HomeMy WebLinkAboutWakeland Manor - Phase I Lots 110-141 Shawnee District - Backfile (2)a
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SUBDIVISION CHECKLIST
The application is not complete if the following are not present:
Submission Package
1. Two sets of comment sheets from the following agencies
LL,
along with any marked copies of the plan;
1--P VDOT City of Winchester
q- P Co. San. Auth.
Al-4' Inspections Dept.
4-& Fire Marshall
Co. Hlth. Dept.
+40 Parks & Rec.
Airport
4-67-RO 2. 2 copies of the subdivision application
3. 15 copies of the plan on a single sheet
4. 1 reproducible copy of the plan (if required)
5. a 35mm. slide of the plan
* One copy of the application and comment sheets, three
copies of the plan and the marked plans from the review
agencies should be enclosed in a package which will be
forwarded to the County Engineer.
TRACKING
DATE
I% Application Received
Subdivision Information forwarded to Consulting Engineer r�
1' ;nclvC.�t.s L,.�
Review/Invoice received from Engineer �O c-�
F125Z).
e Paid ( amou t$ i Z l I 0 �D' '' v
Cb0z -+- l� lab 3a lots e -�35 / lob � + CF IJ
proued (y&I Subdivision heard by Planning Commission
12-- I Fina lat submitted with review gency signatures and;
deed of dedication Z/ bond estimate
r
Final Fee paid
L-M
RECEIPT
N2 022804
AMOUNT DUE
AMOUNT PAID (n/
BALANCE DUE
RAID BY
u CASH
® CHECK �'� 7 yy
OTHER I
FREDERICK COUNTY DEPT. OF PLANNING AND DEVELOPMENT
P. 0. BOX 601 • 9 COURT SQUARE
WilACHLSTER, VIRGIINIA 22601 • (703) 665.5651
DATE
J / `/ - �/
RECEIVED FROM
ADDRESS ` A%Ll 'G Y �l"Y) �`��II�i�-'�i.� t�rC.C1.J�^�i� .{.___ 1"�1•�-� �Y
THE SUM OF J7I IdGd S(,1� XliC �"4ht I i'eil DOLLARS $ 4'� ���� • `��
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DAY -TIMERS RE -ORDER No. 3221 — P-led in USA
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WA KELAND MANOR - PHASE X
FREDE'R/cK COu,,Vry V1kG1.V1A
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APPROVED B
FRED. CO. SANITATION AUTHORITY 70117DATE
PLANNING COMMISSION DATE 2- - / > - s /
SUBDIVISION ADMINISTRATOR • DATE Z
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VA. DEPT. OF TRANSPORTATION --cal 4L�-- - �.._. DATE G
OWNER'S CERTIFICATE
The above and foregoing subdivision of the land of Ralph M. and Mae C.
Vakemaa as appears in tLo accompanying plats is with the consent and in
accordance with the desires of the undersigned owners, proprietors, and
trustees! if any. All r_t.reet.s as shown herein,.are hereby dedicated to
the public use.
SURVEYOR'S CERTIFICATE
I hereby certify that the land contained in this subdivision is a
portion of the laud conveyed to Ralph M. and Mae C. Wakeman, by Deed
dated March 11, 1952 and recorded in*the Frederick County Court Clerk's
Office in Deed Book 222 at Page 565.
O
O�a�p,L7 N ,�,Gf
U DAVW Ml FLLkSTENAUF.
NO. 1455
David M. Furstenau, L. S.
DATE : JUNa 5, 1990 COVER SHEET
FURSTENAU - RUCKMAN ASSOCIATES N/A SCALE.
SURVEYING & ENGINEERING
P.O BOX 369 SHEET
S7EPHENS CITY..VIRGINIA 22655
•703-969 68 ' of
CURVE TABLE
NO. RRO. DELTA ARC TAN. CHO. CHO. BRG.
1 850.00' 10617'45" 152.74' 76.58' 152.54' N 77028'55"E
1R 850.00' 06004'00" 90.00' 4S.04' 89.96' N 75°22'03"E
1B 850.00' U4013'45" 62.74 31.38' 62.73' N 80030'S5"E
2 270.00' 59°55'21" 282.38 15S.64' 269.68' N 52040'07"E
2R 270.00' 29054'21" 140;93' 72.11' 139.33' N 67040'37"E
2B 270.00' 30001'00" 141.45' 72.39' 139.84' N 37042'57"E
3 25.00' 90000'00" 39.27' 25.00', 35.36' N 22017'33"W
4 25.00' 71047'24" 31.32' 18.09' 29.32' 5 76048'45"W
5 55.00' 272009'15" 261.25' S2.97' 76.31' N 03000'20"W
5R 55.00' 73050'09" 70.88' 41.32' 66.07' 5 77050'070W
58 55.00' S2046'32" 50.66' 27.29' 48.89' N 38051'32"W
5C 55.00' 55016'58" 53.07'- 28.80' 51.03' N 15010'13"E
5D 55.00' 90015'36" 86.64' 55.2S' 77.96' N 87056'30"E
6 25.00' 20021'S1" 8.89' 4.49' 8.84' 5 57006'38"E
7 25.00' 90000'00" 39.27' 2S.00' 35.36' N 67042'27"E
8 400.00' 35000'00" 244.35' 126.12' 240.56' N 40012'27"E
BR 400.00' 18028'13" 128.95' 65.04' 128.39' N 31056'33"E
88 400.00' 16031'47" 115.40' S8.10' 115.00' N 49026'33"E
9 24.00' 51019'04" 22.39' 12.01' 21.65' N 32002'55"E
10 a .00' 282038'08" 271.31' 44.04' 68.75' 5 32017'33'E
10A 55.00' 28039'03" 27.50' 14.05' 27.22' N 20°42'54"E
IOB 55.00' 66006'41" 63.46' 35.79' 60.00' N 68005'47"E
lOC 55.00' 51040'12" 49.60 26.63' 47.94' 5 53000'47"E
lOD 55.00' 72000"38" 69.13' 39.97' 64.66' 5 08049'38"W
l0E 55.00' 64011'34" 61.62' 34.50' 58.45' 5 76055'44"W
11 25.00' 51019'04" 22.39' 12.01' 21.65' 5 83021'59"W
12 25.00' 90000'00" 39.27 25.00' 35.36' 5 12042'27"W
13 25.00' 94024'42" 41.19' 27.00' 36.69' N 79029'54'W
14 350.00' 30035'18" 186.85' 95.71' 184.64' 5 38000'06"W
15 320.00' 590S5'21" 334.67' 184.46' 319.62' 5 52040'07"W
15A 320.00' 13057'14" 77.93' 39.16' 77.74' 5 29041'04'W
158 320.00' 20043'26" 115.74' 58.51' 115.11' 5 47001'25"W
15C 320.00' 25014'40" 140.99' 71.66' 139.85' 5 70000'28"W
16 800.00' 10010'44" 142.12' 71.25' 141.94' 5 77032'26"W
17 825.00' 10010'44" 146.56' 73.48' 146.37' N 77032'26"E
18 295.00' 59055'21" 308.52' 170.05' 294.65' N 52040'07"E
19 37S.00' 35000'00" 229.07' 118.24' 225.53' N 40012'27"E
AREA SUMMARY
AREA IN LOTS 13. 71 !o I ACRES
DE.01 CATED I R/W 2.7130 ACRES
TOTAL AREA SUBDIVIDED 1 Co. 4291 ACRES
NUMBER OF LOTS 32
AVERAGE LOT SIZE 18,(671 SQ. FT.
NOTES
1. TNIS PARCEL /S PART OF TAX MAP NO. 7S, PARCEL IOD.
2. TN/S LAND DOES NOT 441 /N A FLOOD H.AZAlPP ZD/VE'.
LOTS ARE S/NGL E' FAA4 / G ),` 71' rAO/ T/OiVAL .
4. AG L L OTS 4A-e SuBJEC 7- To 4 /O "SLOPE ANO Dif'A/iS/A GE
EASEMENT ALOiVG A44 4--/G.47- 0,1= k/.4YS AA1P A
ZI774 / 7Ty 404 SeAfelV T AL ONG of L Pic'OPETTY
4
o 'LTx WAKELAND MANOR - PHASE S
DATE: JUNE S, 1110 CURVE TABLE a AREA TAB.
O D v T SCALE:
NO. U53 � FURSTENAU - RUCKMAN ASSOCIATES N/A
J SURVEYING&ENGINEERING 369 SHEET
SURvt STFPHFNoC X CITY. VIRCINiA 22655 � OC�
703-869-5682 F
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e'ALTH 0 WA X EL A NP MANOR - PHASE X
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NO.1455 FURSTENAU - RUCKMAN ASSOCIATES i"-1oo,
SURVEYING & ENGINEERING
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SURvSTEPHENS CITY7'.VIRGINIA 22655
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0 DATE: JUNE 5,1190 LOTS 117,1/83,132 - 137
DAVID M. FMSTENAU x
NO. U55 'FURSTENAU. - RUCKMAN ASSOCIATES SCAoo'
SURVEYING & ENGINEERING
P.O. BOX 369 SHEET
STEPHE.NS CITY. VIRGINIA 22655
lq�O S:1RVEy�� 4 OF S
703-869-5682
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WAKELAND MANOR - PHASES
I PATE: JuN E 5,1990 I LOTS 119 - 13 I
FURSTENAU RUCKMAN ASSOCIA
SURVEYING & ENGINEERING
P.O. BOX 369
STEPHENS CITY, .VIRGINIA 22655
SCALE:
1"=loo'
SHEET
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SUBDIVISION APPLICATION
WARELAND MANOR, PHASE I
32 Lots (16.4291 acres)
LOCATION: North of Route 642 (Macedonia Church Road).
MAGISTERIAL DISTRICT: Shawnee
ADJACENT LAND USE AND ZONING: RP Zoning and Agricultural and
Residential Land Use.
PROPOSED USE AND IMPROVEMENTS: 32 detached single-family dwellings
REVIEW EVALUATIONS:
Frederick County Sanitation Authority: 16 items noted on
plan; please correct and resubmit.
Virginia Dept. of Transportation: See attached letter dated
March 9, 1990.
Frederick Co. Inspections Dept.: This request shall comply
to Use Group "R" (Residential), Section 309.0 of the BOCA
National Building Code, 1987.
Parks & Recreation: Please include project summary as it
relates to open space and recreational requirements and
resubmit for review.
Frederick Co. Fire Marshal: Hydrant distribution does not
appear to meet requirements of the County Code, Chapter 10.
Additional hydrants needed to cover all properties.
Planning and Zoning: This subdivision conforms with the
approved master development plan. The applicant must comply
with all corrections required by the appropriate review
agencies. Parks and Recreation comments have been addressed
because all proposed lots are over 15,000 square feet and
therefore, no recreational facilities are required.
Page 2
Wakeland Manor, Phase
PC Review 6/6/90
STAFF RECOMMENDATION FOR 6/06190: Approval. Most review agency
comments have been addressed (as of 5/24/90) and must be completely
complied with prior to signing of final plats.
r rIf i13 f.
COMMONWEALTH of VIRCINIA
DEPARTMENT OF TRANSPORTATION
P. 0. BOX 278
RAY D. PETHTEL EDINBURG, 22824
COMMISSIONER (703) 984-4133
Fax - (703) 984-9761
October 17, 1991
Mr. Rex Wakeman !,,I nn
C/O Wakeland Manor, Inc. '-----=--�'
Route 2, Box 58-A
Stephens City, VA 22655 Off 2 11"
Dear Mr. Wakeman:
` WILLIAM H. BUSHMAN
RESIDENT ENGINEER
Ref: Wakeland Manor
Phase I
Route 1079
Frederick County
As requested by your contractor, Rappawan, Inc., we have made an inspection of
the referenced project. It appears most work to date has been completed in
accordance with the approved site plan. However, we did notice one (1) item
of major concern. Corrugated metal pipe was used in lieu of the approved
reinforced concrete pipe. Concrete was originally recommended for this
development because of problems we have had in the immediate area with metal
pipe deteriorating due to acidic soils. After much consideration of the
matter we will allow the metal pipe to remain. However, we do ask flared end
sections (standard ES-2) be added to the pipe ends to correct some minor
erosion which we noticed. We would also suggest silt fence be installed at
the culvert inverts to prevent any siltation from building up inside the pipe.
