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HomeMy WebLinkAbout09-04 Wakeland Manor Phase 5 66 Lots Shawnee - BackfileA or Subdivision Checklist r. • 1. Comment sheets from the following agencies, along with any marked copies of the plan: VDOT I P' City of Winchester V GIS (Road Name Review) Sanitation Authority (.. Health Department J Inspections Department C— Parks & Recreation f Fire Marshal i County Engineer 2. One copy of the subdivision application Application received. 1. , /(qq0 `� ) O� Fee paid (amount: $ 51,!l 6 d '� ) Information entered in d-BASE and Reference Manual File giver_ to Renee' to add to Application Action Summary Plat(s) signed by Subdivision Administrator 5i4 n 4, o Approval letter to applicant/agent Copy of final subdivision plat(s) [with signatures] made and given to Mapping and Graphics Manager for structure numbering assignment Updated d-BASE and Reference Manual 3 ' 1 S- d��"- 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 ManuaRsubdi vision. irk Revised' W24/02 Date �'' 1CASH 3 RECEIPT Received From a 'f Address / /- v`�( Dollars$. > For w lao A sACCOUNT HOW PAID AMT OF LLACCOUNT, CASH 0. ca UI 1 j :PA _ CHECK BALANCE MONEY ORDER By DUE OREDIT CARD❑ 1 CASH I:.. Date u RECEIPT- w Received from_"`J � Address:. Dollars For Y Fri- ACCOUNT• C" j AMT.OF EIE AC U NT BY 03/04/05 15:39 FAX 7035286050 WCLET ARLINGTON Q 001 William A. Fogarty 703-5284700 X48 wfogarty@arl.theland lawyers.com WALSH, COLUCCI, LUBELEY, EMRICH & TERPAK FACSIMILE TRANSMISSION FROM: WILLIAM A. FOGARTY PHONE: 703-528-4700 FAX NO. 703- 528-6050 DATE: March 4, 2005 TO: CANDACE PERKINS 540-665-6395 PAGES: RE: WAKELAND MANOR COMMENTS: At the request of Brad Riggleman, I have attached a copy of the signed deed of subdivision for Phase 5 at Wakeland Manor. I will await word from you or Brad as to when the original signed plats can be picked up for recordation. Thanks for your help. Bill Fogarty 03/04/05 15:40 FAX 7035286050 WCLET ARLINGTON Q010 Owner, its successors and assigns, those portions of certain easements previously created by instrument recorded among the land records of Frederick County, Virginia in Instrument # 040017088, as more particularly shown and depicted on the Plat as "Portion of Ex. San. Sew. Esmt. (inst. # 040017088) Hereby Vacated". 1VIISCELLANEOUS 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. The Association unites herein to indicate and confirm its acceptance of all of the maintenance and other obligations assigned to or assumed by the Association under this Deed. IN WITNESS WHEREOF, the Owner has caused this Deed to be executed, under seal. T:ICENTE3C1506.721Deed of Sub, Phase 5.doc 9 03/04 - 15:40 FAX 70a5286050 __ .IC —LET ARLINGTON �011 CENTEX HOMES, a Nevada General Partnership By: Centex Real Estate Corporation, Its Managing General Partner By: (SEAL) Name: Title: I STATE OF V , 1 f�w COUNTY OF , to wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, d hereby certifythat �e 1S as -DNnt gt� �� IImf 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 My commission expires: JACENTEX1506_721Deed of Sub, Phase 5.doc 10 i 03/04/05 15:39 FAX 7035286050 _ _ WCLET ARLINGTON Z 002 THIS DEED OF SUBDIVISION, DEDICATION, EASEMENT AND VACATION (the Ty "Deed") is made this — of , 2005, by and among CENTEX HOMES, a Nevada General Partnership (hereinafter referred to as "Owner'% REX L. WAKENLN (hereinafter g referred to as "Wakeman'; WAKELAND MANOR HOMEOWNERS ASSOCIATION, INC.. a Virginia non -stock corporation (hereinafter referred to as "Association"); the ]BOARD OF �- SUPERVISORS OF FREDERICK COUNTY, VIRGINIA, a body corporate and politic kn t` (hereinafter referred to as "County"); and the FREDERICK COUNTY SANITATION AUTHORITY, a body corporate and politic (hereinafter referred to as "Autbor ty"). WITNESSETH WHEREAS, the Owner is the owner and proprietor of certain real property (the "Property") as shown on plat dated February 11, 2005, entitled "Final Subdivision Plat Wakeland Manor Phase Five," and prepared by BC Consultants of Winchester, Virginia, certified land surveyors (the "Plat") which Plat is attached hereto; and U WHEREAS, the Property is situate in Frederick County, Virginia, Arty ty, Owner having acquired the Property by deed recorded in Instrument Number 040021068, among the land records of M Frederick County, Virginia; and r WHEREAS, Wakeman is the owner of property adjacent to the Property, know as Parcel B, I PMacedonia Acres ("Parcel B'), having acquired Parcel B by deed recorded in Deed Book 617 at i page 509, among the land records of Frederick County, Virginia: and J:ICENTEXM6.721Deed of Sub, Pbase 5.doc 1 03/04/05 1539_FAI 7035286050 _ WCLET ARLINGTON f�003 WHEREAS, it is the desire and intent of Owner to subdivide the Property into lots and parcels, and to dedicate, grant, and convey for public use, the streets and thoroughfares in accordance with this Deed and the Plat; and 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; and WHEREAS, it is the desire and intent of Owner to grant and convey unto the Association the easements in the locations as shown on the Plat and as hereinafter provided; and WHEREAS, it is the desire and intent of Owner to grant and convey unto the owner of Parcel B sanitary lateral easements in the locations as shown on the Plat and as hereinafter provided; and WHEREAS, it is the desire and intent of the Authority to vacate certain easements as shown on the Plat and as hereinafter provided. 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 l 38 through 203, inclusive, Parcels E & E1, PHASE FIVE, WAKELAND MANOR, all in accordance with the Plat which is expressly incorporated herein and made a part of this Deed. I:ICENTEX\506.721Decd of Sub, Phase 5.doc 2 03/04/05 15:39 FAX 7035286050 --KC—LET ARLINGTON Q 004 STREET DEDICATION THIS DEED FURTHER WITNES SETH, that in consideration of the premises and the sum of One Dollar ($1.00) cash in hand paid, receipt of which is hereby acknowledged, Owner does hereby dedicate to the County the 3.28146 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. Emergency Ingress and Egress Easement. An easement for ingress and egress, for construction and maintenance of utilities, for County and other emergency vehicles, and for the purpose of performing any governmental functions which the County may find necessary or desirable to perform, including but not limited to police and fire protection, over and across all private streets, common driveways, public and private access easements, and ingress and egress easements, as shown on the Plat. B. Sight Distance Easement. Sight distance easements, as more particularly bounded and described on the Plat, for the purpose of preventing obstructions to vehicular sight in conformance with Virginia Department of Transportation ("VDOT") standards. Owner, its successors and assigns, shall not place or permit on the Property fences, shrubbery, structures, or other facilities or vegetation ("improvements") within the bounds of said easement unless such J:ICENTEX1506.721Deed of Sub, Phase 5_doe 3 03/04/05 15:39 FAX 7035286050 WCLET.ARLINGTON Q005 improvements shall not obstruct vehicular sight from any direction. A VDOT review will be required for any plantings or improvements within said easement. The right to enter and remove any obstructions for the purpose ofmaintaining clear sight distance within such easement is hereby granted to VDOT. C. 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 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 flat. The foregoing easements are subject to the following conditions where applicable: 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. J:ICENTEX\506.721Deed of Sub, Phase 5_doc 4 03/04/05 15:40 FAX 7035286050 WCLET ARLINGTON �006 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 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 JACEM)C\506.720eed of Sub, Phase 5.doc 03/04/05 15:40 FAX 7035286050 WCLET ARLINGTON Q007 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. B. SaDitarySewer 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 bui lding 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 J:\CENTEX\506.72\Deed of Sub, Phase 5.doc 03/04/05 15:40 FAX 7035286050 wCLET ARLINGTON Q008 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, operation, and maintenance of said water mains, sewer lines and appurtenant facilities. Such restoration shall include the backfi.11ing 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 ofthe easements herein granted which maynot 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. LANDSCAPE BUFFER EASEMENT' THIS DEED FURTHER WITNESSETII, that in consideration of the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, the Owner does hereby grant and convey unto the County, its successors and assigns, and the Association, its successors and assigns, a landscape buffer easement in the area shown on the Plat. The property within this easement shall not be denuded, defaced, or disturbed in any manner, or subjected to vehicular access, other than maintenance vehicles, without the prior written approval of the County and the Association, except for required utility and storm water management installations. Both the County JACENTEM506.720eed of Sub, Phase 5-doe 7 03/04/05 15:40 FAX 7035286050 WCLET ARLINGTON Q009 and the Association shall have the right to inspect and maintain any area which lies within the landscape buffer easement, and to remove any improvements or other items which are constructed or located within the landscape buffer easement in contravention of the terms stated herein. The Association shall be responsible for maintenance of this easement. The maintenance of this easement shall not be the responsibility of the County or the Commonwealth. SANITARY SEWER LATERAL EASEMENTS THIS DEED FURTHER WITNESSETH, that for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Owner does hereby grant and convey sanitary sewer lateral easements in the locations set forth on the Plat, for the benefit of Wakeman as owner of Parcel B. The owner of Parcel B shall have the right of entry upon the easement areas to construct, maintain and repair the laterals, and all the rights reasonably necessary for the exercise of these easement rights, including the right of reasonable access to the easement area and the right to use adjoining land where necessary (which right shall be exercised only during periods of actual construction or maintenance). The owner of Parcel B shall restore, as nearly as possible, the premises to their original condition, such restoration to include the backfilling of trenches and the reseeding or resodding of lawns, but not the replacement of structures, shrubbery, trees, fences or other obstructions. AUTHORITY VACATION OF 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, the Authority does hereby QUITCLAIM, VACATE AND RELEASE, WITHOUT 'WARRANTY, unto the J:ICENTEX1506.72\Deed of Sub, Phase 5.doc 03/04/05 15:40 FAX 7035286050 WCLET ARLINGTON Q 012 WAXELAND MANOR HOMEOWNERS ASSOCI TION, NIB ' Fu STATE OF V) A COUNTY OF to wit: I, the undersigned Notary Public, in and for the jurisdiction aforg�f d, do ereby certify that as �j.��l� ly l '� WAKELAND MANOR H"ONffiOWNERS ASSOCIATION, INC., whose name is signed to the foregoing Deed, appeared before me and personally acknowledged the same in my jurisdiction aforesaid_ GIVEN under my hand and seal this My commission expires: J-\CENTEX1.506.721Deed of Sub, Phase 5.doc 11 i1 t JAP A A iw''mm lic V:\projectL2003\03032\Surv\Cadfiles\Sec5\3032FSP501.dwg, 2/22/2005 3:46:37 PM I Immerl, It �� , � /� �:/�, �, i ,1� ;,���- ��`�. -..•......,.Nod. �� �WEAKIts A Do � ��, � /11/11111 �,-I�� i�►ter �� /► �i �r+ _� . 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OF TRANSPO TA T/ON DATE OWNER'S CONSE-NT THE PLATTING OF THE PROPERTY SHOWN HEREON FOR THE PURPOSE OF A SUBDI14S/ON /S MADE WITH THE FREE CONSENT, AND /N ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNER(S), PROPRIETORS, AND TRUSTEES, IF ANY. l DA TE STATE OF VI)26I 1ljiA COUNTY OF 15� a-1;zd- � TO WIT. /,'�l�i •.�1y1��,SA NOTARY PUBLIC /N AND FOR THE COUNTY AND STATE AFORESAID, DO HEREBY CERTIFY THAT _�2bGGa r �� Ay! 5, WHOSE NAME(S) ARE SIGNED TO THE FOREGOING WRITING DATED _ J Li (AT- ----- HA VE PERSONA LL Y APPEARED BEFORE ME, IN MY COUNTY AFORESAID, AND ACKNOWLEDGED THE SAME. G/VFW UXVi-R,*Y /gAN49,?TH/S --- ' DAY OF 2005. NOTARY PUBLIC / MY COMM/SS/ON EXPIRES NOTES 1) EXTERIOR BOUNDARY DELNCATED HEREON /S FROM A BOUNDARY SURREY PERFORMED BY SC CONSULTANTS, DATED DECEMBER 5, 200J 2) FLOOD NOTE.• ZONE "C" COMMUNITY NO.- 51006.3, PANEL: 0200 B, DA TE.• 7-17- 78 J) ALL AREA WITHIN RIGHT -OF -WA Y /S HEREBY DEDICA TED TO FREDERICK COUNTY FOR PUBLIC STREET PURPOSES. 4) THE PROPERTY DEL/NEA TAED HEREON /S SHOWN ON FREDERICK COUNTY TAX MAP 75, PARCELS 100 & 101, AND ARE ZONED RP. 5) ALL LOTS ARE SINGLE FAMIL Y ATTACHED —URBAN. 6) BUILDING RESTR/CT/ON LINES ARE 20' FROM THE FACE OF CURB ON PR/VA TE STREETS AND J5' FROM PUBLIC STREET RIGHT-OF-WAYS: BRL'S /DENT/F/ED THUS (BRL) ARE CREA TED BY A UTILITY EASEMENT THAT /S MORE RESTRICTIVE THAN THE MIN/MUM ZONING SETBACK REOU/REMENT, AND W/LL REVERT TO THE BRL ESTASL/SHED BY ZONING OF THE PROPERTY /F THE EASEMENT /S VACATED OR OU/TCLA/MED, OR /F WRITTEN PERM/SS/ON /S OBTAINED FROM THE UTILITY COMPANY ALL OWING ENCROACHMENT INTO THE EASEMENT. 7) JO' BUILDING (SIDE) AND 50' BUILDING (REAR) SEPARAT/ON RESTRICTIONS APPLY AS PER THE SUSD/V/S/ON DESIGN PLAN FOR WAKELAND MANOR, PHASE F/V£ AS APPROVED ON DECEMBER 28, 2004 BY THE DEPARTMENT OF PLANNING AND DEVELOPMENT. DATE: FEBRUARY 11, 2005 BC Consultants Planners . Engineers . Surveyors Landscape Architects 43 Hest Jubal Early Drive 'Winchester, VA 22101 (540) 665-0475 (540) 605-1874 (fax) www.bcconsultants.com PAGE 1 OF 21 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE i'TH"OF IRADLEY T. RIGGLEMAN 9 No.2216 2_23-2005 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY. VIRGINIA OJOJ2.12-21 AA V:\project\_2003\03032\Surv\Cadfiles\Secs\3032FSP502.dwg, 2/22/2005 3:48:30 PM 1 SURVEYOR'S CERT/F/CA TE /, BRADLEY T. R/GGLEMAN, A DUL Y LICENSED LAND SURVEYOR IN THE COMMONWEAL TH OF ORG/N/A, DO HEREBY CERTIFY THA T / HA VE CAREFULL Y SURVEYED THE PROPERTY DEL /NEA TED BY THIS Pt T. AND THAT /T /S CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF- THAT IT /S A PORTION OF THE SAME PROPERTY CONIEYED TO CENTEX HOMES, A NEVADA GENERAL PARTNERSHIP, BY DEED DATED OCT08ER 1,. 2004 FROM THE WAKELAND MANOR LAND TRUST, AND RECORDED /N INSTRUMENT NUMBER 040021058 AMONG THE LAND RECORDS OF FREDERICK COUNTY, WRG/N/A. I FURTHER CERTIFY THA T THE LOTS ARE PROPERL Y AND ACCURA TEL Y DESCRIBED AND THA T ALL PROPERTY CORNERS WILL BE SET. BRADLEY T. RIG EMAN fVDATE PHASE 5 AREA TABULA T/ON LOT AREA PHASE 5 159,210 SF OR J 65495 ACRES DED/CA TED STREET AREA 142,940 SF OR J 28146 ACRES OPEN SPACE AREA: PHASE 5 J67, 5J9 SF OR 8. 4J754 ACRES (PARCELS E & E1) TOTAL PHASE 5 669,689 SF OR 15. J7J95 ACRES A VERAGE L OT AREA = 2,412 SF DENSITY= = 429 UNITS/ACRE TOTAL AREA SHOWN 669,689 SF OR 15. J7J95 ACRES SY THIS PLAT TOTAL AREA TABULA 77ON PHASES 1 THRaICH 5 & WARRICW DR1W (SaIN) NUMBER OF L 075= 2J5 TOTAL LOT AREA . . . . . . . . . . . . . . . . . . . . . 64.26792 ACRES TOTAL DED/CA TED STREET AREA . . . . . . . . . . . . . 20. 69J62 ACRES TOTAL OPEN SPACE AREA . . . . . . . . . . . . . . . . 24. 51741 ACRES RESIDUAL AREA . . . . . . . . . . . . . . . . . . . . . . 175, 69992 ACRES TOTAL SITE AREA 285.17887 ACRES LEGEND DB= DEED BOOK EX= EXISTING ESMT= EASEMENT PG= PAGE STM= STORM DRN= DRAIN PL = PROPERTY LINE SAN= SANITARY SEW= SEWER BNDY= BOUNDARY SD= SIGHT DISTANCE ROW= RIGHT -OF -WA Y FCSA= FREDERICK COUNTY SANITARY AUTHORITY IPS= IRON PIPE SET BRL = BUILDING RESTRICTION LINE • = J14 " IRON PIPE TO BE SET FC BRL = BUILDING RESTRICTION LINE BASED ON FACE OF CURB Tj DENOTES C/L OF 24' INGRESS/EGRESS ESMT. FOR COUNTY AND OTHER EMERGENCY VEHICLES, AND MAINTENANCE OF UTILITIES. PRIVATE STREET, PR/VA TEL Y 0*NED AND MAINTAINED. DENOTES PAVED AREAS OF PR/VA TE STREETS TOTAL AREA TABULA TION BASED ON THE FOLL OWING WAKELAND MANOR RECORDA TIONS AMONG THE LAND RECORDS OF FREDERICK COUNTY, ORG/NIA. PHASE ONE DB 756 PG 482 PHASE TWO INSTRUMENT NO. 0JO026748 PHASE THREE INSTRUMENT NO. 040017089 PHASE FOUR INSTRUMENT NO. 040017090 COMMUNITY CENTER INSTRUMENT NO. 040020905 WARRIOR DRIVE (SOUTH) INSTRUMENT NO. 050001191 DATE: FEBRUARY 11, 2005 BC Consultants Planners . bVineers . Surveyors Landscape Architects 49 hest lubal Early Drive Winchester, VA 22601 (540) 665-0495 (540) 665-1894 (Fax) www.bcconsulLanLs.com PAGE 2 OF 21 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 1%111x of `f BRADLEY T. RIGGLEMAN 9 No.2216 tom- ��� O OJO-T2.12-21 AA V:\oroiect\ 2003\03032\Surv\Cadfiles\Sec5\3032FSP503.dwg, 2/22/2005 3:49:58 PM BC Consultants Planners . Engineers . Surveyors Landscape Architects 43 West Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.beconsultants.com FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA i�ti i t BRADLEY T. RIGGLEMAN No.2216 o 7 � SURV OJOJ2.12-21 AA V:\projectL2003\03032\Surv\Cadfiles\Sec5\3032FSP504.dwg, 2/22/2005 3:50:54 PM e CURVE TABLE CURVE RADIUS LENGTH TANGENT CHORD BEARING DEL TA 1 373. 00' 6.28' J 14' 6.28' N 56 4252" W 05754" 2 1,300. 00' J56. 25' 179. 25' 355.14' N .5520'17" E 1542'05" INTENTIONALL Y LEFT BLANK 4 104.00' .326.73' INFINITE 208.00' N 8136'19" E 18000'00" 5 72.3. 00' J60. 71 ' 184.19' J56. 98' S 671846" W 28:35'07" 6 1,02700 325. 66' 164. 21 ' .324. 29' S 62 06'16" W 1810'05" 7 1027. 00' .56.3. 20' 18J 52' J61. J1 ' S 82 06'10" W 2015'45" 8 427. 00' 227.82' 116.69' 225.1,3' N 72285j " W JO:34'09" 9 .373. 00' 199. 01, 101. 9.3' 196, 66' S 7228 5J" E .30:34'09" 10 973.00' 665.9.3' 346.60' 65.3.01' N 72:37:38" E .3912'50" 11 777. 00' 3.35. 6.3' 170. 47' .3.3.3. 0.3' Al 65:?J 42 " E 24 44 57" 0 461. 00' 10. 72' 5. ,36' 10. 72' N 10 0742" W 179 55" 14 26. 00' 25. 82' 14. 09' 24. 77' N J914 25" W 565J5 J/ " 15 9100' 96. 24' 52. 9.3' 92. 00' N .38 02 2.5 " W 5917:30" 16 9100' 292.17' INFINITE 186. 00' N 81 U679 " E 180 00'00" 17 93.00' 88.45' 47.89' 85,15, S 1851'06" W 5429:3.3" 18 26. 00' 25. 82' 14. 09' 24. 77' S 17:39'07" W 56 5J:31 " 19 539. 00' 1.3.12' 6. 56' 1J..12' S 10 05'48" E 1:?J 42" 21 47.00' 147.65' INFINITE 94.00' S 81 J6'19" W 18000'00" 22 47.00' 147.65' INFINITE 94.00' N 81:36'19" E 18000'00" 2J 400.00' 21J41' 109.J1' 210.89' S 72285,3" E JOU4'09" 2.3A 400. 00' 90. 44' 45. 41 ' 90. 25' S 50 4.3'lI " E 12 57'16 " 24 1000. 00' 684. 41 ' .356. 22' 671.1.3' N 72 J7: &" E .3912 50" 25 1 750. 00' .374.18' 191. 07' 370..31 ' N 6718 46 " E 28 U5'07" 26 500. 00 20. 94' 10. 47' 20. 94' N 09 :35'40" W 2:?J 58" INTENTIONALL Y LEFT BLANK 28 70. 00' F 219.91 ' 1 INFINITE 1 140 00' 1 S 81:36'19 " W 180 00'00" INTENTIONALL Y LEFT BLANK 27 70. 00' 219. 91 ' 1 INFINITE 1 140. 00' 1 S 81:56'19 " ET 180 vow " INTENTIONALL Y LEFT BLANK 278 1 70. 00' 112.89' 72, 99" 1 101. 05' 15 54:35'400 E 92:?j:58" 27C 70.00' 107.02' 67.1J' 1 96.90' 1 N 352420" E 8796'02" INTENT/ONALL Y LEFT BLANK .50 .32. 00' 27. 20' 14. 48' 26, J9' N 22 06 59" W 48 42'0.5" J1 600.00' 12.72' 6J6' 12.72' S 16'0945" E 1'12:5.5" .32 .500. 00' J7. 49' 18. 77' J7. 47' S 78 01 a0" W 709 :58" .3.5 212.00' 166.50' 87.81 ' 162.26' N 59 06'19 " E 45 00'00 " .54 90.00' 70.69' .37.28' 68.88' S 59 06'19 " W 45 00'00" J5 100.00' .39.78' 20. 15' 39.52" N 4012'.57" E 224726" .36 52. 00' 40. 84' 21. 54' 39. 80' S 75'5J 41 " E 45 00100" .37 1 250. 00' 27. 74' U .. 89' 27. 73' N 48:36 55" W 06 2129 " J8 250. 00' 1 29. 86' 1 14. 95' 29, 44' N ,52:30 59 " E 06 50 36 " .39 295. 00' 1 J6. 87' 1 18, 46' .56. 84' N 78 01:30" E 0709 a8" 40 217.00' 1 170.4.3' 1 89.88' 166.08' N 59 06'19" E _d 45 00'00" DATE: FEBRUARY 11, 2005 PAGE 4 OF 21 FINAL SUBDIVISION PLAT, tiTH D kf BC Consultants WAKELAND MANOR Planners . Engineers . Surveyors v BRADLEY T. RIGGLEMAN ;P- Landscape Architects 4 43 West Jubal Early Drive PHASE FIVE NO.221 6 Winchester, VA 22601 �m (540) 665-0475 (640) 665-1874 (Fax) 192��f'�'- O� www.bcconsultants.com SHAWNEE MAGISTERIAL DISTRICT sup"V FREDERICK COUNTY, VIRGINIA 0.30.32.12-21 AA V:\projectL2003\03032\Surv\Cadfiles\Sec5\3032FSP505.dwg, 2/22/2005 3:52:06 PM 4 L IIVE TABL E L/NE BEARING LENGTH L 1 5 J2 4158 " W 5. 22' L2 N 874558" W 8.72' L.3 N 287J:5J" W 5.22' L 4 5 1159'16" W 5.24' L 5 5 71 J4 48 " W 8. 7J' L 6 N 48 49'40" W 5.24' L7 5 15:3.3'19" E 59.99' L 8 5 12 4,3'01 " E 49. 05' /NTENT/ONALL Y LEFT BLANK L 10 5 16 46'12 " E 4J 84' L 11 5 15JJ'19" E 71. 64' L 12 N 16 09 29" W 128.29' L 1.3 N 74 26'41 " E ,31.66' L 14 N 8136'19" E 8090, L 15 N 532J'41 " W 89.17' L 16 5 42 09'1,3" E 4J 05' L 17 N 4751 '19 " E JJ 17' L 18 N 70209" E .3.3.17' L 19 N 60 55 22" E .38.78' L 20 5 77 4J:?O" W 44. 74' L21 N 81:36'19" E 207.60' L22 N 082.3'41 " W 224.07' L 2.3 N 8196'19 " E 245. 87' L24 S 81:36'19" W 94.00' L 25 N 81:36'19 " E 142.00' L26 5 195122" E 19.05, L 27 5 08:?J 41 " E 65. JO' L28 5 74 26'41 " E 27.00' L29 5 J2 74'00" E 8. 00, LJO N 517846" W 54.J5' LJ1 5 56'0755" W 79.24' L.32 N 1047:59" W 4J01" DATE: FEBRUARY 11, 2005 MC Consultants Planners . BnVineers . Surveyors Landscape Architects 43 hest Jubal Early Drive Winchester. VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultants.com PAGE 5 OF 21 FINAL SUBDIVISION PLAT ���_1►I���T_1►L�1:� PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY. VIRGINIA A— 1 c� BRADLEY T. RIGGLEMAN a No.2216 � SURV� O-TOJ2.12-21 AA V:\project\-2003\03032\Surv\Cadfiles\SecS\3032FSP506.dwg, 2/22/2005 4:00:44 PM O m i W � 1 1 50 0 25 50 100 IA/n //ter-/ /, Alr1 A An A //-1 l_) 6,r/-if%L_L./"1/VL-1 /v//-I/V�/� 1„_ 50' / Al A /'"� TL J I / ^ T / PORT/ON Of EXISTING 5AN SEW. ESMT. HEREBY VA CA TED �I=PR/VA TE STREET, PR/VA TEL Y OWNED, PR/VA TEL Y MAINTAINED. 1 a4E,1. STM. `\9`8 I PORT/ON OF EX. SEW ESMT. SAN, (/NST. Z 040017088� "IERE8Y 11ACATEO �I I I I \ EX, 80' ROADWA Y I I EFFICIENCY BUFFS OPEN SPACE 'ARCEL „E„ I I �N b1 I I V h1 I J v I i SHEET 1,3 FOR O LOT 00 I I I /NFORMAT/ON M ' i O �m O Io W IZ h IW A MU E L NEB h 8 0! / JO CD I 3 .1402 =-T/E.- 6. 81 ' I 0 Q 5 0� � y \\\ Z& E I FE po ESE �1. '6 6 I 50A 1< g0 ES \\\ I B�FFER�PS g1'St� pgo- 50E r�T 20 5p 02 S pis 1. 0 I 1 6, �)� _ �— I STM. DRN. 1� �c WA TER MAIN ESMT I ESMT. ,, E I r w. on 66 2106 59.45 5i3 50,t� 5 a1 1. STM TIE: \\ , _ 5� =85 18' 9 R-313' 00 St I 18 R= 41 J7J 00' 1 00 2,3 L, 2 j 3� /I /1 �10 45 L=6.28 TO T pN J42215" W R=405260 R=40 S�EEr) .00�O0.O23A 'PUWC_20' STM 8N���25E1�6 /L /NTX N_— DRN. ESMT400R=425PN010 / TAL AMORE DRIVE AND L ONDON Ck N J248'11 E DOWNS CIRCLE (IN 54. 00'('TOTAL) 142,940 Sr OR J 28146 AC. HEREBY DEDICA TED FOR PUBLIC i'r-n v/Tr-`i ' 'nA dr STREET PURPOSES / / # Lj , (,'L_/� AS RECORDED 1N 1NSTRUMENT Z050001191 DATE: FEBRUARY 11, 2005 BC Consultants Planners. Engineers . Surveyors Landscape Architects 43 West Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultants.com PAGE 6 OF 21 FINAL SUBDIVISION PLAT NZ.111,124121W.A1101101T,A►00 PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA � �1,TH OF v BRADLEY T. RIGGLEMAN No.2216 t2-23� 94z b`URNv� OJOJ2.12-21 AA V:\projectL.2003\03032\Surv\Cadfiles\Sec5\3032FSP507.dwg, 2/22/2005 4:02:23 PM QN O y''4i b�^�' 144 L moo 7NFp,��An� pR � .• I O 43i y� S.4,V TiE 1500,1 SEW, ES.f/T, o C��� Jg .yh o N 0 �� o R) INN n A 1! c.�.Vt/ ,.�v.>, 4g9.1� 113.62� 9.3 � 38 '26'38 E I 43 W 20' STM ESMT 4� / LIki OPEN IN GEC �tig o1 Qi C FOR �, v 4 ECT 1 3TION �o SINF LOT Sb N N , h i Q P►� NrG a5,18o8q V ti 5181.5 A, ; b h :...... � g hlb h1 g h FOR CONTINUA T/ON, SEE SHEET 8 50 0 25 50 100 I 50' 1"= 50' ANOSCAPE • BUFFER e N O u , ti11 �' o IOC '� ;l I ^ , ` � J <> -C 00. Cr . O f� 4 3 ° 0 77 q� l� -zi . I .(B2 a n o° f ti O %1�1 ?o' Sal DRN. �f N � f hy IN oo' JU 10 f ® PORTIONS OF EX. 20 / f SAN. SEW. ESMT. Q/ HEREBY VA CA TED INST. Af 0400170 8 TALAMORE DRIVE & L ONDON DOWNS CIRCLE i 142,940 SF OR .3.28146 Q• ` AC. HEREBY DEDICA TED FOR PUBLIC STREET PURPOSES -� IJ^, \ 1i, . �A& FOR CONTINUATION, SEE SHEET 6 PR/VA TE STREET, PRIVA TEL Y OWNED, PRIVA TEL Y MAINTAINED. DATE: FEBRUARY 11, 2005 PAGE 7 OF 21 1,TH OF FINAL SUBDIVISION PLAT BC ConsnItants WAKELAN D MANOR Planners . Sn`ineers . Sul-veyors U BRADL Y T. RIGGLEMAN a Landscape Architects 43 Hest Jubal Early Drive PHASE FIVE N0.2216 Winchester, VA 22601 (540) 885-0475 (540) 885-1874 (Fax) www.bocunaultants.eum SHAWNEE MAGISTERIAL DISTRICT t9�'D SUP-14 FREDERICK COUNTY. VIRGINIA OJOJ2.12-21 AA V:\projectL2003\03032\Sure\Cadfiles\Sec5\3032FSP50B.dwg, 2/22/2005 4:05:30 PM FOR CONTINUATION SEE SHEET 9 r, \ I I 1 s0 0 2s so 100 rn I ^ 1"= 50' STY. DRN. ESY,r ems\ i 20' SAN. \� �� ^ - SEW. ESYT. "i i S 19 5122" E 20.00' 25 L -N 695249" E 50' R= 72J 00' �Nt V L = 360. 71 ,� _ 1 n � 21 20' SAN. A ^ J -' 11 R\I VC i SEW. ESYT. U 1 o O S l9g� NqQ .�] SAN R= 90.00'�e� r L=70.69' , f 1.50'S1 0.99 o r, - cY $ o .: / f--N 1 IA//i /!Lr-/ it n /!'1 A A AA /r1LJ Y /-1 / L L /-1 / V L/ / V//—I / V l/ / \ s %'%V/V/L_v' \D V A S .i13522" E Jp 2.49' TALAMORE DRIVE & L ONDON DOWNS CIRCLE 142, 940 SF OR 3 28146 `:� \�+► ��' AC. HEREBY DEDICATED FOR PUBLIC STREET PURPOSES 70 LAJ \� cn o40 \ Q. s 594.1 46 \ 1� o SAN-N 6JV7;I4" E 57.41 ' ' 1 49 I; l0 24 1 \� N ��� �-01;1SA 79 42 a8" E I p \ U 1 48 .