Engr\Documents\Sec3\WM3 DPD CommOl.doc) The BC Consultants, Inc. 12600 Fair Lakes Circle, Suite 100, Fairfax, Virginia 22033 (703) 449-8100 Fax (703) 449-8108 www.bcconsultants.com Frederick County, Virginia subdivision Application Request for Subdivision Plan Comments Frederick County Department of Planning and Development Mail to: Hand deliver to: Frederick County 4th Floor Department of Planning and Development 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, VA 22601 (540) 665-5651 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the Subdivision Plan with the sheet. Applicant's Name: BC Consultants Attn: Mike Tucker Address: 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 Phone Number: 703-449-8100 Name of development and/or description of the request: Wakeland Manor, Phase 3 (Subdivision Design Plan) Development of 49 single-family detached lots with associated public streets and utilities. Location of property: North of Macedonia Church Road and approximately 0.18 miles east of existing Wakeland Drive. Department of Planning and Development's Comments: Department of Planning and Development use only Date received Review Number: 1 2 3 4 5 (please circle one) Date reviewed Date approved Revision required Signature and Date *** Please return this form to applicant *** BC Consultants Planners • Engineers - Surveyors • Landscape Architects TRANSMITTAL Date: May 03, 2004 Project Name: To: Frederick Co. -Dept. of Planning & Development BC Project #: 107 North Kent Street (North Bldg., 2nd Floor) Winchester, VA 22601-5039 Via: Attn: Ms. Candice E. Mills Purpose: Copies Description 2 Second submission of Subdivision Design Plan 1 Commet/Response Letter 1 Frederick Co. Request for Comments Letter Wakeland Manor, Phase Three 03032.52 Hand Approval Remarks: If there are any additional comments that can be addressed with inserts to the plan, we will gladly bring them to you - let us know. Thanks. Copy To: From: Kevin A. Seward Received By: Date: The BC Consultants, Inc 12600 Fair Lakes Circle, Suite 100, Fairfax, VA 22033 (703)449-8100 (703) 449-8108 (Fax) www.bccon.com COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 April 16, 2004 RE COPY BC Consultants Attention: Michael Tucker 12600 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 RE: Wakeland Manor, Phase 3: Subdivision Design Plan Review Dear Mr. Tucker: I have had the opportunity to review the revised Subdivision Design Plan (SDP) for Wakeland Manor, Phase 3, received by our office on April 1, 2004. Please address the following comments: For the Planning Departments review of this plan, we need Sheets 3 and 4 without grading contours. ,2. The vicinity map must be at a scale of 1:2000. ✓3. Provide the day that the plan was created. 4. On Sheet 4 you have your landscaping detail. State that the street tree option has been chosen per § 165-36A of the Frederick County Zoning Ordinance, and also state that all plantings will conform with §165-36B of the Frederick County Zoning Ordinance. 5. Show the owners, zoning, use, deed book and page number for all adjoining properties. The application seeking approval is denied until the issues identified in this letter have been adequately addressed. Please address the above comments and resubmit. I have enclosed a marked copy of the plans to assist with the revisions. If you have any questions, please feel free to call. Sincerely, Ile Candice E. Mills, Planner I CEM/bad Enclosure ,--Se.