One other minor item was the CD underdrains. These pipes should be cut off
flush with the ditch slopes and standard markers installed.
With the lots starting to develop, I would again like to remind you of the
importance of installing private entrances and mailboxes in accordance with
our requirements. I have enclosed a specification of each for you to pass
along to the homebuilders/owners.
This preliminary inspection should in no way be considered our final
acceptance of the streets. The rights -of -way should be maintained in their
present condition until such time Rappawan completes all work.
Should you have any questions concerning the above, please let me know.
Sincerely,
William H. Bushman
Trans. Resident Engineer
By: Robert B. Childress
Hwy. Permits & Subd. Spec. Senior
RBC / rf
Enclosures
xr_: D. W. Hawkins, R. W. Watkins, H. E. Strawsnyder, Ritchie Vaught
TRANSPORTATION ^ti THE 21 ST CENT!
f
C
It Mki
COMMONWEALTH of VIRGIN,
DEPARTMENT OF TRANSPORTATION
P. O. BOX 278
RAY D. PETHTEL
EDINBURG, 22824 WILLIAM H. BUSHMAN
COMMISSIONER (703) 984-4133 l RESIDENT ENGINEER
,/l
March 9, 1990
W
Mr. Richard A. Ruckman Ref: Wakeland Manor Subdivision
C/O Furstenau-Ruckman & Associates Phase I
4957 Craig Street Route 1079
Stephens City, VA 22655 Frederick County
Dear Mr. Ruckman:
Upon review of the above referenced development's site plans dated
February 4, 1990 please find. our recoimiendations on the attached plans marked
in red.and as follows:
1. Culvert #2 at Station 6•+25, Brandylion Drive, is to be increased to 18"
and Culvert #3 is to be moved ahead adjacent to the drainage easement as
noted. Standard ES-1 End Sections will also be required.
2. Standard CD-2 Underdrains are to be provided at approximate
Stations 2+20, 6+35 and 15+25, Brandylion Drive.
3. Erosion protection Standards EC-2 and EC-3 will be required at the
locations noted on the plans. The legend on the revised plans showing
where the EC-2 and EC-3 are to be used should be easily distinguishable.
4. Geometric design would require a 4' ditch with a depth of 16" and a
minimum of 200' vertical sight distance as noted on the plans.
5., Type.21-B Aggregate Base Material is to be used in lieu of Type 21-A.
6. If the section of roadway shown between Lots #118 and #119 is to be
constructed at this time, a profile will be required for review.
7. Street intersection radii are to be shown as noted.
8. The existing drainage easements are to be shown as noted.
9. Manhole #8 is to be relocated from the pavement to the shoulder of the
roadway.
10. The proposed 8" waterline is to be adjusted as noted.
11. For reference purposes, please include all information shown on the
preliminary master development plan for future submittals.
TRANSPORTATION FOR THE 21 ST CENTURY
J
J
Mr. Richard Ruckman
March 9, 1990
Page #2
12. It is the developer's responsibility to determine the size of private
entrance culverts for this project. Our minimum requirements are 15" or
13xl7" in diameter and 30' in length. At this time I will require a
listing of culvert sizes for my files. A private entrance detail should
also be incorporated into the plans -in accordance with the enclosed
private entrance specification sheet.
13. The enclosed mailbox location, CD Underdrain and Standard ES-1
Specifications should also be included in the plans.
Please revise and resubmit three (3) copies for further review. Should any
changes be deemed necessary, please design them to meet or exceed the above
recommendations.
Should you have any questions concerning the above, do not hesitate to call.
Sincerely,
W. H. Bushman
Resident Engineer
By: Robert B. Childress
Hwy. Permits & Subd. Spec. Senior
RBC/rf
Attachments
xc: Mr.
R.
L.
Moore
Mr.
J.
C.
Heatwole
Mr.
F.
E.
Wymer
Mr.
R.
W.
Watkins
APPLICATION AND CHECKLIST
SUBDIVISION
FREDERICK COUNTY VIRGINIA
Date: 04-06-90 Application 9
Applicant/Agent • Furs tenau-Ruckman Associates
Address: P.O. Box 369
Stephens City, VA 22655
Phone: ( 703 ) 869-5682
Owners name:
Address:
Wakeland Manor Tnc.
Route 2 Box 58A
Stephens City, VA 22655
Phone: ( 703 ) 869-3644
Fee Paid
Please list names of all owners, principals and /or majority
stockholders:
Rex Wakeman
Ralph Wakeman
Contact Person: Rex Wakeman
Phone: ( 703 ) 869-3644
Name of Subdivision • Wakeland Manor Phase I
Number of Lots 32 Total Acreage 16.4291 Ac.
Prppy Location:
` 'North of Route 642 - Macedonia Church Road
(Give State Rt.#, distance and direction from intersection)
Magisterial District Shawnee
Tax ID Number (21 digit) 75000-A00-0000-01010 75000-A00-0000-01000
M APR 1990
EIUED
REC y
�S���z�tiZ°ti6
Property zoning and present use: RP, agricultural
Adjoining property zoning and use: RP, agricultural and detached
singel-family residential
Has a Master Development Plan been submitted for this project?
Yes X No
If yes, has the final MDP been approved by the Board of
Supervisors?
Yes X No
What was the MDP title? Wakeland Manor
Does the plat contain any changes from the approved MDP?
Yes No X
If yes, specify what changes:
Miiilmum, Lot -,size (smallest lot)
Vumber and types of housing units in this development:
Number 32
Types
Detached Single -Family Dwellings
R
I
I
April 18, 1990
le, 5 C-C
- ta*4mamma <
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2 0 1900'
Kris Tierney, Deputy Director
Frederick County Planning Department
ENGINEERS 9 Court Square, P.O. Box 601
ARCHITECTS Winchester, Va. 22601
SCIENTISTS
Re: Wakeland Manor
17555.081
Dear Kris,
�[ have reviewed the proposed locations for the
future "Golladay Drive" and how it relates to the
Master Development Plan of Wakeland Manor.
The alignment as shown would provide the basis for
a good north/south collector in the area of Routes
227, 642 and 37 extended. The proposed right-of-way
for this road has not yet been nailed down. To ensure
adequate right-of-way for future needs, I would
suggest a 72 to 90 foot right-of-way through this
project.
Obviously this MDP will need to be revised as it
relates to this proposed roadway. I also fe0 1 thatf,
extending Lakeside Drive to Golladay Drive is a good,
idea.
The proposed connection to Route 37 extended would
provide good access for the developing areas adjacent
to Route 37. However, it will place intersections at
approximately one mile spacing from I-81 to Route 5Z3.
The planned concept for this portion of Route 37 ham` s
been proposed as a limited access divided highway.
Further modeling will need to be performed to
determine the need or desirability for this
interchange. The interchange does not appear to be a
■ 11240 Waples Mill Road
Fairfax, Virginia 22030
703.385.3566
Telefax 703.385.8319
April 18, 1990
Wakeland Manor
Page 2
part of this proposal and therefore the concept should
not be locked in until further study can be made.
ENGINEERS
ARCHITECTS The only concern I have for the proposed alignment
SCIENTISTS in its indicated location, is the potential impact on
the existing flood plain or drainage channel. This
will require detailed engineering and impact
assessments that could be reduced if located outside
the flood plain.
The concept of this plan as generally indicated is
good, however, I recommend three things:
1. The location of the interchange should not be
decided at this time.
2. A right-of-way needs to be established. In lieu of
waiting for a detail study to be completed to set
the right-of-way, the developer could dedicate a 90
foot right-of-way for this road and proceed with
design efforts.
3. The alignment should be shifted slightly to reduce
the impact to the flood plain.
If you have any questions, please let me know.
Sincerely,
DONOHUE AND ASSOCIATES, INC.
gau.YeIrn-a`2 rd, P.E.
Project Manager
PAB/jla
file: fredco3.17555.081
r
• • ENGINEERS 11240 WapleS Mill Road
Suite 100
ARCHITECTS Fairfax, Virginia 22030
SCIENTISTS 703.385.3566
Evan Wyatt, Planner I
Frederick County Planning Dept.
9 Court Square, P.O. Box 601
Winchester, Va. 22601
Your Authorization: Signed Agreement
Wakeland Manor
Master Development Plan
C
Date: April 18, 1990
Please Reference:
Project No. 17555.081
Invoice No. 9002908
Client No. 07534
Principal .5 hrs @ 48.00 24.00
Project Manager 2.0 hrs @ 33.25 66.50
Admin. Assist. .5 hrs @ 14.50 7.25
Total Direct 97.75
Total Indirect 146.63
TOTAL DUE THIS INVOICE $244.38
fink sends �,�,,uc.
f3sA �{�z3190
May 3, 1990
Mr. Wayne Miller, Zoning Administrator
Frederick County Planning Department
ENGINEERS 9 Court Square
ARCHITECTS P.O. Box 601
SCIENTISTS Winchester, VA 22601
Re: Wakeland Manor, Phase I
17555.080
Preliminary Subdivision
Dear Mr. Miller
We have reviewed the above plan. We offer the
following comments:
DRAINAGE AND GRADING
1. It appears that the lengths of Culverts 1, 2 and 3
need to be increased in order for the road grading
to function as shown on the profiles. Additional
grading may have to be shown around the culvert
entrances/exits.
2. Drainage Area II is bigger that Drainage Area I.
Though the sizes of pipes are adequate, it is not
clear how the runoff (Q10) is lower. Please
include the design, intensity (i) and "C" factor
in all future submissions.
3. (a) Stormwater management requirement is not
addressed on this plan. The master
development plan shows two general locations
for the future pond(s). It is not clear how
the runoff will be directed from all the
phases of Wakeland Manor into the ponds. It
is also not clear how the additional runoff
from this phase w X1 be accounted for or
controlled relative to the overall stormwater
management plan. Is the total area designated
for the ponds adequate to fulfill the
stormwater management
■ 11240 Waples Mill Road
Fairfax, Virginia 22030
703.385.3566
Telefax 703.38.5 8319
Wakeland Manor Phase I
May 3, 1990
Page 2
requirement for the whole site (298± acres)
How many ponds will be built and when are
those going to be completed?
(b) Stormwater management, in our opinion, should
ENGINEERS be addressed prior to any construction work
ARCHITECTS or an appropriate amount of money should be
SCIENTISTS escrowed for any future construction of the
pond(s). In either case, the adequacy of the
receiving channels need to be demonstrated.
(c) I am concerned about how the runoff form this
site is going to impact or be carried through
lots 91 and 90 of Tyler Court.
(d) A detailed schematic showing the on and off
site drainage areas (for the total site), pre
and post developed run-offs, storage,
allowable discharges, and uncontrolled flows,
etc., with a description how the stormwater
management is satisfied, is necessary for
proper review.
4. Please label the easement running along lots 124
and 125 on the plan.
STREETS
1. A temporary cul-de-sac should be provided (in
phase 2 area) at the end of Vincent Drive.
2. The typical pavement section is required to be
shown on the plan.
3. The proposed extension of Golladay Drive will run
right behind lots 124 & 125. It appears that there
could be some negative impact with the grading of
the lots. The proposed location of the right-of-
way should be indicated.
EROSION AND SEDIMENT CONTROL
1. An Erosion and Sediment Control narrative showing
the sequence of all land disturbance
phases/activities, installation and maintenance of
erosion control measures, is required.
Wakeland Manor, Phase I
May 3, 1990
Page 3
ENGINEERS
ARCHITECTS
SCIENTISTS 2. Silt fence or other appropriate measures are
required downstream of all land disturbance
activities. Reference the Virginia E & S Handbook
for proper measures.
3. The quantity (length) for EC-1 needs to be
specified for velocities greater than 6 fps.
Section 1.36 of Virginia Erosion and Sediment
Control Handbook may be used.
