HomeMy WebLinkAbout10-03 Wakeland Manor Phase 2 53 Single Family Detached Shawnee - Backfilei . a
a
-)ubdivisicn Checklist
1. Comment sheets from the following agencies, along with any marked copies of the plan:
VDOT Al /A City of Winchester GIS (Road Name
Review)
Sanitation Authority '_.� . Health Department
i
Inspections Department " } Parks & Recreation
Fire Marshal ✓ County Engineer
2. i/ One copy of the subdivision application
c3 Application received.
Fee paid (amount: $
Information entered in d-BASE and Reference Manual
% q 03 pit, File given to Renee' to add to Application Action Summary
0 �J3 Plat(s) signed by Subdivision Administrator
;/ c,)- o Q 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
11401
2 Updated d-BASE and Reference Manual
l •�0 43 File given to Renee'. to update Application Action Summary
0.3 Final plat(s) submitted with review agency signatures along with:
} - Recorded deed of dedication --- --- - -- -- - -- -- - ---- --- --- -
Bond estimate if required) $
O \Opemlions ManuaAsubdivision.trk
Revised'. 6/24/02
■
Date
i-;
Received from
Ad ress ��!
7
c:.
ly
"
U z o zACCOUNT
HOW
PAID
CAMT
OF
ACCOUNT
CASH....
....,ems
�,t'
ca
Q
V!,
AMT PAID
(�;,j
CHECK
(/, AC! I
L/
BALANCE
DUE
MONEY ORDER ❑
CREDITCARD❑
a
-'
c�
� s; .
rez jr F c 4-1
Dc,(Venf
a('"�
THIS DEED OF SUBDIVISION, DEDICATION AND EASEMENT (the "Deed") is made
44
this �G day of 1d Yzm2003, by and among CENTEX HOMES, a Nevada General
Partnership (hereinafter referred to as "Owner"); the BOARD OF SUPERVISORS OF
FREDERICK COUNTY, VIRGINIA, a body corporate and politic (hereinafter referred to as
"County"); and the FREDERICK COUNTY SANITATION AUTHORITY, a body corporate
and politic (hereinafter referred to as "Authority").
WITNESSETH
WHEREAS, the Owner is the owner and proprietor of certain real property (the
"Property") as shown on plat dated October 28, 2003, entitled "Final Subdivision Plat Wakeland
Manor Phase Two," and prepared by Dove & Associates 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 030018342, among the land records of
Frederick County, Virginia; and
WHEREAS, it is the desire and intent of Owner to subdivide the Property into lots, an open
space parcel, and a Residual Area, 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.
r
+
s
•
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 1 through 53, inclusive, and an Open Space
Parcel containing 2.5247 acres, PHASE TWO, WAKELAND MANOR, and Residual Area
containing 218.6303 acres, all in accordance with the Plat which is expressly incorporated herein
and made a part of this Deed.
STREET DEDICATION
THIS DEED FURTHER WITNESSETH, that in consideration 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 4.9992 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. Temporary Turnaround Easements. Temporary turnaround easements during the
period of construction and during any subsequent period in which maintenance, repairs, or
reconstruction thereof may be necessary, to become null and void at such time as the purpose for
2
which the easements were created no longer exist, as more particularly bounded and described on
the Plat.
B. 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.
C. Utility and Access/Maintenance Easements. 15' utility easements and an 8'
access/maintenance easement is hereby reserved along all street right-of-way lines, as set forth on
Note #3 of the Plat.
The foregoing easements are subject to the following conditions where applicable:
1. All sewers, manholes, inlet structures, and appurtenant facilities which are
installed in the easements shall be and remain the property of the County, its successors and
assigns.
2. The County and its agents shall have full and free use of said easements for
the purposes named, and shall have all rights and privileges reasonably necessary to the exercise of
the easements including the right of access to and from the easements and right to use adjoining
land where necessary; provided, however, that this right to use adjoining land shall be exercised
only during periods of actual construction or maintenance, and further, this right shall not be
construed to allow the County to erect any building or structure of a permanent nature on such
adjoining land.
3
O
N
Cps
C)
N
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
hydrants, valves, meters, building service connections, and other appurtenant facilities for the
4
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
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
r-,
tom'
included within or adjoining said easements which are disturbed in any manner by the construction, c=�
c�
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.
MISCELLANEOUS
Headings used in this Deed are for convenience purposes only and are not intended to affect
the express terms herein set forth.
This Deed is made in accordance with the statutes made and provided in such cases; with
the approval of the proper authorities of Frederick County, Virginia, as shown by the signatures
affixed to the Plat, and is with the free consent and in accordance with the desire of Owner, the
owner and proprietor of the land depicted on the Plat.