--Stephen Plescoe, Centex Homes 107 North Kent Street • Winchester, Virginia 22601-5000 APPLICATION AND CHECKLIST SUBDIVISION FREDERICK COUNTY, VIRGINIA Date: 0 Application # ,v MDP? Yes No If no, has MDP requirement been waived by the Planning Director? Yes No If MDP requirement has not been waived, fill in the following public hearing date': Planning Commission: Board of Supervisors:�a- Applicant/Agent: BC Consultants Address: 12600 Fair Lakes Circle. Suite 100 Fairfax, VA 22033 Phone Number: 703-449-8100 Owner's Name: Centex Homes Address: 14121 Parke Long Court, Suite 201 Chantilly, VA 20151 Please list names of all owners, principals, and/or majority stockholders: Contact Person: Stephen Plescow, PE Phone Number: 703-934-2600 NAME OF SUBDIVISION: Wakeland Manor, Phase 3 Number of Lots: Forty-nine (49) Total Acreage: 1,081,458 sci. ft. or 24.827 Acres Property Location: North of Macedonia Church Road (Rt. 756) and approximately 0.18 miles east of existing Wakeland Drive. (Give State Route # and name, distance and direction from intersection) Magisterial District: Shawnee Property Identification Number (P.I.N.): 75-A-100 and 101 (Parent Tract) Frederick County, Virginia Subdivision Application Property zoning and present use: RP (Residential Performance); present use: vacant/farm Adjoining property zoning and use: RP (Residential Performance); Adjoining use: Single Family detached Has a Master Development Plan been submitted for this project? ✓ Yes No If yes, has the final MDP been approved by the Board of Supervisors? ✓ Yes No What was the Master Development Plan title? Wakeland Manor Does the plat contain any changes from the approved MDP? Yes ✓ No If yes, specify what changes: Minimum Lot Size (smallest lot): 12,253 sq. ft. Number and types of housing units in this development: Forty-nine (49) Single -Family detached houses 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 submissiotrof mv_site plan. Sigi Date: 4 —(0 —C+ REQUEST FOR SUBDIVISION COMMENTS Frederick County Fire Marshal ATTN: Fire Marshal 107 North Kent Street Ainche`540) 665ginia 22601 6350 The Frederick County Fire Marshal is located at 107 North Kent Street, 1st f loor of the County,, Administration Building in Winchester, if you prefer to hand deliver this review form.. Applicant's name, address and phone number: Dove- 5 ASSCG/A47e5 o4c, 6ti`7—ll03 n �f � u' . o. �UX 2-03 ; 3u7�AW"N� �� \A% 1 Nc AESi Er?, 4 ZZ6e� I Name of development and/or description of the request: :SU (33)iy / 5/oN DF-5;! j±/ EZ &Z C14 t}s E 3 Vl/A-K� L A-N 1� t�l�rto ►� Location: C-Mu k C 4 Pc 47D L R l t� 7-5-4- _,A fFnCX- o, f ;S/ ryILEs E--AsT aic' FK/s i iN!c— tAv g�--G LAND Fire Marshal Comments: C1w,,N1M-kA ��Nq zv - Fire Marshal Signature & Date -1�"A 00-13 (NOTICE TO FIRE MARSHAL - PLEASE RETURN T11S FORM TO APPLICANT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your application form, location map and any other pertinent information. Control number SD03-0014 Project Name Wakeland Manor Phase 3 Address 3078 Shawnee Drive Type Application Subdivision Current Zoning RP Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Adequate Siamese Location Not Identified Date received 11/12/2003 City Winchester Tax ID Number 75-A-100 & 101 Date reviewed 11/18/2003 Applicant Dove & Associates State Zip VA 22601 Fire District 11 Recommendations Automatic Fire Alarm System No Requirements Hydrant Location Adequate Roadway/Aisleway Width Adequate Date Revised Applicant Phone 540-667-1103 Rescue District 11 Election District Shawnee Residential Sprinkler System Yes Fire Lane Required Yes Special Hazards No Emergency Vehicle Access Comments Fire Hydrant locations are appropriate. No burning of land c!earing debris or construction materials. Access Comments Additional Comments Ternporary street signs are required during building construction. Plan Approval Recommended Reviewed By Signature �iV '�•a�`�A Yes Timothy L. Welsh 1Title ECKw}- Request for Street Name Comments Subdivision Comments r. Frederick County Department of Geographic Information Services (GIS) Attn: Marcus Lemasters, GIS Director ,t 107 North Kent Street Winchester, Virginia 22601 (540) 665-5651 The GIS Department will review the proposed street names for this project to ensure their acceptability into the Frederick County Street Name System. Proposed street names will also be routed through the Communication Center Supervisor for review. This step will prevent duplicate street names from being entered. Please attach one copy of the plan indicating proposed names. Applicant's Name: _J F 5 S�c� c i �} �S )qC . 