These items need to be addressed prior to approval.
If you have any questions, please do not hesitate to
contact me.
Sincerely,
rOHE & ASSOCIAT , INC.
Paul A. Bernard, P.E.
Project Manager
PAB:mb
file:fredco3.17555.080
w 1 (Ak
COMMONWEALTH of VlRGINIA
DEPARTMENT OF TRANSPORTATION
P. 0. BOX 278
22824
RAY D. PETHTEL EDINBURG,WILLIAM H. BUSHMAN
COMMISSIONER (703) 984-4133 RESIDENT ENGINEER
August 7, 1990
Mr. David M. Furstenau
C/O Furstenau-Ruckman Associates
P. O. Box 369
Stephens City, VA 22655
Dear Dave:
Ref: Wakeland Manor Subdivision
Phase I
Route 1079
Frederick County
As requested enclosed you will find the signed and approved final plat of the
above referenced development.
If I can be of further assistance, please call.
RBC / rf
Enclosures
xc: Mr. R. L. Moore
Mr. F. E. Wymer
Mr. R . W . kiatkins
J 8 ..
Sincerely,
W. H. Bushman
Resident Engineer
By: Robert B. Childress
Hwy. Permits & Subd. Spec. Senior
TRANSPORTAT:2% SCR -'-_ -ST CE%;T jRY
COMMONWEALTH H ®f VIRQINIA
RAY D. PETHTEL
` COMMISSIONER
Mr. Rex Wakeman
C/O Wakeland Manor,
Route 2, Box 58-A
Stephens City, VA
Dear Mr. Wakeman:
Inc.
22655
DEPARTMENT OF TRANSPORTATION
P. 0. BOX 278
EDINBURG,22824
(703) 984-4133
July 3, 1990
WILLIAM H. BUSHMAN
RESIDENT ENGINEER
Ref: Wakeland Manor
Phase I
Route 1079
Frederick County
This is to follow-up on our preconstruction conference held this date at the
above referenced project wherein we reviewed the attached VDOT requirements.
If you are not in complete agreement or need clarifications on any of the
items, please do not hesitate to call.
I would also like to take this opportunity to express our appreciation for
being able to participate in the meeting. We feel it has not only opened a
line of communication between all concerned, but may have also saved any
costly or timely delays because of later misunderstandings.
Sincerely,
W. H. Bushman
Resident Engineer
Bv: Robert B. Childress
Hwy. Permits & Subd. Spec. Senior
RBC/rf
xc: Mr. R. L. Moore
Mr. F. E. Wymer
Mr. R. W. Watkins
Mr. Richie Vaught
Attachments: Outline of Preconstruction Conference, Information Needed Prior
to Acceptance of Subd. Streets, Standard Private Entrance Detail
,a MAY o
May 24, 1990 coECE�`%E® -�
OFPLANNING
AND
� BUILDING
Mr. Wayne Miller
Frederick County Planning Department
Winchester, Virginia 22601
Re: Erosion and Sedimentation Control Narrative
Wakeland Manor Phase I
Frederick County, Virginia
Dear Mr Miller:
Please find enclosed the Erosion and Sedimentation Control Narrative for
Wakeland Manor Phase I. Should you need clarification or further
information regarding this matter, please feel free to contact this
office.
Sincerely,
{� ( J
Richard A. Ruckman, P.E.
Enclosure(s)
RAR/mrs
EROSION AND SEDIMENT CONTROL NARRATIVE
PROJECT DESCRIPTION
The purpose of this project is the construction of Wakeland Manor Phase
I. The site is approximately 13.7 acres and is situated approximately
1500 feet north of Virginia Route 642 and 8000 feet east of Interstate
Route 81 in Frederick County, Virginia. The project consists of 32
single-family residential building lots and the associated subdivision
streets. A total of about 3 acres will be disturbed during
construction.
EXISTING SITE CONDITIONS
The proposed site is an area of rolling hills formerly in agricultural
use. Most of the site is covered with a natural growth of grass and
some weeds. Some wooded areas located at the northeast corner of the
site.
The site is divided into six drainage areas. Three of these areas are
shown on the site grading plan. Three of these areas drain directly to
a culvert and swale conditions. The slopes of the swales vary from 5-7%
to 15-20%; however they are relatively short, from 200 to 300 feet.
The slopes across (perpendicualar to) the ridges also are from 6-8% and
fairly short. However, there is a small area of steep slopes from 20-
30% indicated on the site grading plan sheet 3 to 6.
ADJACENT PROPERTY
Wakeland Manor Phase I is bordered approximately seventy-five percent by
other sections or phases of Wakeland Manor. Only a small percentage of
that bordering land is already developed. Therefore, a majority of the
land is currently agriculture use (open pasture).
The Frederick County Sanitation Authority borders the property along the
northern end which constitutes the remaining 25%. The county currently
uses this property as the Lakeside sewerage Treatment Plant which
discharges its efflvent towards Opequon Creek flows into the Shenandoah
River.
SOILS
The predominant soils which will be disturbed are Weikert-Berks stony
silt loans. The Weikert series consists of shallow well -drained soils
in the valley and on the mountains. These soils formed in residuum of
acid shale or of interbedded shale, silt stone, and sand stone. The
surface soil is yellowish brown very channery silt loam; weak fine and
medium granular structure obscured by shale fragments from 3 to 15
inches deep. The surface layer is underlain by hard shale bedrock. The
depth to hard rock varies from 2 to 15 feet. The permeability of the
soil is moderately rapid. The erodibility factor (K) is 0.28.
In addition to the Weikert-Berks soils, small areas of Clearbrook
channery silt loams will also be disturbed. The Clearbrook soil has an
erodibility factor (K) of 0.28 also.
CRITICAL EROSION AREAS
Five potentially critical areas have been indentified
They are as follows:
1. The drainage way along the west side of Lot #141.
2. The drainage swale between Lots #138 and 139.
3. The drainage swale between Lots #130 and 131.
4. The drainage way between Lots #124 and 125.
5. The drainage way between Lots #121 and 122.
Where grading is necessary adequate precautions will be taken to
minimize erosion and trap sediment on the site.
EROSION AND SEDIMENT CONTROL MEASURES
Unless otherwise indicated, all vegetative and structural erosion and
sediment control practices will be constructed and maintained according
to minimum standards and specifications of the Virginia Erosion and
Sediment Control Handbook.
STRUCTURAL PRACTICES
1. Outlet Protection-1.36
Riprap is to be placed at the outlet of all pipes as indicated
on the grading plan.
2. Straw bale barrier-1.05
A straw bale barriers are to be placed at the upper end of drainage
swales to protect existing vegetation from sediment deposition
as indicated on the grading plan.
3. Temporary Construction Entrance-1.01
A temporary construction entrance shall be installed where the
access road intersects with the existing section of Brandylion
Drive. During wet weather conditions, drivers of construction
vehicles will be required to wash their wheels before entering
the highway.
4. Construction Road Stabilization-1.02
All roads and parking areas on the site shall be stabilized with
gravel immediately after grading. Construction traffic shall be
limited to access roads and areas to be graded. Traffic is
prohibited from entering drainage swales or streams unless
absolutely necessary.
VEGETATIVE PRACTICES
1. Topsoil Stockpile-1.61
Topsoil shall be stripped from areas to be graded and stockpiled
for later use. Stockpile locations shall be approved by the
project engineer.
2. Temporary Seeding-1.65
The sediment basin embankment, temporary diversion dikes, topsoil
stockpiles, and all areas to be rough -graded during the initial
phase of construction shall be seeded with fast -germinating,
temporary vegetation immediately following grading. Selection of
the appropriate seed mixture will depend upon the time of year it
is to be applied.
3. Jute Mesh-1.75
Jute Mesh or other degradable channel lining material shall.be
used to aid in establishing grass in the drainage ditch along the
major parking area as indicated on the grading plan. It shall
also be applied in roadside ditches if deemed necessary by the
project engineer during construction.
MANAGEMENT STRATEGIES
1. Construction should be sequenced so that grading operations can
begin and end as quickly as possible.
2. Sediment trapping measures shall be installed as a first step in
grading and shall be seeded and mulched immediately following
installation.
3. Temporary seeding or other stabilization shall follow immediately
after grading.
4. Areas which are not to be disturbed shall be clearly marked by
flags, signs, etc.
5. The job superintendent shall be responsible for the installation
and maintenance of all erosion and sediment control practices,
PERMANENT STABILIZATION
All areas disturbed by construction will be stabilized with permanent
seeding immediately following finish grading. Seeding will be done with
Kentucky 31 Tall Fescue according to Std. & Spec, 1.66 of the 1980
Virginia Erosion and Sediment Control Handbook. Permanently seeded
areas shall be protected during establishment with straw mulch.
STORMWATER MANAGEMENT
Calculation of runoff before and after development indicates that there
will not be significant increase in runoff peak as a result of revised
cover conditions. Consequently, no stormwater detention or significant
channel improvement measures will be needed.
MAINTENANCE
In general, all erosion and sediment control measures will be checked
weekly and after each significant rainfall. The following will be
checked in particular:
1. The gravel outlets will be checked regularly for sediment
buildup which will prevent drainage. If the gravel is clogged
with silt, it will be removed and cleaned or replaced.
2. The straw bale barrier will be checked regularly for undermining
or deterioration of the bales.
3. All seeded areas will be checked regularly to see that a good
stand is maintained. Areas should be fertilized and reseeded
as needed.
4. The soil stabilization mats will be checked regularly for
undermining or deterioration.
F!
COUNTY of FREDERICK
IDepartment of Planning and Development
703/665-5651
FAX 703/667-0370
DEVELOPMENT REVIEW FEES
AGENT/APPLICANT: At. Rex Wakeman
Waketa.nd Manan
Route 2, Box 58A
Stephens City, VA. 22655
PROJECT NAME & NUMBER: Wakeea.nd Manan Subdivision - Phase I
INVOICE NUMBER: REVISED 0005
DATE: May 16, 1990
DEBIT CREDIT I
Subdivi.6ion Babe Fee
$ 2 50. 00
32 Lots @ $35/.2ot
1,120.00
FngineeA Review
701.58
Land Diztu cbance PeAm,c t
42.00
TOTAL AMOUNT DUE:
$ 2,113.58
Please make your check payable to the TREASURER OF FREDERICK COUNTY and mail
to the Frederick County Planning Department at Post Office Box 601, Winchester,
Virginia. Please return one copy of the invoice with your payment. All fees
must be paid prior to review by the Planning Commission. Thank you for your
prompt attention!
9 Court Square - P.O. Box 601 - Winchester, Virginia - 22601
ENGINEERS
ARCHITECTS
SCIENTISTS
11240 Waples Mill Road
Suite 100
Fairfax, Virginia 22030
703.385.3566
Wayne Miller, Zoning Administrator
Frederick County Planning Dept.
9 Court Square, P.O. Box 601
Winchester, Va. 22601
Your Authorization: Signed Agreement
Wakeland Manor, Phase I
Preliminary Subdivision
Date: May 3, 1990
Please Reference:
Project No. 17555.080
Invoice No. 9003865
Client No. 07534
Princiapl
.5
hrs
@
48.00
24.00
Project Manager
2.5
hrs
@
33.25
83.13
Senior Engineer
5.0
hrs
@
33.25
166.25
Admin. Assist.
.5
hrs
@
14.50
7.25
Total
Direct
280.63
Total
Indirect
420.95
TOTAL DUE THIS INVOICE $ 701.58
REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS
Frederick County Parks & Recreation Department
ATTN: James Doran, Director
P.O. Box 601, Winchester, Virginia 22601
(703) 665-5678
The Frederick County Parks & Recreation Department is located on
the second floor of the Frederick County Administration Building,
9 Court Square, Winchester, if you prefer to hand deliver this
review form.