The undersigned warrants that this Deed is made and executed pursuant to authority
properly granted by the partnership agreement of the Owner.
IN WITNESS WHEREOF, the Owner has caused this Deed to be executed, under seal.
6
CENTEX HOMES, a Nevada General Partnersliik,
_....,
By: Centex Real Estate Corporation, Its
Managing General Partner
By: �t _ (SEAL)
Name: ► I� . -DA v)
Title:yl v► s► o�� iyC�-�
STATE OF V I1ZLA U►A
COUNTY OF P-ja4u0 , to wit:
I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that
asof 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 �� l` dayof D �-Z ��. , 2003.
Notary Public
My commission expires: c( {
7
Q•_
_ � 4 r J V
14C/N/TY MAP
0�47
. f
d� •c �'ti�/ !,o. �
uOC��j�7C7600���rF.
�
�+
.p � � ♦
� I11
Q Ci.�
76
rl
�d�Od��Odai�c8s,n�6ao91�C��'�
0j
.
`qWis.
IF
1 N - 2, 000'
i
FREDERICK COUNTY SANITAION AUTHO
DATE �n
FREDERICK COUNTY SUBDIVISION A MINISTRATOR
y�DATE
VA. DEPT. OF TRANSPORTATION
DATE
OWNER'S CONSENT
THE PLATTING OF THE PROPERTY SHOWN HEREON FOR THE PURPOSE OF A SUBDIVISION IS MADE WITH THE FREE CONSENT
CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNER(S), PROPRIETORS, AND TRUSTEES, IF ANY.
I,/(,h3
DATE
STATE OF
COUNTY OF f E`y '�f'/C� TO —WIT:
I, ���'� .C✓ _S.+fr9Ul i✓F�VA NOTARY PUBLIC IN AND FOR THE COUNTY AND STATE AFORESAID,
DO HEREBY CERTIFY THAT- 5,; — +1 T WHOSE NAMES ARE SIGNED TO THE FOREGOING WRITING
DATED ZZ— ,- — U j HAVE PERSONALLY APPEARED BEFORE ME, IN MY COUNTY AFORESAID, AND ACKNOW—
LEDGED THE SAME.
GIVEN UN D R MY HAND THIS i5:�, DAY20—!8�
NOTARY PUJOC Lf
MY COMMISSION EXPIRES
NOTES
1. EXTERIOR BOUNDARY IS REFERENCED TO BOUNDARY SURVEY PERFORMED BY DOVE do
ASSOCIATES, DATED JULY 25, 2002.
2. FLOOD NOTE: ZONE 'A' AND 'C-, COMMUNITY NO: 510063, PANEL: 0200 B, DATE: 7-17-78
3. ALL LOTS ARE SUBJECT TO A 15' UTILITY EASEMENT AND AN 8' ACCESS/MAINTENANCE
EASEMENT HEREBY RESERVED ALONG ALL STREET RIGHT—OF=WAY LINES,
4. ALL AREA WITHIN RIGHT—OF—WAY IS HEREBY DEDICATED TO FREDERICK COUNTY FOR
PUBLIC STREET PURPOSES.
5. SETBACKS UNLESS OTHERWISE NOTED ARE: FRONT=35' SIDE=10' REAR=25'
6. THE PROPERTY DELINEATED HEREON IS SHOWN ON TAX MAP 75, PARCELS 100 do 101
AND IS ZONED RP.
7. ALL LOTS ARE SINGLE FAMILY DETACHED —URBAN.
B. ALLOWED DENSITY FROM THE PARENT TRACT = 2.08 LOTS PER ACRE.
DATE: OCTOBER 28, 2003 PAGE 1 OF 24
OWNER: CENTEX HOMESTH OF
FINAL SUBDIVISION PLAT
E�= WAKELAND MANOR �-
EDWARD W. DOVE
PHASE TWO
CERT. N0.
& A=IATES
54-17-3(A) 964
3078 SHAWNEE DRIVE SHAWNEE MAGISTERIAL DISTRICT l
P.O. BOX 2033 lj�7v�o�
WINCHESTER, VIRGINIA 22601 FREDERICK COUNTY, VIRGINIA SUR
(540)667-1103
I
s
SUR VEYOR'S CER T/F/CA TE I
I, EDWARD W. DOVE, A DULY LICENSED LAND SURVEYOR IN THE COMMONWEALTH OF VIRGINIA,
DO HEREBY_ CERTIFY THAT I HAVE CAREFULLY SURVEYED THE PROPERTY DELINEATED BY THIS
PLAT AND THAT IT IS CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF; THAT IT IS THE
SAME PROPERTY CONVEYED TO CENTEX HOMES, A NEVADA GENERAL PARTNERSHIP BY DEED
DATED AUGUST 14, 2003 FROM THE WAKELAND MANOR LAND TRUST AND RECORDED IN
INSTRUMENT NUMBER 030018342 AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA.