� - 1 J, Aj CLEW <z*, �`� W o' 1 47 ao. 90 8I;3619" E I `` K �KPR/VATE STREET, PR/VATEL Y � °�j 80.90' OWNED, PR/VA TEL Y MAINTAINED. ' 1 4 6 FOR CONTINUA TION, SEE SHEET 7 DATE: FEBRUARY 11, 2005 PAGE 8 OF 21 BC Consultants Planners . AVineers . Surveyors Landscape Architects 43 hest Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultants.com 1,TH 0 FINAL SUBDIVISION PLAT o WAKELAND MANOR u BRADLEY T. RIGGLEMAN 9 PHASE FIVE No.2216 9tZ 23-� SHAWNEE MAGISTERIAL DISTRICT � supq FREDERICK COUNTY, VIRGINIA OJOJ2.12-21 AA V:\projectL2003\03032\Surv\Cadfiles\Sec5\3032FSP509.dwg, 2/22/2005 4:07:47 PM SAN-S 082.3'41 " E 3 504.86' (TOTAL) tibi l FOR CONTINUATION SEE SHEET 10 52.75' 52.75 I 29. 75' N 81 J6'19"' E 29. 75' 2J 00' " 1 J N 082,I 41 W 48.. 66' h S 082J41" £ ' 48.66' q , S 512J'41 " E Cop ; 9.55 Z ;3 t�W� I, z Q O +� Z �, �� I.► ao v Z "mop `i'1 I, Io = W U° oQ� aI �O a �I 0- o -J 5 -l% ff= 70.00 5�p 27 R= 70. 00' L =107. 0- �� L=112.89' 2; BERWICK LANE �ug J 1b- L �R=70.00' R WI =96.24 ,J5 14 R=26.00' L=2>9.91 2 L =25.82' 50, LANO.5 + � Q N 10 47.i9" W 19 /BUFFER � � 3A 13. 461. 00 ; I,i 26 h o & �j 1.1a72 R= 500. 00' �Qi• N 08, 41 " W -- 4.3.10' 2.3.00' � I °o a Q: �j/ H WI 17 .kq I =26. 001 -1 18 L =25. 82' 1� 0' STM. I i RN. ESMT. } 110 101 I 3� 2 O� Q ' 196 Z�W WA TER MAIN ESMT. I 197 10.00' 1 9 8 zt o 1 99 200 0 0 201 N 2 202z o-- -- W 203`n,-z I� N� L _ 1 .41 _ N J4179'13" E h 6• `�''` S 81:36 79 "" W h h N 81,16 ,19 " E i5.87' h 33. oo' ^ ^: 89.09 R= 777. 00' , n . - 97. 91 ' P. m t AMORE 11 L=335.63 , N 81'36191 E 109.27(TOT.) o ON®VE L_374 t8 (54 R/W) (PUBLIC STREET) N S 0823'41 " E 25 R�750 Z0, SAN I TALAMORE DRIVE _ j927_ 24 4 54 00' SEW ES SAN t�E: L=144.6.i L=61.08-' s S 60'S117" EI J' S 81 J6'19" W W �\2 69.81 r ti 109.27' t� s- �72o s TALAMORE DRIVE & L ONDON ; o. 6. DOWNS CIRCLE 20' SrM `t 142,940 SF OR ,3.28146 AC. DRN. HEREBY DEDICATED FOR PUBLIC N 81:36'19" E ~ STREET PURPOSES 54 00' 50 0 25 50 100 J ;+ *PRIVA TE STREET, PRIVA TEL Y 1"= 50' OWNED, PRIVAT£L Y MAINTAINED. DATE: FEBRUARY 11, 2005 PAGE 9 OF 21 BC Consultants Planners . Engineers . Surveyors Landscape Architects 43 West Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultants.com FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 0 - D c� BRADLEY T. RIGGLEMAN ;P, No.2216 s t9� SUP, 0.30,32.12-21 AA V:\projectL2003\03032\Surv\Cadfiles\Sec5\3032FSP510.dwg, 2/22/2005 4:32:19 PM ` 50 0 25 50 100 i 1"= 50' q �c EXIST/NC EASEMENTS DEL/NEA TED HEREON RECORDED /N INSTRUMENT Jy 050002741 UNLESS OTHERWISE SHOWN. * * PRIVATE STREET, PR/VATEL Y OWNED AND MAINTAINED IA/n /�/r-/ n A //-1 A A A A //I,LJ / n A /r", YV/-1/ \ L-L./-1/ VL./ /V//-1/ V L// \ L./'I/ VL/ *EX. 20' SAN. SEW. ESMT. IA/n r-/ A A /r% A A n A //l LJ YV/-1/1 L_L./1/VL./ /V//1/VI//\ EX. 20' STM. DRN. ESMT. L4+/ R=104. 00' 3 4 L = J26. 7J' 20' STM. ZZ ORN. ESMT. W � i 0 W 0o 16 1 ?91 .:. L ' a Q, � O _ `� n � � � W / / R.10. p0 2 ���i99i \ O O W FOR MORE \ Z /NFORMA TION, \ — — THIS AREA, SEE SHEET 12 89 DRN. ESMr. 190 W Z ; I 46.00" 46.00' V � 1 `o1 '12J�ooQ kzLIJ Q � zj oo' �1 �h191 _tz0 o ail —o 0o i o� �W �� W 1 87� 3 I � ��ryLZo v!�N Q I o W° W h; �.,� a ��o� o _ I �, h 1 92 Q �= 3 I V Z4t p---- 2• I I "5''� V i. liJ 4 �� 186 3 11 �0`�4°,W U� `� �I aI� I. 193 3 Z 3 po�o� �p of ,� LQ W 3 a Ll 0 185= _ ,�I �' �i �� I , N 194 L �' 0 h �-N 30 I 0 1 20' sTM 184 13 O;'; s 8I :Y6'19 " w 94.00 ; a I. Q 1 95 3 I� ESMT. S 774,320" W I I ,i Z 20' SM 44.74' O� T -- � T —S 8J:77'19" W ..92. 92'�' h I :.99., q ...:.: ?::... a ..................... �*.':::::.::: ::.....................::::: ::::: ;::: FOR CO/VT/NUA T/ON, SEE SHEET 9 DATE: FEBRUARY 11. 2005 PAGE 10 OF 21 FINAL SUBDIVISION PLAT H OF Df BC Consultants Planners . AgfineerS . sarvgynrs WAK ELAND MANOR v BRAD EY T. RIGGLEtrIAN, 9 Landscape Architects 43 West Jubal Early Drive PHASE FIVE No.22 1 6 Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) lq 2'23-2105 www.bcconsultants.com SHAWNEE MAGISTERIAL DISTRICT ND BURY FREDERICK COUNTY, VIRGINIA OJOJ2.12-21 AA V:\project\_2003\03032\Surv\Cadfiles\Sec5\3032FSP511.dwg, 2/22/2005 4:33:17 PM 50 0 25 50 100 N 08:?J 41 " W N 81 J6'19 "' f- 6. 00'� 1"= 50' 10717SAN-N J52012" E 16.61 �c >►c PR/VA TE STREET, _ PRIVA TEL Y OWNED AND MAINTAINED 189 188 I c� INN I 5 a6 h 8 7 o 1 86 a i 3 185 �, o S E SHEET 18 FOR ' T INF RMA 77ON W LO Oi :. '' SAN-N. 81:3619" E 207.60' ? 44.74' � ::::` SAN-S 59:3854" E 221.18' V 20' STM. _ • :`::.. ': `:::' :::. SAN-S 8197'12" E 27.1J' ---1-- :::.::.. 36 R=52.00'— I ►� �' 4 . :.::' ::::....:::L- 0.8 ................. ::. ....................:.--:...........................:.--......................................-�..... WL— 81 J619 E 24587' T ---�-- q SAN-N 082.3'41 " W 504.89 (TOTAL) W I w o O rn oo c0 c0 c0 c0 to t0 T I V I T I V I T I T_ WA TER MAIN ESMT. 20' SAN. SEW. ESMT. c 20' STM ORN. ESMT. O U e SEE SHEET 16 FOR LOT INFORMA 77ON STM N 81 I619 " E I V :,4J 66 o h 0 I� u0 O N M 2 ^ U� ttn c0 c0 o Wt0 : CD h a1 ( cQ I O^ I b^ \�0 2 ZN U) \ �O Ln^ I QN I poi Q"j ?"� sue, s DATE: FEBRUARY 11. 2005 Me Consultants Planners . BnEweers . Surveyors Landscape Arohi[ects 43 West Jubal Early Drive Winchester, VA 22601 (540) 885-0475 (540) 885-1874 (Fax) www.bcconsultants.com PAGE 11 OF 21 FINAL SUBDIVISION PLAT WAKELAN D MANOR PHASE FIVE o w1 -1 I II Rio O � , I I � h 00.00 q I 2J 00' h I� � I� A FA Z H F ,lt i f IRA EY T. RIGGLEMAN nNo.2216 O V SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY. VIRGINIA OJOJ32.12-21 AA V:\projectL.2003\03032\Surv\Cadfiles\Sec5\3032FSP512.dwg, 2/22/2005 4:34:31 PM O m I W 188 1 189 SEE SHEET 18 FOR LOT 'I /NFORMA T/ON I 20SAN. SEW. ESMT. WA TER MAIN ESMT. S 082J 41 ,385.1,3' (48' ROW) SAN-N J520'12" E 16.61 ' N 81:36'19" E 30 0 15 30 60 107.17' 1"= 30' EX. SAN. SEW. ESMT. 50�s l98.i �ypQ, INST. Z 050002741 £X. WA TER MAIN 5.) N 08 2J 41 " W J85.1J' LONDON DOWNS CIRCLE (Pu&lc STREET) 082J'41,, W 18 .99' JI �v 0 S 082J41_ E 2J . 00 , N 082.3'41 " W INST. 05000274; 6.00' k \ 1 �g��a 00 Cp� •oo�`, Qm J �W00 Z Un N o otnO-X� o°C5cs Q qm� /•V � 21 S 08 2J41 " E J85.1J' �\� )W--S 082J41 " E J85.1J' S g k1 HZ -S 082J 41 " E i �4 5P1,tik 572,22' (TOTW1.9'\ 20'SAN. SEW. ESIN-S 082228 E [57U-N 64 54 : & " 1 III 22.45' I 191 I 190 SEE SHEET 19 FOR LOT /NFORMA T/ON DATE: FEBRUARY 11. 2005 SAN nE.• V L=224' k� C)��� SPar.�i' S51) J ?0' STM. )RN. ESMT.. S 08:?J'41 " E 11.00' R=104.00' L = J26.73' ' OPEN SPACE PARCEL "E" ♦I < r� o •) NOTE.• ` FOR ADD177ONAL INFORMA AON. PARCEL El, AND L ONOON OOWMS CIRCLE, SEE SHEETS 9 8r 10. \vEX. 20' STM. DRN. ESMT. INST. / 050002741 81:36'19 " E 8.3.00' PAGE 12 OF 21 FINAL SUBDIVISION PLAT BC Consultants WAKELAND MANOR Planners . Bn`ineeis . Surveyors L,ndsc&peJuba AEarly cts Drive PHASE FIVE 49 Nest Jubal Early Drive Winchester, VA 22801 (540) 665-0475 (540) 865-1874 (Fax) www.bcconsultants.com SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY. \ARGINIA &RADEY'T"RIGG�LEMAN 9 No.2216 t 2-23-� 4b Sup'V 0.30.32.12-21 AA V:\project\_2003\03032\Sure\Cadfiles\Secs\3032FSP513.dwg, 2/22/2005 4:37:44 PM 304 0 15 30 60 WARRIOR DRIVE * (YARIi160CE INO1N RIM) ��, O L=,356. 25' * EX. STY. DRN. ESAO Ni ® PORT/ON OF EXISTING SAN. e SEW. ESMT. HEREBY �n VA CA TED EX. 80' ROADWAY *- EFFICIENCY BUFFER ems; �I ..00, IV 4J:Yr 20 00, 78 00' 138 Jb � .:.::;I. T 0 2,964 SF o mz 139 a O •� �' I o; ' 108 0 0 ►� O 2,184 SF q O �- 1 106 00 ONO, � o n Z o � Ill 141 2,184 Sr q, w m O �"i a 142 rn �'000l 2,184 Sr �b 0.::::::: kO..r' �o " o 0 .:..: q.. 143 ; O 2,964 Sr ql NOTE.FOR ADDITIONAL / 10o o " INFORMA TION, -4 tv% C1 cp;i IV4J:1159 O �n - _ 78. 00' PARCEL E, SEE SHEET 6 *EXISTING EASEMENTS DELINEA TED HEREON RECORDED IN INSTRUMENT,, 050001191 UNLESS OTHERWISE SHOWN. DATE: FEBRUARY 11, 2005 PAGE 13 OF 21 FINAL SUBDIVISION PLAT1,TH OF Be Consultants l planners . &Vineers . Surveyors WAK ELAN D MANOR L) BRADLEY T. RIGGLEYAN Landscape Architects 43 West Jubal Early Drive PHASE FIVE No.22 1 6 Winchester, VA 22601 (540) 665-0475 (540) 885-1874 (Fax) 2'Z� www.bcconsultants.com SHAWNEE MAGISTERIAL DISTRICT t9�D SUPIVti�� FREDERICK COUNTY, VIRGINIA OJOJ2.12-21 AA V:\projectL2003\03032\Surv\Cadfiles\Sec5\3032FSP514.dwg, 2/22/2005 4:39:12 PM 4 \ % SEE SHEET 8 FOR �1= *PRI VA TE STREET, PRI VA TEL Y TALAd/ORE DRIVE OWNED, PR/VA TEL Y MAINTAINED. \ `CS 198� NORM ' WATER m a 10 < MAIN ESA �' p 33 9�, _ 1031 °r, \ o 1G� �° Z °� 5� 9k• > \ \ o \ \Q F �, 20 5.31 Sty 20•00 \ Xo -` _I N 0823'41 " W 56.13' 14 9 �' 1 N \ � �, m N ^2,852 SF N 082-TI 41N W 148 78.00 20' SAN. I I o` N O SEW E51I'T. 2,1945F g O WW Q �� �N /109 N� 25I1'I \\ 10 J I, Q L6 W -- -- -6.64 I \ Z U o Nib 147 or to • uJl \\ o, 0 SF 2,184 O' - "� I Z /107 a Iq FIN O _ 146 m a vl 1 ego 2,184 SF O� N 105 2 --- -- -- -- b Q m 5 r.0 BUFFE 20' WA lb 145 h 0l A/NE O O R-295.00' ; �' 2,�18SF 3 ( _39 L=36B7' L=.37.49' I N ' 3'41 " W 78. 00' O 32 R= 300. DD' o N „� tn � oaz � � 21 144 Z$1 ;X -N 74 76 41 " E �' .31.66 31 to co O 2,960 SF col n, Li _ h 101 N 6017'40" W r�ji no Q SAN-S >2 443 O1 " E 422' �N J 4905 Z 11.79' N 0823'41 " W -- v 75.,39'- / 11.45'w 84.15 15Qp' f53il9 59 3'19 N1N-5 9r IA, 20' SAN 'T. 39.99'------ 1 1 , . - W ESA/ (J \ IA/A /,-[-/ A A/r1 A AA A //lLl � ��J9.gg'_---- µ/ IP / / V//- 1 55 / A A /r,/— o WL-N 16 ti o _ n w . 30 0 15 30 60miii \ N 15 rr I �N 74 26'41 E 40. 00 1"= 30'_- DATE: FEBRUARY 11, 2005 BC Consultants Planners. 6'ngineers . Surveyors Landscape Architects 43 West Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultants.com PAGE 14 OF 21 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA is Z9 � _ T t9g. 19.. w �. CL-N 1533 , 71.64' (OT) y i TH OF Df RuB LEY T. RIG &1EM0 No.2216 2-23-Z� t9�v SURN 03032.12-21 AA V:\projectL2003\03032\Surv\Cadfiles\Sec5\3032FSP515.dwg, 2/22/2005 4:40:07 PM 30 0 15 30 60 �.• \ ' .' 2, N h cV 1 1 3 .• o-p;tea, .• hg 5 •\ o,, �p9�Oh rw.. ANSur N 53Z.I 41 " W 89.17' e S� 17. 62 N 53 J 41 " W 78. 00 (BRL� O o 155 �I 2,964 5F � �`� W -- 211 -- -- _ �\ 3 U Q N 5J23'41 " W 78. 00' k _j V) W o� l0 154 0 2,184 5F N 209 -- -- a 153 m o; �� I°o ti 2,184 5F o ,f 207 ( o o 2 I 152 0 o 2,184 5F N I W 205 0, PQOQP� � ot DATE: FEBRUARY 11, 2005 BC Consultants Planners . Engineers . Surveyors Landscape Architects 43 West Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultants.com Io 151 0 `° 00 2,184 5Fr Z 20J oo ri 11 8p.99, �I W la 13 log I I� N 5.323'41 " W 78.00' 2.12 , N 35 35 23" W I 19.47• 15 0 I o I 2,909 5F I h h �Bp�J 201 N 5.32341 _-W 59.46' ! ! s � � ;r \ �o 2 \ � .>>• �� moo. �KPR/VA TE STREET, PR/VA TEL Y OWNED, PR/VA TEL Y MAINTAINED. PAGE 15 OF 21 FINAL SUBDIVISION PLAT ' WAKELAND MANOR PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA �Z,'TH OF, Df u BRADLEY T. RIGG 1110 a No.2216 r \<4 SUP 030,32.12-21 AA V:\project\_2003\03032\Surv\Cadfiles\SecS\3032FSP516.dwg, 2/22/2005 4:41:07 PM C Q 4 PURL/C STREET) LOND N DOWNS CIRCLE 30 0 15 30 S 08:? J 1 '" E J85. 1.3" (TOTAL) S£E SHEET 9 FOR ADD/T/ONAL p INFORMA AON, L ONDON DOWNS 1 = 30 CIRCLE ROW-5 082341 " E 385. IX -84W 4805T0�5706 i K. ' —' 215. 96- — - WA TER MAIN ESMT.' N N—N 08:?J 4/ W 504, 86 (TOTAL i 20 SAN. SEW. ESMT. ' 120. 00' PL -S 082,3,41 E 78. O I� rn 00 V (46' ROW) R=100.00' L =.39.78' .35 — L,44.81' ---- SAN AE.• 215.48'- PL _N 082J'41 " W _ 78. 20' STY.. - �0.90'--' I ; , DRN. ESMT. .35' BRL °0 164 qj 2, 16 3 964 SF hi 4+ ip °0 2, 964 SF � , O 101 � of 2 ' O 04 IZJ IR 96'--+ O O o 2,184 SF o' ' 0 2,184 SF o 103 i o 166 0l I o 161 m o; N2,184 SF 2,184 SF h� 105 .311 I I) # N , Imo) 0 167 N oo ° g 160 o°o,ry M I �I N) � 2,184I� I . ZF N 2,184 SF N 107 Jog 168 0; e; 0 159 I� I 2,184 SF W 2,184 SF 109 I307 N �� I ,0 169 0, W,o 158 2,184 SF ad Q Z 2,184 SF I # 111 e Q `\' .305 I "� # Z 0 170 o �� 0 1.57 J 0 2,184 SF o f I o 2,184 SF 2j'! Ij -TOJ • " � " W 78 00' o' N S 082,341 E -- 78.00 -� �o N 082.j41 -- -- / I ;Q 171 a �0 156 2,92.3 SF °ol NZ I °0 2,900 SF ' S 2240.39" w l. .h !,// .r7.17' J? S 08:?J'41 " E 66. J5' 19. 96' %1 SEE SHEET 17 PRI VA TE STREET, PRI VA TEL Y 0kWf-D, PRI VA TEL Y MAINTAINED. DATE: FEBRUARY 11, 2005 BC Consultants Planners . Engineers . Surveyors Landscape Architects 43 West Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-L674 (Fax) xww.bcconsultonts.com N 5J:?J'41 " W �- -- 16.04" _a _N_ 082X3 1 " W 66. 65' C) PAGE 16 OF 21 1 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA ' ,TH OF AL D' IRADLEY T. RIGGLEMAN No.2216 �D SLifeNt 0.3032.12-21 AA V:\project\_2003\03032\Surv\Cadfiles\Sec5\3032FSP517.dwg, 2/22/2005 4:42:00 PM + AAAFOR 19�3 JGS n N CAI I Z I el, EX. 20' SM. TE STREET, PR/I/A TEL Y ORN. ESM'T. -� OWNED, PR/VA TEL Y MAINTAINED. INST. / 050002741 \ �:90k N .36 36 "19 " E 159. OS " , _ - -J8.. 95 - 20' STM. Z ORN. ESM7. S J6:36'19" W -.36.81' -- -- --- ;0 179 2,964 SF I� 215 0 178 Iti 2,184 aF Z 21.3 177 ' 2,184 SF211 0 NN 176 2,184 SF N� I :::ti• :�,:::::: 209 iz 2,184 SF 207 F-� 1742,184 5F W 205Zt Q 173 2,184 SF W 78.00' � ('�:•:�':�'::�.': '�•:�:�:•;•::�:::�'''�' �( (�� �P I I l 0 2,927 SF I f� ' hf 201 ' I S 22 40 a9 " W 1 .70' 17.79' S .56 :56'19 " W 60.74 ' 9.14 30 0 15 30 60 1 7 1 •\� SEE SHEE� 16 FOR 1"= 30' L OT /NFORMA T/ON DATE: FEBRUARY 11. 2005 Be Consnitants Planners . Bnlineers . Surveyors Landscape Architects 43 Nest Jubal Early Drive Winchester, VA 22601 (540) 685-0475 (540) 605-1874 (Fax) www.bcconsultante.com PAGE 17 OF 21 FINAL SUBDIVISION PLAT WAKELAN D MANOR PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY. VIRGINIA 0 is ,TH OF 1 T. RIG LEMAN a No.2216 1,,2.23 w SUR 0.30.52.12-21 AA V:\projectL2003\03032\Surv\Cadfiles\Sec5\3032FSP518.dwg, 2/22/2005 4:42:41 PM \ SAN—N ,3520'12" £ O 16.61' r� � ��� �\ \-po Zoo`r-sue, ����,�L1 OO , 4� '00 �• -9J, � 2 �i, �f1 so 00 o , 9 n. , C , c26 00_ • \ \�o� \ �s� � rk � \ oo. • \ %l= PRI VA TE STREET, PR/VA TEL Y 0WNED, PR/VA TEL Y MAINTAINED. � 30 0 15 30 60 of I 1 = 30' g• OPEN SPACE 9 W PARCEL E ,�o o , rot o ,325,145 S. F. or 7464JI AC. ��'�. \, � ,� H.O.A. OWNED & MAINTA/NED)�O \'��ti C) . 9 h0 / � C o s -�c4 •.� e� / 6g/� 00sr �•�' �` / 6 / ' 00 ,��� DATE: FEBRUARY 11, 2005 PAGE 18 OF 21 1, FINAL SUBDIVISION PLAT TH OF D BC Consultants WAKELAN D MANOR BRADLE T. RIG MAN 9 planners . Engineers . Surveyors Landscape Architects 43 West Jubal Early Drive PHASE. FIVE No.22 1 6 Winchester, VA 22601 5 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultants.com t ') —23' ,00 C� SHAWNEE MAGISTERIAL DISTRICT 9�'DSU gNS�� FREDERICK COUNTY, VIRGINIA 03032.12-21 AA V:\projectL2003\03032\Surv\Cadfiles\Sec5\3032FSP519.dwg, 2/22/2005 4:44:55 PM 4 SEE SHEET 1.3 FOR ADD/TONAL INFORMA T/ON, L ONDON DOWNS CIRCLE 2 s W v I Q 1 �v Q � v � o� I O4 Q 1 W W OI WZ N 0 w w t^ � 1 LsJ v� ' Q N J z Ld W U � 1 < I 0- 1 30 0 15 30 60 STM—N 6454:i8" C 1"= 30' 22.45' AS RECORDED IN INSTRUMENT if 050002741 I ,1 2.J 00' W h UV vQ� mQi 4� zzZZ-) 2QW �v N"'m rk °Ion LZ v � Q� L! Z 52.75' S 08:?J'41 " E 11. 00'- PRIVA TE STREET, PRIVA TEL Y OWNED, PRI VA TEL Y MAINTAINED. . 5rM• �\ N 8196'19" E * EARN E5M r' 8.3. 00' 78.00 190 o' o° 2,964 SF J N210 6.17' Lam- 1 0 191 0' 2,184 SF cb 1208 VI 192 0,zt a 2,184 SF�j °^° C, \ N O 1206 to , 1a <I LAJ 193 2,184 SF Af 204 W i <' W U) o 194 ° 2,184 SF ,V 202 I .. -- --� ^o o W W W 195 0'�� �� o o 2,964 SF I W 1200 Ll Q 1--20' FC BRL V W i L4 N 81:,36'19 " E 78.00' i � W 20' STM. ORN. ESMT. STM—S 8J'3719 ... ° .......................— . 00 ". E. 56.0. 4.' ::k :..... DATE: FEBRUARY 11, 2005 PAGE 19 OF 21 FINAL SUBDIVISION PLAT BC Consultants WAKELAND MANOR Planners . Bnvin"" . Surveyors Landscape AEarly Drive PHASE FIVE 43 hest Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1674 (Fax) www.bcconsultants.com SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA TM-N 8J79'000 C .JJJ' i,'TH ?LAN T. RI No.2216 2-23-200 SUR-41� OJ0.32.12-21 AA V:\project\_2003\03032\Surv\Cadfiles\Sec5\3032FSP520.dwg, 2/22/2005 4:46:35 PM -300 15 30 60 1"= 30' SEE SHEET 19 i 101.N 81 J679" £ 70.88' N 48 0128" E 6.17' 8.54 p FC 8RL , ^ 19 6 I W �I I' 2,947 SF op p I, 1114LAJ L W L 1 N 1 J6'19 "£ 78. 00' � , °oQW 10 197 0' WI ZL4 _ W y I 1 2,184 SF 1112 -- ' OW �iW p;�co �_ mj .. " p W r Q O V Ni j (� I SAN-S �087i:35 E ►� i�i 278.09 OI. V N I .II O 8 O1N � 19 �K Lki VW NQ � ��' �I� 2,184 SF NIA C> oO J ; o Z I I - -- -- ----I� �= ZQ zE W p - Oh Q 0 t0 a ' 'W1 O O Qv�L-Aj�� Q^W W �� I °o 199 Z Q v ' `'�' II N m 2 184 SF N�' Q o O Z I Q- O OIL 1 108 � , � � � ILn IS Z ' 2�00' 0 I; 200 O ,�I _ J �1.500' o° 2,184 SF NI ^O r7, z c� c� 11 8. 11' - -- 106-- -- h h <> Iw 201 o IW ; �� 6 Av..;. �1 2,184 SF N - © �� ,0 I , j' 104 . 1. q � a-4' GO I 'p O .. .. Oi O 2 1 1 0 202 OI u, 0 10 R=70..00' 0� 1 : I; '� 2,184 2 F 27 L=219.91' R1 �O7 "1 I o _ 1 QZ R= 9,3 OOI I a N 81:36'19 " E 78.00' _ Q L=88.451 I 203 I I Q 18 R-26.00 `O S 10 47:59" E L =25.82 i 1 2,9 6 4 SF U W O � R= 5.39. 00' any S 81 J679 " W 78.00 o Q ki) O o L=1,3.12 �. 20 N rE5M1,55" v� ow a O 26 R=500. 00' t 056'0Z 'L=20.94' \ 5figw 77F-SEE SHEET 9 FOR'-26.9 '-TALAMORE DRIVE��N 81:5619"£ `09 (TOT.�:_21.20'_ _ Jj O ' 1•?2` S 81;56'19" W 89.09 DATE: FEBRUARY 11. 2005 PAGE 20 OF 21 1,TH 0 FINAL SUBDIVISION PLAT BC Consultants WAKELAND MANOR planners. sh ineers . Surveyors Y Q Landscape Architects U AD Y T. RIGG AN 43 West Jubal Early Drive PHASE FIVE N0.221 6 Winchester, VA 22601 h (540) 665-0475 (540) 665-1674 (Fax) 3' 4 www.bcconsullants.com � 0 SHAWNEE MAGISTERIAL DISTRICT �D V FREDERICK COUNTY, VIRGINIA 0.50.52.12-21 AA V:\Project\_2003\03032\Surv\Cadfiles\Secs\3032FSP521.dwg, 2/22/2005 4:47:11 PM 0 25 50 100 1"= 50' DETAIL SHEET FOR 10' SANITARY LA TERAL Z?\s7' U-N �C\ C> w De -%I r' \ ��'�. �Z�``� 9 -o kP. -37 ,�C-)� 'SO \ FOR VA CA T/ON OF eU'`FER �SC'4PFJ / EX. 20 " SAN. SEWC- ?p" ESMT., SEE SHEET 6 - �� DRN. �S�CtiT Jy, — r S gj¢SS8»E SAN-S� 88:�7 59" So', SAN T�AMORE N 87�5 N 8 65, 142 gip ORE DR/ DIVE (5�' R. W) Sg & LONDON D01OVS CIRCLE !y SF pR „3.?8146 's`318 FOR 1118L/C STREET PUR OSES D/CATED 45 �Nsr'q S4N j ES >o' SAN / 87• S8 dt� S2 Es/uT 42 OL=j6j2o R=1, 027.00/o48� S of?8:y9» 0, ' S 12;fj:i9» ?J p4 r70/v/c_...: 'A r IAIA ^(y� /+ 1 '.• ,JAI 1„1 / Y Y /—I / , L_ L ./-1 / v L/ / V//-1 / v L/ / / �- r / n � r� �J V / DATE: FEBRUARY 11, 2005 PAGE 21 OF 21 FINAL SUBDIVISION PLAT 1'ju OF Dr BC Consultants y WAKELAN D MANOR BRA Y T. RI EMAN Planners . Bn ineers . Surve ors Landscape Architects 43 Rest Jubal Early Drive PHASE FIVE No.2216 Winchester, VA 22801 (540) 665-0475 (540) 665-1874 (Fax) www.beconsultanU.com SHAWNEE MAGISTERIAL DISTRICT 9�'D SURIV FREDERICK COUNTY, VIRGINIA OJOJ2.12-21 AA V:\project\_2003\03032\Sure\Cadfiles\Sec5\3032FSP501.dwg, 2/1/2005 12:53:04 PM IL��► _ C :� :•. a ..� ;,••, O . ��� �� �• �• � •. .• •ii l•� Qi� • � . • �� �� �P • ♦ ♦ i �� 11 �1 •. ♦ • IIp ���• III ��i �� !i :4�i�i �0�" ail: �I 1 �� ��i d•`�///// 1 / � O�IIII �� Q//• Lm7� � q41� �1111� ��/ ,� 1 �iw•.aa.,a,,p,.',�. � `�` �asii� � � w � /IIIIII�� i �: � r `: •���I:/III Q���iO�,��iAi I�i� � ���q�.�.• Cr� �`f'\ �I%111111111�111� .� �I//IUI ��� �, � •r aadi���111 �.� �� .QA�yi�l .�1�t�.A .L..� /-=A11�� 1�.��1/UI_���1��1411u...___ APPROVED SY SCALE. > "=2000' FREDER/CK COUNTY SAN/TA T/ON AUTHORITY DATE FREDERICK COUNTY SUSDIVIS/ON ADM/N/STRATOR DA TE VA. DEPT. OF TRANSPORTATION DATE OWNER'S CONSENT THE PLATTING OF THE PROPERTY SHOWN HEREON FOR THE PURPOSE OF A SUR01W510N /S MADE WITH THE FREE CONSENT, AND /N ACCORDANCE WITH THE DESIRES OF THE UNDERS/GNED OWNER(SJ PROPRIETORS, AND TRUSTEES, IF ANY. DA TE STA TE OF COUNTY OF , TO WIT.• I, ------- ---------, A NOTARY PUBLIC /N AND FOR THE COUNTY AND STATE AFORESAID, DO HEREBY CERTIFY THA T----------------, WHOSE NAME(S) ARE S/GNED TO THE FORE GO/NG WR/TING DA TED------- --, ----, HA Vf- PERSONAL Y APPEARED BEFORE ME, IN MY COUNTY AFORESAID, AND ACKNOWLEDGED THE SAME. GIVEN UNDER MY HAND THIS --------- DAY OF --------, 2005. NOTARY PUBLIC MY COMM/SS/ON EXPIRES NOTES 1) EXTER/OR BOUNDARY DEL/NEA TED HEREON /S FROM A BOUNDARY SURVEY PERFORMED BY BC CONSUL TAN TS, DATED DECEMBER 5, 200J 2) FL OOD NOTE. ZONE "C "' COMMUNITY NO.- 510061 PANEL: 0200 B, DA TE.• 7-17- 78 J) ALL AREA WITHIN RIGHT-OF-WAY /S HEREBY DED/CA TED TO FREDER/CK COUNTY FOR PUBLIC STREET PURPOSES. 4) THE PROPERTY DEL/NEA TAED HEREON /S SHOWN ON FREDE'RICK COUNTY TAX MAP 75, PARCELS 100 & 101, AND ARE ZONED RP. 5) ALL LOTS ARE SINGLE FAM/L Y A TTACHED-URBAN. 6) BUILDING RESTR/CT/ON LINES ARE 20' FROM THE FACE OF CURB ON PRIVATE STREETS AND J5' FROM PUBLIC STREET RIGHT-OF-WAYS: BRL S /DENT/F/ED THUS (BRL) ARE CREA TED BY A UTILITY EASEMENT THA T /S MORE RESTR/CT/VE THAN THE MIN/MUM ZONING SETBACK REOUIREMENT, AND WILL REVERT TO THE BRL ESTABLISHED SY ZONING OF THE PROPERTY IF THE EASEMENT /S VACATED OR OUITCLA/MED, OR IF WRITTEN PERM/SS/ON /S OBTAINED FROM THE UTILITY COMPANY ALLOWING ENCROACHMENT INTO THE EASEMENT. 7) JO' BUILDING (SIDE) AND 50' BUILDING (REAR) S-PA RA T/ON RESTRICTIONS APPL Y AS PER THE SURDI WS/ON DES/GN FL AN FOR WAKEL AND MANOR, PHASE FI VE AS APPRO VED ON DECEMBER 28, 2004 BY THE DEPARTMENT OF PLANNING AND DEVELOPMENT. DATE: JANUARY 27, 2005 BC Consultants Planners . Engineers . Surveyors Landscape Architects 43 West Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsullants.com PAGE 1 OF 21 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA H OF y j 0 vo BRADLEY T. RIGGLEMAN 9 No.2216 144� smv�p4, OJOJ2.12-21 AA V:\Project\_2003\03032\Surv\Cadfiles\Sec5\3032FSP502.dwg, 1/27/2005 8:30:21 AM SURVEYOR'S CERT/F/CA TE /, BRADLEY T. RIGGLEMAN, A DUL Y LICENSED LAND SURVEYOR IN THE COMMONWEAL TH OF NRG/N/A, DO HEREBY CER77FY THAT I HAVE CAREFULLY SURVEYED THE PROPERTY DELINEATED SY THIS PLAT, AND THAT /T /S CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF- THAT IT IS A POR77ON OF THE SAME PROPERTY CONVEYED TO CENTEX HOMES, A NEVADA GENERAL PARTNERSHIP, 8Y DEED DATED OCTOSER 1J, 2004 FROM THE WAKELAND MANOR LAND TRUST, AND RECORDED IN INSTRUMENT NUMBER 040021068 AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGIN/A. I FURTHER CERTIFY THAT THE LOTS ARE PROPERL Y AND ACCURATEL Y DESCRIBED AND THAT ALL PROPERTY CORNERS WILL SE SET. 8RADLEY T. RIGGLEMAN DA7F PHASE 5 AREA TABULA 77ON NUMBER OF L. 0TS = 66 LOT AREA PHASE 5 159,210 SF OR J 65495 ACRES DED/CA T£D STREET AREA 142,940 SF OR -T 28146 ACRES OPEN SPACE AREA: PHASE 5 J67, 539 SF OR 8. 4,3754 ACRES (PARCELS E & El) TOTAL PHASE 5 669,689 SF OR 75 J7.395 ACRES A VERA GE- LOT AREA = 2,412 SF DENSITY= = 4.29 UNITS/ACRE TOTAL AREA SHOWN 669,689 SF OR 15.,37,395 ACRES BY THIS PLA T TOTAL AREA TABULA T/ON PHASES 1 7HR000H 5 & WARR/GW DRIW (SOUTH) NUMBER OF L 07S'= 2.35 TOTAL LOT AREA . . . . . . . . . . . . . . . . . . . . . 64.26792 ACRES TOTAL DEDICA TED STREET AREA . . . . . . . . . . . . . 20.69.362 ACRES TOTAL OPEN SPACE AREA . . . . . . . . . . . . . . . . 24.51741 ACRES RESIDUAL AREA . . . . . . . . . . . . . . . . . . . . . . 175.69992 ACRES TOTAL SITE AREA LEGEND 285.17887 ACRES OB= DEED BOOK EX= EXI577NG ESMT= EASEMENT PG= PAGE STM= STORM DRN= DRAIN PL= PROPERTY LINE SAN= SANITARY SEW= SEWER SNOY= BOUNDARY SO= SIGHT DISTANCE ROW= RIGHT -OF -WA Y FCSA= FREDERICK COUNTY SANITARY AUTHORITY IPS= IRON PIPE SET BRL= BUILDING RESTRICRON LINE • = J14 " IRON PIPE TO BE SET FC BRL = BUILDING RES7RIC770N LINE BASED ON FACE OF CURB C1 DENOTES C/L OF 24' 1NGRESS,1F6RESS ESMT. FOR COUNTY AND OTHER EMERGENCY VEHICLES, AND MAINTENANCE OF UAV RES. PRI VA 7E 57REET, PRI VA 7FL Y OWNED AND MAINTAINED. DENOTES PA VED AREAS OF PR/VA 7E 57REEU TOTAL AREA TABULA77ON BASED ON 7HE FOLLOWING WAKELAND MANOR RECORDA77ONS AMONG THE LAND RECORDS OF FREDERICK COUNTY, ORGIN/A. PHASE ONE DR 756 PG 482 PHASE TWO INSTRUMENT NO. 0330026748 PHASE THREE INSTRUMENT NO. 040017089 PHASE FOUR INSTRUMENT NO. 040017090 COMMUNITY CENTER INSTRUMENT NO. 040020906 WARRIOR DRIVE (SOUTH) INSTRUMENT NO. 050001191 DATE: JANUARY 27, 2005 BC Consultants Planners• . Abgineers . Sur grmw landscape Architects 49 Meet Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 666-1874 (Fez) www.bcconsultants.com PAGE 2 OF 21 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE ��tiTx of y 4 v BRADLEY T. RIGGLEMAN ;P,- No.2216 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY; VIRGINIA 0.30,32.12-21 AA V:\project\-2003\03032\Surv\Cadfiles\Sec5\3032FSP503.dwg, 1/27/2005 9:57:41 AM V:\Project`.2003\03032\Surv\Cadfiles\Secs\3032FSP504.dwg, 1/27/2005 8:30:40 AM CURVE TABLE CURVE RADIUS LENGTH TANGENT CHORD RA -RING DEL TA 1 373.00' 6.28' ,314' 6.28' N 56 42'52" W 057'S4" 2 1300.00' 356.25' 179.25' 355.14' N .352077" E 15.42'05" INIEN7ONALL Y LEFT BLANK 4 104. 00' 326. 73' INRN17E 208. 00' N 81;36'19 " E 180VO'00" 5 72J 00' 360. 71' 184.19' 356. 98' S 677846" W 28:35'07" 6 1027.00 325.66' 164.21' 324.29' S 6206'16" W 1810'05" 7 1027. 00' 363.20' 183.52' 361.31' S 82 06'10" W 207545" 8 427.00' 227.82' 116.69' 225.13' N 7228'S3" W 3074'09" 9 373.00' 199.01 ' 101.93' 196.66' S 7228 53" E 30:34'09" 10 973.00' 665YX 346.60' 653.01' N 7277;38" E 391250" 11 777. 00' 335. 63' 170. 47' 333. OX N 652342" E 24'44'57" 13 464 00' 10. 72' 5. 36' 10. 72' N 1OV7'42" W 179:,55" 14 26.00' 25.82' 14.09' 24.77' N 3914 25" W 5653'31 " 15 93.00' 96.24' 52.93' 92.00' N 38 02 25" W 5917'30" 16 93. 00' 292.17' 1NRN/7F 186. 00' N 81:36'19" E 18000'00" 17 93.00' 88.45' 47.89' 85.15' S 18 51'06" W 5429'33" 18 26.00' 25.82' 14.09' 24.77' S 17:39'07" W 5653'31 " 19 539.00' 13.12' 6.56' 13.12' S 10 0548" E 12342" 21 47.00' 147.65' INRN17F 94.00' S 813679" W 180VO'00" 22 47. 00' 147. 65' INRN/7F 94. 00' N 81:36'19" E 18000'00" 23 400. 00' 213. 41' 109.31' 210.89' S 7228'53" E .30:34'09" 23A 400.00' 90.44' 45.41' 90.25' S 50'43'11 " E 1257'16" 24 1000. 00' 684. 41' 356.22' 671.13' N 72:V7 W' E 3972'S0" E25 1 750.00' 374.18' 191.07' 370 31' N 6718'46" E 28:35'07" 26 500. 