Applicant's name, address and phone number:
ReX Wakeman Route 2 Box 58A
Stephens City, Virginia 22655 703-869-3644
Name of development and/or description of the request:
Wakeland Manor Phase I
Location:
North of Route 642 - Macedonia Church Road
Shawnee District
Frederick County, Virginia
Parks & Recreation Department Comments:
Please include project summary as it relates to open space and recreational
requirements and resubmit for review. !�
1 1V
Parks Signature .and Date: L ;�--- 2/2/90
(NOTICE PLEASE RETURN THIS FORM TO THE APPLICANT.)
NOTI TO APPLICANT
It is your responsibility to complete this form as accurately as
possible in order to -assist the agency with their review. Also,
please attach a copy�'of your plans and/or application form.
01 3o40
788�o'j
APR 1990
CEIVED
RE
KEr 1!�90
9
d\
REQUEST `W 'JIMID IN [SION COMMENTS
'PAaL STINNE r --- -
Fre(lerick County Fire Marshall
P.O. Box 601, Winchester, Virginia 22601
(703) 665-5651.
The Frederick County I i r-r, M,i r ,h.'a I 1 1,,; ]_ocated at 21 Court Square
in Winchester, if you prof (�i- 4-) licind deliver_ this review form.
Applicant's name, address .and phone number:
Rex Wakeman Route 2 Box 58A
Stephens City, Virginia 22655703-869-3644_-____
Name of development sand/or descript-ion of the request:
Wakeland Manor Plus;(, I
Location:
North of Route 642 - Macedonia Church Road
Shawnee District
Frederick County, Virginia
Fire Marshall Comments:
1. Hydrant distribution do NOT appear to meet rec{uirements of County Code,
Chapter 10. Additional hydrants needed to cover all properties.
Fire Mar Signature I)atc: ; . ? ,.,,y,✓i" P.N. Stinnett, 2 FEB 90
(NOTI4� MARSiIAIJ, PLEA�F, ETtTR�S FORM TO APPLICANT.)
N(17'I:CP. 'I'O APPLICANT
It(` s your respond b.i.li-ty to complete this form as accurately as
pcswsible in,order,.-,o ass st. the agency with their review. Also,
please attach TWO,., op.i.es nf y,nur_ n.l.�ns and/or application form.
7�6
R +,l
O
APR 1990
RECEIVED
REQUEST FOR SUBDIVISION COMMENTS
Frederick County Sanitation Authority
ATTN: Wellington Jones, Engineer/Director
P.O. Box 618, Winchester, Virginia 22601
(703) 665-5690
The Frederick County Sanitation Authority is located on the
second floor of the Old Frederick County Courthouse in
Winchester, if you prefer !n Band deliver this review form.
Applicant's name, address and phone number:
Rex Wakeman Route 2 Box 58A
Stephens City, Virginia 22655 703-869-3644
W 7
Name of development and/or description of the request:
Wakeland Manor Phase I
Location:
North of Route 642 - Macedonia Church Road
Shaimee District
Frederick County, Virginia
Sanitation Authority Comments:
-4t u
b . Signature & Date : F� 1.2 Q4
/OOTICE•TO SANITATION - ASE RETURN THIS FORM TO APPLICANT.)
NOTICE TO APPLICANT
git is your responsibility to complete this form as accurately as
iossible ixi order to assist the agency with their review. Also,
ease attac4:TWO copies of your. plans and/or application form.
M
APR M
R[C[IV[D
1
COMMONWEALTH ®f VIRGINIA
DEPARTMENT OF TRANSPORTATION
P. O. BOX 278
RAY D. PETHTEL EDINBURG, 22824
COMMISSIONER
(703) 984-4133
March 9, 1990
Mr. Richard A. Ruckman
C/O Furstenau-Ruckman & Associates
4957 Craig Street
Stephens City, VA 2265.5
Dear Mr. Ruckman:
WILLIAM H. BUSHMAN
RESIDENT ENGINEER
Ref: Wake -land. Manor Subdivision
Phase I
Route 1079
Frederick County
Upon review of the above referenced development's site plans dated
February 4, 1990 please f_ i-nd our recomrrx-ndat i ons on thc� attached plans marked
in red and as follows:
Culvert #2 at Station 6+25, Brandylion Drive, is to be increased to 18"
and Culvert #3 is to be moved ahead adjacent to the drainage easement as
noted. Standard ES-1 End Sections will also be required.
Standard CD-2 Underdrains are to be provided at approximate
Stations 2+20, 6+35 and 154-25, Brandy -lion Drive.
Erosion protection Standards EC-2 and EC-3 will he required at the
,. locations noted on the plans. The legend on the revised plans showing
where the EC-2 and FC-3 arr= to be ,.used should be easily distinguishable.
Geometric design would rer-_,n»ire a 4' ditch with a depth of 16" and a
minimum of 200' vertical sight. distance as noted on the plans.
r�.
Type 21-B Aggregate
Base Material is to be used in
lieu of Type 21-A.
,t
If the section of
roadway shown between Lots
#118 and #119 is to be
constructed at this
time, a profile will be required. for review.
7.
Street intersection
radii ai-e to he shown as noted.
;'the- existing drainage
ease-ment�, rir , tc, ho shown as
noted.
Manhole 48 is to
he r elocc4L d f n )m the pxlvement
Lo the shoulder of the
°F
roadway.
1 The protx�snd : 8" water. l ine is to he-' ad jtisted as note .
11. For reference purposes, please include all information shown on the
preliminary master development plan for future submittals.
TRANSPORTATION FOR THE 21 ST CENTURY
�� RECEIVED
s
Ar. Richard Ruckman
March 9, 1990
Page #2
12. It is the developer's responsibility to determine the size of private
entrance culverts for this project. Char minimum requirements are 15" or
13x17" in diameter and 30' in length. At this time I will require a
listing of culvert sizes for my files. A private entrance detail should
also be incorporated into the plans in accordance with the enclosed
private entrance specif:ieal-ion sheet.
13. The enclosed mailbox location, CD Unde.rdrain and Standard ES-1
Specifications should also be included in the plans.
Please revise and resubmit t,h.ret- ( ) copies for farther review. Should any
changes be deemed necessar. l , pl( as( les i yn there tt , rncxet or exceed the above
recommendations.
Should you have any quest -Dons ,r�����rni.n�.-� t F-,r. ,dx)ve, do not hesitate to call.
Sincerely,
W. H. Bushman
Resident Engineer
By: Robert B. Childress
Hwy. Permits & Suhd . Spec:. Sen:i.()r-
RBC/rf
Attachments
xc: Mr.
R.
L.
Moore
Mr.
J.
C.
Heatwole
Mr.
F.
E.
Wymer
Mr.
R.
W.
Watkins
' Epp pgp 6
MOVED
SvX '1 a REQUEST FOR SUBDIVISION COMMENTS
`�
Frederick County Inspections Department
ATTN: Kenneth L. Coffelt, Director
P.O. Box 601, Winchester, Virginia 22601
(703) 665-5651
The Frederick County Inspections Department is located at 9 Court
Square in Winchester, if you prefer to hand deliver this review
form.
Applicant's name, address and phone number:
Rex Wakeman Route 2 Box 58A
Stephens City, Virginia 22655 703-869-3644
Name of development and/or description of the request:
Location:
Wakeland manor Phase I
Route 642 - Macedonia Church Road
Shawnee District
Frederick County, Virginia
Inspections Department Comments:
M, S J cg u s "f' -7Q k - ��, 1, �, , i. --cz e 1� .f-,r e,
E
�G7Het,
insregq _ na e & Date :`— Dv
NO C; NS TIONS - P E SE RETURN HIS FORMT�
�, �O APPLICANT.)
:.'
<-� NOTICE TO APPLICANT
Its' sponsibil.ity to complete this form as accurately as
possi$"Tin order to assist the agency with their review. Also,
please attach a copy of your plans and/or application form.
an
RECEIVED
E
FURSTENAU-RUCKMAN ASSOCIATES
P.O. BOX 369
STEPHENS CITY, VIRGINIA M55
(703) 869-7855
June 26, 1990
Mr. Evan Wyatt
Frederick County Planning Department
9 Court Square
P.O. Box 601
Winchester, Virignia 22601
Re: Wakeland Manor, Phase I
Site Plan Review for Subdivision Application
Dear Evan:
Please find enclosed our revised site plan for Phase I. Revisions have
been made to conform with the engineer's review comments as follows:
I. Drainage and Grading
1. The lengths of culverts 1,2 and 3 have been increased.
2. The drainage area for culvert #1 originally was too high.
Using the revised area, the design flow is lower and is
reflected on the drawing. Also, "C" and "I" values are shown
on the drawing.
3. (a) Stormwater management is addressed on this plan. Drainage
easements and culverts have been provided to convey storm water
run off. Also, it is not physically possible to direct the
water from Phase I into the proposed detention ponds.
Furthermore, it was never our intent to do so because the
increased surface water runoff on lots of this size is
considered negligible.
(b) See response above.
(c) Sheet 2 shows an existing drainage easement along the
rear of lots 90 and 91. This area is currently a natural
grasslined drainage way. Therefore, no significant impact
is expected.
(d) Additional schematics are not necessary for a site of this
size, and density. The relevent drainage areas are shown
on sheets 2 and 3. The fact remains that storm water
detention is not an issue on a development of this density.
4. The drainage easement between Lots 124 and 125 has been labeled.
II. Streets
1. A temporary cul de sac has heed added.
2. On sheet 6, the typical street section specifies the required
pavement section, which has been approved by VDOT.
3. The general location of Golladay Drive has not been determined
to date. Therefore, we feel that showing a right-of-way
location at this time would be misleading. Furthermore, the
planning commission has indicated several months ago that
Golladay Drive would not have an impact on the approval of
Phase I.
III. Erosion and Sediment Control
1. The erosion and sediment control narrative has been submitted
previously to your department.
2. Straw bale barriers are indicated on sheets 2 and 3 at the
appropriate downstream areas.
3, The lengths of EC-1 and EC-3 are specified on the drawing, sheets
2 and 3.
Please note, these comments are numbered to correspond with the review
engineer's letter dated May 3, 1990.
If you have any questions regarding our responses, please feel free to
contact us at 869-7855.
Sincerely,
R>*chard A. Ruckman, P.E.
enclosure
Revised site plan
RAR/ mrs
p
June 15, 1990
COUNTY of FREDERICK
Department of Planning and Development
703/665-5651
FAX 703 / 667-0370
Mr. Rex Wakeman
Wakeland Manor, Inc.
Route 2, Box 58A
Stephens City, VA. 22601
RE: Wakeland Manor Subdivision Phase I"
Dear Mr. Wakeman:
This letter is to verify that Wakeland Manor Subdivision, Phase I,
was approved by the Frederick County Planning Commission on June
6, 1990.
A deed and a final plat, with approval signatures from the
Frederick County Sanitation Authority and the Virginia Department
of Transportation, will need to be submitted to this office for
final administrative approval by this department.
If you have any questions regarding this matter, please feel free
to contact this office.
Sincerely,
W. W ne Miller
Zoning Administrator
WWM/rsa
9 Court Square - P.O. Box 601 - Winchester, Virginia - 22601
lCOMMO WL-'�LTH of VIRCjINIA c
J
DEPARTMENT OF TRANSPORTATION
P. O. BOX 278
DAVID R. GEHR EDINBURG, 22824 WILLIAM H. BUSHMAN
COMMISSIONER RESIDENT ENGINEER
May 4, 1994 TEE (703) 984 5600
FAX (7031 984-5607
Mr. Rex Wakeman Ref: Wakeland Manor
% Wakeland Manor, Inc. Phase 1
300 Craig Drive Route 642
Stephens City, VA 22655 Frederick County
Dear Mr. Wakeman:
On April 28, 1994 Mr. Bob Childress and I met with Mr. Ritchie Vaught of Rappawan, Inc.
and yourself to develop a punchlist for the above referenced project. The following is a list
of items which need to be addressed prior to considering these streets eligible for addition into
the State's Secondary Road System:
Brandvlion Drive
• At Culvert No. 2 (Station 6+25) place siltation control at the inlet end of pipe, clean
silt and debris buildup from outfall end, and replace riprap (Standard EC-1) as
necessary.
• Existing pavement is to be leveled out, repaired and repaved to achieve a smooth
riding surface at Station 6 + 75.