I FURTHER CERTIFY THAT THE LOTS ARE P PERLY AND ACCURATELY DESCRIBED AND THAT
ALL PROPERTY CORNERS WILL B
// % G
EDWARD W. DOVE DATE
10
AREA TABULA T/ON
TOTAL SITE AREA 10,636,664 S.F. OR 244.1842 ACRES
PHASE 2 1,113,128 S.F. OR 25.5539 ACRES
NUMBER OF LOTS = 53
LOT AREA PHASE 2 785,386 S.F. OR 18.0300 ACRES
(AVERAGE LOT AREA) 14,818 S.F. OR 0.3402 ACRES
TOTAL LOT
AREA
785,386
S.F.
OR
18.0300
ACRES
DEDICATED
STREET AREA
217,765
S.F.
OR
4.9992
ACRES
OPEN
AREA PHASE 2
109,977
S.F.
OR
2.5247
ACRES
TOTAL
RESIDUAL AREA
9,523,535
S.F.
OR
218.6303
ACRES
OPEN AREA PHASE 2
109,977
S.F.
OR
2.5247
ACRES
LOT AREA
785,386
S.F.
OR
18.0300
ACRES
STREET AREA
217,765
S.F.
OR
4.9992
ACRES
TOTAL
PHASE 2
1,113,128
S.F.
OR
25.5539
ACRES
TOTAL
RESIDUAL AREA
9,523,535
S.F.
OR
218.6303
ACRES
TOTAL
PHASE 2
1,113,129
S.F.
OR
25.5539
ACRES
TOTAL
SITE AREA
10,636,664
S.F.
OR
244.1842
ACRES
LEGEND: • = REBAR TO BE SET
DATE: OCTOBER 28, 2003 PAGE 2 OF 24
OWNER: CENTEX HOMES TH OF
FINAL SUBDIVISION PLAT
WAK ELAND MANOR PHASE TWO EDWARD W. DOVE
& ASSOCIATES CERT. N0.
54-17-3( 964
3078 SHAWNEE DRIVE SHAWNEE MAGISTERIAL DISTRICT
P.O. BOX 2033
WINCHESTER, VIRGINIA 22601 FREDERICK COUNTY, VIRGINIA SUR'q
(540)667-1103
a I ol
I
ADDITIONAL PHASE
RECORDED WITH F
OMNER: CENTER HOMES
3076 SHAWNEE DRIVE
P.O. BOX 2033
WINCHESTER, VIRGINIA 22601
540 667-1103
I DATE: AUGUST 26, 2003 PACE 2A Of 24 1
FINAL SUBDIVISION PLAT
WAK ELAND MANOR
PHASE TWO
HAWNEE MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
OF
EDWARD W. DOVE
CERT. NO.
54-17-3( "4
lk.q�l r7 �i3o4.
_ SURV
FUTURE
PHASE THREE
1
ro
Cb
%; $ � 13 ,� � 35 � �g
1.4
6
:r c� ti6
kro
3,.
FUTURE
ti �o PHASE FOUR
ti
FUTURE ��'^'
PHASE FOUR F
G G�
G�
goo 100 we 400
1 inch = 200 tt
DATE: OCTOBER 28, 2003 PAGE 3 OF 24
OWNER: CENTEX HOMESLTH OF
FINAL SUBDIVISION PLAT
D=
WAKELAND MANOR PHASE TWO EDWARD W. DOVE
& ASSOCIATES CERT. N0.