00' 20. 94' 10. 47' 20. 94' N 09:35'40" W 22XW' 11V7FN770NALL Y LEFT BLANK 28 70. 00' F 219. 91' 1 /NF/N/TE 1 140. 00' 1 S 81:36'19" W 180VO'00" /N7FN77ONALL Y LEFT BLANK 27 70.00' 219.91' 1 /NF/N/1E 1 140.00' 1 S 81:36'19" E 180VO'00" /N7FN770NALL Y LEFT BLANK 27,6 70.00' 112.89' 72.99' 101.05' S 54 :35'40" E 9223'58" 27C 1 70.00' 107.02' 67.13' 96.90' N 3524 20" £ 87:36'02" /N7FN77ONALL Y LEFT BLANK 30 32.00' 27.20' 14.48' 26.39' N 2206'59" W 48'42'03" 31 600.00' 12.72' 6.36' 12.72' S 16 09'45" E 112'S3" 32 .300.00' 37.49' 18.77' .37.47' S 7801;30" W 709'38" 33 212. 00' 166.50' 87.81' 162.26' N 5906'19" E 45VO'00" 34 90.00' 70.69' 37.28' 68.88' S 5906'19" W 4500'00" 35 100.00' 39.78' 20.15' 39.52' N 4012'37" E 224726" 36 52.00' 40.84' 21.54' 39.80' S 755.3'41 " £ 4500'00" 37 1 250.00' 27.74' 1389' 27.73' N 48:36'55" W 062129" 38 250.00' 29.86' 14.95' 29.84' N 32:3059" E 0650'36" J9 295.00' 36.87' 18.46' 36.84' N 7801:30" E 07t79'38" 40 217.00' 170.43' 89.88' 1 166.08' N 5906'19" E 4500'00" DATE: JANUARY 27, 2005 BC Consultant plaooers - Awioeers - Surn;pvrs landsmpe Arcbitecti 43 West ]ubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fa:) www.beconsultants.com PAGE 4 OF 21 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE �Z'TH OF D r BRADLEY T. RIGGLEMAN Y No.2216 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 03032.12-21 AA VAProiect\ 2003\03032\Surv\Cadfiles\Sec5\3032FSP505.dwg, 1/27/2005 8:30:48 AM L/NE TABLE LINE SEARING LENGTH L 1 S 3241'.58" W 5.22' L2 N 87'45'58" W 8.72' L 3 N 2873'53" W 5.22' 1-4 S /159,16 W 5.24' L5 S 71:34'48 W 8.73' L6 N 48'49'40 W 5.24' L 7 S 15:33'19" E 59.99' L 8 S 12'43'01 " E 49.05' 1NTEN70NALL Y LEFT BLANK L 10 S 16 46'12" E 43.84' L 11 S 15:33'19" E 71.64' L 12 N 16 09 29" W 128.29' L 13 N 74 26'41 " E 31. 66, L 14 N 8136'19" E 80.90' L 15 N 532341 " W 89.17' L 16 S 4209'13" E 43. 05' L 17 N 4751 '19" E 33.17' L 18 N 702179" E 33.17' L 19 N 605522" E ,,38.78' L20 S 77'4320" W 44.74' L21 N 81:36'19" E 207.60' L22 N 082341 " W 224.07' L23 N 81:36'19" E 245.87' L24 S 81:36'19" W 94.00' L25 N 81 U679" E 142.00' L26 S 195122" E 19.05' L27 S 0823'41 " E 65.30' L28 S 74 26'41 " E 27.00' L29 S 3274'00" E 8.00' L30 N 517846" W 54.35' L31 S 56'07:55" W 79.24' L32 N 10'47'39" W 43. 01 " DATE: JANUARY 27, 2005 BC Consultants p/acaerw . AWizoom . Surverom Landaaape A,r6 oe& 43 Meet Jubal Early Drive Winchester, VA 22001 (540) 885-0475 (540) 885-1674 (Fax) www.becozwultante.com PAGE 5 OF 21 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE H OF y f 5 BRADLEY T. RIGGLEMAN Do- No.2216 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 03032.12-21 AA LU w V:\Project\-2003\03032\Surv\Cadfiles\Sec5\3032FSP506.dwg, 1/27/2005 8:30:56 AM O i i I 50 0 25 50 100 r_- I A I A /!ter - / ^ / r"1 A A it ^ L _� / / / / -= / PORT/ON OF EX/S17NG SAN SEW. ESMT. HEREBY VA CA TED ` PR/VA TE STREET, PR/VA TEL Y ` OWNED, PR/VA TEL Y MAINTAINED. ------------- SEX --------ORN. ESMT. L POR7701V OF EX. S,4N. (/NST. SEWESMT. i _ HER gy4,4CA7Z ') �ACA7F-D op" V SP � I I PARCEL`�cE„ � II EX.90'ROADWA CYSUFY* EFFICIENCY BUFFER 2 1" s 57Y A 14 R=.37J.. 00' L=6.28'C L 90. 44 TO N l �W SEA' Ste- -I -- r > z IHEET 1,.i FORI cQi� I LOT 11WAT11SpRMA 17ON O W i O I i M i I(N I I ' M � 50' Barr R� 20 �n _T A1.Pr` EEt) (PUBLIC 149 22 R—� 00 ORN. E� TALAMORE DRIVE AND L ONDON �N J2 48'11 " E DOWNS CIRCLE 54. 00'(To TAL) 142,940 SF OR J 28146 AC. HEREBY DEDICATED FOR PUBLIC -^ / T c ^ " c-" STREET PURPOSES —L_/ V / L_/\ �7/./l V/L_�% DATE: JANUARY 27, 2005 BC Consultants planners . A'A&eers . Surveyors Landscape Architects 43 West Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultants.com N J4 22'15' W 52.60' i 5E�.1�OgB) 5P0- 0400 AS RECORDED /N INSTRUMENT ff050001191 1 PAGE 6 OF 21 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA OF D v BRADLEY T. RIGGLEMAN P" No.2216 W 0,30332.12-21 AA V:\ProlectL2003\03032\Surv\Cadfiles\Sec5\3032FSP507.dwg, 1/27/2005 8:31:04 AM J SqN N 73, ;f.l;, E- (v 4 6 � JC,N8,�6 0 1?045 809� fYq 00 ; J R- goo 44 Z_ oo' LOT 7�F ET �¢ F 019 rV 44N AE 1S, qC� �o ' FOR CON77NUA 77ON, SEE SHEET 8 / I 50 0 25 50 10011 1 50' 1"= 50' LANDSCAPE • BUFFER D6 ^ C ) (, J <> ; J >L=5.00, v � N i� O W� 7 q O 24 "i ^• 5p o° I� 0 % O EST ORN. i a W / " DRN' / k n s2oO. E 20' S ESMt W / (qoSPACEE'' ' / N� PP Z �� w►fits —� 0 0 o ��� Jg O 6•o v�- O N I IA/il l��r-/ A//1 AAil AV//lj:- /1 Y Y/' L-L_/ V[/ /V//k-// \ 1�\\ / A A // ' Ogg. 7o113,62i •37'33Z3 E . 6 380 I 3 l° ry O Cd + 3 ory N FOR �c EEr 13 ,ON SEE SNNFORM Q �. N a5.1 a -� • ��- Q 1 �,. LO C) \N ' C)1 DATE: JANUARY 27, 2005 BC Consultants Planners . hngioeers . Surveyors Landscape Architects 43 hest ]ubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 685-1874 (Fax) www.beconsultants.com 10 POR7701VS OF EX. 20' Q� SAN. SEW. ESMT. HEREBY VA CA TED /NST. ,¢K 0400170 8 TALAMORE DRIVE & L ONDON DOWNS CIRCLE 142,940 SF OR .3 28146 AC. HEREBY DED/CA LE FOR PUBLIC STREET PURPOSES Iv �o �0 �� \ CON17NUA 770N, SEE SHEET 6 / n T 7 ;-, \ L. v / \ *)0/?/VA TE STREET, PR/VA TEL Y OWNED, PR/VA TEL Y MAINTAINED. PAGE 7 OF 21 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 0 D BRADLEY T. RIGGLEMAN Y No.2216 W 030,32.12-27 AA V:\Proiect\_2003\03032\Surv\Cadfiles\Sec5\3032FSP508.dwg, 1/27/2005 8:31:13 AM FOR CON I71VUA LION, SEE SHEET 9 LLG (J Z\ I I I i 50 0 25 50 100 � ItJ1 50' STY. DRN. �l 'a 1 E.SMT. N. °j ^ �� 20' SA SEW. ESMT. t4j S 195122" E 20.00' 0 5 STY—N 69 5249" E 6h 1 0 154.50' R= 72J 00' I 20' SAN. 1 \ 11 R,` IiCS 19B.i SEW.SEW.. Q o in NG1Q�,, AN ¢ \ ` n o, ao c-, ,h, c 34 R= 90. 00' L=70.69' E ►t31-50, 5� 51.5 80.9g� \CC ein /�'r-/ n n //� e � n n //-� \ \ Z Y Y/-I A L_ L./-1 / V [J / V//-I / V LI/ r-n /=r-\/ / //"lA Ar Vim: �\ S JT> ;3522" E Y TALAMORE DRIVE & 7� L N L ONDON DOWNS CIRCLE 142,940 SF OR 3.28146 AC. HEREBY DEDICA TED '9 FOR PUBLIC STREET oA PURPOSE'S NK \ h05 �95. 619 \1k 1 A / �- ,\ , N� P�'a 5 E� OR�P �' \ 40 L 503 9 F 'ems S�,N 35 loll \ \,o 0 SAN—N 6j%g7;y4" E , 1 C/L1 \ �' o 55 O 57.41 ' 33 \ o o \ r- 4 9 7 \ 10 24 N SAN—N155 IX 148 I \ U F i -- -- w \ CL� N v 81;7619" E 1 �% �K PR/ l/.4 TE STREET, PR/ VA TEL Y c 80.90' � OWNED, PR/VA TEL Y MAINTAINED. 146 1 FOR CONTINUA LION, SEE SHEET 7 DATE: JANUARY 27, 2005 BC Consultants Planners • Angweers • Surveyors Landscape Architects 43 West ]ubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1674 (Fax) www.beconsultants.com PAGE 8 OF 21 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE 0p; Dr lln� u BRADLEY T. RIGGLEMAN �1' No.2216 W SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, \ARGINIA OJO,T2.12-21 AA Jp V:\ProjectL2003\03032\Surv\Cadfiles\Sec5\3032FSP509.dwg, 1/27/2005 8:31:23 AM FOR CONTINUA 770N, SEE SHEET 10 SAN-S 0823 41 " E 3 i 504.86' (TOTALS h� 52.75" N� 52.75 r t 2 29.75N' N 8136'19'" E 29V.75" 2300' 80.50' N 087i'r� 41W JW 4866' L" S0823E 1V48 66' Q I 196 W ry W I I I 3 • Q I A TER MAIN S 5323 41 " E Co o ESMT. Q I 3 co R 9. 55% Z ok ' "� h I �"� oS I ~ �� ? I� I �° 13 �W�II I. 197 W -- , -- I 3 !� W v I `�--1 9 8 z 20 Sn� _ 3 �, Q Z DRN. ESMT i� i�.� J o L. O m o I I- --- Z `�'� 11 ° ai Z�hl I o °d1 99 Q q� I W N 2J 00' 0- O J I - - - - - Z IW � 2�00' I,I 200 0 - gl, 201 0 R ' 2 rt II II '�I N � 4 70.00' 17� 35 I �I; 202 i \\ 27 R= 70.00' L=107.02' h }+ I 2 = h �� L=112.89'27 I WI BERWICK LANEQ- �R=70.00' R=YJ 00' 14 L =219. 91 ' -26. 2 0 3 4i L=96.24 15 R=26.00 18 - � . L=25.82 I O h L=25.82 + I h l y N W Zt 20 SW N 10 47 39 0 ►�' . �,�� RN ESMT. } - - LANDSCAPE r 19 f010" 50 FER 3k R 461.00: - 26 �.j '.� L = f 0. 7 R- 500. O< ' -W ti 'r- J L — L=20.94 4�) A Pt��s 6 N 08:?J 1 " W q��% 4)� ' 1� N 34179'IJ" E 49 At 81 T6'19" E ti S 889. 099 „ W J5.87' �,J3.00, R-777.00' , n 97.91' - F9r. TPALAGJ ORE 11 L-335.63 N 8136 191 E 109.27(TO T.) O DR/ [VIS L _ 374.18 (54 RIW) (PUBLIC STREET) ^ S 08 2.3'41 " E 750', TALAMORE DRIVE _,927_, 54.00' 25 R� SEW ESMT. nE. L=144.63 - _ _ - - - - - - 61.08-' ao SAN �o S 60 5127' E I S 81:36 ,19 " W W s9ti s 69.81' 109.27' 5 R= 72 3 00 L=360.71' TALAMORE DRIVE & LONDON R DOWNS CIRCLE 20' SW ?� �r ��J ;✓ J 142, 940 SF OR J. 28146 AC. DRN. ESMT. �r; „ �. J � G ,q 0� HEREBY DEDICA TED FOR PUBLIC N 81 U6,19" E �, r, ✓� �;� 'r; Z STREET PURPOSES J4 00' 50 0 25 50 100 *- % - PR/VA TE STREET, PRI VA TFL Y� 1"= 50' OWNED, PR/VA TEL Y MAINTAINED. DATE: JANUARY 27, 2005 PAGE 9 OF 21 OF FINAL SUBDIVISION PLAT BC Consultants Flamers. &Wweers . Surveyors Landscape Architects 43 Nest Jubal Early Drive Winchester, VA 22601 (540) 885-0475 (540) 885-1874 (Fax) www.bcconsultants.com WAKELAND MANOR v BRADLEY T. RIGGLEMAN PHASE FIVE N0.221 s SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 0,30,32.12-21 AA V:\project\-2003\03032\Surv\Cadfiles\Sec5\3032FSP510.dwg, 2/11/2005 3:44:15 PM 50 0 25 50 100 1 50' �c EXISTING EASEMENTS DEL/NEATED HEREON RECORDED IN INSTRUMENT q Af 050002741 UNLESS OTHERWISE SHOWN. >(c * PRI VA TE STREET, PRI VA TEL Y OWNED AND MAINTAINED IA/A /,'/_-/ A A //1 A d A A /n `) / A A //1 YV/—I/ \ L_L./-1/ VL/ /V//—I/ V \ L./-1/ VLF -" *EX. 20' SAN SEW. ESMT. / / IA/A /�'C-/ A A /n A/ A A //l j) SEX. 20' STM. DRN. ESMT. k W R=104. 00 ' 4 L =.326. 7.3' 20' STM. DRN. ESMT. W 3 R�93 00" 16 O W / TO 0 2 Rim -' s 1 � O O FOR MORE \ Z �O INFORMA TION, \ THIS AREA, SEE SHEET 12 1 8 9 20' STM. DRN. ESMT. i h 1 90 46.00' 46.00" I Q5 i --- 3 QII I2j00O'LIJ96 2j00"v1 88o W oz I I 3 191 U 0 Qk I I� -- o = 41- W~p----t 'Q 3 Z193 I I '��� �� O��V1. Z W it N 3 �000- �'n of , L'i co LLQ �k 85= Iry��O� ��� 3 I 194 Z I 1.1 O� Z� �_ h' �- - ORN5TU.184 1�3 Q^: 581;3619"W 94.00' ; 3� 1 I; 195 ESMT. I I Z 20 STM. ^ i S 77 4 3 20" W I Q N DRN. ESMT. -- i Jh Nip T-58.j"j719"W - 1 = �-7.92' 92 v�j I 99 2j�:: . ::.:.. $ i:;`::::::::: :::: ............................ FOR CONTINUA T/ON, SEE SHEET 9 DATE: FEBRUARY 11, 2005 PAGE 10 OF 21 I,TH OF FINAL SUBDIVISION PLATsv�' Lf�P BC Consultants o��� c� WAKELAND MANOR Planners. Lbrineers . Surveyors U BRADLEY T. RIGGLEMAN 9 Landscape Architects 43 hest Jubal Early Drive PHASE FIVE N0.22� 6 Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Pax) www.bcconsultants.com SHAWNEE MAGISTERIAL DISTRICT t9ND SuRlge FREDERICK COUNTY, VIRGINIA 0.30.32.12-21 AA VAProiect\ 2003\03032\Surv\Cadfiles\Sec5\3032FSP511.dwg, 1/27/2005 8:31:45 AM 50 0 25 50 1 oo IV 08 23'41 " W 1"= 50' 107.17' SAN—N J520'12" E 1 16.61 '�(c * PR/VA TE STREET, PR/VA TFL Y OWNED AND MAINTAINED r, r 1 89 /" J J y' 188 "`VVV ,��9: J� z I' G� PO 1 8 7° o W �T� �00 �6Q� F � � 5 NV QP�S Epp 186 --- O -- l� -- -- I 185 SEE SHE 1ET 8 FOR ry C� LQ L OT INFORMA TJOW 184 00 00 00 00 5774,T20"W III SAN—IV. 8136'19" E 207.60' ? 44 74' SAN—S 53:Y8:54" E 22t 18' 20' STM. _ SAN—S 81:i7'12" E 27. IX DRN. ESMT. �7 36 R= 52.00' — � =40, 54' — \ fl :. Q -- -- --r- r--- T---T- Ln — —N 81:i619 E 2- .. 87 SAN—N 082,E 41 W I 1$ rn 504.89 (TOTAL) us / h O 01 00 I� (D u) a. WA TER MAIN ESMT. 20' SAN. SEW. ESMT. IIZ� —L 20' STM. DRN. ESMT. J p R SEE SHEET 16 FOR LOT INFORMA77ON S7M—N 81:j6'19" E I V 4,1 66' 00 0) O N M 2 I W tf) L Ln tjLr) W c0 CO Qi \ Ll A N \ �p ^rNjo BERWICK LANE 2o' SAk QA� <Fk �. R= 90. 00' ,SEII' ES�/T .. ��` j4 �71 L=70.69' �2 —N 4751'19" E DATE: JANUARY 27, 2005 PAGE 11 OF 21 BC Consultants Planners . Engibeers . Surveyors Landscape Architects 43 hest Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultants.com FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 1 � r� 00.00 i NI �I 2300 h � zt I �I 0 U) 52.75 29.75' �0 TH OF' D o� f1A BRADLEY T. RIGGLEMAN No.2216 0.30.32.12-21 AA V:\project�_2003\03032\Surv\Cadfiles\Sec5\3032FSP512.dwg, 2/11/2005 3:49:09 PM O m i W 188 I 189 I SEE SHEET 18 FOR LOT /NFORMA T/ON 20' SAN. SEW. ESMT. WA TER MAIN ESMT. u r- n nna •� a e " w 4RI? 51 , S 082.3 41 J65.1.3' (,W ROW) 1 N 81 '36'19 " E 30 0 15 30 60 107.17' 1"= 30' EX. SAN. SEW. ESMT.yCS 198I INST. ,f 050002741 N TH 1 EX. WA TER MAIN "ESMT. Al N 08 23 41 W INST. Z 050002741 — 4 6.00' k 0, SAN-N J520'12" E 15.. 61 ' N 082,341W J85.1J, LONDON DOWNS CIRCLE (PUBLIC STREET) 08 2.3 41 " W 18 .99 , � Nv 0 ti 0 S 08 2J 41_ E 188.99' 2J 00' S 082J 41 " E J85.1J' �W--S 0823 41 " E J85.1J' (� 9. \\1 WL-S 082J41" E "V4 c� �k• /1 572.22' (TOTAL) �- V/ 20' SAN. SEW ESMT.- 0822281E 218.19' -N 6454 38" 22.45' I 191 I 190 SEE SHEET I 19FOR LOT /NFORMA T/ON DATE: FEBRUARY 11, 2005 BC Consultants Planners . Abrineers . Surveyors Landscape Archilectr 43 West Jubal Early Drive Winchester, VA 22601 (540) 885-0475 (540) 885-1874 (Fax) www.bcconsulLants.com s. �9 l�0 ` F SAN TIE' C L=2.24' k� b i 20' STY. DRN. ESMT, S 0823'41 E 11 00' R=104.00' L = 326.73' OPEN SPACE PARCEL "E" �'0 •2 \o�so\ \\ems �\ ;) �j �. I\\ \\ �: s \\\ \ 1 \\ NOTE.• ,1 \ FOR ADD177ONAL INFORMA TION, ' \\ PARCEL E1, AND L ONDON DOWNS \\ \ CIRCLE, SEE SHEETS 9 & 10. \\ \ \ �\EY 20' STM. DRN. ESMT. \ ' INST. hf 050002741 \ N 81 J6'19" E \\ 83.00 " \ PAGE 12 OF 21 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA BRADLEY T. RIGGLEk1AN 9 No.2216 030.32.12-21 AA V:\Qroiect\_2003\03032\Surv\Cadfiles\Sec5\3032FSP513.dwg, 2/11/2005 3:51:21 PM 30 0 15 30 60 WARRIOR DRIVE * (04NAME WDnV R/W) 00 , 0 L = ,356• 25 ---------- ----- * EX. STU.. DRN. ESMT. I / / / / !J PORTION OF EXISTING SAW. LL_LJ�/J SEW. ESMT. HEREBY VA CA TED tP� N N. 0a 01 /Og8 , l EX. 80 " ROA0WA Y *: ? EFF/C/ENCY BUFFER ��' or n _— ----- w 143 0 2, 964 5'F NOTE.- FOR i \ / l00 o ADD/T/ONAL o �. INFORMA T/ON, `�'� N 4 `fj 5_7 0' 8, 0PARCEL E, SEE -- SHEET 6 DATE: FEBRUARY 11, 2005 BC Consultants Planners . Engineers . Surveyors Landscape Architects 43 West Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 865-1874 (Fax) www.bcconsultants.com \1 ; *EX/STING EASEMENTS DEL/NEA TED HEREON RECORDED IN INSTRUMENT ,f 050001191 UNLESS OTHERWISE SHOWN. PAGE 13 OF 21 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE H OF Df BRADLEY T. RIGGLEMAN 9 No.2216 SURvI° SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 0.30.32.12-21 AA V:\Proiect�-2003\03032\Surv\Cadfiles\Sec5\3032FSP514.dwg, 1/27/2005 8:32:15 AM \ N SEE SHEET 8 FOR %I=PR/l/A TE STREET, PR/VA TEL Y VGS TAIAMORE DRIVE 198j OWNED, PR/VA TEL Y MA/NTA/NED. ^�\ NO,QTy r� o_ �► 20 ' WA � \ < fir\ \` a-��o ..l ell 3 35.3 �pRtJ•� �, \ \ \ � � o 5.3 20.00 1496 N 082J'41 " W 56.1.3' ,�, \ \ \ Z ' � � �( \10 1 (BRA N 653444" E + 1 0 \) m 149 15.52 . N 2, 852- 33 N 082,3'41 " W 78.00 R Q� 10'SAN. ^O 14 8 sew. UW�O� o0 2,1845'f- 10 / 109 I �, 25.21' \ Q J ' 6.64'. WU Q) \ Lu 2,1147 SF 1107 W W Y� 146 2,1845 N 1 105 LUI NpSCAPC .. .. I t Z ; ---- -- -- --- wA 50 BuFFE� L6, I o 145 A/ R-295. 00' •"� 2 184 SF I > ►tit f L=J5 87 1 f0,i N 3 I \ o. 1 L=37.49' o N r- ao 1 �----- $ I 32 R=300.00' a N N- 0873-'41 " W 78.00' o �„ n�1�� 1 i 144 "� $� rK -N 74 26 41 E Q 1 v O !' ,i1.66 31 vi O 2,960 SF `°I N i 1 ' or 101 N 607740" W n ^o Q SAN-S 124,j'Ol " E op I 4.221 c I N 49. 05 Z 11.79' N 087,3'41 " W -- 75. J9'_ �, 114s' 4.15 8 -- I N 15 33 19 W N15. Nµ S 15 39'19 59 t/, kw {l'T. 1 39.99 �/J 14 / it /!te r-/ AA / -1 A A iI A / _/ L / 771. / A A / /'1 ram, / / �• r l » w 99 w 30 0 15 30 60 \ 0111 �4 264 _ 15 33 19 N 15:33'(9 I ,N1» I E 40.00 c� 71.64, <ror) 1 30' � N DATE: JANUARY 27, 2005 PAGE 14 OF 21 BC Consultants Planners. Anglneers . Surveyors Landscape Architects 43 hest Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.beconsultants.com tiIH OF FINAL SUBDIVISION PLAT��' Dr WAK ELAND MANOR BRADLEY T. RIGGLEMAN PRASE FIVE I T. No.2216 SHAWNEE MAGISTERIAL DISTRICT �`�1D S�4 FREDERICK COUNTY, VIRGINIA 0,30.32.12-21 AA VAProiect\ 2003\03032\Surv\Cadfiles\Sec5\3032FSP515.dwg, 1/27/2005 8:32:26 AM 30 0 15 30 60 �.• \ 1"= 30' '• �� 4pj,�a, ,y9 -0 0 •�— 5 k� k� SEwS4E�JI/T N 5.32,3'41W 89.17' S JI;p 0 5 1792 N 5323'41 ' W 78.00 155 � � I 2,964 SF211 I I 0 Q e N 532341' W 78.00' 10,I , � j o� 0 154 0 I IW I 2,184 SF I n I:� Z o�� Ia^� IJ No Z w 20' STW.. ORN. EWT. DATE: JANUARY 27, 2005 BC Consultants planners . Engineers . Surveyors Landscape Architects 43 Nest Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultants.com I 0 15 N 2,184 SF o Ion 13 W , ,)9207 I o W Ica 0 152 ' N 2,184 SF 205 -- o 151 0 = 2,184 SF �I cV N , I # 20-T ' -- -- -- --I 23 45' N 5323'410 W 78.002 12' , N J5:i5 23' W I 19.47' 15 0 I o I I 2,909 J ,V201 N 532,3'41 _-W 59.46' �y 9 PRI VA TE STREET, PR/VA TEL Y OWNED, PRI VA TEL Y MA/NTA/NEO. PAGE 15 OF 21 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA x of `f E5 BRADLEY T. RIGGLEMAN ;0' No.221 6 030,32.12-21 AA V:\Proiect\ 2003\03032\Surv\Cadfiles\Sec5\3032FSP516.dwg, 1/27/2005 8:32:35 AM (PUBLIC STREET) �cs 19a�NOR>t, LONDON DOWNS CIRCLE 30 0 15 30 S 082 6 I " E 385. 13' (TOTAL) SEE SHEET 9 FOR A001II0NAL o INFORMA 710N, L ONDON DOWNS N CIRCL 1"= 30' ROW-5 0823 41 " E 385.13' r - _ _ 57 06' , N HE _ZJ 41 W 480.5L(- L-WATER MAIN ESMT. 0 _:2__T 41 " W 504. 86' 1—)TA-1 _ _ N _ 20' SAN. SEW. F,SMT. I - - - - SAN TIE.• 215.48'- - - - 0' FL-S 082.3'41 " E 78.00 FL -N 082,3'41 " W _ 78.00' -- -- -- -- - - .i0.90' ' 20' ST�l. � W (46, R=100.00' L�=.39.78' N. ESMT. ' - 16 4 DR,35' BRL ; � 163 ^ 0 - 2,964 SF 2,964 SF I # 101 I �' I J15 165O°;19.96'—; °0 162 N 2,18 SE 2,184 SF n I u « 11 0 166 0l I o 161 o� Ln Ln ? W 2,184 SF tb 2,184 SF N M� 105 167 160 I NI 2,184 SF �N 2,184 SF ; ; tV 107 3 �, ,¢` .309 m W 168 °' 159 0 1 4SF ° Z 2,1845E '• 169 158 0 ' 2,1845F �QZ� 2,1845F Q ti I � 111 e •• � ,¢� .305 W W-- ----170 J N� ' � 157 0, °0 2,1845F oI��Io 2,1845F °' 'No 20' I N # 11.3 N' W W ' N .30,.3 ? o Al 082,3_41 W_- 78.00'-_� I, I� oo 171 a ^� 156 ° " 2,923 SF 2,900 SF N; 22 40.39 W # 115 301 l��0 .,7.17' N 5.32,3'41 " S 082.3'41 " E 66..35' 1 19.96' 16.04' /91 N 082.3'41 " W 66. 65' • / // SEE SHEET 17 PRI VA TE STREET, PR/ VA TEL Y OWNED, PR/ VA TEL Y MAINTAINED. DATE: JANUARY 27, 2005 BC Consultants Planners - &Wzoeers - Surveyors Landscape Architects 43 Nest Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.beconsultants.com PAGE 16 OF 21 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA OF D G BRADLEY T. RIGGLEMAN P;' No.2216 0.30,32.12-21 AA V:\Proiect\-2003\03032\Surv\Cadfiles\Sec5\3032FSP517.dwg, 2/11/2005 3:59:04 PM O i EX. 20, STU.. \ k %I=PR/VA TE STREET, PR/VA TEL Y 3 �� ORN. ESM'T. OWNED, PR/VA TEL Y MAINTAINED. 198 INST. p 050002741 = O `c5 N 36' 36'19 " E 159.OS'� _ 95'- ti 3 I �1 .36 :36'19 " W 78.00' END °o 179 c ' 2, 964 SF � 1 1 I;0 178 ti 2,1.64 SF ,0 177 c 2,184 SF Q W Z a o 176 c , 2,184 SF 1 J o 209 175 Q h IN 2,184 SF 207 Qi 1 174 c 2,184 SF NI I 1 ,¢� 205 0 173 0 2,184 SF 20J ( f S - .36 J679 " W 78. 00 172 NNI I �. 0 o 2,927 SF ' 201 1 " p: S 22 40 :39 W .70' 17.79' 14 " 9'14 S .36 36'19 W 60.74' -Q 30 0 15 �;4.44 30 60 171 \\� SEE SHEET 16 FOR 1"= 30' L OT INFORMA TION DATE: FEBRUARY 11, 2005 V BC Consultants Planners - Bnfineers - Surveyors Landscape Architects 43 heat Jubal Early Drive Winchester. VA 22601 (540) 885-0475 (540) 885-1874 (Fax) www.bcconsultants.com PAGE 17 OF 21 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA OF y f .0 �f BRADLEY T. RIGGLEMAN a No.221 6 11 SURo�� W OJOJ2. 12-21 AA \/•\Prniart\ 2nn3\n3032\Surv\Cadfiles\Sec5\3032FSP518.dwg, 1/27/2005 8:32:56 AM SAN—N J520'12" E 0 16.61' <Q s -9 o� 1 s �i r� \ J�i,j �. , /\ o. '; �1. GEC 2 Oo. \ S ��. k(p• off. �� \ o * KPR/VA TE STREET, PR/VA TEL Y OWNED, PR/VA TEL Y MA/NTA/NED. 30 0 15 30 60 O \6 , of 1 1 30' fig• R\, OPEN 510ACE , � PARCEL "E"05.E W + J25, >45 S. F. or 7.464,31 AC. lipCs< (H. 0. A. OWNED & MA/NTA/NED% A(' ��� S 11k�1 0 + rk p � 5 \� le 1A � T I , DATE: JANUARY 27, 2005 PAGE 18 OF 21 FINAL SUBDIVISION PLAT TH OF Dj BC Consultants Planners • &Vineers . Surveyors Landscape Architects 43 hest Juba] Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1674 (Fax) www.beconsultants.com WAKELAND MANOR gRADLEY T. RIGGLEfrIAN PHASE FIVE No.221 6 SHAWNEE MAGISTERIAL DISTRICT N �'D SUgq � FREDERICK COUNTY, VIRGINIA 0,3032.12-21 AA VADroiect\ 2003\03032\Surv\Cadfiles\Sec5\3032FSP519.dwg, 2/11/2005 4:01:06 PM SEE SHEET I-T FOR 30 01 15 30 60 ADD/TONAL INFORMA T/ON, LONDON DOWNS CIRCLE STU—N 64:54:38" E 1"= 30' %S% 22. 45' AS RECORDED /N `s. INSTRUMENT Z 050002741 11.00' -� PR/VA TE STREET, PR/VA TEL Y OWNED, PR/VA TEL Y MAINTA/NED. 5 rm. \ N 81 '36'19 " E 2 '1`EX 20, SMr. 83.00' DRN• j6'19" E �BR�) 78.00' o 190 o' 2,964 SF I ' I ; N j 210 6.17' L� I 2j. 0 191 0' Q) ' � I� O I tb 2, 184 SF tb p 1208 p I� � l 192 �o v I vW (� i l; �I� o o1z ``� Z� l; O � p W o 2,184 SF � > 4do o, LA m48 V� NN II 1206 �I� W '> o� W I -- -- -- --� '—I =Z b pWJ �3 �° Q oz� �� ;4 193 o w 2QW~t•�'I�lo N 2,184 SF 'j o N h 1204 W <> L'J� � O �.Z Lo % �I (Y� �l nl " '• 194 o(L Ir-W°� O "� �II° 2,184 SF I �O p1 0 qj V W I O J I I �' 1202 I �� '� ZZ N o p I I o 2, 964 SF I W 0- ' o 0 0 l :., I, 1200 h Q �' I $ l20' FC 8RL v� 3 N 81 3619 - E 78.00' W b 20' STM DRN. ;nr' �\ STM-S 8j 37'19" w - Ln I STM-S 06:i1 W'E 56. 04' Orb 52.75' RESTWICK LANE 29.75' 2.3.00' `� CL -N 8136'19 —E 99. 17 7/ n1 1 _C K -N 81 '.i619 " E 95.17' 20' WA TER MAIN ESMT. p� I STM. DRN. ESMT. °j -- -- -- -- -- ------ 20' FC 8RL STM-N 8.i79 00" E .J.ii' SEE SHEET 20— DATE: FEBRUARY 11, 2005 PAGE 19 OF 21 I,TH OF FINAL SUBDIVISION PLAT��' Dr 0� f BC Consultants WAKELAND MANOR Planners . Engineers. Surveyors v BRADLEY T. RIGGLEMAN Landscape Architects 43 West Jubal Early Drive PHASE FIVE N0.22� 6 Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) vf".bcconsultants.com SHAWNEE MAGISTERIAL DISTRICT �9ND �ve0 FREDERICK COUNTY, VIRGINIA 03032. 12-21 AA V:\Proiect\ 2003\03032\Surv\Cadfiles\Sec5\3032FSP520.dwg, 1/27/2005 8:33:17 AM 30 0 15 30 60 0 S 532.j'41 " E I 9.55' O u Ci W QZ �_ ZQ W � LAJ °o W � Lk goo � IL Q �pW Zvi v W v Vm� �Wrc Z a'tK ENV vhjm 0 o�- W° NV O'rr'Q O 0 R=70.00' 0 L=219.91' R �0 O `O S 10 4739" E � 1.� 33'1 I I 27C w �I i 7 R=9.3.00--I6I v L=88.45�' Iti R=26.00' L=25.82' SEE SHEET 19 ' N 81;36'19 " E 70.88' I' I' I. II I, �I III �o , 2, 184 SF N °o 199 2, 184 SF OIL 1 108 IN I� 200►� 2, 184 SF I O --Z 106-- -- h 201 I' 2,184 SF N Z 104 -- -- N N 48 t7128" E 6.17' 8 54T p FC BRL 196 2,947 SF � �I I j'114 N 1;3619 E 78.00 0 197 0' 2,184 SF N I j' 112 � I SAN—S �087.i:J5" E 278.09' 198 ^ ' O I o 202 °o) � � 2,184 SF ►v Z 102 2 N 8136'19 " E 78.00' , v� v 203 I I 2,964 SF II i # 100 6.17 A R=5JY. 00'- o L=1J..12' L=20.94' SEE SHEET 9 FOR `(:Pku p —26. 9 '— TALAMORE OR111E UI.`� �o N 81 J6'19" E `�= _21.201 T nn' 1.22 DATE: JANUARY 27, 2005 BC Consultants Piazwers . Engineers - Surveyors Leadscape Architects 43 Nest Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.beconsultants.com S 81;36'19" W SO'2�S1 EORS'56.012i 122.09' (TOT) PAGE 20 OF 21 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE OF D o cc,r� v BRADLEY T. RIGGLEMAN a No.2216 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 03032.12-21 AA $1V:\Droiect\ 2003\03032\Surv\Cadfiles\Sec5\3032FSP521.dwg, 2/11/2005 4:05:56 PM 50 0 25 50 100 1"= 50' DETA/L SHEET FOR 10" SANITARY LATERAL s _T w -o N SO 6v.lANOS \ FOR VA CA 77ON OF ♦; EX. 20 SAN. SEW. �. \?p'S'�i oR ' ESMT., SEE SHEET 5 �s�iT N 20' STM. S4 . ,99pJ, 9 SBJ45 E 'ASBB:iI--- S p�?8;'g . 06J • � 16 — N 87;r n. ,5,X 18 ?S. 6S • LA , SAN =97,� 00 L --w65 9 — /- Ems/ — — T WDIRivE (54- R W) 8; 65 TALAMORE OR/kE' 142,940 Sc- & L ONDON ppyNS C/RCLE OR ,�28146 AC, HEREBY DED/C.4TEp FOR PURL/C ,S °Q SAfN lAT. �cS• � /O' SAN 87 ¢'S 58 /y-�"EET PURPOSES S 0178; y9.. CSA1 ? ¢?' (3)R=1, 027. 00' 3:i9 �' !•R 69 �',�1'8• „r-n ir�-,i ii,A it vi_1 v 1 c=i. 807ja9 . E 9,y J4 • .-. , r, , AIA /�' r-/ A A/ r% A Ail A/ rl t_ J rJA 4_ �4 r� / rr / ,J , V DATE: FEBRUARY 11. 2005 PAGE 21 OF 21 FINAL SUBDIVISION PLAT 1,Tfl of yr BC Consultants WAKELAN D MANOR BRADLEY T. RIGGLEMAN Loodreepe Amhfi ctv 43 heat Jubal Early Drive PHASE FIVE No.22 1 6 Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultants.com SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA OJOJ2.12-21 AA V-1nmiect\ 2003\03032\Surv\Cadfiles\Sec5\3032FSP501.dwg, 2/22/2005 3:46:37 PM TYA NITA TION AUTHORITY TY SLAW114SION ADM/N/STRA TOR OF TRANSPO/77A TION OWNER S CONSENT 14W i ' r DATE Ks— {p DA 1F f V 2.2S-oS I— DATE THE Pt TANG OF THE PROPERTY SHOWN HEREON FOR THE PURPOSE OF A SUBDINS/ON /S MADE WITH THE FREE CONSENT, AND /N ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNER(S�, PROPR/£TORS, AND TRUSTEES, IF ANY. -��OA TE STATE OF VI►2(of tiIR COUNTY OF '=Ai a4qj4w%-- -- , TO WIT /,'1DLWA- fUWkL, jj Y4JMCS A NOTARY PURL/C IN AND FOR THE COUNTY AND STA TE AFORESAID, DO HEREBY CERAFY AVAT _epr' egar IS Y! 5__, WHOSE NAME(S) ARE SIGNED TO THE FOREGOING HRITING DA TED 4Z5; ____, HA W PERSONA, ` APPEARED BEFORE ME, IN MY COUN�AFORES ID, AND ACKNOWLEDGED TH£ S�A�NF' YI n t F Inid 2005.G/ UDAO.17��L N TARY PUBLIC MY COMMISSION EXPIRES�3 ., IA.. 1) EXTERIOR BOUNDARY DELINEA TED HEREON IS FROM A BOUNDARY SURVEY unu�` PERFORMED BY BC CONSUL TANTS, DATED DECEMBER 5, 200J.. 2) FLOOD NOTE:- ZONE "C" COMMUNITY NO.- 51006J,, PANEL: 0200 B, DATE.• 7-17-78 J) ALL AREA WHIN RIGHT -OF -WA Y IS HEREBY DEDICA TED TO FREDERICK COUNTY FOR PUBLIC STREET PURPOSES. 4) THE PROPERTY DRINEA TAED HEREON /S SHOWN ON FREDERICK COUNTY TAX MAP 75, PARCELS 100 & 101, AND ARE ZONED RP. 5) ALL LOTS ARE SINGLE FAM/L Y A TTACHED—URBAN. 6) BUILDING RESTRICAaV LINES ARE 20' FROM AVE FACE OF CURB ON PRIVATE STREETS AND .35' FROM PUBLIC STREET RIGHT—OF—WAYS. BRL S IDENAFIED THUS (BRL) ARE CREATED BY A UA4/TY EASEMENT AHAT IS MORE RESTRICAVE THAN THE MINIMUM ZONING SETBACK R£OUIREMENT, AND WILL REVERT TO THE BRL ESTABL/SHED BY ZONING OF THE PROPERTY 1F AVE EASEMENT IS VACA TED OR OUITCLAIMED, OR IF WRITTEN PERM/SS/ON IS OBTAINED FROM THE UAL/TY COMPANY ALLOWING ENCROACHMENT INTO THE EASEMENT. 