General
* Remove excess underdrain ends exposed in ditch lines.
* Clean all private entrance culverts of silt and debris buildup.
* Repair all existing pavement deformities.
• Sweep excess stone from pavement.
• Regrade/dress up all unpaved private entrances.
* Complete paving as shown on approved plans.
Upon completion of the above listed repairs, please contact me at (703) 722-3460 for a
reinspection. Should you have any questions or concerns, do not hesitate to call.
Sincerely,
William H. Bushman
Trans. Resident Engineer
By: Steven A. Melnikoff
Hwy. Permits & Subd. Specialist
SAM/rf
xc: Mr. R. B. Childress, Mr. R. W. Watkins, Mr. K. A. Steele, Mr. Ritchie Vaught
TRANSPORTATION FOR THE 21 ST CENTURY
r � ��
�M ^.�(':! �"
a'A? pE�S• Ut�,V,LTMEtyS
FINAL PIA T
WA/ RZ-AND AUIVOR - PHASE X
SNAMV4C O/STR/CT
rmrnemlG< covvTY v/mcl-ov �I
WAK15,LAN V
l.AKG6�OE MAtJ02— PHASE. Z
4A
�' p� � 6RANCYLIoN OR'
70
APPROVED BY
MWIVISION ADMINISTRATOR. X/V
VA. DEPT. OF TRANSPORTAT
OWNER'S CERTIFICATE
OATS 4ZI
DATE
GATE Z /— 2 ` 9011
DATE 4.0
The above and foregoing subdivision of the land of Ralph M. and Mae C.
Wa mzan as appears in the accompanying plats is with the consent and in
accordance with, the desires of the undersigned owners, proprietors, and
trustees! 1f any. All streets as shown herein are hereby dedicated to
the public use.
SURVEYOR'S CERTIFICATE
I hereby certify that the land contained in this subdivision is a
portion of the land conveyed to Ralph M. and Mae C. Wakeman, by Deed
dated Narch 11, 1952 and recorded in'the Frederick County Court Clerk's
Office in Deed Book 222 at Page 565.
Pivi d M. Furstenau, L.S.
E
" PATE' JUNE 5,1990 COVER SHEET
U DAVO K FMTEMAi1
No. use FURSTENAU - RUCKMAN ASSOCIATES SCALE:
IA
SURVEYING & ENGINEERING
P.O. BOX 369 SIH EE'f
q,r0 URv��O STEPHENS CITY. ,VIRGINIA 22635
1 op 5
e::
CURVE TABLE
NO.
RRD.
DELTA
ARC
TAN.
CHD.
CHD. SRG.
1
BMW
10'17'45"
152.74'
76.58'
152.54'
N 7r28'S5"E
IP
850.00'
06004'00"
90.00'
45.04'
89.96'
N 75022-03"E
18
850.00'
04°13'45"
62.74
31.38'
62.73'
N 80030'55"E
2
270.00'
59055''21"
282.38
15S.64'
269.98'
N 5r40'07"E
2A
270.00'
29°54'21"
140,93'
72`.11'
139.33'
N 67040137"E
28
270.00'
30001'00"
141.45'
72.39'
139.84'
N 37042'57"E
3
2S.00'
90°00'r00"
39.27'
25.00'
35.36'
N 22017'33"W
4
25.00'
71°4MV
31.32'
18.09,
29.32'
5 76048'45"W
5
5S.00'
272009'15"
261.25'
52.97.
76.31'
N 03000'20"W
SA
SS.00'
73050'09"
70.86'
41.32'
66.07'
S 770SD'07"W
58
55.00'
52046'32"
50.66'
27.29'
48.89'
N 38'S1'32"W
SC
55.00'
S50161S8"
53.07'
28.80'
S1.03'
N 15010'13"E
SD
55.00'
9001S'36"
86.64'
SS.2S'
77.96'
N 87'S6'30"E
6
25.00'
20021'51"
8.89'
4.49'
8.84'
5 S7°06'38"E
7
25.00'
90000'00"
39.27'
25.00'
35.36'
N 67042'27"E
$
400.00'
35000'00"
244.35'
126.12'
240.S6'
N 40012'27"E
8R
400.00'
18028'13"
128.9S'
6S.04'
128.39'
N 310SS'33"E
88
400.00'
16031'47"
115.40'
S8.10'
11S.00'
N 49026'33"E
9
25.00'
51019'04"
22.39'
12.01'
21.65'
N 32002'550E
10
SE.00'
282038'08"
271.31'
44.04'
68.7S'
5 32017'33"E
10R
55.00'
28039'03"
27.50'
14.0S'
27.22'
N 20°42'54"E
108
SS.00'
66006'41"
63.46'
35.79'
60.00'
N 68005'47"E
10C
5S.00'
51040'12"
49.60
26.63'
47.94'
5 53000'47"E
100
S5.00'
72000'38"
69.13'
39.97'
64.66'
S 08049'38"W
10E
S5.00'
64011'34"
61.62'
34.S0'
S8.45'
5 76°SS'44"W
11
2S.00'
51019'04"
22.39'
12.01'
21.65'
S 83021'59'W
12
25.00'
90000'00"
39.27
25.00'
35.36'
5 12042'27"W
13
25.00'
94024'42"
41.19'
27.00'
36.69'
N 79029'S4"W
14
350.00'
30035'18"
186.85'
95.71'
184.64'
S 38000'06'W
15
320.00'
59055'21"
334.67'
184.46'
319.62'
5 52040'07"W
m
320.00:
13057'14"
77.93'
39.16'
77.74'
S 29041'04"W
158
320.00'
20043'36"
115.74'
S6.51-r
115.11'
S 47001'25"W
15C
320.00'
25014'40"
140.99'
71.66',.
139.85'
S 70'00'28"W'
16
800.00'
10010'44"
142.12'
71.25'`
141.94'
S 77032'26"W
17
825.00'
10010'44"
146.56'
73.48'
146.37'
N 77032'26"E
18
295.00'
59055'21"
308.52'
170.0S'
294.65'
N 52040'07"E
119
375.00'
35000'00"
229.07'
118.24'
22S.53'
N 40012'27"E
AREA SUMMARY
AREA IN LOTS 13. 71 to I ACRES
DE01 CATED R/W 2.7130 ACRES
TOTAL AREA SUBDIVIDED 14.o.4291 ACRES
NUM6ER OF LOTS 32
AVERAGE LOT SIZE 18,t,71 50. FT.
NorgS :
1. TNIS PARCE[. /5 ?PATT OF TAX MAP /VO. 75, PARCEL /00.
Z. rplS L.4A/O ODES NOT FAGL AV A ,FLOOD HAZA/4rp Z0AAW-
3. ALL LOTS ARE S//VGL E FAM / 1. y TiCAO/ 7-10,o ,41- .
4. AL L G OTS AR4r SuBJEC 7' TO .q /D ' SZ4AE- AVID OT.4/N'A 49,0-
4r.45EMEN7 ALON!s ALL I'/G.47' OF K,4rs .Q,41,�> A /O'
UTlG/ TY' Ci4SEMENT .9L D/t/G AG L �'TOf?Eit'TY G/NES.
WAKELAAW AlAIVOR - PHASEX
DATE:-JUNE 5, 1110 CURVE TAME AREA TAB.
SCALE:
FURSTENAU - RUCKMAN ASSOCIATES N/A
SURVEYING&ENGINEERING 369 SHEET
,TFPHFNo X r CITY. VIRGINIA 22655
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WAX91-AN ".,A A A 0, C Lre. IF-
WAKE"ND MANQR - PHASE X
J DATE: JUNE 5,1410 LOTS 117,110, 13Z - 137
T#NAu SCA L E '
• Na. uss FURSTENAU - RUCKMAN ASSOCIATES N�IOD•
SURVEYING & ENGIN8ERING
P.O. BOX 369 SWEET
'TEPHFNS CITY, VIRGINI'A 22655
MAW
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WA KEL A NP MANOR - PHASE X
DATE, JuNE 51 1110 LOTS 110 - 1110, 138 - 141
SCALE:
FURSTENAU - RUCKMAN ASSOCIATES
SURVEYING&ENGINEERING
P.O. x 369 SHEET
STEPHENS CITY, .VIRGINIA 22655
-- --- ---- 3 oF5
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OA lrt RIRSTENAU
No. uss
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WAKELAND MANOR - PHASE I
FATE: JUN E 5,1990 LOTS 119 - 131
SCALE:
FURSTENAU - RUCKMAN ASSOCIATE. 1''=1oo'
SURVEYING&ENGINEERING
P.O. X 369 SHEET
STf;PHFNS CITY, .VIRGINIA 22655
5OF 5
22353.001
01/04/91
HEC/veb
LAW OFFICES
Hazel&Thomas
A PROFESSIONAL CORPORATION
THIS DEED OF DEDICATION AND DECLARATION OF COVENANTS,
CONDITIONS AND RESTRICTIONS made and dated this /� day of
414 3LM-
1991, by and between Ralph M. Wakeman and Mae C.
Wakeman, his wife, parties of the first part, hereinafter
referred to as Declarants, and the County of Frederick,
Virginia, party of the second part.
WHEREAS, the Declarants are the owners and proprietors
of a certain parcel of land being a portion of the same property
conveyed to the parties of the first part by deed dated March
11, 1952, and recorded in the Office of the Clerk of the Circuit
Court of Frederick County, Virginia, in Deed Book 222, at Page
565; and
WHEREAS, the Declarants intend and desire to subdivide
in part the said land into lots to be designated "Wakeland
Manor -Phase I," more particularly described on the plat and
survey of David M. Furstenau, L.S., dated June 5, 1990, attached
hereto and by this reference made a part hereof, in accordance
with the applicable Ordinances of the County of Frederick, and
to dedicate the roadways in said subdivision known as Brandylion
Drive, Brandylion Court and Vincent Drive as shown on the plat
of Phase I attached hereto and comprising Lots 110-141,
inclusive, and to subject said land to certain covenants,
conditions and restrictions for the purpose of protecting the
value and desirability of said land.
NOW, THEREFORE, THIS DEED OF DEDICATION WITNESSETH:
In consideration of the premises, the undersigned Declarants,
parties of the first part, with their free consent, in
accordance with their desire, and pursuant to the applicable
Virginia Subdivision Statute, do hereby:
1. Subdivide the land as shown on the attached plat
and survey of David M. Furstenau, L.S., dated June 5, 1990; an(]
LAW OFFICES
Hazel&Thomas
A PROFESSIONAL CORPORATION
2. Grant and dedicate to the County of Frederick and
to the public the roadways shown on said subdivision plat and
designated as Brandylion Drive, Brandylion Court and Vincent
Drive, all as shown on the plat of Phase I attached hereto. The
attached plat of subdivision and dedication has been duly
approved by the proper authorities of the County of Frederick,
as is evidenced by the signature affixed thereto.
The lots shown on the plat attached hereto are hereby
made subject to the covenants, conditions and restrictions
listed below and each deed from the undersigned Declarants shall
incorporate these covenants, conditions and restrictions by
reference to this instrument. Whether incorporated or not,
these covenants, conditions and restrictions are made covenants
real, running with the land, and shall be binding upon all the
subsequent owners and enforceable by the Declarants and all
subsequent owners of all lots in the subdivision known as
"Wakeland Manor -Phase I," comprising lots 110-141, inclusive.
1. ARCHITECTURAL REVIEW AND CONTROL
(A) Purpose. No building or other site
improvement (structural or. otherwise), including, but not
limited to, all lot landscaping, grading, driveway entrances,
fencing, swimming pools, exterior lighting and other
improvements, shall be erected, placed or altered on any lot
until the construction plans and specifications and a plan
showing the location of the structure have been approved by the
Architectural Review Committee, as hereinafter defined, as to
the quality of workmanship, materials, color, harmony of
external design with the existing structures, and as to location
with respect to landscaping, topography, special site
improvements (including drainage), and finished grade elevation.