54-17-3(A 864
3078 SHAWNEE DRIVE SHAWNEE MAGISTERIAL DISTRICT l
P.O. BOX 2033
WINCHESTER, VIRGINIA 22601 FREDERICK COUNTY, VIRGINIA d SURV�'
(540)667-1103
CURVE DATA
CURVE
RADIUS
ARC
DELTA
TANGENT
CHORD
BEARING
Cl
773.00'
136.20'
10b542"
68.28'
136.02'
S71'56'13"E
C2
800.00'
181.72'
13V0'52"
91.25'
181.33'
S7323'48"E
C3
827.00'
169.72'
114529"
85.16'
169.42'
S72'46'06"E
C4
26.00'
13.60'
29 58'00"
6.96'
13.44'
N27'20'51 "E
C5
326. 00'
215.22'
37 4931 "
111. 69'
211. 33'
S31 106 "W
C6
302.00'
199.37'
37'49'31 "
103.47'
195.77'
S311636"W
C7
278. 00'
183.53'
37'49'31 "
95.25'
180.21'
S3176'36"W
C8
26.00'
34.27'
753121 "
20.14'
31.84'
N1225'41 "E
C9
54.00'
240.82'
2553121"
69.71'
85.38'
N77'34'190W
CIO
26.00'
3.28'
7'13'14"
1.64'
3.27'
S08'45'14"W
C11
26.00'
3.28'
7'13'14"
1.64'
3.27'
S665355"E
C 12
827. 00'
4. 09'
017'01 "
2. 05'
4. 09'
S79 4544 "E
613
323.00'
199.83'
352647"
103.23'
196.66'
N62'10'50"W
C14
350.00'
216.53'
352647"
111.86'
213.09'
N62'1050"W
C 15
377.00'
171.42'
26 b3'05"
87.22'
169.94'
N57'2859 "W
C16
41.00'
7.02'
9'4841 "
3.52'
7.01'
S49 21'47"E
C17
41.00'
27.32'
38'10'28"
14.19'
26.81'
N26 27'19"E
C18
41.00'
10.52'
14'42'01 "
5.29'
10.49'
S52'53'34 "W
C19
41.00'
10.52'
14 42'Ol "
5.29'
10.49'
N58'12'53'W
C20
500.00'
147.55'
16 5429"
74.31'
147.01'
S52'54'41 "E
C21
41.00'
15.83'
22'07'21 "
8.02'
15.73'
S41 '50'00"E
C22
41.00'
15.83'
22'0721"
8.02'
15.73'
S342853"W
C23
41.00'
18.60'
25 59'47"
9.46'
18.44'
N583227"E
C24
26.00'
4.68'
10'1823"
2.34'
4.67'
S50'41'45"W
C25
26.00'
4.68'
107823"
2.34'
4.67'
N5033'57"W
C26
26.00'
13.85'
3030'54"
7.09'
13.68'
S3022'38"E
C27
329.00'
101.16'
17'37'04"
5a 98'
100. 77'
N36 44'01 "E
C28
302.00'
92.86'
1737'04"
46.80'
92.50'
N36 44'01 "E
C29
275.00'
84.56'
17'37'04"
42.62'
84.23'
N36 44'01'E
C30
275.00'
3.83'
0'47'52"
1.91 '
3.83'
N27'31 '34 "E
C31
25.00'
24.15'
5520'29"
13.11'
23.22'
N00'32'37"W
02
54.00'
261.23'
277'10'35"
47.63'
71.44'
N69'37'35"W
C33
25.00'
19.12'
43 4928"
10.06'
18.66'
S47 0259"W
C34
329.00'
16.01,
247'15"
8.00,
16.00,
N26 31'52"E
05
302.00'
69.70'
137324"
35.01'
69.54'
N211847"E
C36
456.00'
201.79'
2521'18"
102.58'
200.15'
S5878'44"E
07
480.00'
222.28'
2631'56"
113.17'
220.30'
S57'43'25"E
C38
504.00'
224.99'
2534'38"
114.40'
22313'
S5872'04"E
09
26.00'
23.29' 1
5119'04" 1
12.49' 1
22.52'
N45'1951 "W
C40 1
54.00'
266.38' 1
282'38'08" 1
43.23' 1
67.50'
N19-0037E
I I DATE: OCTOBER 28, 2003 PAGE 4 OF 24
OWNER: CENTEX HOMES
3078 SHAWNEE DRIVE
P.O. BOX 2033
WINCHESTER, VIRGINIA 22601
(540)667-1103
FINAL SUBDIVISION PLAT
WAKELAND MANOR
PHASE TWO
HAWNEE MAGISTERIAL DISTRICT
FREDERICK COUNTY. VIRGINIA
TH OF p
EDWARD W. DOVE a
CERT. NO.