7) JO' BUILDING (SIDE) AND 50' BUILDING (REAR) SEPARA AON RESTRICAONS APPL Y AS PER THE SUBDIVISION DES/GN PLAN FOR WAKELAND MANOR, PHASE FIVE AS APPROVED ON DECEMBER 28, 2004 BY THE DEPARTMENT OF PLANNING AND DEVELOPMENT. DATE: FEBRUARY 11, 2005 PAGE 1 OF 21 FINAL SUBDIVISION PLATLTH of BC WAKELAN D MANOR REARI S . AW.7 - . SU—.M- U BRADLEY T. RIGGLENAN a Lanasrepe ArcAi[ecir 43 West Jubal Early Drive PHASE FIVE No.2216 Winchester, VA 22601 (540) 065-0475 (540) 665-1874 (Fax) Z.'L3 rZ www.bcconauitants.com SHAWNEE MAGISTERIAL DISTRICT SUIv 0 FREDERICK COUNTY, VIRGINIA OJOJ2.12-21 AA V-Xnrniect\ 2003\03032\Surv\Cadfiles\SecS\3032FSP502.dwg, 2/22/2005 3:48:30 PM 0 m I W w SURVEYOR'S CERT/F1CA TE BRAOLEY T. R/GGLEMAN, A DULY LICENSED LAND SURVEYOR /N THE COMMONWEAL TH OF NRG/N/A, DO HEREBY CERTIFY THAT / HA kf CAREFULL Y SURpE ED THE PROPERTY DELINEATED BY THIS PLAT, AND THAT /T IS CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF,• rHAT IT IS A POIRI/OYV OlF THE SAME PROPERTY CaiNEYED TO CENTEX HOMES, A NEVADA GENERAL PARTNERSHIP, BY DEED DATED OCTA8ER 1J, 2004 FROM THE WAKELAND MANOR LAND TRUST, AND RECORDED IN INSTRUMENT NUMBER p 040021068 AMONG THE LAND RECORDS OlF FREDERICK COUNTY, NRGINIA. fV I FURTHER CERAFY THAT THE LOTS ARE PROPERL Y AND ACCURATEL Y DESCRIBED AND THAT ALL PROPERTY CORNERS WILL 8E SET. "&oA.--1 . Z-23-Zoo.5 8RADLEY T. RIG £MAN fDAIF PHASE 5 AREA TABULA 7ZON NUMBER OF LOTS = 66 LOT AREA PHASE 5 159,210 SF OR ,3.65495 ACRES DEDICA TED STREET AREA 142,940 SF OR .3.28146 ACRES OPEN SPACE AREA: PHASE 5 J67, 5,39 SF OR 8. 4,3754 ACRES (PARCELS E & El) TOTAL PHASE 5 669,689 SF OR 15 J7J95 ACRES A V£RAGE LOT AREA = 2,412 SF DENSITY= = 4.29 UNITS/ACRE TOTAL AREA SHOWN 669,589 SF OR 15. ,37.395 ACRES BY THIS PLAT TOTAL AREA TABULA T/ON PHASES 1 NHROI GH 5 & WARRIa? DNW (Sal7H) NUMBER OF L 0IS= 2.35 TOTAL LOT AREA . . . . . . . . . . . . . . . . . . . . 64.26792 ACRES TOTAL DEDICA TED STREET AREA . . . . . . . . . . . . . 20.69.362 ACRES TOTAL OPEN SPACE AREA . . . . . . . . . . . . . . . . 24. 51741 ACRES RESIDUAL AREA. . . . . . . . . . . . . . . . . . . . 175.69992 ACRES TOTAL SITE AREA 285.17887 ACRES LEGEN OB= DEED BOOK EX= EXISTING ESMT= EASEMENT PG= PAGE STM= STORM ORN= DRAIN PL = PRLIPERTY LINE SAN= SANITARY SEW= SEWER BNDY= BOUNDARY S0= SIGHT DISTANCE ROW= RIGHT —OF WAY FCSA= FREDERICK COUNTY SANITARY AUTHORITY IPS= IRON PIPE SET BRL = BUILDING RESTRICTION LINE 9 = .3/4" IRON PIP£ TO BE SET FC BRL = BUILDING RESTRICTON LINE BASED ON FACE OF CURB fI DENOTES C/1 CF 24' INGIPESS/£GRESS ESMT. FOR COUNTY AND OTHER EMERGENCY VEHICLES, AND MAINTENANCE OF UTILITIES. PRI VA TE STREET, PRI VA TEL Y OWNED ANO MAINTAINED. DENOTES PA VED AREAS OF PRIVATE STREETS TOTAL AREA TABULATION BASED ON THE FOLLOWING WAKELAND MANOR RECORDAn01VS AMONG T7Y£ LAND RECORDS OF FREDERICK COUNTY, WRGIIVIA. PHASE ONE DS 756 PG 482 PHASE TNV INSTRUMENT NO. 0.30026748 PHASE THREE INSTRUMENT ND. 040017089 PHASE FOUR INSTRUMENT NO. 040017090 COMMUNITY CENTER INSTRUMENT N0. 040020906 WARRIOR DRIVE (SOUTH) INSTRUMENT NO. 050001191 DATE: FEBRUARY 11. 2005 PAGE 2 OF 21 FINAL SUBDIVISION PLAT RC Constaltants WAK ELAND MANOR PIJPA"Js . AW&OWS . SurveynT taAdJuba "Early Dri PHASE FIVE 49 Nest �ubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1674 (Fax) www.beconsultants.com SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY. VIRGINIA �s t't of `f �c BRADLEY T. RIGGLEMAN Do- No.2216 030.32.12-21 AA -. .•�nnr •s.wn.rn n.w V:\p�'OJ86C\_GUU3\U3V3G\JUfV\L.aU111Cs�.7G�.��av�Lr.7r.)v.a.�+rry/ c/cc/cvvr .+.T+..+.+ 0 a WAKELAND MANOR ��„:...;::•::s. i?:. ';:i:;?;;':v PHASE 4 'C :>::: ..... ::: ::;i?ti::;?;;;:t•.. :•:;::::;• Rr'';:..........:t : g / ::• .............................. . OPEN SPACE :;:..:•.:::;•;::• ::......::::::: ;r ;;;;;;:;;:;;;:;:;;:: 9 _ WAKELAND MANOR ®� J 1 :: FUTIrMi6 PHASE O Ioe � 2:i?2'. j � Q 0';?;:;:::�;;�ast::'i;T/1�0i3rs��'1<i�:%� -- O C£NTEX HOMES log `OQ` — — /NST. , 04001106845.5 � ,� � cif / •• jj r / AlACBDONIA CflUJQC _ _ ® , 4)/ %bii(7 300 0 150 300 600 -------------- V= 300' DATE: FEBRUARY 11, 2005 PAGE 3 OF 21 {mow BC Consultants P/enners . BnVineers .Surveyors Landscape Architects 43 West Jubal Early Drive Winchester. VA 22601 (540) 665-0475 (540) 665-1674 (Fax) www.bcconsultants.com FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY. VIRGINIA 1 �,' i' BRADLEY T. RIGGLEMAN ;0' No.2216� ; Z-23�Z k4upD s� o4' n;i1;717-21 AA V:\projectL2003\03032\Surv\Cadfiles\SecS\3032FSP504.dwg, 2/22/2005 3:50:54 PM OJOJ2.12-21 AA V ?Nnmipct\ 2003\03032\Surv\Cadfiles\Sec5\3032FSP505.dwg, 2/22/2005 3:52:06 PM Q L/NE TABLE LINE BEARING LENGTH L l S .3241:58" W 5 22' L2 N 87 45 58" W 8.72' L3 N 287,3:5,3" W 5.22' L 4 S 1159'16" W 5.24' L5 S 71:3448" W 8.73' L6 N 48'49'40" W 5.24' L 7 S 15:3,3'l9 E 59.99' L8 S 12'4.3'Ol " E 49.05' INTEN701VALL Y LEFT BLANK L 10 S' 16'46'12" E 4J..84' 01 S 15:jj,19" E 71. 64' L 12 N 16V9 29" W 128.29' L 1,3 N 74 26'41 " E .31.66' L 14 N 81:36'19" E 80.90' L 15 N 5 :?J'41 " W 89.17' L 16 S 42V9'1J" E 4J 05' L17 N 4751'19" E .3.3.17' L 18 N 7021 '19" E .3,3.17' L 19 N 6055 22" E .38.78' L20 S 77'4.320" W 44.74' L21 N 81:36'19" E 207.60' L22 N 082.3'41 " W 224.07' L2.3 N 81:36'19" E 245.87' L24 S 81:36'19" W 94.00' L25 N 81:36'19" E 142.00' L26 S 19 5122" E 19.05' L27 S 082J'41 " E 65. JO' L28 S 74 2641 ". E 27. 00' L29 S J274'00" E 8.00' L JO N 51 '18'45" W 54. J5' LJ1 S 56'07'55" W 79.24' L.32 N 10'47:39" W 4,3.01 " DATE: FEBRUARY 11, 2005 sc Commukants Planners . Awiacerw . Sarmmm Landscape Architects 43 Meat Jubal Early Drive Wincheater. VA 22601 (540) 885-0475 (540) 885-1874 (Fax) www.beconsultants.com PAGE 5 OF 21 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 0 N Co 1101 �I`V"7r" BRADLEY T. RIGGLEMAN No.2216 ZZW k,ft 5 030.32.12-21 AA v_\nmiect\ 2003\03032\Surv\Cadfiles\Secs\3032FSP506.dwg, 2/22/2005 4:00:44 PM � so o ss so ioo 11 /V / /f I A / it /!' r-/ it AIr1 A Ail. n / /') L) t / c_c_i-j/ vt/ /V//—v vv/ 1"= 50' / /1 n�r1 '� J / I ^ T / / / \ �-= / PORTION OF EXISTING SAN. ^ r= SEW. ESMT. HEREBY VA CA TED ? `� :1FPR/VA TE STREET, PR/VA TEL Y _ I OWNED, PR/VA TEL Y MAINTAINED. 1 SEX. ,S )u I P6W)7av of" EX. SAN. /NST. EW ESMT. ' ' O400J7- I I VACATED EX. 80 / ROADWA r EFFICIENCY BUFF1 1�� � 10OR� £A. WA T£R 1 MA/IV £Sbl S 4. R--J7J 00' L=6.28'( OPEN SPACE 'ARCEL „E„ �t4j EET 1,3 FOR I I cQi1 � I LOT /NFOR,y W CO I AT/Oly W I M ' , O I o I d ! u0� l� ESE t SHAPE �P,yO ESt� 50' BLjfFER�P a�.y5 ORS /� Z0 '01,15n2 Sty% 015t/ R=400,00�23A L=90.44' O /PVBL'C �7' , 8� 2/\ 0 C/L INTO N _ %��, 22 ?O E_ OR R= 42 1• 00 N. TALAMORE DRIVE AND LONDON --T2'48'11 " E DOWS CIRCLE 54,00'�TOTAL) 142,940 SF OR J..28146 AC. r-� / Tr - HEREBY D691CA TED FOR PUBLIC ` STREET PURPOSES ..A._/ v / c_/ ""� " "` f' / * AS RECORDED /N INSTRUMENT /050001191 DATE: FEBRUARY 11. 2005 Be Co Sultants Planners . EVineers . Surveyors Landscape Architects 43 hest Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1674 (Fax) www.beconsultants.com N J4 22'15' W 52.60' S0. i,068) 50- 0400 eA.N5t•i "- PAGE 6 OF 21 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA •� TH OF L f v BRADLEY T. RIGGLEMAN :0- No.2216 2-23-?. o5 t9�'Dp4 0,30.32.12-21 AA V:\nroiect\ 2003\03032\Surv\Cadfiles\SecS\3032FSP507.dwg, 2/22/2005 4:02:23 PM : r'V 8jae �,, lOE�N EET f� F W. �A444V 1 N � sav nE �,��•, L�j o O 0 �� Oc Q• �1 � v ,") `° A, ir- 14,1 A a,en/I [-/ A A I r1 A A A IC I A A /r% T I, ,^T , L ./"I I V L' 489'701t3 62� zZ0 StM ESMj h ` N� C" e FOR ! ET 13 IpN 5EE t ENFpRM c, ,��, a FOR CONTINUA T/ON, SEE SHEET 8 50 0 23 50 1 I 50' 1"= 50• ANOSCAPE BUFFER CN) u - 06 I F\ � 7 i( p 1 E.SIIr �'00 ON 14 10 ®FOR77ONS OF EX. 20' SAN. SEW. ESMT. HERE8Y VA CA TED ., INST. / 0400170 8 TALAMORE DRIVE & L ONDON DOWNS CIRCLE 142,940 SF OR J..28146 AC. HEREBY DEDICA ZED j r �j FOR PUBLIC STREET PURPOSES �� C � J V FoR CONTINUA T/ON, SEE SHEET 6 *PRIVATE STREET, PRIVATEL Y OWNED, PR/VAT£L Y MAINTAINED. DATE: FEBRUARY 11, 2005 PAGE 7 OF 21 1, FINAL SUBDIVISION PLAT TH OF Dr ors � c BC leommm t"mts p1mmon . �;akm . Surmmn WAK ELAN D MANOR u BRaD Y T. RIGGLEMAN ;0- "Adecepe AmNlects 43 hest Juba1 Early Drive PHASE FIVE N0.22 1 6 Winchester, VA 22601 (540) 885-0475 (540) 885-1874 (Fax) l-23 4 www.bcconsultants.com SHAWNEE MAGISTERIAL DISTRICT '�VD SLJgtvy� FREDERICK COUNTY, VIRGINIA OJOJ2.12-21 AA V_ nroiect\ 2003\03032\Surv\Cadfiles\Sec5\3032FSP508.dwg, 2/22/2005 4:05:30 PM CONTINUA T/ON, SEE SHEET 9 50 0 25 50 too A 1 a � 50' i SM. DRN. � ESMT. 20' SAN. �.. ^ SEW. ESMT. S 19:51220 E 20. 00C) I � NO 25 N STM—N 69 32'49 " E 1 �4� JAr R— 72J 00' 20' SAN. SEW. ESMT. �t \ o In Jhr o r_ � N ZMSANtn ,=Ur,i,'� Ir A/A/,I -/ AA/•, AAA A//'1,_) I R= 90.00' .i-� /' gg A S JIU522"£ :..� 2.49 Lp ;•. �i \ SorALAMORE DRIVE & L ONDON DOWNS CIRCLE S•�:::::::: % 142,940 SF OR J 28146 us AC. HEREBY DEDICATED FOR PUBLIC STREET PURPOSES O L�" \ Z ' m m ORS /� • 40 4-1 -•'a SAN—N 6.J 47J4" E C�1 57. 41 ' J. q �2 : 149 l0 N rSAAN—N 7942:i8" E I v,p \ to► �'•� a 155 IJ1 00 ' 148 .fly F•, W ,7 7crz,EN 81:Y6'19"[L:4�7, 14 �.: -N 81 T6'19"APR/VAT£ STREET, PRIVAT£L Y 8090 OWNED, PRIVAT£L Y MAINTAINED. DATE: FEBRUARY 11, 2005 INC Costsultunts Ploomrs . AWbeers . Surrop ors Lrodt cape Arrbi[eels 43 Hest Jubal Early Drive Winchester, VA 22601 (540) 605-0475 (540) 665-1874 (Fax) www.beconsultante.com -- ----I (II ilaai 1. FOR CONTINUATION, SEE SHEET 7 PAGE 8 OF 21 FINAL SUBDIVISION PLAT WAKELAN D MANOR PHASE FIVE TH M p c� BRADLEY T. RIGGLEMAN 9 No.2216 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY. VIRGINIA OJOJ2.12-21 AA ` %t-%nmiert\ 7nn3\n3032\Surv\Cadfiles\SecS\3032FSP509.dwg, 2/22/2005 4:07:47 PM W .SAN-S 087J'41 " E 3 504.85' (TOTAL) b�- 3� a ih� b b _zji coo WZk 2 4 20' STM. DRN. ESMT. I �) W �i t0 FOR CONTINUA T/ON, SEE SHEET 10 I .v (52.75' 1 1 52.75 29.75' N �Oh �. W o r• � Ih I N 2.3.00' � I W t-jI 2 � • N 81:309" E 80.50' N 087.3141 " Wr 48. 66' 1 29.75' 48 66' / V of S 5X?X41 " £ 'tip 'n 9.55' Z 1 q h b p► z � � 3 U W O q J 27 R= 70.00 70. L =107. !0 q Z 0 �I v1Z O _ 2i $ERWICK LAN J A• �R=70, 00' R=9300 14 L=219.91' �Q L -96.24 !S R-26. 00' � L=2582' • 54. LANDSCA pE N 10 739 ►� . 19 * 1.3.,I.J Rs461.00,1,3 26 �� p0. JSJ0.72 R=20 94Q h�Ary N 082J'4110 S! 41_ _ I Q II_ o I �1h N� 4tu ; N� 0 31 �I 2.3 00' I I , II 20 114J 18�=2s•�' o' STM. I RN; ESMT. ,I Ln 0 C 3W h 2 r4% Q 196 WATER MAIN ESAIT. 197 000'_ _-- 198 $ ^199 200 0 201 0 N z 202= 203'n'4 - N s a1;'f" w N 34t�9/J" E h "� 81:36'19" Eiv ` , .35.87' C7 .3.3 ti 89.09 • R:777.00' , n 97. 91 ' 00' _ Fv r. YAL ANWORE 0L:,335.63 , N 81:36 19> E 109.27(TOT.) o DR/ (VE 0750 374.18 (54 R/IVJ �PUBL/C STREET) ^ S 08 2J'41 " E R SAN TALAMORE DRIVE,_39Z7__ 54.00' 25 SEW N T1E: ESM� Lao144.63 =610 '-�•� A_ 'o S 60:5127" E I J` S 81:36'19" W W s„yy s 69.81 `' r 109.27' y �\ Z e^ c^ te aS' TALAMORE DOWNS CIRCLE 20' SM. `t 142,940 SF OR J 28146 AC. ORN• ESM'T. HEREBY DEDICATED FOR PUBLIC N 81;36I9" STREET PURPOSES JA00 so 0 25 50 toofF * *PRIVA TE STREET, PR/VA TEL O 1"= 50' 0E0, PRIVATEL Y MAINTAINED. DATE: FEBRUARY 11, 2005 PAGE 9 OF 21 BC Consultcints Planners. Bn`ineers . Surveyors Landscape Architects 43 hest Jubal Early Drive Winchester, VA 22601 .(540) 665-0475 (540) 665-1874 (Fax) www.bcconsultants.com FINAL SUBDIVISION PLAT��yr D� WAKELAND MANOR U BRADLEY T. RIGGLEMAN 9 PHASE FIVE No.2216 1q2-� p4 SHAWNEE MAGISTERIAL DISTRICT ND SUM FREDERICK COUNTY, VIRGINIA O. TOJ2.12-21 AA VADroiect\ 2003\03032\Surv\Cadfiles\Sec5\3032FSP510.dwg, 2/22/2005 4:32:19 PM 50 0 25 50 100 1" 50' 2 �c EXISANC EASEMENTS DELINEA TED HEREON RECORDED /N INSTRUMENT Z ,/ 050002741 UNLESS OIHERNIS£ SHOWN. �c �c PRII/ATE- STREET, PRIMA in Y omw AND MAINTAINED C3 �Ra i w, /C t I A/ A /e.' [/ A A/ /-1 A A A A f-1 L) / A A r r/-1 / % L_ L ./1 / V L. l / V//-1 / V V / L ./n / V L� r J, ,fir v, vhc_ lA/A /��[-/ AA/^ AAA A//l L! r r/-I A L_ L./'-1 / V L/ / V//-1 / V L/l W t 01 -N $ :� W 3 W O �1` O� =b EX. 20' STU. ORN. ESUT. 20' SW 1 ORN. ESUT.. *EX. 20' SAN. SEW. ESMT. f!� vl = R=104.00' Ki p L =J26. 7J' 14 j i i � R,1Q.OQ, / 9� 00, % FOR MORE INFORMA AOVV, THIS AREA, SEE SHEET 12 189 W 20 STM ORN. ESMT. , W v _ ; I 46.00' 46.00 188 0 ►� V I i ' 2.�0o W 1 �� o z.�oo I Q, Q W �1 ' 0'�___ V � w 0 o � 187 Q W� $ , ►� a Qk1,i a Q X 4'ze �� � � 11�2 186 ,I I I Wp WW Z a0' N a' 3 Z 3 � qN V �h Q�* h 185Z .r� ^W No = I NN �h Z I ll•N6c5 Z� - h 1 NN? t/1 O 1 1 0 20' STiI/ j$ 4 ORN.1 m 3 0 ;" I S 81 U6'19" W 94.00 13 ESA/T. S 77VJ20" W I I I O ORN.S MT. 44.74 J h 2 `792' 92'--�' I h ::. :::#:- FOR CONTINUA T/ON, SEE SHEET 9 DATE: FEBRUARY 11, 2005 BC Consnuants pbaoers . Aioeers . Surmjww Landscape Architects 43 hest Jubal Early Drive Winchester, VA 22001 (540) 665-0475 (540) 665-1874 (Fax) www.beconsultante.com PAGE 10 OF 21 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY. VIRGINIA �i I 190 I; 191 ;ao 192 W--- :. ill �► a W 193 tQ 194 N 3 o N_ A � � 195 W I I H O_ —S 83:TT19" W T11 OF IRAD Y L RIGGLEMAN. a No.2216 r Z'23.Zoo5 sV 0.30.32.12-21 AA 4:\project\_2003\03032\Surv\Cadfiles\SecS\3032FSP511.dwg, 2/22/2005 4:33:17 PM SO o 25 50 1w N 082J'41 N 81 U6'19" E 6. 00' 1 1"= 50' 10717' SAN—N .J570'12" E h� �c �c PRIVATE STREET, PRIVATEL Y OWNED C' AND MAINTAINED 189 ..�,, .r ,'•r�� �� 0� - �— 3 I I Ih 18 8 I I l o I 5 6 �� 187 o W� `. G�v�'�P � � 9 F �• � I 186 -�--- 11 I I J 0---�--- 31 6.00' % -- `� -- -- W SHEET 8 FoRW ,� ' a' I 2.100' V W LOT INFORMA AGVN a• O N M I° ° 184 ; Wi. o i :, = 1 .......... oo I oo I ao I oo = I I a �. N S 774.320" W tQi� I SAN-N• 81:J6'19" E 207.60' I 4V SAN-S 5.J:w:54" E 221.18'Zj 20' STM. _ SAN-S 81 U71120 £ 27.1,J' ORN £SMT:.,.. I h :...... _�-------1--- 52.75' ................................................... —4 lb 4• 1 L 0.8 .. ....... ..........................:... ......................:................................... .....................I..................; ............................................................ 29.75 .n �. ........... ............ O tu r OO IK —N 81:J6'19 " E 245.87' SAN—N 087.J 41 " W I 1$ tu 504.89 (TOTAL) O O) 00 1 c0 (O I - I tD I � r� r- WA TER MAIN ESMT. 1 W 20' SAN. SEW. £SMT. I 1 20- SW V v SEE SHEET 16 FOR LOT /NFARMAnow SrM-N 81.J619 E-- ti (0 I� 00 0) O N M I I Q z, Q to to Wl a to n W tT to 1 NtQ I r000 tn b. .S� di -- -- - -- -- - y ar •.. S �.. :'. J5 : o`er- — �4 R=90.00:.::::::.:.::.:.E;Si!::I. ........................................'... �j ....... 14 s QL 'K -N 4751'190 E ,JJ.17' DATE: FEBRUARY 11, 2005 PAGE 11 OF 21 FINAL SUBDIVISION PLAT �tiTH F BC Consultants WAK ELAN D MANOR PIMAera . LciWRO&M • SM"W. nra OR T. RIGGLEMM Landscape AwAfiects 49 Hest Jubal Early Drive PHASE FIVE N0.22 1 6 Winchester, VA 22601 (540) 865-0475 (540) 665-1874 (Fax) www.bmonsultante.com O SHAWNEE MAGISTERIAL DISTRICT _Ab FREDERICK COUNTY, MRGINIA O.JO.J2.12-21 AA V:\oroiect\ 2003\03032\Surv\Cadfiles\Sec5\3032FSP512.dwg, 2/22/2005 4:34:31 PM N 81 '36'19 " E 30 0 15 30 60 107.17' SEE SHEET 1"= 30' 18FORLOT INFORMA T/ON 1 ESMT.AN. SEW. em�ZRWJ N�� — �i INST. / 050002741 EX. WA TER MAIN ESMT. \? k1' N 082J'41 " W INST. j 050002741, 6.00' ' a� 20' SAN. SEW. ESMT. �� •y'7•� �' tV WATER MAIN ESMT. Cli Rt OW-S 082.3'41 " E ,385.1X SAN-N .i52072" E syy�.� �' • �y `� • (4 ROW) !� S� % �!� �• , C.' f' 'ICY N 082.3'41 " W 2 ^► LONDON DOWNS CIRCL (Pu81-10 SMrr) L=1.62.•` . ti u 0 ci-N. N2 C W N tzsz a 1 zt oh�h ` SRN ESMt uj R=104.00 a. 4 I OPEN SPACE rQ1 PARCEL "E" S 082.3'41" SAN 1/E.• • �� < ?per •- 2.J 00' C C' >' S 082J 41 " E J85. IX ��': h bb001 ROW-S 082.T41 " E .385. l,i0 Ok1 ��y �8'� �c j� \\\ \ �. �r' >1 52.22 (TOTAL)7 18 s \ 'A \ . > . I 20' SW 20' SAN. S£W. ESMT ORrN�ES�MT._ TN�-57 218E 218 19' -- S 08 2,3'41 " E , \ Z TM-N 6454:W" E I \ NOTE.• 22. 45' , I FCR ADD1 AONAL INFORMA MW,, \\ 'r'\` � PARCEL El, AND L 6VVDLW DOWNS \\ \ I 191 I 190 CIRCLE, SE£ SHEETS 9 & 10. \\ \ ' EX. 20' STM. DRN. ESMT, SEE SHEET � � � /Nsr. ,� 050002741 \\ 19 FOR LOT���\ /NFORMA T/ON I N 81:J6, 9 " E \\ DATE: FEBRUARY 11, 2005 PAGE 12 OF 21 FINAL SUBDIVISION PLAT yTH OF BC Cammatants WAK ELAN D MANOR mamme s , Ainoors. surm Architects ,r ew►o T. RIGGLEIIAN Landscape 43 West Jubal Early Drive PHASE FIVE No.2216 Winchester, VA 22601 (540) 685-0475 (540) 885-1874 (Fax) l 2 - 4 www.beconsultants.com SHAWNEE MAGISTERIAL DISTRICT ' FREDERICK COUNTY, VIRGINIA OJOJ2.12-21 AA %^_\eroiect\ 2003\03032\Surv\Cadfiles\Sec5\3032FSP513.dwg, 2/22/2005 4:37:44 PM 30 0 15 30 60 WARRIOR DRIVE * 11111 (YARY.1 S NVN Rlw 0 . 2 L - J56.25' -- ---M. ORN. ESMT. y * EX ST ® PORTION OF EX/ST/NG .SAN. e SEW. ESMT. HEREBY v+ VA CA TED s N 5AN ��0� �p88 N EX. 80' ROADWAY EFFICIENCY BUFFER ----`--------- 40 d ic' N� 9 �9 X.A06n CIA t-------- 20.00' iV �— E �78.00' w 138 w o°. - A 1 2, 964 Sr o o+ :� 139 .:• .o; q n 2,184 Sr W1� . of Z 108 0 o ti e 140 o kiiD 1 O 0 2,184 Sr 10.6 ., m j r�b 141 ' "� q n ?. ^1 0 2,184 SF �, m N 104850 001, 142 1 2,,184 Sr otiD z 102 1 143 , o° 2,964 Sr $ NOTE.• FOR J# 100 ADD/T/ONAL i N 4`i.i1 'S'9�/NFORMA T/ON, _78. 00' PARCEL E, SEE SHEET 6 *EX/ST/NG EASEMENTS DEL/NEA TED HEREON UNLESS OTHERW 5,C SHOWN. 050001191 DATE: FEBRUARY 11. 2005 BC Consultants Pieaneis . A)WA6ers . Surre>eM LaedweW Architects 43 hest Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultants.com PAGE 13 OF 21 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY. VIRGINIA x o y c� BRADLEY T. RIGGLEMAN No.2216 'SioL442)a4wg' �o 030.32.12-21 AA V:\project\-2003\03032\Surv\Cadfiles\Sec5\3032FSP514.dwg, 2/22/2005 4:39:12 PM V A'i m No \Q w \ \ \\ o N 087J'41 " W 56. #„` \' 1 ° 4a \ (6R N 655444" E 149 15.52 2, 852 SF Q W In q I---- N 082-T'41 " W 78.00 \ % A 1 i 148 srsEw Es�'r. V W INI� 2,184 SF $ -\ 10 J N ;N 109 I N, asz1 \ 4 h w SL vj 147 Q h g 2,184 SF 1 `\ r� I 107 N a.Aj I i �I ` -- -- -- -- _ 1 146 1 bI� 2,184 SF h /105 145 2%0� 184 SF 10,i I I of 'N N� 3 �--" - $ I � N- 082,i 41 W 78.00 3 � Ig 144 e$I ca 2,960 SF I �, 101 N 6077'40" W q� I 4.22' �N *PR/VA TE STREET, PR/VA TEL Y \ \ \ \• ,% E SHEET 8 FLW OWNED, PRIVATEL Y MAINTAINED. �s 198,�,ygp�, TALAMOW DRIW • \Z� \� 10,w o o. �\AIER` m�a MWN EW',.\ ` po .LI/*rlr 10 31 I Jm 50 • B�FFE 20'' IYA/E AdV E R=195.00' , • L �,36.87' O1 L=,37.49' 32 R=,300.00' oN r ao oo N K-N 7476'41" Q I 11, 31.66 31 � i SAN-S 2 61 " £ 1 49 05� = 11.79 N 082.3'41 " W -- 75. J9' � / 11.45' .�►�� 84.15 N 15'33'19" W 20'SO 15� N-s 15JJ'19 / , N, ,,WIT. 1 39.99'_. , V / , /, I A/ A /�' r-/ A A I P-1 A A A A I /-N C.) _-- r r,-1 / c- c _/n / v t/ / v/,-1 / v v / % /•�— �N *0 w / / , / NpUg�l - _- ' " 30 0 15 30 60 W \ ' /1/ 1533 19 , '�N 7476'41 E 40.00 I "_ qn' -� DATE: FEBRUARY 11, 2005 BC Consultants Plaeners . ffiVineers .Surveyors Loadseepe Architects 43 Nest Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultants.com PAGE 14 OF 21 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA �I �p TA_1 99.41 CL-N 153311191, '1 9T) I 71. 64 ' i h rOLEIMIA� ,BRADLEY T. No.2216 t 2'23-�4 , '�vs�° OJOJ2.12-21 AA V-ADroied\_2003\03032\Surv\Cadfiles\Sec5\3032FSP515.dwg, 2/22/2005 4:40:07 PM 30 0 15 30 60 N, \ •• JS 1"= 30' C) C) sew. ter. N 5J2J41" W 89.17' 'o S '!76?' 78 00 NBo99. 155 0 3 2,964 SF 1 211 I 3 Q Q I N 5J7,3'4I " W 78. 00' �J►.� W o o° 154 IW 2,184 SF qi I • (:� Z �V 209 Qo' L�-- -- -- -- I ? I� l(> Q b' I .. ., v ate) m h. lie Q � NO IN P�pQP�O,� \,a Z 153 1 V. 2,184 SF � $� 1ov I 4, , Af 207 I O i� . lee. b� 152 °ol z 2,184 SF�— I ,f 205 0, I 0 151 $� I z O 2,184 SF Ri I Z 20.3 li--- -- -- -- 2.7 45' I N 537.3'41 " W 78. 000 r \ N •J5:J5:?J" W I I ry 19 47' 150 I o 2,909 SF Af 201 N 5,37,i'41 " W 59 46' It S\N ems. Z APR/VA TE STREET, PR/VA TEL Y Qy \ OWNED, PR/VA TEL Y MAINTAINED. DATE: FEBRUARY 11, 2005 PAGE 15 OF 21 -_ FINAL SUBDIVISION PLAT ' �S, tiTH OF, Df BC Consultants Planners . 6n�ineers . s�yo� WAK ELAND MANOR Landscape architects U BRAOLE T. RIGG EMAN 43 Hest Jubal Early Drive PHASE FIVE No.2216 Winchester, VA 22601 (540) 665-0475 (540) 665-1674 (Fax) l-23 www.beconsultante.com SHAWNEE MAGISTERIAL DISTRICT SUR�►�" FREDERICK COUNTY, VIRGINIA 030.32.12-21 AA { V-.\project\-2003\03032\Surv\Cadfiles\Secs\3032FSP516.dwg, 2/22/2005 4:41:07 PM (46. 78.00' 20' STM. .lU yu 16 4 DRN. ESMT. 35' BRL $ o0 163 Qd F2,964 SF I = W e 2964 SF Nb � f01 a -i Af 315 I 165 . la I• 162 2,184 SF $ °� 2,184 SF 10-T N h 313 ,- 166 •I I�161 g 2,184 SF $ 2,184 SF 10.5 � 167 o° 160 2,184 SF N 2,184 SF NI IN 107 3 W -Tog- --.. ..-- 168 - V W - --.. ..--- •°oI'.�. � :°0 2,184� SF I 2,184SF �_ N f09 h I 00 I N p = , 307 169 • I owl• 158 ' $ 2,184 SF od Q = 2,184 SF 305 s 0 170 o J N 0 1.57 0 2,184 SF I I 2184 SF 2' I N ,.0 11-Y N I' V WN ,r 303 I S 082.3-41 " E -- 78.. 00 N 082.3_41 " W --- 1;;j d 171 ' Q ^Q ' �' 156 a . o J I�i,� 2,923 SF $I NZ I $ 2,900 SF ;' S 2240 39" Wr 115 ao; h�0 It / Ij..ol 50' ; � S 0823'41 " E 66.35' 19.96' /SEE SHEET 17 *PR/VA TE STREET, PR/VA TEL Y OWNED, PR/VA TEL Y MAINTAINED. Nam, LONDb_N DOWN $ CIRCLE 30 0 15 30 S 082 6041- E .385.1.3' (TOTAL) SEE SHEET 9 FOR ADD1A0VAL p 1NFORMA770YV, LOWDOW DONWS N i = 30 C1RCL _ ROW-S 082_3_4I " E J85.1,3' 1 -!�1�' W— 4805O�J-�. 5706' _--' -IK:215.96--- ____ WAIFRMAINESMT. _ ___ __� N r�`SAN-N 082.3'41 " W 504 86' (TOTAL _ i 20' SAN. SEW. F,SMT. - SAN AE.• 215.48'- _� i 20.00' PL -S 082341 " E 78.00 I PL _N 0823:41 " W IV 78.. DO' )7 301 -- N 5323'4_ 16.04' f/ N 0823'41 " W 66.65' — + 1 5 DATE: FEBRUARY 11. 2005 PAGE 16 OF 21 FINAL SUBDIVISION PLAT BC Consultants WAK ELAND MANOR Planners . Bn`ineers . Surremm Landscape Ay Drive PHASE FIVE 43 hest Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultants.com R=100.00' L =,39.78' .35 — O O N NI c c 03% TH of TIL y' .1 IRADLEY T. RIGGLEMAN ;0' No.2216 COS SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 031712 12-21 AA v-\nrniPrr\ 2nn3\n3n32\Surv\Cadfiles\Sec5\3032FSP517.dwg, 2/22/2005 4:42:00 PM d J�5198� n N I `\" -\* *PRIVATE TE[ STREET, PRIVAY / EX. 20' STM.. OWNED, PRIVATELY MAINTAINED ORN. £SM'T. INST. Z 050002741 N ,36:36'19" E 159.051\ 20' SrM 2 S 36:36'19" W 78.00' END CLAF ,36.81' -- -- -- -- 1.09'" ` ♦°0 179 0� 2,954 SF I I I� 215 I 'I i. g 178 0' IN 2,184 SF 213 � I 0 177 0, I 'I N 2,184 SF N I I V W F----` 211 NN W _ a g 176 m o' l21 !l t0 I tb,l 2,184 SF N� �J N� �� -- 209 N 3I V L C o'�I o 0 175 F2 Q U) 4z h N 2,184 SF N�hl 207 o 0 17 4 $' N 2,184 SF NI I 205 0 173 ti 2,184 SF Z 20J S J6:36'19" W 78. 00' 172 2, 927 SF / 201 S 2240:i9" W °o N v v N Wwi : •..;..:.. :~• R :.j::•..:: . ,gyp•, b' •• :..:;:•.:. 17.79' I \ •- -- -- S MJ6'19" W 60. t74' 9' �,4 4a ao o 15 30 so 171 ••�� ' SEE SHEE 16 FG 1"= 30' LOT 1wmw 1701v DATE: FEBRUARY 11. 2005 BC Comm"Isuants P/aoners - Afineera - surmr" Landscape Mch/le+c& 43 West Jubal Early Drive Winchester, VA 22001 (540) 885-0475 (540) 885-1874 (Fax) www.bcconsultante.com PAGE 17 OF 21 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY. VIRGINIA W W yTx of `f c� BRAD 1T. 6RIGMAN ;s' No.2216 t 2'23 2� . 0303217-71 AA a .,t--A4m^,%cn..c%anw)PCDSIA A.n i/77/innri 4.47,41 PM SAN-N J520'12" £ .Q a 16.61' s -9 a Ma ✓ !; \ QQ\\ OO �; �y �� W l 1 1 s `� �/ •'y `i! F \ �N ♦;mot n'P COP CP OQ �\$' •`moo- � / � �� 'L $. \ � � � l6' �; ��,. gb ,, • \� Z � APR/VATS STREET, 1 PR/VA TEL Y OWNED,\ PR/VA TEL Y MA/NTA/NED. 6 A. 30 0 15 30 60 of I 1"= 30' ,�h• ��, tv OPEN SPACE W PARCEL "E" ,%a o , o F� ��g o y�,' ,325,145 S. F. or 7. 464JI AC. , w��, \o, � ��� � p�� ,k"��1A (H. O. A. OWNED & MA/NTA/IVED) 4 \�"p. y 0 � p0 \sue ,,gyp 101' 6,9 �a0 \ //, p0 15 / kiL qVYWA 1� y`FO � . � � � �I~�• rat' 1 //, '�� `�` �, DATE: FEBRUARY 11, 2005 PAGE 18 OF 21 FINAL SUBDIVISION PLAT ����,TH OL,D BC Consultants WAKELAN D MANOR ` planners Surveyors BRADLE T. RIG MAN Y Landscape Architects 43 hest Jubal Early Drive PHASE FIVE No.221I6 Winchester, VA 22601 2�5 (540) 665-0475 (540) 665-1874 (Fax) www.beconaullants.com 9 O SHAWNEE MAGISTERIAL DISTRICT �'bVtii FREDERICK COUNTY, VIRGINIA 030.32.12-21 AA V':\projectL2003\03032\Surv\Cadfiles\SecS\3032FSP519.dwg, 2/22/2005 4:44:55 PM SE£ SHEET 13 FOR ADD/TONAL INFORMA T/ON, L ONDON DOWNS CIRCLE %S% a� .,3 v W u 1 1 OV � Q O O L'jR O N= W ' �fO Q p I VW� O hO�Q � r DZa Z Q W' �QW L 'J W h p1 4 W W Q Q _1zit Q N Ld U O � I Q CL I W = a, b u�j 2 U�w t[ vJ O 52. 75' 29.75' DATE: FEBRUARY 11, 2005 pimAera - A)waeees . 5kfrry »rs Leedscipe .4 chaects 43 West Jubal Early Drive Winchester, VA 22001 (540) 665-0475 (540) 665-1674 (Fax) www.bcconsultants.com 30 0 15 30 60 STM-N 5434:78" E 1"= 30' / 22. 45' * AS RECORDED /N rl %j I INSTRUMENT / 050002741 S 08 2J'41 " E N 11. 00'� PRIVA TE STREET, PRIVA In Y OWNED, PRIVAT£L Y MAINTAINED. SIM• N 81:36'19" E ' *-Ex. v N ESMr. f8.3.00' iBR�78.009" £� D 190 O 2, 964 SF /' 210 0 191 0' ai 2,184 SF o; 1208 I� h 192 o, 2,184 SFQQ oo N 1206 � I O W tQ193 olw N 2,184 SF o N J o N S\, 204 U o 194 o a' D 2,184 SF ooI N 1202 N' 195 °o 2,964 SF ti I 1200 � ,0,-20' FC BRL V N 81:i6'19" E 78.00' 20' STM. DRN. £BAIT. I /-8 37;2S i-i7,-0" lu 2 �r - STM.. DRN. ESMT. _ —20' FC BRL S£E SH££T 20- PAGE 19 OF 21 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA CJ (, < > 1") rq ll ; i J IJ' > j W V � Q L'1` i TM-N 8.329100" E .XJJ' 'yTH OF `f 1 c IRAD T. RIG AN � No.2216 2-23 -2004 DMT212-21 AA V.-\oroiect\ 2003\03032\Surv\Cadfiles\Sec5\3032FSP520.dwg, 2/22/2005 4:46:35 PM 30 ; 0 15 30 60 W� O W Li W QQ rZ �W^Z U % h 1 �Z ZQ hJ�� W i �O o��OQho g" O�oi N•0 "Zt! I ZLJ Opp =�W W 4 O o o ( h • h Z 0 V I 0 27C I R=70.00' o� � I L =219. 91 ' e1 O7 I 0 v `O S 10 47:J9" E 41: 1.J..J.J''1 w R=5,J9.00' L=1.J.12 R=5oo. oq' L=20.94 R=YJ 00' L=88.45I' R=26.00' I L-25.82' I i sA,yw., � I � �ji, AE.