Notwithstanding anything contained herein to the contrary, the
-2-
LAW OFFICES
Hazel&Thomas
A PROFESSIONAL CORPORATION
Declarants shall, at all times, be exempt from the architectural
review and control imposed by this article.
(B) Architectural Review Committee. The
Declarants shall appoint an Architectural Review Committee which
shall consist of three (3) members who shall serve a one (1)
year term. Declarants shall appoint successors for all such
members until such time as the Declarants have sold and conveyed
more than seventy-five percent (755) of the lots in Phase I.
Thereafter, the appointment of successors shall be made by the
owners of a majority of the lots in Phase I. Each lot owner
shall be entitled to case one vote, for each lot owned, for each
vacancy. Such committee may designate a professionally
.qualified representative to act for it.
(C) Architectural Review Procedures. The
committee, at its discretion, shall review and act upon all lot
owners' requests and submissions. The committee, in its
discretion, shall establish architectural, landscaping and site
design guidelines for the individual lots in Phase I. These
standards may exceed the minimum requirements of the existing
property zoning statutes. Requests for action by the committee,
together with any fee established by the committee, shall be
submitted in writing, with supporting design exhibits. The
committee's approval or disapproval, as required in these
covenants, shall be in writing. Following written submission,
if the committee or its designated representative fails to
approve or disapprove the request within thirty (30) days after
plans and specifications thereof have been submitted to it, then
the submission shall be deemed approved; in any event, if no
suit to enjoin such work has been commenced prior to the
completion thereof, approval will not be required and the
provisions of this paragraph 1 shall be deemed to have been
-3-
LAW OFFICES
Hazel&Thomas
A PROFESSIONAL CORPORATION
fully complied with respect to such work.
(D) Additional Review Procedures. Each owner,
by acceptance of title or possession of a lot, covenants and
agrees that each building and/or structure shall be placed on
the premises only in accordance with approved plans and
specifications. No alteration in the exterior appearance of a
building or structure shall be made without the approval of the
Architectural Review Committee. Refusal to approve the plans
and specifications may be based upon any grounds, including
purely aesthetic grounds, which, in the committee's sole and
uncontrolled discretion, the committee deems sufficient.
(E) Requirements of Lot Owner (General). The
lot owner shall submit adequate architectural, landscape and
site grading and utility plans for review. The lot owner shall
revise and resubmit for final approval said plans prior to
construction in accordance with recommendations of the
committee.
2. LAND USE AND BUILDING TYPE. No lot shall be
subdivided and no lot shall be used except for residential
purposes. No building shall be erected, altered, placed, or
permitted to remain on any lot other than one (1) detached
single-family dwelling not to exceed two and one-half (2 1/2)
stories in height and a private, attached garage for not more
than three (3) automobiles. One detached utility building,
maximum size of ten feet by ten feet (10' x 101), will be
permitted on each lot.
3. DWELLING COST. No dwelling shall be constructed
or erected on any lot at a cost of less than Fifty Thousand
Dollars ($50,000.00), excluding cost of land, based upon cost
levels prevailing on the date these covenants are recorded, it
being the intention and purpose of this covenant to assure that
-4-
LAW OFFICES
HazeWhomas
A PROFESSIONAL CORPORATION
all dwellings shall be of a quality of workmanship and materials
substantially the same or better than that which can be produced
on the date these covenants are recorded at the minimum cost
stated herein for the minimum permitted dwelling size.
4. SIZE AND CONSTRUCTION.
(a) Ramblers - 1,400 square feet as determined by
outside dimensions of structure with brick veneer front.
(b) Split-levels and split -foyers - 1,050 square feet
as determined by outside dimensions of structure with brick
veneer front, except upper level may be of siding in lieu of
brick veneer.
(c) Two-story - 790 square feet as determined by
outside dimensions of structure with brick veneer front on first
story only and front of second story may be of siding in lieu of
brick veneer.
(d) One and one-half story - 900 square feet as
.determined by outside dimensions of structure with brick veneer
front.
Regardless of the style, size and construction of a residence,
there shall not be any exposed block or parged foundations on
either the front, sides or rear of the residences, flues shall
be of all masonry construction (i.e., no prefabricated flues
shall be permitted), and there shall be at least one (1) window
per floor on all elevations (i.e., sides) of each residence.
5. BUILDING LOCATION. No building shall be located
on any lot nearer to the front lot line or nearer to the side
street line than the minimum, building setback lines shown on the
recorded plat of Phase I. In any event, no building shall be
located on any lot nearer than thirty-five (35) feet to the
front lot line, or nearer than thirty-five (35) feet to any side
street line. No building shall be located nearer than ten (10)
feet to a side/interior lot line. No dwelling shall be located
on any lot nearer than twenty-five (25) feet to the rear lot
lines. For the purposes of this covenant, eaves, steps and open
porches shall not be considered as a part of the building,
-5-
LAW OFFICES
Hazel&Thomas
A PROFESSIONAL CORPORATION
provided, however, that this shall not be construed to permit
any portion of a building on a lot to encroach upon another lot.
6. TREES. No hardwood trees in excess of six (6)
inches in diameter at a point two (2) feet above the ground
shall be cut or removed from any lot, except and provided,
however, that all trees may be removed as is necessary for the
clearing of the site of actual construction of the residence and
any garage and driveway and for an area of fifteen (15) feet in
width surrounding the residence and garage. Additionally, other
than in the area of actual construction and the fifteen (15)
foot wide buffer area surrounding the residence and garage,
trees, whether hardwood or not and regardless of size, shall be
maintained such that the maximum clearing, cutting, and removal
of trees shall result in a cleared radius of no more than ten
(10) feet surrounding each remaining tree, unless prior written
approval of the Declarants or the Architectural Review Committee
or its duly appointed representative is granted for increased
clearing, cutting and removal. The Architectural Review
Committee may, from time to time, adopt rules and regulations
regarding the preservation of trees and other natural resources
as the committee may consider appropriate.
7. NUISANCES. No noxious or offensive activity
shall be carried on upon any lot, nor shall anything be done
thereon which may be or may become any annoyance or nuisance to
the neighborhood. Each and every lot shall be kept mown and
free from weeds and debris at all times to comply with County
ordinances.
8. MOTOR VEHICLES. No motor vehicle which does not
bear a current license and a current inspection sticker, and no
inoperative motor vehicle, shall be permitted to be parked or
maintained upon any lot or adjacent thereto. No trucks having
-6-
LAW OFFICES
hazel&Tho llas
A PROFESSIONAL CORPORATION
a load capacity of more than one ton, and no tractor trailers,
shall be permitted to remain on or be parked on any lot
overnight.
No recreational vehicles or equipment, not parked or
stored in a garage, shall be located in any front or side yard;
any such recreational vehicle or equipment which is located in
a rear yard shall be screened from adjoining property owners by
screening to be approved by the Architectural Review Committee.
Recreational vehicles and equipment, as defined for purposes of
these covenants and restrictions, include travel trailers,
pickup campers, motorized dwellings, tent trailers, boats and
boat trailers, houseboats and the like, and cases or boxes used
for transporting such recreational equipment, whether occupied
by such equipment or not.
9. WATER AND SEWER. No individual sewage disposal
system and no individual water supply system shall be permitted
on any lot.
10. TEMPORARY STRUCTURES. No structure of a
temporary character, trailer, basement, tent, shack, garage,
barn or other outbuilding shall be used on any lot at any time
as a residence either temporarily or permanently, except that
temporary storage trailers may be placed on a lot during
construction upon that lot., AIW
11. SIGNS. No sign of any kind shall be displayed to
the public view on any lot except one (1) professional sign of
not more than two (2) feet by two (2) feet for advertising the
property for sale or rent and/or for use by a builder to
advertise the property during the construction and sale period.
12. LIVESTOCK and POULTRY. No animals, livestock or
poultry of any kind shall be raised, bred, or kept on any lot,
except that dogs, cats or other household pets may be kept,
-7-
LAW OFFICES
Hazel Thomas
A PROFESSIONAL CORPORATION
provided that they are not kept, bred, or maintained for any
commercial purpose.
13. GARBAGE AND REFUSE DISPOSAL. No lot shall be
used or maintained as a dumping ground for rubbish. Trash,
garbage or other waste shall be in sanitary containers. All
incinerators or other equipment for the storage or disposal of
such material shall be kept in a clean, sanitary condition.
14. OUTSIDE STORAGE. No materials, other than wood
piles for personal home use in woodstoves and fireplaces, shall
be stored outside or underneath decks without screening to be
approved by the Architectural Review Committee.
15. SIGHT DISTANCE AT INTERSECTIONS. On any corner
lot there shall be no planting, structure, fences, shrubbery or
other obstruction to vision more than three (3) feet above the
curb level, within twenty-five (25) feet of the intersection of
any two street lines.
16. FENCES. Only the rear yards of any lots shall be
fenced; corner lots shall not be fenced on or along either
street front.
17. EXTERIOR ANTENNA. No exterior antenna (including
satellite dishes) for the reception or transmission of radio,
television, or similar communications shall be erected, used or
maintained on any structure or on any lot at any time except
with the prior written approval of the Architectural Review
Committee.
18. ENFORCEMENT. Enforcement shall be by proceedings
at law or equity against any person or persons violating or
attempting to violate any covenant either to restrain violation
or to recover damages.
MM
LAW OFFICES
H=&ffiomas
A PROFESSIONAL CORPORATION
19. SEVERABILITY. Invalidation of any one of these
covenants by judgment or court order shall in no wise affect any
of the other provisions which shall remain in full force and
effect.
20. RESERVATION FOR EASEMENTS. Easements for the
installation and maintenance of utilities and drainage
facilities are reserved where shown on the recorded plat or
reserved in deed of conveyance.
21. BUILDING STREETS. No lot can be used for the
purpose of building streets to adjoining property for ingress or
egress without written consent of the Declarants, namely Ralph
M. Wakeman and Mae C. Wakeman trading as Wakeland Manor,
.Stephens City, Virginia.
22. ADDITIONAL COVENANTS. Declarants reserve the
right alone to impose additional covenants, conditions and
restrictions on the said lots and further reserve the right to
waive any and all of the covenants, conditions and restrictions
contained herein. The right of waiver shall not affect the
binding effect of the covenants, conditions and restrictions
upon any lot.
23. EXEMPTION OF DECLARANTS. Notwithstanding the
foregoing, the Declarants shall be entitled to conduct on the
land all activities normally associated with and convenient to
the development of the land and the construction and sale of
single family residential units on the land.
The land herein being subdivided and the boundaries
thereof, and streets thereof being dedicated, and the easements
conveyed or reserved are all shown on the attached plat and
survey of David M. Furstenau, L.S., dated June 5, 1990, which
plat and survey are expressly incorporated herein by reference
ME
LAW OFFICES
Hazel&Thomas
A PROFESSIONAL CORPORATION
and made a part hereof.
The Declarants, parties of the first part herein, do
hereby request that the proper officials designated by the
County of Frederick, Virginia, approve of said plat so that it
may be recorded in the Clerk's Office of the Circuit Court of
Frederick County, Virginia.
The Dedication and Subdivision of the land as shown on
the attached plat is with the free consent and in accordance
with the desire of the undersigned Declarants, parties of the
first part herein, being the owners of the land being
subdivided, and is in conformity with the provisions of "The
Virginia Land Subdivision Act" as are applicable, together with
the applicable ordinances and regulations of the governing body
of the County of Frederick, Virginia.
WITNESS the following signatures and seals:
Ralph Wakeman
(S EAL )
Mae C. Wakeman
COUNTY OF FREDERICK, VIRGINIA
0
(SEAL)
STATE OF VIRGINIA
OF , To -wit:
4e foregoing Deed of Dedication was acknowledged before me
by Ralph M. Wakeman and Mae C. Wakeman, his wife.
Given under my Hand this day of ,1991.
My Commission expires: Y
Notary Publ'
-10-
STATE OF VIRGINIA
OF , To -wit:
The foregoing Deed of Dedication was acknowledged before me
by who is
of the County of Frederick, Virginia, on behalf of the County of
Frederick, Virginia.
Given under my hand this day of 1991.