54-17-3(A) 964
%
SUR,q
CURVE DATA
CURVE
RADIUS
ARC
DEL TA
TANGEN T
CHORD
BEARING
C41
26.00'
23.29'
51'19'04"
12.49'
22.52'
N8321'05"E
C42
527.00'
96.58'
1030'03"
48.43'
96.45'
S56V6'54"E
C43
473.00'
69.93'
8'28'15"
35 03,
69.87'
S57V7'48"E
C44
1 1827.00'
546.00'
17b722"
275.05'
543.97'
N52'48'l4"W
C45
1800.00'
537.93'
17'07'22"
270.98'
535.93'
N52'48'14"W
C46
1773.00'
529.86'
17 0722"
266.92'
527.89'
N52'48'14 "W
C47
54.00'
217.26'
230 31 '03"
114.45'
97.67'
N67 29'31 "E
C48
25.00'
31.75'
72'46'31 "
18.42'
29.66'
N 13'49'06 "W
C49
35.00'
54.98'
90'00'00"
35.00'
49.50'
N00'4527"E
C50
1200.00'
48.28'
2'18'18"
24.14'
48.28'
N4436'18"E
C51
35.00'
56.39'
92'18'18"
36.44'
50.48'
N89 36'18"E
C52
1200.00'
369.16'
1 T37'33"
186.05'
367.70'
N343822"E
- C53
773.00'
144.11 '
1 D'40'53"
72.26'
143.90'
S4012'07"W
C54
800.00'
149.14'
10'40'53"
74.79'
148.92'
S4012'07'W
C55
827.00'
154.17'
10'40'53"
77.31'
153.95'
S40'12'07"W
C56
28a85'
257.65'
523341"
138.69'
248.71'
N61178'31 "E
C57
302. 00'
253. 420
48'0448"
134. 71 '
246. 05'
N58 54'04 "E
C58
329. 00'
217.29'
37'50'30"
112. 78'
213.36'
N534655 "E
C59
280.85'
25.43'
571'20"
12.73'
25.43'
S87V8'41 "E
C60
326.00'
1.23'
07256"
0.61'
1.23'
N843929"W
C61
302.00'
72.17'
13'41'29"
36.26'
71.99'
N89 47'13"E
C62
278.00'
3.39'
0'41'57"
1.70'
3.39,
N842458"W
C63
326.00'
10.79'
1 *5346"
5.39'
10.79'
S85'00'53'E
C64
41.00'
4.64'
629'15"
232'
4.64'
N82'43'08"W
C65
41.00'
7.14'
9 59'03"
3.58'
7.14'
S67 42'38"W
C66
41.00'
7.14'
9 59'02"
3.58'
7.14'
S0332'040W
C67
41.00'
18.21'
252629"
9.26'
18.06'
N1233'44"W
C68
373.00'
93.32'
14 20'04"
46.90'
93.08'
N077932"E
C69
400.00'
177.73'
25 2728"
90.36'
176.27'
N05'40'12"E
C70
427.00'
103.46'
13 5255"
51.98'
103.20'
N05 29'00 "E
C71
26.00'
3.54'
74748"
1.77'
3.54'
S0831'33"W
C72
27.00'
4.62'
9'48'18"
2.32'
4.61'
S66 41'55"E
C73
373.00'
11.48'
1'4546"
5.74'
11.48'
N17'31'03"E
C74
27.00'
6.16'
13'04'04"
3.09,
6.14'
N78'08'06"W
C75
27.00'
6.16'
13104'04"
3.09,
6.14'
S245558"W
C76
41.00'
10.24'
14*18'110
5.14'
10.21'
N2533'02"E
C77
41.00'
10.22'
14'16'47"
5.14'
L 10.19'
S117532"W
C78
730.52'
114.17'
857'16"
57.20' 1
114.06'
N72'08'37"W
OWNER: CENTEX HOMES
3078 SHAWNEE DRIVE
P.O. BOX 2033
WINCHESTER, VIRGINIA 22601
(540)667-1103
DATE: OCTOBER 28, 2003
FINAL SUBDIVISION PLAT
WAKELAND MANOR
PHASE TWO
HAWNEE MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
PAGE 5 OF 24
TH OF
r�
EDWARD W. DOVE
CERT. NO.
54-173(A) 964
-
�7o3�p4'
suR.v�
OWNER: CENTEX HOMES
It •
• J•J F _
3078 SHAWNEE DRIVE
P.O. BOX 2033
WINCHESTER, VIRGINIA 22601
(540)667-1103
LINE DATA
UNE
LENGTH
BEARING
L1
5.25'
N1931'25"W
L2
8.73'
N79 08'02"W
L3
5.25'
N41'15'20"E
L5
26.12'
N1221'51 "E
L6
29.24'
S29'0421 "E
L7
28.34'
N1221'51 "E
L8
86.48'
N4532'33"E
L9
31.07'
S6650'380E
L I Q
20.00'
N230922 "E
L 11
39.30'
S66 50'38"E
L 12
56.38'
S453233"W
L13
31.00'
S442727"E
L 14
20.00'
N453233"E
L 15
31.00'
S44 2727"E
L16
88.49'
S453233"W
L 17
3.00'
S442727"E
L 18
5.22'
S 13 5931 "E
L19
8.72'
N45'32'33"E
L20
5.22'
S74'55'23"E
L21
2.23'
N48'4427"W
L22
36.93'
S64 50'36"W
L23
20.00'
S2509'24"E
L24
37.70'
S64'50'36"W
L25
61.18'
S42'54'08"E
L26
18.39'
N892442"W
L27
20.00'
S00'3518"W
L28
44.90'
N89 2442"W
L29
23.23'
N892442"W
L30
103.10'
N54 34'02 "E
L31
25.33'
N892442"W
L32
74.57'
S22'021 "W
L33
11.56'
N71'36'040W
L34
9.00'
N71'36'04"W
L35
5.15'
S43'4823"E
L36
8.70'
N153352"E
L37
5.15'
N74'56'07"E
L38
5.12'
S31 *37'26"E
L39
8.72'
N8850'30"E
L40
5.12'
S29'1826"W
L41
29.01'
S29'35'18'E
L42
28.56'
S63'23'56"W
DATE: OCTOBER 28, 2003 PAGE 6 OF 24
FINAL SUBDIVISION PLAT
WAKELAN D MANOR
PHASE TWO
HAWNEE MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
OF
a
EDWARD W. DOVE
CERT. NO.