• SEE'- TALAMOR£ DR112r N 81:J6'19" E _21.20'� -TTnn' 1.22 DATE: FEBRUARY 11, 2005 BC Com"mi"I tj Planners . Awlifeem . sm"rims Landscape finch/tects 43 Veit Jubal Early Drive Winchester, VA 22001 (540) 885-0475 (540) 885-1874 (Pax) www.beconsultants.com n SEE SHEET 19 N 81:J679" E 70.88' 1-- N 48V128" E 6.17' :1 r I 8.54' N-20' FC BRL I; � 196 N' 2, 947 SF I I 1 I II 1114 1 N 1:36'19 " E 78.00' ( 1 I' °0 197 0' 1 I) 2,184 SF N - -- 1 112 SAN-S W:?-f:J5" E I g 278.09' 198 /N I' 2,184 SF N i 'lu 1 199 0�.. o � a 2,184 SF h;ry I. r 108 0 o 200 2,184 SF NI O (, 8.11 - --/ 106-- -- ' II w 201 o I W I� g 2,184 SF N • I e 104 202 I/ 2,184 SF Z102.I- "11-N - N 81 U6119" E - 78. 00' 203 �, 1 • C' 2,964 SF ~� /100 6.17'� 581:36'19"W 78.0 208N. 1ESMt.S , v� 6 b L 3 Z I � 5 5 � 122.09' (TOT.) /� AI.f/. II /�" Ii♦ PAGE 20 OF 21- FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA ;QH CD N W W p1 rc� I' T. RIGG N � No.2216 ^C lA�. Z3.-j O.J0.J2.12-21 AA V-\nmiect\ 2003\03032\Surv\Cadfiles\Sec5\3032FSP521.dwg, 2/22/2005 4:47:11 PM 50 0 25 50 100 1"= 50' sI C3 DETAIL SHEET FOR 10' N SANITARY LA T-RA L- INN C) �p�2 (k4 FOR VA CA T/ON OF % � /`R '4/°— ► EX. 20 SAN. SEW. �. `?o' Sj O,Q I I - ESMT., SEE SHEET 6 ` °Rn °£sii"r' �� Ester L 13 5.7 S 49j. r -........... �8,� w _ `�'�Op • 9 w ?S 6,5 • �ATSAN !O �73 OJ65 9 \`>8? • O -- r S 65 DRIVE TALAMORE OR/1� 87�5;58" ' 142, 940 SF OR d' [ cwOON 00/yyS C/RCIE ..28m,6 AC. HERE8Y FOR Pl/8L/C STREET P(/RPO.SES O/CA IUD //N,s '� G4T !O' S.4N. LAT. 8 a S? ' / o'er! S 0/78:�9" tt, E.sur, �? Oj R=1, 027.00 04• L=36.3.20' S J5YS:i9" l`�69. /V 807.3:i9" �c 7 ss i; v'r T # v-�i: �2 .'vim;: IC 044 J r� / DATE: FEBRUARY 11, 2005 Laadsrape Ancbits+c& 43 Rest Jubal Early Drive Winchester. VA 22601 (540) 685-0475 (540) 865-1874 (Fax) www.beconsullants.com ,A/A/,-[I AA//-, I/A AI/'1 L,J r r /- 1/% L- L ./-1 I V L/ I V//-1 I V „ 5 C-7 L/ rr / A � r� �J V f PAGE 21 OF 21 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FIVE SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA yTx of y f K08iT. RI MAN � No.2216 Lft -2� � 03032.12-21 AA t'V W Ln V1RUINIA; FREDERICK COUNTY, SCT. Th s i31"utd"' of writing was Produood to me on C�ei�.at` //�o��",�ih�G. and with oettificate of acknowledgement thereto annexed Wass admitted tO record. T imposed by Sec„ 58.1-802 of and 58.1-801 have been Paid, if aebt4 4A04+" Lr ,cam t COMMONWEALTH OF VIRGINU OFFICIAL RECEIPT FREDERICK CIRCUIT COURT DEED RECEIPT f+��! DATE: 03'14f05 TIME: 11.33-15 ACCOUNT: 00C�R05000506E RECEIPT: 01000006890 ASHUR: PYL RES: WE1g TVPE: DOD PAYMENT. FUL_ PAYMENT INSTRUMENT • 050005082 kOOK: PAGE: RECORDED: 03114105 AT 11:3"c .� i3RANTOR: CENTEX HOMES EX: N 12C: CO GRANTEE: WAKELAND. REX L EX: N PCT: 10" AND ADDRESS PEENED OF CALSH. COLLir I, LLEE+ELEY DATE OF DEED. 02101�eI5 l CHECK : $5 .00 DESCRIPTION 1: H DTV P: U ELAND MAN?f, PHASE 5 NAMES: } CONSIDERATION: .00 AtVAL: .00 MAP: PIN: 301 DEEDS 43.50 145 VSL F l 106 TECHNOLOGY FUND FEE 5.00 0315 RECORDATION FEE T.6 TENDERED AMOUNT PAID: 51.11 CHANGE AM: : .K" c I CLEF! OF COURT: REBECCA u. HOGAN Z I j � I " � I � I l DC-18 (10M) I 05 5011 c ry e o THIS DEED OF SUBDIVISION, DEDICATION, EASEMENT AND VACATION (the "Deed") is made this % day of , 2005, by and among CENTEX HOMES, a Nevada General Partnership (hereinafter referred to as "Owner"); REX L. WAKEMAN (hereinafter g referred to as "Wakeman'); WAKELAND MANOR HOMEOWNERS ASSOCIATION, INC., a Virginia non -stock corporation (hereinafter referred to as "Association"); the BOARD OF C� SUPERVISORS OF FREDERICK COUNTY, VIRGINIA, a body corporate and politic (hereinafter referred to as "County"); and the FREDERICK COUNTY SANITATION f— 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 February 11, 2005, entitled "Final Subdivision Plat Wakeland Manor Phase Five," and prepared by BC Consultants of Winchester, 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 040021068, among the land records of Frederick County, Virginia; and = WHEREAS, Wakeman is the owner of property adjacent to the Property, know as Parcel B, Macedonia Acres ("Parcel B"), having acquired Parcel B by deed recorded in Deed Book 617 at page 509, among the land records of Frederick County, Virginia: and .A% JACENTEX\506.72\Deed of Sub, Phase 5.doc 1 1 C) Na a .rl- WHEREAS, it is the desire and intent of Owner to subdivide the Property into lots and parcels, and to dedicate, grant, and convey for public use, the streets and thoroughfares in accordance with this Deed and the Plat; and 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; and WHEREAS, it is the desire and intent of Owner to grant and convey unto the Association the easements in the locations as shown on the Plat and as hereinafter provided; and WHEREAS, it is the desire and intent of Owner to grant and convey unto the owner of Parcel B sanitary lateral easements in the locations as shown on the Plat and as hereinafter provided; and WHEREAS, it is the desire and intent of the Authority to vacate certain easements as shown on the Plat and as hereinafter provided. 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 138 through 203, inclusive, Parcels E & E1, PHASE FIVE, WAKELAND MANOR all in accordance with the Plat which is expressly incorporated herein and made a part of this Deed. J:\CENTEX\506.72\Deed of Sub, Phase 5.doc 2 O tV 0 cn STREET DEDICATION 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 dedicate to the County the 3.28146 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. Emergency Ingress and Earess Easement. An easement for ingress and egress, for construction and maintenance of utilities, for County and other emergency vehicles, and for the purpose of performing any governmental functions which the County may find necessary or desirable to perform, including but not limited to police and fire protection, over and across all private streets, common driveways, public and private access easements, and ingress and egress easements, as shown on the Plat. B. Sight Distance Easement. Sight distance easements, as more particularly bounded and described on the Plat, for the purpose of preventing obstructions to vehicular sight in conformance with Virginia Department of Transportation ("VDOT") standards. Owner, its successors and assigns, shall not place or permit on the Property fences, shrubbery, structures, or other facilities or vegetation ("improvements") within the bounds of said easement unless such J:\CENTEX\506.72\Deed of Sub, Phase 5.doc 3 I C:)- N 0 ON - improvements shall not obstruct vehicular sight from any direction. A VDOT review will be required for any plantings or improvements within said easement. The right to enter and remove any obstructions for the purpose of maintaining clear sight distance within such easement is hereby granted to VDOT. C. 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 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. 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. J:\CENTEX\506.72\Deed of Sub, Phase 5.doc 4 I O" ti O -�j 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 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 JACENTEM506.72Teed of Sub, Phase 5.doc 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. 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 J:\CENTEX\506.72\Deed of Sub, Phase 5.doc 6 r� CQ i'V CO t.D 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, 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. LANDSCAPE BUFFER EASEMENT THIS DEED FURTHER WITNESSETH, that in consideration of the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, the Owner does hereby grant and convey unto the County, its successors and assigns, and the Association, its successors and assigns, a landscape buffer easement in the area shown on the Plat. The property within this easement shall not be denuded, defaced, or disturbed in any manner, or subjected to vehicular access, other than maintenance vehicles, without the prior written approval of the County and the Association, except for required utility and storm water management installations. Both the County J:\CENTEX\506.72\Deed of Sub, Phase 5.doc 7 and the Association shall have the right to inspect and maintain any area which lies within the landscape buffer easement, and to remove any improvements or other items which are constructed or located within the landscape buffer easement in contravention of the terms stated herein. The Association shall be responsible for maintenance of this easement. The maintenance of this easement shall not be the responsibility of the County or the Commonwealth. SANITARY SEWER LATERAL EASEMENTS THIS DEED FURTHER WITNESSETH, that for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Owner does hereby grant and convey sanitary sewer lateral easements in the locations set forth on the Plat, for the benefit of Wakeman as owner of Parcel B. The owner of Parcel B shall have the right of entry upon the easement areas to construct, maintain and repair the laterals, and all the rights reasonably necessary for the exercise of these easement rights, including the right of reasonable access to the easement area and the right to use adjoining land where necessary (which right shall be exercised only during periods of actual construction or maintenance). The owner of Parcel B shall restore, as nearly as possible, the premises to their original condition, such restoration to include the backfilling of trenches and the reseeding or resodding of lawns, but not the replacement of structures, shrubbery, trees, fences or other obstructions. AUTHORITY VACATION OF 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, the Authority does hereby QUITCLAIM, VACATE AND RELEASE, WITHOUT WARRANTY, unto the J:\CENTEX\506.72\Deed of Sub, Phase 5.doc 8 Owner, its successors and assigns, those portions of certain easements previously created by instrument recorded among the land records of Frederick County, Virginia in Instrument # 040017088, as more particularly shown and depicted on the Plat as "Portion of Ex. San. Sew. Esmt. (Inst. # 040017088) Hereby Vacated". 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. The Association unites herein to indicate and confirm its acceptance of all of the maintenance and other obligations assigned to or assumed by the Association under this Deed. IN WITNESS WHEREOF, the Owner has caused this Deed to be executed, under seal. JACENTEX\506.72\Deed of Sub, Phase 5.doc 9 I O` F\3 N) CENTEX HOMES, a Nevada General Partnership By: Centex Real Estate Corporation, Its Managing General Partner - 1 �I► �`�►l.�a1 STATE OF V1 I I Ivy COUNTY OF I , to wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, d hereby certify that OD (" K.:ha is as I)NISl Ol-i TV -Ifs II- 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 My commission expires: JACENTEX1506.72\Deed of Sub, Phase 5.doc 10 1, VAS NO W WAKELAND MANOR HOMEOWNERS ASSOCI TION, INC. By: (SEAL) Name: j Title: ' STATE OF V I %�A COUNTY OF , to wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do ereby certify that MANOR HOMEOWNERS ASSOCIATION, INC., whose name is signed to the foregoing Deed, appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my My commission expires: JACENUM506.720eed of Sub, Phase 5.doc 11 0500027P. C3 CT THIS DEED OF EASEMENT (the "Deed") is made this5r day of February, 2005, by and among RALPH M. WAKEMAN and REX L. WAKEMAN, TRUSTEES for Wakeland Manor Land Trust (hereinafter referred to as "Owner"); the BOARD OF SUPERVISORS OF r' FREDERICK COUNTY, VIRGINIA, a body corporate and politic (hereinafter referred to as "County"); the FREDERICK COUNTY SANITATION AUTHORITY, a body corporate and ` politic (hereinafter referred to as "Authority"); and CENTEX HOMES, a Nevada general partnership. WITNESSETH WHEREAS, the Owner is the owner and proprietor of certain real property (the "Property") as shown on plat dated December 23, 2004, entitled "Plat Showing Various Easements on the Property of Wakeland Manor Land Trust," and prepared by BC Consultants of Winchester, 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 Deed Book 776 at page 685, among the land records of Frederick 14 County, Virginia; and WHEREAS, it is the desire and intent of Owner to grant and convey unto the County and unto the Authorityand unto Centex the easements in the locations at ons as shown on the Plat and as hereinafter provided. COUNTY EASEMENTS NOW THEREFORE that in consideration of the premises and the sum of One Dollar .1� ($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: CD Co C71 C:-) 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 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. 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 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 2 1D C) 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. EASEMENT THIS DEED FURTHER WITNESSETH that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, Owner does hereby grant and convey unto the Authority, its successors and assigns, the following easement as hereafter set forth, in the location 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. B. Sanitary Sewer Easements. An easement 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. 3 C) G-N The foregoing easement to the Authority is subject to the following conditions: c.n l . 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 fines, and appurtenant facilities; provided, however, that the Authority at its own expense shall restore as nearly as possible, to their original condition, all land or premises included within or adjoining said easements which are disturbed in any manner by the construction, operation, and maintenance of said water mains, 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 4 �g � � � f �4 �� .� V' ti �;� � , �,. �1 A ,i . � � Y 4) \. � � \� .��� r' C C7 G-1) C-1 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. PRIVATE EASEMENT FURTHER WITNESSETH, that for and in consideration of the sum of Ten Dollars ($10.00), cash in hand paid, receipt and sufficiency of which are hereby acknowledged, the Owner does grant and convey unto Centex, Temporary Construction and Ingress/Egress Easements for the purposes of performing construction work and activities on, through and across the property of the Owner, said property and easements being more particularly bounded and described on the Plat attached hereto and incorporated herein. The easements are subject to the following terms and conditions: 1. Centex and its agents shall have full and free use of the said easements and right(s)-of-way for the purposes named, and shall have all rights and privileges reasonably necessary to the enjoyment and exercise of the easements and right(s)-of-way including the right of reasonable access to and from the right(s)-of-way 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 surveying, construction, reconstruction or maintenance. 2. The temporary easements shall terminate upon completion of the project or upon September 15, 2005, whichever shall first occur. MISCELLANEOUS Headings used in this Deed are for convenience purposes only and are not intended to affect the express terms herein set forth. 5 Q CD G-1 The undersigned warrants that this Deed is made and executed pursuant to authority properly granted by the trust agreement of the Owner. IN WITNESS WHEREOF, the Owner has caused this Deed to be executed, under seal. i Z EAL) RALPH M. WAKEMAN, TRUSTEE for Wakeland Manor Land Trust rl*(SEAL) REX L. WAKEMAN, TRUSTEE for Wakeland Manor Land Trust STATE OF VIRG TIA City/County of to wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that RALPH M. WAKEMAN as TRUSTEE for Wakeland Manor Land Trust, 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 j""z day of February, 2005. Notary Public My commission expires: C1 X6 si O G_1 STATE OF VIRGINIA c, City/ ty Of (,() U1'LW,5k•4-- , to wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that REX L. WAKEMAN as TRUSTEE for Wakeland Manor Land Trust, 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 j r day of February, 2005. Notary Public My commission expires: d 00 7 7 2nna\n-4n i7\surv\Cadfiles\Sec5\Offsite Esmts\30320EP501.dwg, 12/23/2004 10:29:55 AM I J A/'Nl1 L1 ry JJA o o 11 SCALE. 1 "-2000" NOTES 1, EXTERIOR BOUNDARY DELINEA TED HEREON IS FROM A BOUNDARY SURVEY PERFORMED 8Y BC COWSUL TANTS, DATED OECEMBER 5, 200J 2. FLOOD NOTE ' ZONE C" COMMUNITY NO.' 51006J, PANEL: 0200 B, DATE.' 7-17-78 ,j THE PROPERTY DELINEATED HEREON IS SHOWN ON FREDERICK COUNTY TAX MAP 75, PARCELS 100 & 101, AND ARE ZONED RP. 4. OWNER.' RALPH M. & REX L. WAKEMAN, TRUSTEES WAKELAND MANOR LAND TRUST DEED BOOK 776 PAGE 685 CURVE TABLE CURIE RADIUS LENGTH TANGENT CHORD BEARING DEL TA 1 104.00' ,T26.73' INFINITE' 208.00' N 81:36'19" E 180V0192" 2 72.3.00' J60.71' 184.19' J56.98' S 677846" W 28:35'07" J 1027.00' J25.66' 164.21' J24.29' S 62'06'16" W 1870'05" 4 1027. 00' ,36,3 20' 18.3. 52' J64.31 ' S 82'06'10" W 207545" 5 427. 00' 254. 42' 01.11 ' 250. 67' N 70'41 '48" W J4 778'19 " 6 1, J00. 00' J7. 69' 1 18. 84 J7 68' 1 S 26 :39 25" W OI U9 :W 7 11,200. 00'1 417. 44'1 210851 415..3.3' N J5 47JI " E 19'S5:52" DATE: DECEMBER 23, 2004 BC Consultants P/enners . Bnpineers . Surveyors Landscape Architects 43 Nest Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultants.com L/NE TABLE LINE BEAR/NG LENGTH L 1 S J2 4158" W 5.22 1-2 /V 8745 58" W 8.72 LJ N 28'1.35j" W 522 L 4 S 1159'16 " W 524 L 5 S 7194'48" W 8 7J L6 N 48'49'40" W 5.24 PAGE 1 OF 5 PLAT SHOWING VARIOUS EASEMENTS ON THE PROPERTY OF WAKELAND MANOR LAND TRUST -,Tx of `Nlo� a - I DLEY T. GGLEMAN ;010' No. 2216 1Z-23- za�`f SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA OJOJ2.12-2J AA :__ % Fsmts\30320EP502.dwg, 12/23/2004 10:30:36 AM RALPH m. & REX I. 200 ° �o0 200 .00 WAIC£A/AN TRUSTEES FOR `ts. 1"= 200' --1 WAXELAND MANOR LAND ''. SEE SHEET I FOR CURVE TAB £-AND TRUST LINE TABLE /NFORMA AOW. DB 776 PG885� ai, q8p- 9"E CE ' Cc PA 0 SEE p sS� O7' E; AGE `' V E �a'76 ��oo• Sf�7.d*�. / >o> E S ��9.,�• !,9 Al, N 082.J 410 W Y. A' :S; CR 6.00' „ " A WAKELAND MANOR ,,.,.n.....:.. N 8/ 36 07 7' FUTURE PHASE 5 PROPERTY OF CENTEX HOMES N ,J6:J6'19" E 219.04' Ra V /NSTR. ,f 040021068 �a� o�oo• S 512j41" E, !� 1 129.00 1 OB 686 N .J6 :J6'19 " E �� 9.57' PG 748 h1 ,rc T .19r 4 AAj� h 1. � i J �;� �+r ii•iiiii� i ii'J� ,.u,..i rram . A.,..AA. S SJ�J 41 E Q'J6 �/ 57.24 Za .361 ai . vhi. SEE PAGE �8 36 . 5 OF 5 5 �59 3'�31iE 5 36 - OCT IL 9, tea; 285. tJ 36Za515� Not to i R=1.027. oo' "9 i ®� a�.36 03 CA Q. v� "� OOhO ,•Z6 00 3 1 ' O/ 5 ,, r . 80 •s CE TEMP. CONST. & �� ,��J /NGRESS11EGRESS ESMT. %moo riJ r IK PROP WA TER MANESMT. � or ' � • a`' QPROP. SIM. ORN. ESMT, Ae> PROP SAN. SEW. ESMT. 5 R=4?p7.00' 1=254.42' EX. SAN. SEW. ESMT. .�,�jr` N 17:15 SI " 1-122. 50' (8NDY AEA S .J74842" W 481.08' (TOTAc) E'X. STM. ORN. ESMT. �C� �r :�.'.:i•�' S 86VJ54" W 5-J05' DATE: DECEMBER 23. 2004 PAGE 2 OF 5 PLAT SHOWING yTx of ���►�' `r�P VARIOUS EASEMENTS Be Consultants ON THE PROPERTY OF P/inne- . )wnae" . SU—.- s U BRAD Y T. RI MAN ;1p Laedmo,w AmAilecb WAKELAND MANOR 49 West Jubal Early Drive NO. 2216 Winchester, 0 65-1 LAND TRUST (540) 885-0475 (540) 885-1874 (Fax) l I Z-2?j"ZOl�4 www.bcconsultants.com SHAWNEE MAGISTERIAL DISTRICT 5VURV� FREDERICK COUNTY. VIRGINIA O.JO.J2.12-2.J AA —tu__%e __r%f% :\2n27r►CDCn2 ri—n i w,7vinna 1n.79-n4 AM CD V:,\IJtVjCw-\-GVVJ\VJV.7G\.7utv��.a.a�ncapra� 50 0 25 50 100 _ . — S,9 2\ 1"= 50' k s WAKEMAN TRUSTEES FOR �P WAKELAND MANOR LAND TRUST D8 778 PG 685 , . A�5/. I A / it /� !' - / it n / /""1 A A A A V Y /—I / \ L- L � ./-1 / V L/ v/1-1 / V u / 00 i SEW. ESMT. I n ^ r- 4 "1 9 N 20.41'18 �� 4)T So. S ESMr. SrM' 1Z•31 ��� �,� �0 P / ORN• '�- - .% O y/ • ' ,C ' X6) N 3 "*' `� a ? 20'N5 ESMr ,54.38" E ME -N 082J 41 " W 22. 62' \ %% DR StM'N 8 51 ' , N2-L:18.82' SAN-N J520'12" £ 22.7J' Y=10.45' S 087,3'41 " E ;ti^,1 S 087.J'41" E 11.00` 3 �' ;� 6.00' WI� WAKELAND MANOR FU TURE PHASE 5 PROPER T Y OF CEN TEX HOMES /NSTR. 040021068(r5 aJ= DATE: DECEMBER 23. 2004 BC Consultants Planners . 6nrineers . SnrrleyVrS Landscape .4rchitecb 49 Hest Jubal Early Drive Winchester. VA 22E01 (540) 885-0475 (540) 885-1874 (Fax) www.bcconsultants.com 53.23 ,.4. h J� I lIJ NSF 00 O W b ~ � qi O h i -- STM-N 8J J7'19 " E J.. 8J' TO STM-S 594405" E 42.02' STM-S 06W ,00" E 66.0.J' \ Ib Iti I� ItiE -N 81:Y619" E 46.8J' 1 N 20' WATER MAIN ESMT. p STM. ORN. — ESMT. gg �S '3 7f00 W PAGE 3 OF 5 PLAT SHOWING VARIOUS EASEMENTS ON THE PROPERTY OF WAKELAN D MANOR LAND TRUST SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY. VIRGINIA pe�,TH DF' BRADLEY T. RIG AN ;P' No. 2216 le 12-23-2ao!j Sugql iN0 0.30J2.12-2.3 AA C.—tc\Zn iinFPSn4_dWO. 12/23/2004 10:31:54 AM ..v:,\Project\-cvv.3wJw4xouly\..a..— r.......------- - - - 400 (DEED_„ 4 2 8 (FI£ 546 4644 £SMT. 0W5 3937EX 8 686 PG 74J%�W Z so o zs so r t goo 540�F£�0� oo" a � 6B ygS1 w 9,S O PROPERTY OF RALPH M. & REX L. \ WAKEMAN TRUSTEES FOR WAKELAND MANOR LAND TRUST DS 776 PG 685 20 . SpN SEW z \w a: z tw 4 `Q, \ 1 R � 104. 0 3, N . S TM. OR• ESM t 1 ,32 20 3 , E iZ•\ 1 . 1'18 WAI<ELAND MANOR FUTURE PHASE 5 CEN TEX HOMES /NSTR. ,f 040021068 DATE: DECEMBER 23, 2004 BC Consultants Planners . EArineers . Surveyiors L.ndscepe Architects 43 Neat Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1674 (Fax) www.bcconsultants.com N 20 Mt 0' SAN SE/ W. 36'19� 36 � �SAN ' PAGE 4 OF 5 PLAT SHOWING VARIOUS EASEMENTS ON THE PROPERTY OF WAKELAND MANOR LAND TRUST SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA XTH OF 1 A-T r� IRADLEY T. RIGGL AN a No. 2216 le 12-23-1�� ry��'D S'tJRV�� OJOJ2.12-2J AA (,fram�`" � � , (cam / �, r�' \° `v" `� M1` `� ``, � -, !` ✓S E �� inni%n,2n,2,)\c..—,\rnrifiloc\Garr\nffsitP Esmts\30320EP505.dW9, 12/23/2004 10:32:30 AM RALPH M. & REX L. WAKEMAN TRUSTEES FOR WAKELAND MANOR LAND TRUST DO 778 PG 585 A/ .72*10 n0" W DRN. ESMT. 6144 •I7" W 145.98' c: c� I A/ ,1 /� r-/ A N/ r1 A A A n/ /'I ,c_ / v Y /-1 f \ L- L ./-1 / V L/ / V//-1 / V 4/ / \ S 5,37.3'41 " E „ 57.24' IV .36:36 19 E 168.00 S 65Z2208" E 1 rU DRN. ESMr 1 N 81 J6'19" E 18.28' /,,7.91' N J6 :36'19 E 9.57' 1 1 1 � 1 ry 1 1 140..35' a 1 N 1 1 h CE/V TEX HOMES Z /NSTR. ,f040021068 1 1 FU TURF PHA SE 5 N •36 J6'19 " E 2JO J9' (TOT, WAKELAND MANOR 1 1 N ,36J6'19" E 276.62' (TOTAL) 50 0 25 50 100 1"= 50' DATE: DECEMBER 23, 2004 BC Consultants Planners - Anfineers - Surveyors Landscape Archilects 49 Meat Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1674 (Fax) www.bcconsultants.com PAGE 5 OF 5 PLAT SHOWING VARIOUS EASEMENTS ON THE PROPERTY OF WAKELAND MANOR LAND TRUST SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA OF Lr u BRADLEY T. RI MAN No. 2216 \L �V441 -Z OJO-T212-2J AA �, ., ,��.,. ;. .-- �k� FREDERICK COUNTY SANITATION AUTHORITY ROBERT P. MOWERY, C.P.A., Chairman JOHN STEVENS, Vice-chairman RICHARD A. RUCKMAN, P.E., Sec -treasurer J. STANLEY CROCKETT DARWIN S. BRADEN Centex Homes Mr. Stephen L. Fritz 3684 Centerview Drive, Suite 100 Chantilly, VA 20151 P.O. Box 1877 Winchester, VA 226048377 i . July 22, 2008 _Uwe E: Weindel, P.E. Engineer -Director Ph. - (540) 868-1061 Fax - (540) 868-1429 REFERENCE: Wakeland Manor — Phase 5 SUBJECT: Bill of Sale Dear Mr. Fritz: Enclosed for your files is a copy of the recorded Bill of Sale for the referenced project. You will be responsible for repair to these facilities for one year following the date of our acceptance. Thank you for working on this project with us. Sincerely yours, Tashema L. Long/for John G. Whitacre Senior Engineer /tll Enclosure cf. Frederick County Zoning Administrator WATER AT YOUR SERVICE Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 March 16, 2005 BC Consultants 43 W. Jubal Early Drive Winchester, VA 22601 RE: Final Plats-Wakeland Manor, Phase 5 Dear Madam or Sir: This letter is to confirm that the Final Plats for Wakeland Manor, Phase 5 have been approved. A copy of the recorded plats have been received. This subdivision allows for the development of sixty- six (66) new residential lots. If you have any questions, please feel free to call Sincerely, Mark R. Cheran Zoning and Subdivision Administrator MRC/bad cc: Stephen Plescow, P.E., Centex Homes, 14121 Parke Long Ct., Ste. 201, Chantilly, VA 122033 Jane Anderson, Real Estate 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 COMMONWEALTH ®f VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY Philip A. Shucet 14031 OLD VALLEY PIKE COMMISSIONER EDINBURG, VA 22824 February 25, 2005 Mr. Bradley T. Riggleman, L.S. C/O BC Consultants, Inc. 43 West Jubal Early Drive Winchester, VA 22601 Ref: Wakeland Manor, Phase 5 Off Route 756, Macedonia Church Road, & Route 642, Tasker Road Frederick County Dear Brad: JERRYA. COPP RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) 984-5607 A VDOT review has been completed on the final plat dated February 11, 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 Routes 756 and 642, the VDOT facilities 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 four (4) 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. Sincerel Barry J. Sweitzer,'I's. Roadway Engin For: Lloyd A. Ingram, Transportation Engineer BJS/rf Enclosures xe: Mr. Dwight Hawkins, Mr. Mark CheraxfirginiaDOT.org WE KEEP VIRGINIA MOVING I!