My Commission expires:
AV
LAW OFFICES
Hazel&Thomas
A PROFESSIONAL CORPORATION
-11-
Notary Pub
f'
e
F/NAL PLA T
BK756PGD493
WAKELAND MANOR - AVASE I
SNAWNEE D/STR/CT
FREDER/G� COC/NTY v/RG/N/A
WAK6LANV
�_ �o,lc�slve MA0012- PUASE Z
R•
C.q -
4
6RANGYl.IoO
07
�5
?o s{��
APPROVED BY
`Fpm. CO. SANITATION AUTHORITY
PLANNING COMMISSION
SUBDIVISION ADMINISTRATOR J/
VA. DEPT. OFTRANSPORTATION
�-�-, N • �•--•a
OWNER'S CERTIFICATE
DATE Z% ,�90
DATE I
DATE 2 I Z —q t
DATE . 6 �90
The above and foregoing subdivision of the land of Ralph K. and Mae C.
Vakeman as appears in the accompanying plats is with the consent and in
accordance with the desires of the undersigned owners, proprietors, and
trustees; if any. All 3treet.s as shown herein are hereby dedicated to
the public use.
�t--q �:W,
SURVEYOR'S CERTIFICATE
I hereby certify that the lane]. contained in this subdivision is a
portion of the land conveyed to Ralph M. and Mae C. Wakeman, by Deed
dated March 11, 1952 and recorded in 'the Frederick County Court Clerk's
Office in Deed Book 222 at Page 565.
tia p,L7'F� 0
DAVID Ail FURSTENAU
NO. 1455
�4�0 SUR�E�
David M. Furstenau, L.S.
i
I DATE: JUN1- 5, 1110 1 COVER SHEET
FURSTENAU - RUCKMAN ASSOCIATES N IA
ALE:
SURVEYING & ENGINEERING
P.O. BOX 369 SHEET
STEPHENS CITY. .VIRGINIA 22655
-70j_Rr9ArAo OF 5
CURVE TABLE BK T 6 PG O ++ 9
NO.
RAO..
DELTA
ARE
TAN.
D.
CHD. BR6.
i
850.00'
10017'45"
152.74'
=76.58'
IS2.54'
N 77028'55"E
1R
10'
8S0.00'
8SO.00'
06004*00"
U4013'45"
90.00'
62.74
45.04'
31.38"
09.96'
62.73'
N 75022'03"E
N 80030'SS"E
2 '
270.00'-
59°SS'21"
282.38
155.64'
269.68'
N 520401070E
2A '
270.00'
29°54'21"
140,93'
72.11'
139.33'
N 67040'37"E
28
270.00'
30001100"
141.45'
72.39'
139.84'
N 37042'57"E
3
2S.00'
90°00'00"
39.27'
25.00'
35.36'
N 22017'33"W
4
25.00'
71047'24"
31.32'
18.09,
29.32'-S
76048'45"W
5
5S.00'
272009'15"
261.25'
52.97'
76.31'
N 03000'20"W
SA
55.00'
73050'09"
70.88'
41.32'
66.07'
S 770SO'07"W
S8
SS 00'
S2046'32"
50.66'
27.291-
48.89'
N 38051'32"W
SC
55.00'
55016'58"
53.07'-
28.80'
51.03'
N 15010'13"E
5D
55.00'
90015'36't
86.64'
5S.25'
77.96'
N 87056'300E
6
25.00'
20021'S1"
8.89,
4.49'
8.84'
5 57006'38"E
7
25.00'
90000'00"
39.27'
2S.00'
35.36'
N 67042'27"E
8
400.00'
35000'00"
244.35' -
126.12'
240.56'
N 40012'27"E
8A
400.00'
18028'13"
128.95'
65.04'
128.39'
N 31056'330E
Be
400.00'
16031'47"
115.40'
S8.10'
115.00'
N 49026'330E
9
25.00'
51019'04"
22.39'
12.01'
21.65'
N 32002'55'E,
10
S!.00'
282038'08"
271.31'
44.04'
68.75'
S 32017'330E
10A
55.00'
28039.'03"
27.SO'
14.05'
27.22'
N 20°42'54"E
108
55.00'
66006'41"
63.46
35.79'
60.00'
N 680OS'47"E
lOC
55.00'
51040'12"
49.60
26.63'
47.94'
S 53000'47"E
IOD
55.00'
72000'38"
69.13'
39.97'
64.66'
S 08049'38"W
10E
55.00'
64011'34"
61.62'
34.50'
58.45'
S 76055'44"W
11
25.00'
51019'04"
22.-39'
12.01'
21.6S'
S 83021'59"W
12_
25.00'
90000'00"
39.27
25.00'
3S.36'
S 12042'27"W
13
25.00'
94024'42"
41.19'
27.00'
36.69'
N 79029'54"W
14
350.00'
30035'18"
186.85'
95.71'
184.64'
S 38000'06"W
15
320.00'
S9°SS'21"
334.67'
184.46'
319.62'
S 52040'07"W
1SA
320.00'
13057'14"
77.93'
39.16'
77.74'
S 29041'04"W
158
320.00'
20043'26"
115.74'
58.51'
115.11'
5 47001'250W
15C
320.00'
25°14'40"
140.99'
71.66'
139,85:
S 70cOO'28wW
16
800.00''
10010'44"
142.12'
71.25'
141.94'
S 77032'26"W
17
825.00'
..10010'44"
146.56'
73.48'
146.37'
N 77032'260E
18'
295.00'
S9°55'21"
308.52'
170.05'
294.6S''N
52040'07"E
19 '
375_00'
35000'00"
229.07'
118.24'
225.53'
N 40012'27"E'
AREA
SUMMARY
AREA
IN LOTS
13. 71(o I ACRES
DEDICATED R/W
2.7130 ACRES
TOTAL AREA SUBDIVIDED
I Co.4211 ACRES
NUMBER OF LOTS
32
AVERAGE LOT SIZE
183471
SQ. FT.
NOTES:
1. TNIS
PARCE[. /S PART OF TAX
MAP /VO. 75, P-417C&TL /00.
2. TN/S LANO
DOES NOT FAGG
/N A FLOOD HAZA,0q rl.> ZO/VE
3.- ALL
LOTS ARE 54NGLE'
AVA411-y TiCAO/7-10-, A1- .
4,444.
LOTS ARE' SezoJeC T To
A /D "SLOPE
.9N0 Dit�A/�S/A laE
EASEM,FA1 ' ALOiVG ALG R/G,47* OF W,4,100S AVZ> A /D'
L/T!L/
TY L=ASEit�lENT .9L 4/VG AG L
oit'OPEit'TY "LINES.
`NO S URV
WAKELAMP
L PATE: JUNE 5. 1110
MANOR - PHASE 5
CURVE TABLE 0 AREA TAB.
SCALE:
FURSTENAU - RUCKMAN ASSOCIATES N/A
SURVEYING o &X ENGINEERINGP.SHEET
STFPHFNS CITY, 369 VfRGIN1A 22653 . , 703-669-5682 2 OF 5
SEE 3K6BT of 5.
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4
I WAIKELANP MANOR - P14ASE ..r I
DATE: JUNE S, 1110 LOTS 110 - 11(0 ) 138 - 141
SCALE:
FURSTENAU - RUCKMAN ASSOCIATES
SURVEYING & ENGINEERING SHEET
P.O. BOX 369
STF:PHENS CITY. .VIRGINIA 22655
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WAKEGAN"ANor I $EC. F- /
°�'yl WAKFLA ND MANOR - PNA SE X
PATE, JUNE 5,1990 LOTS 117, l/8, 132 - 137
DAVID M. RMTENAU
SCALE*
No. 1455 FURSTENAU - RUCKMAN ASSOCIATES 103100•
SURVEYING & ENGINEERING
P.O. BOX 369 SHEET
tilFPHFNl CITY. VIRGINIA 22655
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I
IRGiNIA: FREDERICK COUNTY,
,pis instrument of writing was pr
o m99e�� on the � a` key
ofa
19�..a 3 ` , and with cei
of acknowledgment thereto anne
admitted to rewd•
'�� o UIJZL
WAKEL.AND MANOR - PHASE X
I DATE: JUN E 5,1990 1 LOTS 119 131 1
FURSTENAU - RUCKMAN ASSOCIA
SURVEYING & ENGINEERIN.G
P.O. BOX 369
STI:PHFN' CITY, .VIRGINIA 22655
SCALE:
1 Or 100'
SHEET
50F5
was
CLERK
{ i
I
6<Z\
22353.001
01/04/91
HEC/veb
LAW OFFICES
Hazel&Thomas
A PROFESSIONAL CORPORATION
BK756PGO482
THIS DEED OF DEDICATION AND DECLARATION OF COVENANTS,
CONDITIONS AND RESTRICTIONS made and dated this t� day of
, 1991, by and between Ralph M. Wakeman and Mae C.
Wakeman, his wife, parties of the first part, hereinafter
referred to as Declarants, and the County of Frederick,
Virginia, party of the second part.
WHEREAS, the Declarants are the owners and proprietors
of a certain parcel of land being a portion of the same property
conveyed to the parties of the first part by deed dated March
11, 1952, and recorded in the Office of the Clerk of the Circuit
Court of Frederick County, Virginia, in Deed Book 222, at Page
565; and
WHEREAS, the Declarants intend and desire to subdivide
in part the said land into lots to be designated "Wakeland
Manor -Phase I," more particularly described on the plat and
survey of David M. Furstenau, L.S., dated June 5, 1990, attached
hereto and by this reference made a part hereof, in accordance
with the applicable Ordinances of the County of Frederick, and
to dedicate the roadways in said subdivision known as Brandyllion
Drive, Brandylion Court and Vincent Drive as shown on the plat:
of Phase I attached hereto and comprising Lots 110-141,
inclusive, and to subject said land to certain covenants,
conditions and restrictions for the purpose of protecting the
value and desirability of said land.
NOW, THEREFORE, THIS DEED OF DEDICATION WITNESSETH:
In consideration of the premises, the undersigned Declarants,
parties of the first part, with their free consent, in
accordance with their desire, and pursuant to the applicable
Virginia Subdivision Statute, do hereby:
1. Subdivide the land as shown on the attached plat
and survey of David M. Furstenau, L.S., dated June 5, 1990; and
LAW OFFICES
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A PROFESSIONAL CORPORATION
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2. Grant and dedicate to the County of Frederick and
to the public the roadways shown on said subdivision plat and
designated as Brandylion Drive, Brandylion Court and Vincent
Drive, all as shown on the plat of Phase I attached hereto. The
attached plat of subdivision and dedication has been duly
approved by the proper authorities of the County of Frederick,
as is evidenced by the signature affixed thereto.
The lots shown on the plat attached hereto are hereby
made subject to the covenants, conditions and restrictions
listed below and each deed from the undersigned Declarants shall
incorporate these covenants, conditions and restrictions by
reference to this instrument. Whether incorporated or not,
.these covenants, conditions and restrictions are made covenants
real, running with the land, and shall be binding upon all the
subsequent owners and enforceable by the Declarants and all
subsequent owners of all lots in the subdivision known as
"Wakeland Manor -Phase I," comprising lots 110-141, inclusive.
1. ARCHITECTURAL REVIEW AND CONTROL
(A) Purpose. No building or other site
improvement (structural or otherwise), including, but not
limited to, all lot landscaping, grading, driveway entrances,
fencing, swimming pools, exterior lighting and other
improvements, shall be erecVd,_placed or altered on any lot
until the construction plans and specifications and a plan
showing the location of the structure have been approved by the
Architectural Review Committee, as hereinafter defined, as to
the quality of workmanship, materials, color, harmony of
external design with the existing structures, and as to location
with respect to landscaping, topography, special site
improvements (including drainage), and finished grade elevation.
(Notwithstanding anything contained herein to the contrary, the
-2-
LAW OFFICES
Hand&Thomas
A PROFESSIONAL CORPORATION
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Declarants shall, at all times, be exempt from the architectural
review and control imposed by this article.