54-17-3(A)/964
SURV
�o
'p" �qoN
of
SEE PAGE 8
ol
\ S I N S65*4755"E 95.65'
R
25' BRL
LOT 98 m
SEC
_ I m 18,601 SF. I I IS'AON F-1 0 13,560 SF of 3
WAKELAND MANOR
20' SAN
USE. RESIDENTIAL
DB: 762 PG.' 440 � �'- SEWER ESM T. I �
35 BRL 1 1 35 BRL '�
ZONE. RP L_ _
N N23b6'38"E
cn 20.00 S6653'22"E 143.41'
C'
OF 24
N 66W'22" W 3j,39' (nE) 45.83' 109.93, 79.30' L=19. 90'
g S 66W 22" E—
S665322"E 222.61' (TOTAL) 54' R-O-W
's CRAIG DRIVE
S 6633'22' E 22261 L=169.72
99.21' ,y¢�9.33 34.07' L=47.63'
S2?
— MAINWA
.
' N o 35' BRL' 35' BRL
� a � a 01
lcli
m 53b 0 Rfca
o
mlR52 Tl�y S.F. 12,153 S.F.Njp14,021 N I,2,625 mlWo
S F. o
IL
wlZi I... INI I ^Io�l
25' BRL 25' BRL a 1 L 25' BRL JZ
I 20' STM DRAIN "
EX. STM EASEMENT S66 53 22 f 390.05
DRAINAGE I 99.21' 89.33' 89.91,
EASEMENT - - - D.B. 641 S66SY220E 601.64' (TOTAL)
PG. 401 WAKELAND MANOR LAND TRUST S665322"E 375.43'
ZONE: RP USE. RESIDENTIAL
DB: 776 PG. 685
FUTURE PHASE FOUR
CURVE TABLE PAGE 4 & 5 OF 24
LINE TABLE PAGE 6 OF 24
OWNER: CENTEX HOMES
3078 SHAWNEE DRIVE
P.O. BOX 2033
WINCHESTER, VIRGINIA 22601
(540)667-1103
0
1 inch = SO fL
w
cD
Q
o_
w
w
w
w
I DATE: OCTOBER 28, 2003 PAGE 7 OF 24 1
SCALE: 1" = 50'
FINAL SUBDIVISION PLAT
WAKELAND MANOR
PHASE TWO
AWNEE MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
��,p►LTH OF
EDWARD W. DOVE a
CERT. NO.
54-17-3( ) 964
T710�j
SURV�
�O• �`
\ e.C�ti'ro
SEE
SEE PAGE 9. OF 24
PNOh1. QQ
h0Q� 101\ 6 3�
15185 sp /
0
5
17,976 S.F.
_ 10' BRL
z
3 lig,
18,101 S F. 20' WATER
N MAIN ESMT
L (TYP)
10' BRL
S65 47'Y5-vE 229. 23'
S65 47'55"E 95.65' 365 47'S5"E 133.57'
lot
20' STM I
^i I SEWER ESMT.
� 04
3 I N 17,766 S.F. m
.7g46' / h
v /
h
PAGE 7 OF 24 o I 20' SAN
SEWER ESMT.
L35' BRL _
L=161.47' R._ 75�0_'�-
'0' L=120.44' _
L-140.34 C� R--773.00 !�r
CURVE TABLE PAGE 4 & 5 OF 24
LINE TABLE PAGE 6 OF 24
OWNER: CENTEX HOMES
•
3078 SHAWNEE DRIVE
P.O. BOX 2033
WINCHESTER, VIRGINIA 22601
(540)667-1 103
L=181.72'
C2 R=80�u
54' R-07
lb
,o
C6 I
N
N�
a�
LL.