� F F B 2 8 <<�� FREDERICK COUNTY PLANNING & DEVELOPMENT BC Consnitant. Planners • Engineers • Surveyors • Landscape Architects Fairfax • Winchester Date: February 14, 2005 To: Candice E. Perkins, Planner II From: Brad Riggleman, L.S. Re: Wakeland Manor, Phase 5: Final Subdivision Review Comments Dear Ms. Perkins: In response to your review and comments of the final plats for Wakeland Manor, Phase 5 received in our Fairfax Office on January 12, 20051 have made the following changes to those plats: Comment 1) On Page 2 of 21, provide the density of the project. Response: The density has been added to the sheet requested Comment 2) The edges of the private right-of-ways on all of the sheets are very difficult to distinguish. Please shade the right-of-ways Response: The paved street and parking areas have been shaded on the plat, however the width of the ingress/egress easement still remains at 24 feet as referenced on sheet 2 of 21 and designated on all private streets as Comment 3) On sheet 10 of 21, it is labeled "property of Wakeland Manor Trust". Label this area if it will become a future section of Wakeland Manor. Response: The label has been revised to read "Wakeland Manor Land Trust" and the facture section was delineated on the aforementioned sheet however we shall move it to a more visible area of the sheet. Comment 4) On sheets 13-20 of 21, label the front BRL's. Comment 8) On Sheet 18 of 21, show the 20' BRL off of the parking area for lot 180. Comment 10) On Sheet 19 of 21, show the 20' BRL off of the parking area for lot 195. Comment 11) On Sheet 20 of 21, show the 20' BRL off of the parking area for lot 196. Response: The 20 foot BRL restriction relating to the face of curb added to all the lots affected by this condition. Comment 5) On Sheet 14 of 21, ensure that lots 149 and 150 will have a 30' building separation. Comment 6) On Sheet 15 of 21, ensure that lots 155 and 156 will have a 30' building separation Comment 7) On Sheet 16 of 21, ensure that lots 156-163 and 164-171 will have a 50' rear building separation. Comment 9) On Sheet 18 of 21, ensure that lots 183 and 184 have a 50' building separation. Comment 12) On Sheet 20 of 21, ensure that lots 196-203 will have a 50' rear building separation off of the townhouses being built behind them. Response: Note number 7on the plat cover sheet has been added to address this concern per your instructions. If the above changes meet with your approval, please contact me and I will submit for signature. Sincerely Brad Riggleman L.S. The BC Consultants, Inc. 43 W. Jubal Early Drive, Winchester, VA 22601 (540) 665-0475 Fax (5403) 665-1874 www.beconsultants.com COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/678-0682 January 28, 2005 Mr. Dennis Casbeer BC Consultants 12600 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 RE: Subdivision Comments - Wakeland Manor, Phase Five T Frederick County, Virginia Dear Mr. Casbeer: Upon review of the revised subdivision plan dated January 5, 2005, we offer no additional comments at this time. Therefore, we recommend approval of the subject plan. Sincerely, �J e C. Wilder Deputy Director JCW/rls cc: Mark Cheran, Zoning and Subdivision Administrator file FP E � V \ REDERICK COUNTY NINDEVELOPMENT LdPME_ NT_.__.. A AW ak eland Mano rph5.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 f -- Department of Planning and Development 540/665-5651 FAX: 540/665-6395 January 10, 2005 BC Consultants Attention: Brad Riggleman 12600 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 RE: Wakeland Manor, Phase 5: Final Subdivision Plat Review Dear Mr. Riggleman: I have had the opportunity to provide a review of the fmalplats for Wakeland Manor, Phase 5, received by our office on December 16, 2004. I offer the following comments: 1. On Page 2 of 21, provide the density of the project. 2. The edges of the private right -of ways on all of the sheets are very difficult to distinguish. Please shade the right-of-ways. 3. On Sheet 10 of 21, it is labeled "property of Wakeland Manor Trust". Label this area if it will become a future section of Wakeland Manor. 4. On Sheets 13-20 of 21, label the front BRL's. 5. On Sheet 14 of 21, ensure that lots 149 and 150 will have a 30' building separation. 6. On Sheet 15 of 21, ensure that lots 155 and 156 will have a 30' building separation. 7. On Sheet 16 of 21, ensure that lots 156-163 and 164-171 will have a 50' rear building separation. 8. On Sheet 18 of 21, show the 20' BRL off of the parking area for lot 180. 9. On Sheet 18 of 21, ensure that lots 183 and 184 have a 50' building separation. 10. On Sheet 19 of 21, show the 20' BRL off of the parking area for lot 195. 11. On Sheet 20 of 21, show the 20' BRL off of the parking area for lot 196. 12. On Sheet 20 of 21, ensure that lots 196-203 have a 50' rear building separation off of the townhouses being built behind them. 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, a.z U., �- (7, � 9, t, � , ,, -) Candice E. Perkins, Planner II CEP/bad Enclosure cc: Centex Homes, 14121 Parke Long Court, Ste. 201, Chantilly, VA 20151 107 North Kent Street, Suite 202 9 Winchester, Virginia 22601-5000 Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 December 28, 2004 BC Consultants Attention: Michael Tucker 12600 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 RE: Wakeland Manor, Phase 5: Subdivision Design Plan Review Dear Mr. Tucker: This letter is to confirm that the Subdivision Design Plan for Wakeland Manor, Phase 5, has been approved. Enclosed are six (6) 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. Sincerely, q ,- Candice E. Perkins Planner II CEP/bad Enclosure cc: Centex Homes, 14121 Parke Long Ct., Ste. 201, Chantilly, VA 20151 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 September 27, 2004 Mr. Michael R. Tucker, P.E. B.C. Consultants 12600 Fair Lakes Circle Fairfax, Virginia 22033 RE: Subdivision Plan Comments - Wakeland Manor, Phase V Frederick County, Virginia Dear Mr. Tucker: RECEIVED THE BC CONSULTANTS Upon review of the revised subdivision plan dated August 26, 2004, we offer no additional comments. Therefore, we recommend approval of the subject plan. Sincerely, 16-7 Joe C. Wilder Deputy Director JCW/rls cc: Mark R. C"era.;, Zoning and Subdivision. Admininstrator file C':\C'orel\'%YOrd Perfect\Rhonda\Documents\wakclandmanorphvrevcom.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 Control number S1303-0019R3 Project Name Wakeland Manor Phase 5 Address 12600 Fair Lakes Circle Suite 100 Type Application Subdivision Current Zoning RP Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Adequate Siamese Location Not Identified Emergency Vehicle Access Comments Access Comments Additional Comments Plan Approval Recommended Yes Frederick County Fire and Rescue Department Office of the Fire Marshal Plan Review and Comments Date received Date reviewed Date Revised 10/1/2004 10/4/2004 Applicant B.C.Consultants City State Zip Applicant Phone Fairfax VA 22033 703-449-8100 Tax ID Number Fin; District Rescue District 75-A-100 3 101 11 11 Recommendations Automatic Fire Alarm System No Reauuirerient-S Hydrant Location Adequate Roadway/Aisleway Width Adequate Election District Shawnee Residential Sprinkler System Yes Fire Lane Required Yes Special Hazards No EC E �V E-0 DEC 9 2004 COUNTY Reviewed By Signature _ _..��`��� L. ..., Timothy L. Welsh Title BC Consultants Planners - Engineers - Surveyors - Landscape TRANSMITTAL Qate: September 27, 2004 Project Name: To: Frederick County Sanitation Authority (FCSA) BC Project #: 315 Tasker Rd. Stephens.City, VA 22655-2220 Via: Attn: Mr. John Whitacre Purpose: Copies Description Wakeland Manor, Phase l+tve 03032.12 Hand Approval 2 Revised Flans per your comments and per Fire Marshal comments 4�/ 7 / AFkelSw — �rA,,OROVod4r .ofs IYA07A �2 4 / mem- s 5 hY4 �.F 'SET / ;Iogl YT'S CC0�1Al.,fT.� SET M y")t s /8 ii Ito C D *'Or- Ay 3tiaYoy Ai Remarks: John: 1tie added fire hydrants at station 9+61,13+93 and 17+C7 on Watermain Profile "C" (London Downs Cir.; and at station 2+89 on Watermain Profile "E" (Quniton Oaks Cir.) per the Fire Marshal's comments. Please contact me if you have any questions. Thanks. Copy To. From: Michael R. Tucker Receizvd By: Cate: The BC Consultants, Inc 12600 Fair Lakes Circle, Suite 100, Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) www.bccon.com COMMONWEALTH of VIRGIN$A DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY Philip A. Shucet 14031 OLD VALLEY PIKE COMMISSIONER EDINBURG, VA 22824 November 15, 2004 Mr. Michael R. Tucker, P.E. C/O BC Consultants 43 West Jubal Early Drive Winchester, VA 22601 Ref: Wakeland Manor — Phase 5 Off Route 756, Macedonia Church Road Frederick County Dear Mike: E C E 0 U E DEC 9 2004 JERRYA. COPP RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) %4-5607 This is to acknowledge receipt of your revised plans dated September 7, 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 carved within the right-of-way in ditch lines or gutters along the street to a pipe or drainage easement. • The contractor shall notify VDOT when work is to begin or cease for any undetermined length of time. VDOT will also require 48 hours notice for inspections. VirginiaDOT.org WE KEEP VIRGINIA MOVING Mr. Michael R. Tucker Ref: Wakeland Manor, Phase 5 November 15 2004 Page Two • Since this project does not directly access a VDOT facility, no VDOT land use permit will be necessary. However, extreme caution should be used. Whenever any construction equipment utilizes VDOT facilities for access, please keep VDOT facilities free of debris and litter. • 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 sketches. • Private entrances will be installed in accordance with VDOT Standard CG-9D 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. Should you need additional information, do not hesitate to call. Sincer 101W 0 0 1 �,. Barry J. Sweitzer, Trans, Roadway Engineer For: Lloyd A. Ingram, Transportation Engineer BJS/rf Attachments xc: Mr. Dwight Hawkins (Winchester File) M. Mark Cheran Revised 11107102 INFORMA TION NEEDED PRIOR TO ACCEPTANCE OF SUBDIVISION STREE TS INTO STATE SECONDAR Y S YSTEM 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 perfcrmarce 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 1ST OF THE PRECEDING MONTH. (30 DAYS) FEE & SURETY SCHED ULE 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 EXAMPLES A two lane street, 0.35 mile long, is processed for addition effective September V. 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 I". 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 INSERTABLE SHEET A149 olREcraN of _ Rwv am OF TRAVEL NAY —1--� — — f00E OF ►AVEO fMORR 0ER — — —— — — — — I — — EDGE OF PANED 109100--*" •'-5' UK Ls • A IMRY OVION FOR ROADS CARRYING L".5PEEo TRAFFIC A10 FOR LOCK AID COLLECTOR ROAOs. Its • FOR no" CARRY" NOWIPMEEo TRAFFIC. IT - FOR SUOOESTEO WOTIIs. Su TAKE ILL MAASOXU • FOR MAUM S►ACING AND VARU U LENOUK SEE SECTION ILM, MA M S{►PORT AND ATTACIREIIT I4MM • A MRMRRI OESIR! FOR ROADS CARRYING LOW-SKED TRAFFIC AM FOR LOCK AND COLLECTOR ROADS. TURNOUT 01! AVAIRDISTANCE �OLE iSi1�EAT 1101fo F � K N011RAT TYPE AND ADT, YALSOII 1 WT.) 0� OF OR lvw PREFERRED mom" ►REFERKO 11MA1 RURAL NIONRAT +� s OVER 10,000 RURAL H ORIAY Tt • 0 OVER 16500 IN 10.000 RAIL Hl"AY 400 IM 16500 10 S 8.70 a RURAL NXRIRAT a la' UNDER 400 Ip` RESIDENTIAL STREET TRTNOUT mcmALL-WEATHER• 0.00 C{RROEO RESIDENTIAL STREET NOT APPLICABLE IS TO V14 R�I4 IAU•wYcnws uARPER t IIfl�rw: •o;:M CLEs DAY SKCFICATION TURNOUT DETAIL 302 VNOMA OEPARTM:NT OF TRANSPORTATION NOTES: L OC TW �YiTVE[RLCe�OLNGSDR�Ft M�fC►OAeE�3oTIOinN. flWIT L,�. M A M O 0 of THE 06x FORAY ITNER SIDE %ft F64WA AA Tj B. T W�BOIIROOEl E OA ►ROV= ssTTOBJECT FOR PEDESTRIANS WITH PAMRE�O VVGMN. S MMMAYY NOME FOR T BE PRXFCAL. N TNOKS CASES. PWWO�AS IRJCH AS POSSOLE. 3. F A TURNOUT O PROVIDED. TM MAY REDUCE TO ZERO. 4. KNND TRKFIC-FACE OF CAB. 603,01 4%, '"e SINGLE DOUBLE MULTIPLE RMAX. 4 BOXES) ' SLOTS I * �• INSERTABLE SHEET A149 GROUPED NOTES; MAILBOXES SMALL BE OF LIGHT SHEET METAL OR PLASTIC CONSTRUCTION CONFORMING TO THE REOUIREIENTS OF THE U.S. POSTAL SERVICE. MAILBOX SUPPORTS SHILL NOT BESET IN CONCRETE UNLESS THE SUPPORT RESIGN HAS KEN SHOWN TO BE SAFE BY CRASH TESTS WHEN SO INSTALLED. POSTS MAY BE4" X 4" OR 4 /, " MAMETER HOOD POST. O • 2" AETER STANDARD STRENGTH STEEL PPE. OR OTHER STEEL OR ALUMNIIA POST SHAPES OF EQUAL STRENGTHS. • THE POST -TO -BOX ATTACHMENT KTALS SHOULD BE OF SUFFICIENT STRENGTH TO PREVENT THE BOX rAOM SEPARATING FROM THE POST TOP F THE INSTALLATION K STRUCK BY A VEHICLE. HARDWARE SHOWN a SUGGESTED ONLY. ALL OU DELNES AS REOIARED s BY THE U.S. POSTAL SERVICE MUST E FOLLOWED. ADJUSTABLE PLATFORM PLATFORM 3-$A" DIAMETER NOTES m 1I- I wIJ I 4 - 11H" DIAIETER HOLES BRACKET PLATE VEOfd11B1 STANDARD MA I NOTE VIRGNA KPARTMENT OF MENSM • OONS VARY ACCORDING TO THE SIZE OF THE MAL BOX. -4 j" X I%- SLOTS Ty` 4. LBOX TRNiSPORTATION ADAPTER SHELF f United States Postal S__ J �..s:vwe'.is , 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 ace neat in appearance, conveniently located, and safe to use. Neat. attractive mailboxes maim 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 throe standard sizes (see exhibit A). and (2) contemporary design (see exhibit B). Mailboxes of the approved traditional or contemporary design are required whemeva 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, ar on the door where boxes are grouped. Customers am 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 area where snow ranoval 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 8 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 strut 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. INSTRUCTIONS r Whene',er possible, boxes must be located so that carrier's vehicle is off 1:3vement when serving them. 1i Rural Lbx number (or house number) must be painted on box in numer its not less than one inch high. Post mltst be neat and of adequate strength and size. Approt;ch to box should be a hard level surface (gravel, cinders, stone). Boxes must be placed to conform with state laws and highway rP^ttlations. e e e e c e e e e e c e e e e e e e 0 e e e Suggested Installation Suggested Installation where snow removal of a single box. Is a problem. Ak 4� Extend box beyond end of post. Attach board holding box to post with screws or dgpblehead nails, permitting easy removal if necessary to adjust box height. Your Mailbox Needs Attention t,.w .+'• t ss WHICH ONE LOOKS LIKE Ell YOUR MAIL ' I BOX? Postal regulutiom require customers to provide and erect at their own expense rural mail boxes which meet official standards. A recent inspection disclosed the followin faults. 1. Your box is not an approved box 10. The signal flag needs attention 11. Your box is too near the road 12. Your box is too for from the road 2. The door needs attention 13. Your box should face the road 3. Box must be located so carrier can 14. Your box should be securely fastened to its support serve it without leaving vehicle 4. Your box is not waterproof 15. Your box should be made level, and the post firmly planted 5. Your box should be raised inches 16. Anew post for your box should be provided 6. Your box should tie lowered 17. The rural box number must be printed inches 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 7. Your box must be located fin tlto right-hand side of the road in the carrier's direction of travel 8. The approach to your box should be 18. Your box should be painted to prevent filled and properly graded & kept rusting unobstructed at dll times 19. Your house number must be clearly -- 9. The approach to your box should be kopt clear of snow, vehiclr:s, and other displayed an your house ubstaclra or - . on your box 70 Other F:n,lri Please help us provide you with letter %ervice by correcting these faults :After this ,.lute, deliver% service play he suspended until the faults are. ctnrecled. Your cooperation is greatly appreciated. It' you hate any questions please see your carrier or contact file. PS Form .4056,, February 1991 fReterse) -U.S. GP0:1992.312405/51508 fPu.�nrxtur, / PS Form 4056, I-chruary 1941 Page 2A-12 * tl Wdia &44101 rmooa December 2000 {i 2A-1. N� flt�2r'.,1./ �ta��/ 1. nwstinnc Of .9hyn. for Iryp CaLb!ct311/i1t' ROADSIDE SIGN T RURAL DISTRICTNot lessthan 18mft)�+� ............ Not I SPEED less Rw ROADSIDE SIGN oo m 0 BUSINESS OR (2 ft) RESIDENCE DISTRICT rl5l ROADSIDE ASSEMBLY RURAL DISTRICT Not less than + - - 1.8 m (6 ft) ................ Sect 2A.16 3 e a = qI 10�E kn ROADSIDE SIGN RURAL DISTRICT Not less than 1.8m(6ft) .p _ m ... ... SHOULDER WARNING SIGN WITH ADVISORY SPEED PLAQUE RURAL DISTRICT Not less than 1.8 m (6 ft) a = .2 C is E N vwnffmoft� ............ Im WARNING SIGN ON ISLAND t = o IN THE LINE OF TRAFFIC n— E A T 16 z"' aEg z, OVERHEAD C E: MOUNTING = " S E in Not less than 1.8 m 1 — (6 ft) _. It SHOULDER 1 December 20 *Includes 6/14/01 Et, Page 2A-13 e, . 1yM� 2A-2. J/pl�... �?..:...�..� - • - - �--� .......0 . �bIIV1I'S kk y. y s l- , _ STOP •�� ". YC�-N� a 4 t14k, ACUTE ANGLE INTERSECTION MINOR CROSSROAD DIVISIONAL ISLAND 1(12ft) 2 ft) MARKED OR UNMARKED CROSSWALK CHANNELIZED INTERSECTION QiNCVVALR 1.2 m (4 ft) MIN. r1% —;:I I.6 m (2 ) MIN. fJ URBAN INTERSECTION WIDE THROAT INTERSECTION n) MAX. 15 m (50 ft) t ft) Sect.'_A.I6 0So32.12 E Frederick County, Virginia Subdivision Application Request for Subdivision Plan Comments Frederick County Inspections Department Mail to: Hand deliver to: Frederick County Inspections Department 4th Floor Attn: Building Official 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5650 Please fill out the information as accurately as possible in order to assist the Inspections Department with their review. Please attach one (1) copy of the with this sheet. Applicant's Name: BC Consultants Attn: Mike Tucker Address: 12600 Fair Lakes Circle, Suite 100 Fairfax. VA 22033 Phone Number. 763449-8100 Name of development and/or description of the request: Wakeland Manor Phase 5 — Development of 66 townhouse units with associated private streets and utilities. Also includes the partial construction of Talamore Drive, apublic street. Location of property: North of Macedonia Church Road. East of Warrior Drive extension. Frederick County Inspections Department's Comments: o ✓h yv, e vt is a e av► , C b2kC v l 11 S -f CV ✓✓t pECEPVE D EC 9 2-00 FREDERICK' COUNTY PLANNING & DEVELOPMENT Frederick County Inspections Department use only Date received Review Number: 1 2 4 5 (please circle one) Date reviewed �( Date approved f 6�- Revision required Signature and Date *** Plooco rn+nrn thic form to an9VUd%ant *** keV1,64� swa S5 tpA1f' F'.H• 2+003+00 cn 7 2T q AL Lo IL %Oka E^ Ail. � _ * fls = _•+ ZVI �. TENt s COURT w , 's h � S PARCEL � 0.973 Ac. e+ eD a2, T) S y V 71 - '---RED. h1lAL.L• 'r _ F - `_ � � ' - _• _ t �� t 15, RAP— 00 Now- VA LINVA CA LO 4 ' W i� I T. ' ' Townhouse dwellings shall comply with The Virginia Uniform statewide Building Code and The International Residential 2000 Codes. The gazebo shall be permitted as use group, U (utility) under the International Building Code/2000. Other code that apply is CABO Al 17.1-98 Accessible and Usable Buildings and Facilities. Accessible parking is not indicated on the plan ? Please check Table 1106.1 of the IBC for Accessible Parking Space requirements. � p4� cki, To jovej TPx cr'l 'qv*+ HAtJI;�Cp4:,- SPkRc---> A�LE t,,M RZR L))ReV FbK 5106Au8 FAMUI k-TTAPAeD, 001-C s -pr�Aq- AeZ Il fb?- DEC-14-2004 16:05 BC Consultants -Winchester 540 665 1874 P.01 _r 8C Consultants Planners • Engineers - Surveyors - Landscape Architecss 43 West Juba! Early Drive, Winchester, VA 22601 (540) 665-0475 Fax (540) 665-1874 www.becomultant.y.com Fax Cover Shoot Date: December 14, 2004 Time: 4:03 pin To: Mr. John S. Trenary Company: Frederick Co. - Dept. of Inspections Fax Number: (540) 678-0682 Sent By: Michael R. Tucker, PE Regarding: Wakeland Manor, Phase a BC Job #: 03032.12 Total # Pages: 2 Message: Mr. Trenary, As we discussed, enclosed is the proposed handicap parking space layout for the referenced project. Please review this plan and let me know if the curb cut ramp proposed at the street intersection is adequate or if another ramp is needed at the end of the handicap loading area leading to the sidewalk. Thank you. Michael R. Tucker, PE (Vr\ $rojroct\..2003\03031\ Engr\ DocumLIzits\Faxes\ SLcS\ WNZ-H:uidicap ParkOldoc) If you do not receive all of the pages or have received this fax by eiTor, please contact the sender Itsted above at (540) 665-0475. Thank you. 0301-'22. 12 BC Consultants Planners - Engineers Surveyors - Landscape Architects TRANSMITTAL Date: December 08, 2004 Project Name: To: Frederick County Sanitation Authority (FCSA) BC Project #: Via: Attn: ..)Gr1n W�rOtLY� Purpose: Copies Description 2 Subdivision Plan Revision (One Set Red -Lined) 1 Memo Detailing Changes Made Per Sheet D C CErE 0 EC 2 3 2004 FREDERICK COUNTY ai &NNING & DEVELOPMENT Wakeland Manor, Phase Five 03032.12 Hand Approval k1 *CW - �¢AP,q v vEo IYv7AFe 5 6T�E,ycS 17 �.5 TS cry Remarks: This revision changes the sanitary sewer service to lots 138 -143 (Phase 5) and offsite parcel "B" from a gravi system to a Iow pressure system. Copy To: From: Dennis G. Casbeer Received By: Date: The BC Consultants, Inc 43 West Jubal Early Drive, Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bccon.com 1 pa-09 COMMONWEALTH Y Of VIRQ DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY Philip A. Shucet 14031 OLD VALLEY PIKE COMMISSIONER EDINBURG, VA 22824 November 15, 2004 Mr. Michael R. Tucker, P.E. C/O BC Consultants 43 West Jubal Early Drive Winchester, VA 22601 Ref. Wakeland Manor — Phase 5 Off Route 756, Macedonia Church Road Frederick County Dear Mike: pL�E E NOV 1 7 2004 FREDERICK COUNTY ANNING & DEVELOPMENT JERRY A. COPP RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) 984-%07 This is to acknowledge receipt of your revised plans dated September 7, 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. • 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. VirginiaDOT.org WE KEEP VIRGINIA MOVING Mr. Michael R. Tucker Ref Wakeland Manor, Phase 5 November 15 2004 Page Two • Since this project does not directly access a VDOT facility, no VDOT land use permit will be necessary. However, extreme caution should be used. Whenever any construction equipment utilizes VDOT facilities for access, please keep VDOT facilities free of debris and litter. • 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 sketches. • Private entrances will be installed in accordance with VDOT Standard CG-9D 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. Should you need additional information, do not hesitate to call. Sincer • -Y Barry J. Sweitzer, Trans. Roadway Engineer For: Lloyd A. Ingram, Transportation Engineer BJS/rf Attachments xc: Hawkins (Winchester File) M. Mazk Cheran [Fwd: Wakeland Manor - Warrior Drive Roa .. acedonia Church Road / Frederick County] ( _ 3^ l� M-tt)�s Subject: [Fwd: Wakeland Manor - Warrior Drive Road Design Plan / Route 642, Tasker Road and Route 756, Macedonia Church Road / Frederick County] Date: Mon, 24 May 2004 08:51:47 -0400 From: "Jeremy F. Camp" <jcamp@co.frederick.va.us> To: Candice Mills <cmills@co.frederick.va.us> CC: Patrick Davenport <pdavenpo@co.frederick.va.us> FYI Subject: Wakeland Manor - Warrior Drive Road Design Plan / Route 642, Task er Road and Route 756, Macedonia Church Road / Frederick County Date: Thu, 20 May 2004 14:11:53 -0400 From: "Sweitzer, Barry"<Barry.Sweitzer@VirginiaDOT.org> To: "'mtucker@bccon.com"' <mtucker@bccon.com> CC: "Heironimus, David (Dave)" <David.Heironimus@VirginiaDOT.org>, "'jcamp@co.frederick.va.us"' <jcamp@co.frederick.va.us> An interim review has been completed on a set of plans dated November, 2003 for the referenced project. We anticipate receipt of a more complete set of plans which would incorporate our verbal comments and those which follow: Plan Sheet 1 of 38 Existing VDOT route numbers with attendant Frederick County 911 names should be shown. Plan Sheet 2 of 38 • Proposed right-of-way dedications should be on chord lines at street intersections. Plan Sheet 3 of 38 • The Chevron Paint striping dividing the thru/right and the dedicated left to existing Tasker Road, Route 642 is satisfactory. The striping in its entirety should be white, Type A (easily eradicated upon termination of its need). • Cul-de-sac treatment on east side of Warrior Drive on Route 756, Macedonia Church Road. • Drainage easement identifications should be clarified. • An assessment of adequate strength of existing 15" sanitary sewer crossed with heavy grading for proposed Warrior Drive parallel to concrete box culverts. Also on Plan Sheet 4 of 38. • Other comments offered by Staunton District Location & Design staff members and Mobility Management staff. Plan Sheet 7 of 38 • Radii at all roadway intersections should be shown. • P.C. station for Curve C2 should be inserted. 