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Q I cn N 4530_22' E 0 L-13.94. -to 114.19' 8.52' S 38 01 _34 L Z 174.08' I L=74.06' w N L- t'�=4'S4`05' w rn j 1 `� $0 128. o1=47.89 64 I N r N o k9 W L=46 ' I a' '°! yp ocry° XEI REQUEST FOR SUBDIVISION COMMENTS VED Frederick County Inspections Department" vj Attn: Building Official 107 North Rent Street'ELEii�;t�bUNTY Winchester, Virginia 22601 ' aySINSPECjj0&3 (540) 665-5650 a The Frederick County Inspections Department is located at 107 North Kent Street, 4th Floor of the County Administration Building in Winchester, if you prefer to hand deliver this review. Applicant's name, address and phone number: t -- iL )A 21 & a `f Name of development and/or description of the request: �ESi tt4 f Wr S W&KE L & 7 I'`1 ANC Location: A C N D G i•i i C F jg' Z L H RCA-D 'k i' 7 S& O. 15 t"I 1LE.S FIVEiJ�lcsi— WAKcLaN_)) DR, Inspection Department Comments: Code Administrator Signature & Date: ;�'�(�,ti�'✓t (NOTICE TO INSPECTIONS DEPT. *PLEASE PETtJRNTRIS FORM TO APPLI NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your application form, location map and all other pertinent information. \3 13ryx fig. ... Dwellings shall comply with The Virginia Uniform statewide Building Code and section 310, use group R (Residential) of the BOCA National Building Code/1996 and The CABO One and Two . Family Dwelling Code/1995. Y' REQUEST FOR SUBDIVISION COMMENTS Frederick County Parks and Recreation Dept. Attn: Director of Parks and Recreation 107 North Kent Street Winchester, Va. 22601 (540)665-5678 The Frederick County Parks and Recreation Department is located on the second floor of the Frederick County Administration Building, 107 North Kent Street, Winchester, if you prefer to hand deliver this review form. icant's name, address and phone number: )o v F— < ' s IIYC-. /��X_ ZG 3 " . SO / ?S Jf1 i.t /.1 �f;- I ) 4 \A,l i lei C 1- ES TF' /R(,-' irl�/-� /;('7-/1c ', Name of development and/or description of the request: S`�a v�_SroN D s)sr-4 PZ-Arf -PLASC 3 \,V K E L A rl J) t-1 /4 N c 'R, Location: l ;T7s�l C— Parks & Recreation Dept. Comments: Phase III of Wakeland Manor appears to meet open space requirements. Parks Signature and Date: ' r ;%%'. i 11 / 13 / 03 (NOTICE TO PARKS - PLE SE RETURN THIS FORIM TO THE APPLICANT.) (l NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of vour application form, cation form. :±tic '' --t •. . Frederick County Public Schools Attn: School Superintendent 1415 Amherst Street Winchester, Virginia 22601 (540) 662-3888 It is your responsibility to complete this form as accurately as.. possible in order to assist this agency with their long range planning. Attach one copy of your plans to this form. Applicant's name, address and phone number: Name of development and/or description of the request: 5/ 1 \✓?J4LELANP M/ArefCi`. Location: `I A c Er-4 l) c ry i n C' 14 L, ri c 1.4 Irmo h D � f� i� 7 5C-, ✓� l i t c' ,K C 1_� P71 L E 5 i A_S i L r- 1 1 N C Vv A Kc--: i iyf-4 l 7 Number of residences to be built in this development: Approximate date first house/residence will be occupied: z; Estimated completion date of development (build -out) NOTE: If the school superintendent wishes to provide comments, they should be directed to the applicant who will provide them to the Planning Department. If no comment, please advise the applicant. / BC Consultants Planners • Engineers • Surveyors • Landscape Architects TRANSMITTAL Date: April 06, 2004 Project Name To: Frederick Co. -Dept. of Planning & Development BC Project #: 107 North Kent Street (North Bldg., 2nd Floor) Winchester, VA 22601-5039 Via: Wakeland Manor, Phase Three 03032.52 Hand Attn: Mr. Patrick T. Davenport, CZA Purpose: Approval Copies Description 1 Subdivision