O
0
C�
CD
Q
LLI
L=216.53
L-16.96'L=199 83
L=45.B1 11
0
MEMOMEmor I
1 inch = 50 fL
DATE: OCTOBER 28, 2003
SCALE: 1" = 50'
FINAL SUBDIVISION PLAT
WAKELAN D MANOR
PHASE TWO
AWNEE MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
PAGE 8 OF 24
TH OF
EDWARD W. DOVE 9
CERT. NO.
54-17- (A) 964
WAKELAND MANOR
FUTURE PHASE THREE WAKELAND MANOR LAND TRUST
S313i57'E 380.69' (TOTAL) ZONE: Dg: 9k. Pgsagl TIAL
52.04' 6 S30 03'12"E 82-76LJ 174.56'
50'�
S�
�25' BRL
o
I
wca 3
Z
"�
C
Mr t
m
NA Q Z
ova
o
J30 SF•
oQQW�
o�
b
►/
�V� S5935 00�
1
s -' 2�082
o
H AR
c,�c' S30 03'12"E
ZS639'09'E25' BRL 158.48'
20' STM - i
�17/
�29.52 SEWER ESMT.
10
0 0 20' SAN.
M SEW. ESMT.
N73 58'33"W
pis 35.00' /
63.72 BR i
L(11EYO/
N2630570'"W
-39-48138 n E
30.00'
SEE PAGE 10 OF 24
3 3
1 �
d
1 CoO
Cm
, !"?-i00 o
d z 1 n
o
rb
� cam.► � 31
N
r_.--
20.21 10' BRL N
1!7
I N 13,507 S.F.13R1
ap to 1
L W
S39'48r38E 168� — — u1 1
1 r�
o p�Ito
p1
56�69�9� S�2208g'
o
o�
9
or-N<�llV"
\B'Ql
20M
' ST
DRAIN ESMT.
�I
I Qi 8 m
N 14,943 S.F. PS
o BRL
I _ 1 146.83' -
S39 48�3
CURVE TABLE PAGE 4 & 5 OF 24
LINE TABLE PAGE 6 OF 24
OWNER: CENTEX HOMES
l4'J4 ' 61
•
3078 SHAWNEE DRIVE
P.O. BOX 2033
WINCHESTER, VIRGINIA 22601
(540)667-1103
SEE PAGE 8 OF 24 0
1 inch 50 &
DATE: OCTOBER 28, 2003 PAGE 9 OF 24 '
SCALE: 1" = 50'
FINAL SUBDIVISION PLAT
WAKELAND MANOR
PHASE TWO
HAWNEE MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
H OF
r
EDWARD W. DOVE
CERT. NO.
54-17-3( 964
�9 It�7/a�
SURV�'�
L(11EYO/
N2630570'"W
-39-48138 n E
30.00'
SEE PAGE 10 OF 24
3 3
1 �
d
1 CoO
Cm
, !"?-i00 o
d z 1 n
o
rb
� cam.► � 31
N
r_.--
20.21 10' BRL N
1!7
I N 13,507 S.F.13R1
ap to 1
L W
S39'48r38E 168� — — u1 1
1 r�
o p�Ito
p1
56�69�9� S�2208g'
o
o�
9
or-N<�llV"
\B'Ql
20M
' ST
DRAIN ESMT.
�I
I Qi 8 m
N 14,943 S.F. PS
o BRL
I _ 1 146.83' -
S39 48�3
CURVE TABLE PAGE 4 & 5 OF 24
LINE TABLE PAGE 6 OF 24
OWNER: CENTEX HOMES
l4'J4 ' 61
•
3078 SHAWNEE DRIVE
P.O. BOX 2033
WINCHESTER, VIRGINIA 22601
(540)667-1103
SEE PAGE 8 OF 24 0
1 inch 50 &
DATE: OCTOBER 28, 2003 PAGE 9 OF 24 '
SCALE: 1" = 50'
FINAL SUBDIVISION PLAT
WAKELAND MANOR
PHASE TWO
HAWNEE MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
H OF
r
EDWARD W. DOVE
CERT. NO.
54-17-3( 964
�9 It�7/a�
SURV�'�
SEE PAGE 9 OF 24
1r4062
t00
`ZAjs,.
N26*05'5,q"W
30.70
39 48'38"E �,�
0
30.00' o
z
s34.27
p 3
t.-26.00
L�co
oh-
EN-�
w
T.V)
�D
^I0�
!�
U
w
z
of o
Nz
i�
(a
b
N
~�r�+
N
w 31sg
0
N
0
� �
(n
o-
ui
h
w
w
N
v 1
w
1 on
V)
I.:
3:
�
I
0
I
C
N
11
CURVE TABLE PAGE 4 & 5 OF 24
LINE TABLE PAGE 6 OF 24
OWNER: CENTEX HOMES
I� •
i : 02o - A ta
3078 SHAWNEE DRIVE
P.O. BOX 2033
WINCHESTER. VIRGINIA 22601
(540)667-1103
N
c
0
11
n
N
16,433 SF.