1 of 2 9/3/2004 8:47 AM [Fwd: Wakeland Manor - Warrior Drive Roa ..acedonia Church Road / Frederick County] C1 Curve identification is overprinted at Macedonia Church Road. The centerling grade for Warrior Drive at Tasker Road should follow the cross slope plane of Tasker Road to establish smooth transition between the roadways. New Vertical Curve Standards SD-4 and SD-5 should be used to establish stopping sight distances and horizontal intersection sight distances. Copies should be accessible via VDOT website, Road & Bridge Standard 2001 and subsequent revisions. Plan Sheet 8 of 38 • Lower point station and elevation on vertical curve at PVI 20+50 appear to have slight error. Please review. As we agreed, there are no marked plans for this phase of review. Please consider all the above comments and apply appropriate responses to the plan set. When all VDOT review comments have been considered and a revised set of plans becomes available, please provide one set of plans to this office for VDOT review. If there are any questions, please call or email. Barry J. Sweitzer Transportation Roadway Engineer VDOT — Edinburg Residency Land Development Phone #540-984-5631 Fax #540-984-5607 2 of 2 9/3/2004 8:47 AM FI DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY Philip A. Shucet 14031 OLD VALLEY PIKE COMMISSIONER EDINBURG, VA22824 October 21, 2004 Mr. Mark Flynn C/O Centex Homes 14121 Parke Long Court #201 Chantilly, VA 20151 Ref: Street Connection @ Warrior Road — Wakeland Manor Route 642 Frederick County Dear Mr. Flynn: JERRYA. COPP RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) 984-5607 Enclosed is your approved Land Use Permit #855-7010 to cover the construction and maintenance of one subdivision street connection at the referenced location. Please ensure a copy of the approved permit assembly is kept at the job site whenever working within the Route 642 right-of-way. I would also like to remind you of the need to erect and maintain proper traffic control in accordance with our Virginia Work Area Protection Manual. Please give Mr. Dwight Hawkins a call at (540) 984-5616 at least 48 hours in advance of the start of construction to arrange for any necessary inspections. If you have any questions concerning the permit requirements or during construction, do not hesitate to call. Sincer Philip A. Baker, Hwy. Permits & Subd. Specialist Sr. PAB/rf Enclosure xc: Mr. C.B. Harris (w/ copy of permit) Mr. Dwight Hawkins Mr. Bill Stover Mr."lk Cheran VirginiaDOT.org WE KEEP VIRGINIA MOVING F9c COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX:540/665-6395 September 20, 2004 BC Consultants Attention: Michael Tucker 12600 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 RE: Wakeland Manor, Phase 5: Subdivision Design Plan Review Dear Mr. Tucker: I have had the opportunity to review the revised Subdivision Design Plan (SDP) for Wakeland Manor, Phase 5, received by our office on August 31, 2004. This plan is approvable; however, we are missing approval comments from the following agencies: Virginia Department of Transportation and the Frederick Department of Building and Inspections. Please provide us with these approval comments and a minimum of two full sets of plans, signed by the owner and engineer, for approval and distribution. In addition to the two full sets of plans, include any additional cover sheets as needed. Sincerely, a"'i' ?Na") Candice E. Mills, Planner II CEM/bad Enclosure cc: Stephen Plescoe, P.E., Centex Homes, 14121 Parke Long Ct., Ste. 201, Chantilly, VA 20151 107 North Kent Street • Winchester, Virginia 22601-5000 BC Consultan Planners • Engineers • Surveyors • Landscape Architects Frederick Co. Dept. of Planning and Development - COMMENT/RESPONSE LETTER Project Name: Wakeland Manor, Phase 5 Submission: 1st DPD Reviewer: Candice Mills Comments Date: June 3, 2004 BC Proj. Manager: Dennis Casbeer BC Project #: 03032.12 The following Comments have been addressed on the enclosed plans or explanation provided as noted in the Responses below. Please contact us if you have any questions or require additional information. Thank you. VA. Comment: In accordance with the approved Master Development Plan (SDP) for Wakeland Manor, Warrior Drive is to be built to the intersection of Craig Drive with Phase 5. Warrior Drive needs to be shown as being built to this intersection on this plan. Response: Warrior Drive is being constructed with a separate plan. The Phase 5 plans show the Warrior Drive improvements as "existing' because the Warrior Drive plan must be approved prior to Phase 5 and must be constructed to the intersection with Craig Drive concurrent with the Phase 5 improvements. Therefore, to address this comment, note #9 on sheet 3 has been referenced to the Warrior Drive MDP Narrative on sheet 10. The Warrior Drive MDP Narrative addresses the phasing requirements of Warrior Drive and this plan. [See sheet 3.] /2. Comment: On Sheet 2 of 32, in the area tabulations, show the open space in acres. Response: The open space has been shown in acres. [See sheet 2.] v2% Comment: Show all right-of-way widths. Response: The right-of-ways of the public street have been labeled. The townhouse streets are private roads and do not have dedicated right-of-ways, but have been labeled as "24' Private Street". [See sheets 3-5.] !Comment: On sheet 3, 4 and 5 of 32, show the open space in acres. Response: The open space has been labeled in acres. [See sheet 3-5.] Comment: On Sheet 3 of 32, there is an existing sanitary sewer easement. Provide the legal reference for this easement. There also appears to be another easement shown in the open space on Sheet 3. Label this easement and provide a legal reference for it. Response: The "existing' sanitary sewer easement is associated with a sanitary sewer constructed with Phase 2. This easement is not yet recorded. The easement has been labeled as "Existing Per Phase 2". The other "existing" easement is a storm sewer easement created with the Warrior Drive plan. This easement is also not recorded and has been labeled as "Existing Per Warrior Drive Plan". [See sheet 3.] Comment: On Sheet 5 of 32, there is a line going thought lot 203. Label this line. Response: The lines on lot 203 are the edges of an existing dirt road and have been labeled as such. [See sheet 5.1 The BC Consultants, Inc. 12600 Fair Lakes Circle, Suite 100, Fairfax, Virginia 22033 Phone: (703) 449-8100 Fax: (703) 449-8108 www.bcconsultants.com y; Li FREDERICK COUNTY PLANNING & DEVELOPMENT i Wakeland Manor, Phase 5 Frederick Co. DPD 1" Submission /omment: On Sheet 6 of 32, provide the legal reference for the existing easement. There is also a line that goes through the property. Please label this line. There is an existing dirt road on sheet 6. Is this a deeded right-of-way or will it be obscured? Response: The existing sanitary sewer easement has been labeled with deed book and page number. The other lines are the edges of a drainage way associated with the topographic survey. These lines have been removed from the sheet and shown on the grading plans. The existing dirt road shown on sheet 6 is not a deeded right -of way and was removed where it conflicts with the proposed improvements in Phase 5. [See sheet 6.] Comment: Building restriction lines for the townhouses need to be shown. Building restriction lines for townhouses are: • Front: 20 feet from parking or driveway • Side: 30 feet from perimeter boundary • Rear: 50 feet from perimeter boundary Response: The front 35' BRL measured from the public right-of-way have been shown. Dimensions have been added to show that the other setback and building spacing requirements are being met. The typical unit layout has also been revised to show the 35' setback requirement from the public right-of-way. [See sheets 3-6 and 32.1 /� +�. Comment: A street light is needed where London Downs Circle meets Berwick Lane. Response: The street light across the street from lot 163 was moved closer to the intersection. [See sheet 5.] / � Comment: The townhouse on lot 184 requires a 50' rear setback from the townhouse on lot 183. Response: The layout has been revised to provide the 50' separation. [See sheet 5.] /Comment: On Sheets 32A through 32I, the landscaping for the development is shown. Specify that ornamental landscaping is being used per §165-36A(2) of the Frederick County Zoning Ordinance. Response: The note has been added to sheet 32I. [See sheet 32I.] 41/ Comment: The plan needs to state that all plantings will conform with §165-36B of the Frederick County Zoning Ordinance. Response: The note has been added to sheet 32I. (See sheet 321 J Comment: Hedges have been provided along some of the parking areas in the development. Hedges must be provided on all parking areas to prevent vehicle lights from shining on adjoining properties. Response: Hedges have been added behind the parking bays per comment. [See sheets 32A-32D.] 1 Comment: The landscaping calculations provided are inadequate. The landscaping required for townhouses are: • Perimeter: (§165-27E(11)a) One shade tree provided per every 2,000 square feet of impervious area for the first 100,000 square feet of the entire site. • Interior: (§165-27E(11)b) A minimum of five percent of the interior portions of the parking lots shall be landscaped for the purpose of providing shade trees. Such interior landscaping shall be provided on raised islands and in continuous raised strips extending the length of a parking bay. No less than one shade tree shall be provided in the interior of the parking lot for each ten parking spaces. Ornamental Landscaping: (§165-36A(2)a) Townhouses require six ornamental shrubs per five units and two ornamental trees per unit. Page 2 p�cEovE AUG 3 1 2004 01 FREDERICK COUNTY PLANNING & DEVELOPMENT Wakeland Manor, Phase 5 Frederick Co. DPD I` Submission Response: Landscaping has been added to conform to the referenced requirements. [See sheet 32A- 32D.1 Comment: It appears on the landscape plan that the majority of the plantings are being provided along the public right-of-way. The plantings required for the perimeter and interior plantings must be placed around the parking areas. It is also recommended that the other required plantings be distributed throughout the development. Response: Landscaping has been added to conform to the referenced requirement. [See sheet 32A- 32D.] Comment: Handicapped parking spaces have not been provided per §165-27E(6) of the Frederick County Zoning Ordinance. Response: §165-27E(6) of the Frederick County Zoning Ordinance requires handicapped parking spaces be provided in accordance with the Virginia Uniform Statewide Building Code. The VUSBC does not require handicapped parking spaces be provided in "for sale" townhouse developments. This issue was also discussed with John Trenary with Frederick County Department of Inspections. [No changes made to address this comment.] V-1c,"omment: It appears that some of the townhouses are located more than 500 feet from the public road. In accordance with §144-24C(2)b of the Frederick County Subdivision Ordinance, individual lots shall not be more than 500 feet from a state maintained road, as measured from the public street along the access route. The Planning Commission may allow lots to be located a much as 800 feet from a state maintained road in cases where the enhanced circulation is provided with a driveway loop. Response: The plan has been redesigned to make London Downs Circle a public street to make the plan comply with the 500' maximum distance from a public street. The waiver for private street lengths greater than 500' has been approved for the future phases [See sheets 3-6.] W8. Comment: On Sheet 32I of 32, Greenspire Linden, Dwarf Fothergilla and Skip Cherry Laurel are not on approved plant types. Response: The unapproved plant types have been removed from the plan. [See sheets 32A-32L] 0011"Comment: Provide a statement along lots 190-203 that a 50' perimeter separation must be maintained against future townhouses Response: A statement has been provided that states the minimum rear building spacing will be 50'. [See sheet 5.] Comment: Lot 195 is less than 20' from the parking area. Response: The development has been redesigned to provide the 20' setback from the parking. [See sheet 5.] VII'C'omment: A rear separation is required between townhouse units. Will there be enough room between lots 165-171 and lots 185-168 to build decks on the townhouses? Response: According to §165-23(5), decks attached to townhouses may extend 15' into a perimeter setback area or the active portion of a required buffer area. Our understanding is that this ordinance allows decks to encroach into the building spacing buffer. [No changes made to address this comment.] VeComment: It appears that the stoops attached to the townhouses on lots 163,164,195 and 196 extend too far into the setback for the lots. Stoops which comprise less than 1/3 of the length of the wall of the primary structure may extend three feet into a required setback yard. Page 3 pECEE WE AUG 3 1 2004 FREDERICK COUNTY PLANNING & DEVELOPMENT Wakeland Manor, Phase 5 Frederick Co. DPD I" Submission Response: The plan has been redesigned to provide the required separation including the required setbacks for the stoops. [See sheets 3-6.] Comment: On Sheet 12 of 32, the private street paving detail does not reflect what is required by §165-29A(14) of the Frederick County Zoning Ordinance. The zoning Ordinance requires that the pavement design for the private roads shall include eight inches of aggregate base material, Type I, Size No. 21-B, and shall be paved with a 165 No. psy asphalt concrete, Type SM-2A, surface treatment. Response: The aggregate base has been increased to 8". SM-2A012.] re is no longer a correct VDOT designation. The correct designation erefore, that portion of the pavement section will remain unchanged. (Sees (V:\project\_2003\03031\Engr\Documents\Sec5\SEC5 DPD CommResp01.DOC) L.a.i, . .. 11 Page 4 AUG a i 2004 10, FREDERICK C01► - NNIN6 R. r- CENTEX HOMES June 9, 2004 Mr. Eric R. Lawrence, AICP Director of Planning and Development County of Frederick 107 North Kent Street Winchester, Virginia 22601 Re: Wakeland Manor, Warrior Drive Off Site Additional Right of Way Dear Mr. Lawrence: JUN 1 0 2004 FREDERICK COUNTY PLANNING R DEVELOPMENT 14121 Parke Long Court Suite 201 Chantilly, VA 20151 Phone: 703-679-1600 Fax:703-691-3437 Thank you for your time to meet with us recently on the Wakeland Manor project. As discussed, we have designed the project to install the segment of Warrior Drive from Tasker Road to Macedonia Church Road. Included in this package please find an exhibit that shows additional off site right of way that will be required for the construction of this segment of Warrior Drive. Also shown on this exhibit are several drainage and temporary grading and construction easements. BC Consultants is currently preparing a metes and bounds plat exhibit for these easements. We will also have our attorney prepare the easement documents. We are sending a copy of this correspondence to Mr. Mark Smith at Greenway for his review and coordination with Jasbo Inc. Please let me know if you have any comments or revisions to the right of way plan. We will forward the plat and easement documents to both your office and Mr. Smith for final review and execution. We look forward to constructing Warrior Drive as soon as possible, and are please to cooperate with the County, VDOT and Jasbo Inc. on this project. Sincerely, Stephen T. Plescow, P.E. Land Entitlement Manager CC: Mr. Mark Smith, Greenway Engineering Mr. Bill Fogarty, Esq., WCSEL Mr. Dave Rettew, Centex Homes Mr. Rex Wakeman Mr. Eds Coleman, Esq. Mr. Mike Tucker, BC Consultants BC Consultants Planners • Engineers • Surveyors • Landscape Architects DPD COMMENTYRESPONSE LETTER Project Name: Wakeland Manor, Phase 5 Submission: 1st DPW Reviewer: Candice Mills Comments Date: June 3, 2004 BC Proj. Manager: Dennis Casbeer BC Project #: 03032.12 The following Comments have been addressed on the enclosed plans (or explanation provided) as noted in the Responses below. 11. Comment: n accordance with the approved Master Development Plan (SDP) for Wakeland Manor, arrioY Drive is to be built to the intersection of Craig Drive with Phase 5. Warrior Drive Le to be shown as being built to this intersection on this plan. Response: arrior Drive is being constructed with a separate plan. The Phase 5 plans show the arrior Drive improvements as "existing" because the Warrior Drive plan must be pproved prior to Phase 5 and must be constructed to the intersection with Craig Drive oncurrent with the Phase 5 improvements. Therefore, to address this comment, note #1 n sheet 3 will be revised to include a statement that "Warrior Drive must be constructed o Craig Drive before or concurrent with the Phase 5 improvements." Comment: Sheet 2.of 32, in the area tabulations, show the open space in acres. Response: a open space will be shown in acres. 3. Comment: ow all right-of-way widths. Response: a right-of-ways of the public street will be labeled. The townhouse streets are private . oads and do not have dedicated right-of-ways. f At -Comment, sheet 3, 4 and 5 of 32, show the open space in acres. Response: a open space will be labeled in acres. Comment: Sheet 3 of 32, .there is an existing sanitary sewer easement. Provide the legal reference or this easement. There also appears to be another easement shown in the open space an heet 3. Label this easement and provide a legal reference for it. Response: a "existing" sanitary sewer easement is associated with a sanitary sewer constructed 'th Phase 2. This easement is not yet recorded. The easement will be labeled as Existing Per Phase 2". The other "existing" easement is a storm sewer easement created 'th the Warrior Drive plan. This easement is also not recorded and will be labeled as `Existint Per Warrior Drive Plan". X Comment: i Dn Sheet 5 of 32, there is a line going thought lot 203. Label this line. Response: The lines on lot 203 are the edges of an existing dirt road and will be labeled as such. �7!Comment. On Sheet 6 of 32, provide the legal reference for the existing easement. There is also a line t goes through the property. Please label this line. ' There is an existing dirt road on beet 6. Is this a deeded right-of-way or will it be obscured? Response: a existing sanitary sewer easement will be labeled with deed book and page number. other lines are the edges of a drainage way and will be labeled as such. The existing road shown on sheet 6 is not a deeded right -of way nor will it be obscured by the �hase 5 plan. The BC Consultants, Inc. 12600 Fair Lakes Circle, Suite 100,, Fairfax, Virginia 22033 Phone: (703) 449-8100 Fax. (703) 449-8168 www.beconsultants.com too/ZOO'd tsEt# SINVIgnSN00 39 80THPtEOL TZ:60 tOOZ,80'Nflr Wakeland Manor Phased 5 Fred. Co. DPW 1' Submission 8. Comment: lding. restriction lines for the townhouses need to be shown. Building restriction lines tov rehouses are: Frbnt: 20 feet.from parking or driveway Side:. 30 feet from perimeter boundary Rear: 50 feet from perimeter boundary Response: front BRL's will be shown on the Site Plans sheets. However, since the side and rear [RL's ore measured from the perimeter boundary, we will show a BRL line offset from boundary at 30' and 50'. These offset lines will only be able to be seen at the bottom corher on sheets 2 and 3. Comment: treet light is needed where London Downs Circle meets Berwick Lane. Response: he street light across the street from lot 163 will be moved closer to the intersection. 10. Comment: 7he townhouse on lot 184 requires a 50' rear setback: from the townhouse on lot 183. Response: a rear of lot 184 backs to the side of lot 183. The minimum side on -site building spacing 30' and the minimum rear on -site building spacing is 50'. The ordinance is unclear how deal. with this situation. Xl. Comment: Sheets 32A through 32I, the landscaping for the development is shown. Specify that n�am ntaI landscaping is being used per §165-36A(2) of the Frederick County Zoning dinatnce. Response: . 22'Comment: a plan needs to state that all plantings will conform with §165-36B of the Frederick ounty: Zoning Ordinance. Response: 13. Comment: iedges have been provided along some of the parking areas in the development.. Hedges ust be provided on all parking areas to prevent vehicle lights from shining on adjoining roperties.. Response: _ 14. Comment: the landscaping calculations provided are inadequate. The landscaping required for. ownhouses are: Perimeter: (§165-27E(11)a) One shade tree provided per every 2,000 square feet of impervious area for the first 100,000 square feet of the entire site. . Interior: (§165-27E(11)b) A minimum of five percent of the interior portions of the parking lots shall be landscaped for the purpose of providing shade trees. Such interior landscaping shall be provided on raised islands and in continuous raised strips extending the length of a parking bay. No less than one shade tree shall be provided in the interior of the parking lot for each ten parking spaces. Ornamental Landscaping: (§165-36A(2)a) Townhouses require six ornamental shrubs. per five units and two ornamental trees per unit. Response: 15. Comment: t appears on the landscape plan that the majority of the plantings are being provided ong the public right-of-way. The plantings required for the perimeter and interior Iantirigs must be placed around the parking areas. It is also recommended that the other equired plantings be distributed throughout the development. Response: Page 2 too/Eoo•d tscv# sZNVIansNOD 09 80i86ttCOL ZZ:60 t0H,e0'Nf1P st 16. Comment: andi'apped parking spaces have not been provided per §165-27E(6) of the Frederick: ounty Zoning Ordinance. Response: 165-0E(6) of the Frederick County Zoning Ordinance requires handicapped parking aces"v provided in accordance with the Virginia Uniform Statewide Building Code. e Vi SBC does not require handicapped parking spaces be provided in "for sale" wnhouse developments. This issue was also discussed with John Trenary with rederick County Department of Inspections. 17. Comment: ppears that some of the townhouses are located more than 500 feet from the public IC d.' In accordance with §144-24C(2)b of the Frederick County Subdivision Ordinance, ivi4ual lots shall not be more than 500 feet from a state maintained road, as measured m the public street along the access route. The Planning Commission may allow lots to located a much as 800 feet from a state maintained road in cases where the enhanced ula 'on is provided with a driveway loop. Inapproved Response: a ply is designed in accordance with the approved Master Development Plan. 1.8. Comment. Sheet 321 of 32, Greenspire Linden, Dwarf Fothergilla and Skip Cherry Laurel are not plant types. Response: 19. Comment: U p a statement along lots 190-203 that a 50' perimeter separation must be maintained future townhouses Response: mment will be provided that states the minimum rear building spacing will be 50'. 20. Comment: 5 is less than 20' from the parking area. Response: rking in question is on the side of the unit. The 20' setback requirement is a front r requirement. Therefore, we do not believe this comment is applicable. 21. Comment: L eparation is required between townhouse units. Will there be enough room n lots 165-171 and lots185-168 to build decks on the townhouses? Response: ing to §165-23(5), decks attached to townhouses may extend 15' into a perimeter area or the active portion of a required buffer area. Our understanding is that this ce allows decks to encroach into the building spacing buffer. 22. Comment: t appears that the stoops attached to the townhouses on lots 163,164,195 and 196 extend oo far into the setback for the lots. Stoops which comprise less than 1/3 of the length of e wall of the primary structure may extend three feet into a required setback yard. Response: The required side setback yards for townhouses are measured from the perimeter oundary line. Therefore, the stoops do not encroach into a required setback yard and the toops are held a **t�nt*num of 5' from the property line. 23. Comment: Dn Sheet 12 of 32, the private street paving detail does not reflect what is required by 165-29A(14) of the Frederick County Zoning Ordinance. The zoning Ordinance requires t the pavement design for the private roads shall include eight inches of aggregate e material, Type I, Size No. 21-B, and shall be paved with a 165 No. psy asphalt �oncrete, Type SM-2A, surface treatment. Response: a aggregate base will be increased to 8". SM-2A asphalt concrete is no longer a correct id+esignation. The correct designation is SM-9.5A. Therefore, that portion of the averment section will remain unchanged. (V-\project\..20M\0M \rmgr\Documents\Secs\SECS DPD CommRespO1.DOC) Page 3 . too/too•d tsct# SZNV17asNoo 39 80I86ttU L zz:60 tOOZ,90•Nnr Frederick County, Virginia Request for Road Design 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 Sheet 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 Road Design Plan with this sheet. Applicant's Name: BC Comakants 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, Warrior Drive Development of the central roadway through the Wakeland Manor project for the extension of Warrior Drive, north from Macedonia Church Road as described in the Wakeland Manor — MDP Warrior Drive Narrative. Also, includes the offsite construction of Warrior Drive across the JASBO, Inc. parcel (located between Tasker Road and Macedonia Church Road). Location of property: North of Macedonia Church Road, between the intersections of Queens Way (to the west) and Maryland Drive/Owens Lane (to the east). Department of Public Works Comments: . . open ,rat 06 Z4 ^Avzaa- ;,5, vuo y , a.P.Q r6 uw, P44rro-42, 7- x OVr- 44--� �4 . - Department of Public Works use only Date received i0 /� �d Review Number: 1 �4� 5 (please circle one) Date reviewed Date approved Revision required Signature and DateC`�� *** Please return this form to applicant *** r CEIVED I JUN 14 2004 IlEll-l"CK CCUN1Y N1NG f4 F'c`JELOPMENT BC Consultants Planners , Engineers a Surveyors a Landscape Architects 12600 Fair Lakes Circle, Suite 100, Fairfax, VA 22033 (703) 449-8100 Fax (703) 449-8108 www.begon.com Fax Cover Sheet Date: June 8, 2004 Time: 9:25 am To: Ms. Candice E. Mills Company: Frederick Co. -Dept. of Planning & Development Fax Number: (540) 665-6395 Sent By: Dennis Casbeer Regarding. Wakeland Manor Phase 5 BC job #: 03032.12 Total # Pages: 4 Message: Candice, I ha a reviewed your comments on the Wakeland Manor Phase 5 Subdivision Plan. The enclosed do mment has responses to all the comments except those dealing with landscaping. Our Landsc tpe Architecture Department is reviewing those comments and will be making those corrections. I wo uld like to discuss your comments and my responses with you as soon as possible as a couple >f the comments have major implications. Your assistance is appreciated. Dennis Casbeer (Vc\FI'oject\_ \0301\Engr\Documents\Secs\P1annkVax.doc) 1 If you do not receive all of the pages or have received this fax by error, please contact the sender listed above at (7 ) 449-8100. Thank you. bOO/T00'd tszv# 'SSNVIgnSN00 DE 80T86D6£OL LZ3%0 tOOZ,80'NI1P Frederick County, Virginia Su_ vision 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-tkffIft. (3} copies of the Subdivision Plan with this sheet. 