(B) Architectural Review Committee. The
Declarants shall appoint an Architectural Review Committee which
shall consist of three (3) members who shall serve a one (1)
year term. Declarants shall appoint successors for all such
members until such time as the Declarants have sold and conveyed
more than seventy-five percent (755) of the lots in Phase I.
Thereafter, the appointment of successors shall be made by the
owners of a majority of the lots in Phase I. Each lot owner
shall be entitled to case one vote, for each lot owned, for each
vacancy. Such committee may designate a professionally
qualified representative to act for it.
(C) Architectural Review Procedures. The
committee, at its discretion, shall review and act upon all lot
owners' requests and submissions. The committee, in its
discretion, shall establish architectural, landscaping and site
design guidelines for the individual lots in Phase I. These
standards may exceed the minimum requirements of the existing
property zoning statutes. Requests for action by the committee,
together with any fee established by the committee, shall be
submitted in writing, with supporting design exhibits. The
committee's approval or disapproval, as required in these
covenants, shall be in writing. Following written submission,
if the committee or its designated representative fails to
approve or disapprove the request within thirty (30) days after
plans and specifications thereof have been submitted to it, then
the submission shall be deemed approved; in any event, if no
suit to enjoin such work has been commenced prior to the
completion thereof, approval will not be required and the
provisions of this paragraph 1 shall be deemed to have been
-3-
5
LAW OFFICES
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fully complied with respect to such work.
(D) Additional Review Procedures. Each owner,
by acceptance of title or possession of a lot, covenants and
agrees that each building and/or structure shall be placed on
the premises only in accordance with approved plans and
specifications. No alteration in the exterior appearance of a
building or structure shall be made without the approval of the
Architectural Review Committee. Refusal to approve the plans
and specifications may be based upon any grounds, including
purely aesthetic grounds, which, in the committee's sole and
uncontrolled discretion, the committee deems sufficient.
(E) Requirements of Lot Owner (General). The
.lot owner shall submit adequate architectural, landscape and
site grading and utility plans for review. The lot owner shall
revise and resubmit for final approval said plans prior to
construction in accordance with recommendations of the
committee.
2. LAND USE AND BUILDING TYPE. No lot shall be
subdivided and no lot shall be used except for residential
purposes. No building shall be erected, altered, placed, or
permitted to remain on any lot other than one (1) detached
single-family dwelling not to exceed two and one-half (2 1/2)
stories in height and a priAYate, attached garage for not more
than three (3) automobiles. One detached utility building,
maximum size of ten feet by ten feet (10, x 101), will be
permitted on each lot.
3. DWELLING COST. No dwelling shall be constructed
or erected on any lot at a cost of less than Fifty Thousand
Dollars ($50,000.00), excluding cost of land, based upon cost
levels prevailing on the date these covenants are recorded, it
being the intention and purpose of this covenant to assure that
-4-
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A PROFESSIONAL CORPORATION
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all dwellings shall be of a quality of workmanship and materials
substantially the same or better than that which can be produced
on the date these covenants are recorded at the minimum cost
stated herein for the minimum permitted dwelling size.
4. SIZE AND CONSTRUCTION.
(a) Ramblers - 1,400 square feet as determined by
outside dimensions of structure with brick veneer front.
(b) Split-levels and split -foyers - 1,050 square feet
as determined by outside dimensions of structure with brick
veneer front, except upper level may be of siding in lieu of
brick veneer.
(c) Two-story - 790 square feet as determined by
outside dimensions of structure with brick veneer front on first
story only and front of second story may be of siding in lieu of
brick veneer.
(d) One and one-half story - 900 square feet as
determined by outside dimensions of structure with brick veneer
front.
Regardless of the style, size and construction of a residence,
there shall not be any exposed block or parged foundations on
either the front, sides or rear of the residences, flues shall
be of all masonry construction (i.e., no prefabricated flues
shall be permitted), and there shall be at least one (1) window
per floor on all elevations (A.e., sides) of each residence.
5. BUILDING LOCATION. No building shall be located
on any lot nearer to the front lot line or nearer to the side
street line than the minimum building setback lines shown on the
recorded plat of Phase I. In any event, no building shall be
located on any lot nearer than thirty-five (35) feet to the
front lot line, or nearer than thirty-five (35) feet to any side
street line. No building shall be located nearer than ten (10)
feet to a side/interior lot line. No dwelling shall be located
on any lot nearer than twenty-five ( 25 ) feet to the rear lot
lines. For the purposes of this covenant, eaves, steps and open
porches shall not be considered as a part of the building,
-5-
LAW OFFICES
Hazel&Thomas
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provided, however, that this shall not be construed to permit
any portion of a building on a lot to encroach upon another lot.
6. TREES. No hardwood trees in excess of six (6)
inches in diameter at a point two (2) feet above the ground
shall be cut or removed from any lot, except and provided,
however, that all trees may be removed as is necessary for the
clearing of the site of actual construction of the residence and
any garage and driveway and for an area of fifteen (15) feet in
width surrounding the residence and garage. Additionally, other
than in the area of actual construction and the fifteen (15)
foot wide buffer area surrounding the residence and garage,
trees, whether hardwood or not and regardless of size, shall be
.maintained such that the maximum clearing, cutting, and removal
of trees shall result in a cleared radius of no more than ten
(10) feet surrounding each remaining tree, unless prior written
approval of the Declarants or the Architectural Review Committee
or its duly appointed representative is granted for increased
clearing, cutting and removal. The Architectural Review
Committee may, from time to time, adopt rules and regulations
regarding the preservation of trees and other natural resources
as the committee may consider appropriate.
7. NUISANCES. No noxious or offensive activity
shall be carried on upon and lot, nor shall anything be done
thereon which may be or may become any annoyance or nuisance to
the neighborhood. Each and every lot shall be kept mown and
free from weeds and debris at all times to comply with County
ordinances.
8. MOTOR VEHICLES. No motor vehicle which does not
bear a current license and a current inspection sticker, and no
inoperative motor vehicle, shall be permitted to be parked or
maintained upon any lot or adjacent thereto. No trucks having
-6-
LAW OFFICES
HazeWhomz
A PROFESSIONAL CORPORATION
BK756PG01r88
a load capacity of more than one ton, and no tractor trailers,
shall be permitted to remain on or be parked on any lot
overnight.
No recreational vehicles or equipment, not parked or
stored in a garage, shall be located in any front or side yard;
any such recreational vehicle or equipment which is located in
a rear yard shall be screened from adjoining property owners by
screening to be approved by the Architectural Review Committee.
Recreational vehicles and equipment, as defined for purposes of
these covenants and restrictions, include travel trailers,
pickup campers, motorized dwellings, tent trailers, boats and
boat trailers, houseboats and the like, and cases or boxes used
for transporting such recreational equipment, whether occupied
by such equipment or not.
9. WATER AND SEWER. No individual sewage disposal
system and no individual water supply system shall be permitted
on any lot.
10. TEMPORARY STRUCTURES. No structure of a
temporary character, trailer, basement, tent, shack, garage,
barn or other outbuilding shall be used on any lot at any time
as a residence either temporarily or permanently, except that
temporary storage trailers may be placed on a lot during
construction upon that lot.
11. SIGNS. No sign of any kind shall be displayed to
the public view on any lot except one (1) professional sign of
not more than two (2) feet by two (2) feet for advertising the
property for sale or rent and/or for use by a builder to
advertise the property during the construction and sale period.
12. LIVESTOCK and POULTRY. No animals, livestock or
poultry of any kind shall be raised, bred, or kept on any lot,
except that dogs, cats or other household pets may be kept,
-7-
LAW OFFICES
H=I&Thomas
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provided that they are not kept, bred, or maintained for any
commercial purpose.
13. GARBAGE AND REFUSE DISPOSAL. No lot shall be
used or maintained as a dumping ground for rubbish. Trash,
garbage or other waste shall be in sanitary containers. All
incinerators or other equipment for the storage or disposal of
such material shall be kept in a clean, sanitary condition.
14. OUTSIDE STORAGE. No materials, other than wood
piles for personal home use in woodstoves and fireplaces, shall
be stored outside or underneath decks without screening to be
approved by the Architectural Review Committee.
15. SIGHT DISTANCE AT INTERSECTIONS. On any corner
.lot there shall be no planting, structure, fences, shrubbery or
other obstruction to vision more than three (3) feet above the
curb level, within twenty-five (25) feet of the intersection of
any two street lines.
16. FENCES. Only the rear yards of any lots shall be
fenced; corner lots shall not be fenced on or along either
street front.
17. EXTERIOR ANTENNA. No exterior antenna (including
satellite dishes) for the reception or transmission of radio,
television, or similar communications shall be erected, used or
maintained on any structurecor on any lot at any time except
with the prior written approval of the Architectural Review
Committee.
18. ENFORCEMENT. Enforcement shall be by proceedings
at law or equity against any person or persons violating or
attempting to violate any covenant either to restrain violation
or to recover damages.
LAW OFFICES
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19. SEVERABILITY. Invalidation of any one of these
covenants by judgment or court order shall in no wise affect any
of the other provisions which shall remain in full force and
effect.
20. RESERVATION FOR EASEMENTS. Easements for the
installation and maintenance of utilities and drainage
facilities are reserved where shown on the recorded plat or
reserved in deed of conveyance.
21. BUILDING STREETS. No lot can be used for the
purpose of building streets to adjoining property for ingress or
egress without written consent of the Declarants, namely Ralph
M. Wakeman and Mae C. Wakeman trading as Wakeland Manor,
Stephens City, Virginia.
22. ADDITIONAL COVENANTS. Declarants reserve the
right alone to impose additional covenants, conditions and
restrictions on the said lots and further reserve the right to
waive any and all of the covenants, conditions and restrictions
contained herein. The right of waiver shall not affect the
binding effect of the covenants, conditions and restrictions
upon any lot.
23. EXEMPTION OF DECLARANTS. Notwithstanding the
foregoing, the Declarants shall be entitled to conduct on the
land all activities normally associated with and convenient to
the development of the land and the construction and sale of
single family residential units on the land.
The land herein being subdivided and the boundaries
thereof, and streets thereof being dedicated, and the easements
conveyed or reserved are all shown on the attached plat and
survey of David M. Furstenau, L.S., dated June 5, 1990, which
plat and survey are expressly incorporated herein by reference
.ME
LAW OFFICES
Hand&Thomas
A PROFESSIONAL CORPORATION
BK756PG0491
and made a part hereof.
The Declarants, parties of the first part herein, do
hereby request that the proper officials designated by the
County of Frederick, Virginia, approve of said plat so that it
may be recorded in the Clerk's Office of the Circuit Court of
Frederick County, Virginia.
The Dedication and Subdivision of the land as shown on
the attached plat is with the free consent and in accordance
with the desire of the undersigned Declarants, parties of the
first part herein, being the owners of the land being
subdivided, and is in conformity with the provisions of "The
Virginia Land Subdivision Act" as are applicable, together with
.the applicable ordinances and regulations of the governing body
of the County of Frederick, Virginia.
WITNESS the following signatures and seals:
�1�i, SEAL j
Ralph . Wakeman
�g,2@zr�(SEAL)
Mae C. Wakeman
COUNTY OF FREPERICK, JVIRGINIA
By f f (SEAL)
STATE OF VIRGINIA a J
OF 1U, , To -wit:
4e foregoing Deed of Dedication was acknowledged before me
by Ralph M. Wakeman and Mae C. Wakeman, his wife.
Given under my hand this 1,14— day of Id,
My Commission expires:
-10-
ot r /- �
Now Pub
LAW OFFICES
Haz I&nomas
A PROFESSIONAL CORPORATION
BK756PG0492
STATE OF VIRGINIA
OF , To -wit:
The foregoing Deed of Dedicatioa/w, acknowledged before me
by ho is
of the County of Frederick, Vir inia, on behalf of e County of
Frederick, Virginia.
Given under my hand t/, day of , 1991.
My Commission expires: 7
-11-
Notan`v Public
WAKELAND MANOR SUBDIVISION PHASE I
Recd. 4/6/90 Ac�_5 ilo -/'//
r"l
LA