Application Package & Checklist 1 Submission Fee $6,400 (Centex chk. #181192) 1 Approval Letters from Inspections Dept., GIS (Street Names), Fire Marshal, Parks & Rec. Dept. and Public School Remarks: Patrick: This requested information and submission fee is per our conversation when we sent in the two sets of plans and Request for Comments Letter to you earlier. Please contact me if you have any questions or require additional information. Thanks. Copy To: Received By: Date: From: Michael R. The BC Consultants, Inc 12600 Fair Lakes Circle, Suite 100, Fairfax, VA 22033 (703)449-8100 (703) 449-8108 (Fax) www.bccon.com akeland Manor, Phase 3 APPLICATION PACKAGE CHECKLIST SUBDIVISION PLAN This Subdivision Plan application is incomplete if the items listed below are not present at the time of submission. A complete application is necessary to begin processing the Subdivision Plan, and to place it on the Planning Commission and the Board of Supervisors agendas. It is recommended that the applicant meet with a representative from the Department of Planning and Development staff when submitting applications in order to review the materials for completeness. Subdivision Package 1. One set of approved comment sheets from the following agencies deemed necessary by the Department of Planning and Development staff along with any marked copies of the plan. Applicants should contact the Department of Planning and Development to determine which review agencies are relevant to their Subdivision Plan application. Virginia Department of Transportation _ Frederick County Sanitation Authority ✓ Frederick County Fire Marshal ✓ Department of Parks and Recreation Department of Public Works Department of Planning and Development ✓ Street Named Review A"6,a.l rv,ne AT q�wey a5 vet reccive. tvi " 2. One copy of the Subdivision application. ✓ Inspections Department N/A Airport Authority N/A Health Department N/A City of Winchester N/A Town of Stephens City N/A Town of Middletown k ,ors aAk loe -;WWO4 94 3. The Application Review Fee (check made payable to "Frederick County Treasurer') 4. One reproducible copy of the Subdivision (if required). COMMONWEALTH ®f VIRGI IA DEPARTMENT OF TRANSPORTATION 14031 OLD VALLEY PIKE GREGORYA. WHIRLEY EDINBURG, VA 22824 ACTING COMMONWEALTH TRANSPORTATION COMMISSIONER January 11, 2006 Mr. Bradley T. Riggleman, L.S. C/O BC Consultants 43 West Jubal Early Drive Winchester, VA 22601 Ref: Wakeland Manor - Warrior Drive (North Portion) Off Route 756, Macedonia Church Road & Route 642, Tasker Road Frederick County Dear Brad: A VDOT review has been completed on the final plat dated December 15, 2005 for the referenced project. The plat appears to reflect the information shown on the approved project plans and is therefore approved by this letter. The application for subdivision of this property appears to have significant measurable impact on Route 642, Tasker Road, the VDOT facility which would provide access to the property. This section of street is currently not in the State's Secondary Road System. All entrance design and drainage features must meet State requirements if the street is to be eligible for acceptance. A complete set of construction plans will be required for review. We are returning five (5) signed copies of the plat to your office, one copy is being retained for our work file. Please provide one copy of the plat of dedication fully signed and recorded at the appropriate County Clerk's Office prior to the issuance of any land use permit from VDOT. If there are any questions, please feel free to call. Sincerely �`'a,s7x--�F — 1 BarryJ. Sweitzer, Trans. Roadway Engineer For: Lloyd A. Ingram, Transportation Engineer BJS/rf Enclosures xc: Mr. Bob Hawkins, Mr. Mar �C Cf�eran Virginia O org WE KEEP VIRGINIA MOVING SUBDIVISON 106-04 WAKELAND MANOR PH 3 Shawnee 49 LOTS I 'Please note: The subdivision plans associated with this file are located in the \, library.