2 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 5 — Development of 66 townhouse units with associated private streets and utilities. Also includes the partial construction of Talamore Drive, a public street. Location of property: North of Macedonia Church Road, East of Warrior Drive extension Department of Public Works Comments: UPOVI ¢Vll ate, aooy, 0.9 e� owi /L�-ors.ce� Gw� Z4V,41 aAtae4 Tt"� �-,e4 i Ma3U i Uiui 11 Luia ivi III tv "FF'" I" [Fwd: Wakeland Manor - Warrior Drive Ro... ce,' - -ia Church Road / Frederick County] Subject: [Fwd: Wakeland Manor - Warrior Drive Road Design Plan / Route 642, Tasker Road and Route 756, Macedonia Church Road / Frederick County] Date: Mon, 24 May 2004 08:51:47 -0400 From: "Jeremy F. Camp" <jcamp@co.frederick.va.us> To: Candice Mills <cmills@co.frederick.va.us> CC: Patrick Davenport <pdavenpo@co.frederick.va.us> FYI Subject: Wakeland Manor - Warrior Drive Road Design Plan / Route 642, Task er Road and Route 756, Macedonia Church Road / Frederick County Date: Thu, 20 May 2004 14:11:53 -0400 From: "Sweitzer, Barry"<Barry.Sweitzer@VirginiaDOT.org> To: "'mtucker@bccon.com` <mtucker@bccon.com> CC: "Heironimus, David (Dave)" <David.Heironimus@VirginiaDOT.org>, "Jcamp@co.frederick.va.us"' <jcamp@co.frederick.va.us> An interim review has been completed on a set of plans dated November, 2003 for the referenced project. We anticipate receipt of a more complete set of plans which would incorporate our verbal comments and those which follow: Plan Sheet 1 of 38 Existing VDOT route numbers with attendant Frederick County 911 names should be shown. Plan Sheet 2 of 38 • Proposed right-of-way dedications should be on chord lines at street intersections. Plan Sheet 3 of 38 • The Chevron Paint striping dividing the thru/right and the dedicated left to existing Tasker Road, Route 642 is satisfactory. The striping in its entirety should be white, Type A (easily eradicated upon termination of its need). • Cul-de-sac treatment on east side of Warrior Drive on Route 756, Macedonia Church Road. • Drainage easement identifications should be clarified. • An assessment of adequate strength of existing 15" sanitary sewer crossed with heavy grading for proposed Warrior Drive parallel to concrete box culverts. Also on Plan Sheet 4 of 38. • Other comments offered by Staunton District Location & Design staff members and Mobility Management staff. Plan Sheet 7 of 38 1 of 2 5/24/2004 9:01 AM [Fwd: Wakeland Manor - Warrior Drive Ro... cet'--ia Church Road / Frederick County] • Radii at all roadway intersections should be shown. • P.C. station for Curve C2 should be inserted. • C1 Curve identification is overprinted at Macedonia Church Road. • The centerling grade for Warrior Drive at Tasker Road should follow the cross slope plane of Tasker Road to establish smooth transition between the roadways. • New Vertical Curve Standards SD-4 and SD-5 should be used to establish stopping sight distances and horizontal intersection sight distances. Copies should be accessible via VDOT website, Road & Bridge Standard 2001 and subsequent revisions. Plan Sheet 8 of 38 Lower point station and elevation on vertical curve at PVI 20+50 appear to have slight error. Please review. As we agreed, there are no marked plans for this phase of review. Please consider all the above comments and apply appropriate responses to the plan set. When all VDOT review comments have been considered and a revised set of plans becomes available, please provide one set of plans to this office for VDOT review. If there are any questions, please call or email. Barry J. Sweitzer Transportation Roadway Engineer VDOT — Edinburg Residency ` Land Development Phone #540-984-5631 Fax #540-984-5607 2 of 2 5/24/2004 9:01 AM • COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/665-6395 June 3, 2004 BC Consultants Attention: Michael Tucker 12600 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 RE: Wakeland Manor, Phase 5: Subdivision Design Plan Review Dear Mr. Tucker: I have had the opportunity to review the Subdivision Design Plan (SDP) for Wakeland Manor, Phase 5, received by our office on May 11, 2004. Please address the following comments: +/1. In accordance with the approved Master Development Plan for Wakeland Manor, Warrior Drive is to be built to the intersection of Craig Drive with Phase 5. Warrior Drive needs to be shown as being built to this intersection on this plan. A2. On Sheet 2 of 32, in the area tabulations, show the open space in acres. �3. Show all right-of-way widths. A. On Sheets 3, 4 and 5 of 32 show the open space in acres. ,5. On Sheet 3 of 32, there is an existing sanitary sewer easement. Provide the legal reference for this easement. There also appears to be another easement shown in the open space on Sheet 3. Label this easement and provide a legal reference for it. On Sheet 5 of 32, there is a line going through lot 203. Label this line. �7. On Sheet 6 of 32, provide the legal reference for the existing easement. There is also a line that goes through the property. Please label this line. There is an existing dirt road shown on Sheet 6. Is this a deeded right-of-way or will it be obscured? v8. Building restriction lines for the townhouses need to be shown. Building restriction lines for townhouses are: • Front: 20 feet from parking area or driveway • Side: 30 feet from perimeter boundary • Rear: 50 feet from perimeter boundary V1. A street light is needed where London Downs Circle Meets Berwick Lane. -/"1'0. The townhouse on lot 184 requires a 50' rear setback from the townhouse on lot 183. 107 North Kent Street • Winchester, Virginia 22601-5000 BC Consultants Attention: Michael Tucker RE: Wakeland Manor Phase 5 June 3, 2004 �11. On Sheets 32A through 32I, the landscaping for the development is shown. Specify that ornamental landscaping is being used per § 165-36A(2) of the Frederick County Zoning Ordinance. The plan needs to state that all plantings will conform with § 165-36B of the Frederick County Zoning Ordinance. \34. Hedges have been provided along some of the parking areas in the development. Hedges must be provided on all parking areas to prevent vehicle lights from shining on adjoining properties. lsl. The landscaping calculations provided are inadequate. The landscaping required for townhouses �/ are: • Perimeter: (§ 165-27E(11)a) One shade tree provided per every 2,000 square feet of impervious area for the first 100,000 square feet of the entire site. • Interior: (§ 165-27E(11)b) A minimum of five percent (5%) of the interior portions of the parking lots shall be landscaped for the purpose of providing shade trees. Such interior landscaping shall be provided on raised islands and in continuos raised strips extending the length of a parking bay. No less than one shade tree shall be provided in the interior of the parking lot for each ten parking spaces. • Ornamental Landscaping: (§ 165-36A(2)a) Townhouses require six ornamental Shrubs per five units and two ornamental trees per unit. 5. It appears on the landscaping plan that the majority of the plantings are being provided along the public right-of-way. The plantings required for the perimeter and interior plantings must be placed around the parking areas. It is also recommended that other required plantings be distributed / throughout the development. dlb Handicapped parking spaces have not been provided per § 165-27E(6) of the Frederick County Zoning Ordinance. It appears that some of the townhouses are located more than 500 feet from the public road. In accordance with § 144-24C(2)b of the Frederick County Subdivision Ordinance, individual lots shall not be more than 500 feet from a state -maintained road, as measured from the public street along the access route. The Planning Commission may allow lots to be located as much as 800 feet from a state -maintained road in cases where enhanced circulation is provided with a driveway loop. J'9_"'' On Sheet 32I of 32, Greenspire Linden, Dwarf Fothergilla and Skip Cherry Laurel are not on approved plant types. Provide a statement along lots 190-203 that a 50' perimeter separation must be maintained against future townhouses. 0. Lot 195 is less than 20' from the parking area. BC Consultants Attention: Michael Tucker RE: Wakeland Manor Phase 5 June 3, 2004 21. A 50' rear separation is required between townhouse units. Will there be enough room between lots 165-171 and lots 185-168 to build decks on the townhouses? 22. It appears that the stoops attached to the townhouses on lots 163, 164, 195 and 196 extend too far into the setbacks for the lots. Stoops which comprise less than 1/3 of the length of the wall of the primary structure may extend three feet into a required setback yard. 23. On Sheet 12 of 32, the private street paving detail does not reflect what is required by § 165-29A(14) of the Frederick County, Zoning Ordinance. The Zoning Ordinance requires that the pavement design for the private roads shall include eight inches of aggregate base material, Type I, Size No. 21-13, and shall be paved with a 165 No. psy asphalt concrete, Type SM-2A, surface treatment. 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, i Candice E. Mills, Planner I CEM/bad Enclosure cS,lStephen Plescoe, PE, Centex Homes, 14121 Parke Long Court, Ste. 201, Chantilly, VA 20151 r -.* 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 "IAJQ�&yyj rVt&#,0F,5 with a notation of all previous names of the subdivision. ✓ original property identification number. VL page number and total pages on eachtpage. ✓ 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. Vol" 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. U Ns4) - Shoes VAOile-U) d- pV+aJA*- V 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. s 10 i _ location and area of each parcel of common open space and the total area of common open space. -� '" ice- it, Q-CAAA�) location, names, right-of-way widths and classifications of existing and planned roads, streets and shared private driveways adjacent to and on the property. v' existing or proposed utilities, sewer and water lines, manholes, fire hydrants and easements. ✓ existing and proposed drainage ways, drainage facilities, culverts and drainage easements with dimensions and design details. stormwater management plan with calculations describing how stormwater management requirements are being met, including the location and design details of proposed facilities. proposed grading plan including spot elevations and flow arrows. ✓ cross sections, profiles and design details of all proposed streets, roads, culverts, storm sewers, sanitary sewers and water mains. locations, dimensions and cross sections of existing and proposed sidewalks and walkways. location of environmental features including floodplain, steep slopes, wetlands, sinkholes, woodlands and natural stormwater detention areas. names of all streams and bodies of water, including all one -hundred -year flood limits'as mapped by FEMA. location of all land to be dedicated or reserved for public use. 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. W cx ct1 d c'a< % landscaping with loVation and t)6s of i� proposed plants. certification by an engineer, surveyor or other qualified professional of the accuracy of the plat. signature of the owner or principals certifying ownership of the property. Of 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. a 12 APPLICATION AND CHECKLIST SUBDIVISION FREDERICK COUNTY, VIRGINIA Date: U Application # q-0 MDP? v' Yes- No If no, has 13 requirement been waived by the Planning Director? Yes No If MDP requirement has not been waived, fill in the following public hearing dates: Planning Commission Board of Supervisors: Applicant/Agent: RC 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 5 Number of Lots: Sixty-six (66) Total Acreage: 15.39 acres Property Location: North of Macedonia Church Road, East of Warrior Drive extension. (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) Property zoning and present use: RP (Residential Performance), present use: vacant/farm Adjoining property zoning and use: RP (Residential Performance); Adjoining use: Single ��� �ooe� 1 ��� e� Frederick County, Virginia Subdivision Application 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): 2,184 SQ. FT. Number and types of housing units in this development: Sixty-six (66) Townhouse Units I have read the material included in this package and understand what is required by the Frederick County Planning Department. I also understand that all required material will be complete prior to the submission of my site plan. Date: �� 1 1pp4 MP'� 1 a �N�� � L P Control number SD03-0019R Project Name Wakeland Manor Phase 5 Address 12600 Fair Lakes Circle, Suite 100 Type Application Subdivision Current Zoning RP Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Adequate Siamese Location Not Identified Emergency Vehicle Access Comments Access Comments Additional Comments Frederick County Fire and Rescue Department Office of the Fire Marshal Plan Review and Comments Date received 4/7/2004 Clty Fairfax Tax ID Number 75-A-100 Date reviewed 4/12/2004 Applicant BC Consultants State Zip VA 22033 Fire District 11 Recommendations Automatic Fire Alarm System No Requirements Hydrant Location Adequate Roadway/Aisleway Width Adequate Date Revised 3/31/2004 Applicant Phone 703-44941100 Rescue District 11 Election District Shawnee Residential Sprinkler System Yes Fire Lane Required Yes Special Hazards No Plan Approval Recommended Reviewed By Signature_ • Yes Timothy L. Welsh Title 4 a%' � r /' ., W\����.. �OO �� �, ��a ��,Y;,�a �� BC Consultants Planners Engineers • Surveyors • Landscape Architects I TRANSMITTAL Date: April 20, 2004 Project Name: To: Frederick County Sanitation Authority (FCSA) BC Project #: 315 Tasker Rd. Stephens City, VA 22655-2220 Via: Attn: Mr. John Whitacre Purpose: Copies Description Wakeland Manor Phase Five 03032.12 Hand Approval 2 Second submission of Subdivision Design Plan, revised per your previous comments 1 Frederick Co. Request for Comments Letter ""q- /W Ric Y/, rw _ �i°,�,gt,- YID .,4S / /c�7'-ev / / T,E� Y! 7 r .ITS 1l��D /A, 4WVC-4Q "4e.� 'dY Remarks: Please contact Kevin _ and or Dennis Casbeer in our office if you have any questions or require additional information. Thanks. 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 Street Name Comments Subdivision Comments Frederick County Department of Planning & Development Attn: Marcus Lemasters, GIS Manager 107 North Kent Street Winchester, Virginia 22601 (540) 665-5651 The GIS Manager will review the proposed street names for this project to ensure their acceptability into the Frederick County Street Name System. Proposed street names will also be routed through the Communication Center Supervisor for review. This step will prevent duplicate street names from being entered. Please attach one copy of the plan indicating proposed names. Applicant's Name: 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 5 - Development of 66 townhouse units. Location of property: North of Macedonia Church Road. East of Warrior Drive extension GIS Manager Comments: 45F r,, 47yy�a'4� GIS OFFICE USE ONLY: Date received IZ-17- 03 Incomplete Date reviewed lZ-16-o3 Signature and Date: Signature and Date(revision): Date revision received Incomplete Date reviewed Date approved fz-/8-o? *** Please return this form to applicant *** R MQy 1 1 Zpp4 N DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDERICK COUNTY, VIRGINIA w STREET NAME COMMENTS s DATE: December 18, 2003 3~ STAFF MEMBER: Marcus Lemasters, D rector SUBDIVISION: Wakeland Manor Phase 5 COMMENTS: The Frederick County Department of GIS has reviewed the requested road names for use in the Wakeland Manor Phase 5, and has made the following determinations: 1. The following road names have been previously approved and reserved for use in the Frederick County Road Naming System and have been permanently logged into the system: Prestwick Lane London Downs Circle Quinton Oaks Circle Berwick Lane Carnoustie Lane Panmure Lane 2. Preliminary structure numbering has been assigned to the lots facing these roads. Please consult the attached plan for these numbers as assigned. 3. For future reference, only the cover sheet and two copies of sheet two showing the entire subdivision need to be submitted for review. Review may also be conducted digitally over the Internet. Submit plan in .dwg/.dxf or Arc .shp file. Frederick County Dept of GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651 MAY 1 1 2004 PLANNNG'Uis E--- � 1:s2. L L Frederick County, Virginia Subdivision Application Request for Subdivision Plan Comments Frederick County Department of Parks and Recreation DEC 1 9 2003 Mail to: Hand deliver to: Frederick County 2nd Floor Department of Parks and Recreation 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5678 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the Subdivision Plan with the sheet. Applicant's Name: 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 5 — Development of 66 townhouse units with associated private streets and utilities. Also includes the vartial construction of Talamore Drive, a public street. Location of property: North of Macedonia Church Road. East of Warrior Drive extension Department of Parks and Recreation's Comments: Plan appears to meet open space and recreational unit requirements. To provide for the extension of the bicycle/pedestrian facility along Warrior Drive, staff recommends the developer offer a 20' easement within their active buffer which parallels the 80' roadway efficiency buffer. It is also recommended that a bicycle/pedestrian facility, meeting county standards, be included along Talamore Drive with a connection at Warrior Drive. Department of Parks and Recreation use only Date received Review Number: 1 2 3 4 5 (please circle one) Date reviewed Date approved Revision required Signature and Date d-" n, / II Ve 04,7 -� 12 / 18 / 03 *** Please return this form to applicant *** MAY FRE%ERI,Cl -T Frederick County, Virginia Subdivision Application Request for Subdivision Plan Comments Frederick County Public Schools Deliver to: FEB 2 02004 Frederick County Public Schools Attn.: School Superintendent 1415 Amherst Street Winchester, Virginia 22601 (540) 662-3888 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the Subdivision Plan with the sheet. Applicant's Name: BC Constiltants Attn: Dennis Casbeer 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 5 Develooment of 66 townhouse units with associated private streets and utilities. Also includes the nartial construction of Talamore Drive, a public street. Location of property: North of Macedonia Church Road, East of Warrior Drive extension. Number of residences to be built in this development: 66 Approximate date first house/residence will be occupied: August 2004 Estimated completion date of development (build -out): August 2005 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. Frederick Co. Public Schools' Comments: ` Public Schools' use only Date received ` �� Date reviewed U Signature and Date M2 Review Number: 1 2 3 4 5 (please circle one) Date approved Revision required *** WeAse return this form to applicant *** 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 5 — Development of 66 townhouse units with associated private streets and utilities. Also includes the partial construction of Talamore Drive, a public street. Location of property: North of Macedonia Church Road. East of Warrior Drive extension. 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 *** le 6 COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 February 23, 2004 Mr. Kevin A. Seward The BC Consultants, Inc. 126000 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 RE: Subdivision Comments - Wakeland Manor - Phase 5 Frederick County, Virginia Dear Mr. Seward: Upon review of the subject subdivision plan, we offer the following comments: 1) Provide 100-year water surface elevations for proposed structure numbers 502 and 508. It will be necessary to verify that the backwater conditions from these structures will not impact the properties located upstream. 2) You have indicated a DI-7 for the stormwater structure with a type I grates. As stated in our previous comments letters for Wakeland Manor, we require the use of type III grates for safety purposes. Please note that the opening of a DI-7 is wide enough to allow someone's foot to slip in which, in turn, could cause an injury. It will be necessary to utilize either a type III grate or use a DI-1. 3) There is a discrepancy on the plans related to structure number 556. The profile on page 15A of 32 indicates the use of a DI-3B (Typel) and the computation chart on page 16 of 32 indicates the use of a manhole. Clarify the drawings accordingly. 4) It will be necessary to verify that all drainage swales and channels have a minimum two (2) percent slope to ensure that positive drainage exists. In addition, verify that no structures within the subdivision will be affected during a 100-year storm event. 107 North Kent Street • Winchester, Virginia 22601-5000 Wakeland Manor - Phase 5 Page 2 February 23, 2004 Once these comments have been addressed, submit two (2) copies of the subdivision plan for further review. Sincerely, J e C. Wilder Deputy Director JCW/rls cc: Patrick Davenport, Zoning and Subdivision Administrator �v file A:\wakelandveom.wpd M copy COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 December 19, 2003 BC Consultants Attn: Mike Tucker 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 RE: Wakeland Manor - Subdivision Design Plan Phase 5 Dear Mr. Tucker: We received the subdivision design plans (SDP) for the subject project on December 16, 2003. However, the plans cannot be accepted for review for the following reasons: • The revised Master Development Plan for this project has not yet been approved. • The SDP for Phases 3 and 4 have not yet been approved. • No application or fee was submitted with the plans. Today, during our telephone conversation, we agreed that you would collect the plans to be returned to you. Please call if you have any questions. Sincerely, w �Javxl Patrick T. Davenport, CZA Zoning and Subdivision Administrator PTD/kac 107 North Kent Street • Winchester, Virginia 22601-5000 BC Consultants Planners • Engineers • Surveyors • Landscape Architects TRANSMITTAL Date: May 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: Mr. Patrick T. Davenport, CZA Purpose: Copies Description 1 Subdivision Application Package Remarks: Copy To: Received By: Date: Wakeland Manor, Phase Five 03032.12 Mail As Requested 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 BC Consultants Planners • Engineers • Surveyors • Landscape Architects TRANSMITTAL Date: April 29, 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: Mr. Patrick T. Davenport, CZA Purpose: Copies Description 2 Site plan first submission and request for comments 6'U'g -ball'S'(61ki HpL . Wakeland Manor, Phase Five 03032.12 Approval Remarks: 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 December 19, 2003 BC Consultants Attn: Mike Tucker 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 RE: Wakeland Manor - Subdivision Design Plan Phas Dear Mr. Tucker: We received the subdivision design plans (SDP) for the subject project on December 16, 2003. However, the plans cannot be accepted for review for the following reasons: • The revised Master Development Plan for this project has not yet been approved. • The SDP for Phases 3 and 4 have not yet been approved. • No application or fee was submitted with the plans. Today, during our telephone conversation, we agreed that you would collect the plans to be returned to you. Please call if you have any questions. Sincerely, �u �Oavlj Patrick T. Davenport, CZA Zoning and Subdivision Administrator PTD/kac 107 North Kent Street • Winchester, Virginia 22601-5000 SUBD #09-04 WAKELAND MANOR PHASE 5 Shawnee 66 LOTS �A,Ro,