I ~�
cx
1cci
W
�
I M
C14 F
"I p0
10CN
' BRL — Lo
v 4
_ N39 48'38 "W 143.57' z N
1
/ 1
10' BRL z �---
m 12
Of,
cmr—
I M 13, 703 S F. N I
1 I J
1 p �
O m
10' BRL I
N39'48'38"W 151_13' cm I `V
10' BRL 1
m 13 a�
o
13, 614 S.F. °p0
w IM
P CN
O F;:�
10'BRL
z N39'4838"W 158.28' 1 I N
-- --
W I
10' BRL � M
m 14
3
14, 078 S.F. N I
d-
^� 10' BRL
n - N39-4858"W 665.35' - -
1
SEE PAGE 11 OF 24 °
1 inch = 50 ft
d-
N
LL
O
N
w
CD
Q
tl
w
w
co
DATE: OCTOBER 26, 2003 PAGE 10 OF 24 1
SCALE: 1" = 50'
FINAL SUBDIVISION PLAT
WAKELAN D MANOR
PHASE TWO
HAWNEE MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
TH OF
EDWARD W. DOVE 9
CERT. NO.
54-17-3(A) 9;64
�q t �7/ 0 3�04'
SURV�
L=63.35' j L=21.15' 51.72,
SEE PAGE 8 OF 24 -- InTAlI
63 3�IR_326.00
�� � ��, tTpTA►-)
�,o2�5' p� �., 48 r R- 0- W
1,1114.93' 5.89,
'56' 4 -----
/6� 6p S2 91 .42, -, 35' BRL z
w
00
15 0
�' �5 �• N o 14,286 S.F. ca I 1 %
<� •0
rn
\d4l-l
18ra � ! �� P 15,505 S.F. \ w
%`' �25' BRL
L'87-29_ .
'
�i o c� `'' 53.58
40.92' _ _
_
�W 16.8g 97.00"A 533
$ cwr
o N 11 25' BRL v,� 25' BRL 1
N -� � $ „4 It
LL-�.�; 17 0 18 N
O d o ' w 15,048 S.F. � rql 14,162 S F. � I m
cn I r
Z I Lu ?2 20' WATER rnI i o
Z C� MAIN ESMTI 1a 10
(TYP) I 35 8RL
a_ _ _ L1
Q �: �' 35' BRL �p
I • ._ �--70E -- 1. r
d-
N
LL
O
O_
w
CD
Q
w
w
U)
N
LL-
O
w
CD
a_
w
w
w 5 _ ` -rL4
w v'
N1+7-'i (TIE i° 97.00' L12
o $�'- •`�3 E 15. 8, 67_10 LS 20' STM N 4.53233� E
L=2732 N L=1&600 SEWER ESMT. N45'32'33"E
R=41•00 - R-41'00 CHELTENHAM
w 369.52' 54' R_p-W
141.24' DRIVE
�' L-15.83 - _246.92' (TOTAL)
L-4100 R-41.00 N 45'u 33
E
.. � 96.48
N19'18'14"E 71.92 2 'SAN SAN
SEWE
3.3_-- ------ N45 322 33 T 2 8
SEE PAGE 17 OF 24
0
CURVE TABLE PAGE 4 & 5 OF 24 I I
LINE TABLE PAGE 6 OF 24 1 inch = 50 fk
OWNER: CENTEX HOMES
3078 SHAWNEE DRIVE
P.O. BOX 2033
WINCHESTER, VIRGINIA 22601
(540)667-1 103
DATE: OCTOBER 26, 2003
SCALE: 1 " = 50'
FINAL SUBDIVISION PLAT
WAKELAN D MANOR
PHASE TWO
HAWNEE MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
PAGE 11 OF 24
�,r'",�,yTH pF �
O G,�
EDWARD W. DOVE 9
CERT. NO.
54-17-3(A 964
�7�v
SURV
CHELTENHAM
DRIVE
WA1( WA. WILL BE EXTENDED
-'0*' RZqN� Mq^r pir AND WITH PHASE THREE
e: � P� sZAIVVOT rRvT Uh'E p AAN�R
rsrE N51'46
n 14,5
0
d-
rn
d-
N
W
QW
O
O
v
z
W
O
Q
o_
W
W
V)
N51'46'09"W 1p• BRL .}C
c
L
10' BRL
S44 27'27"E
_
146.00 _
-
- g10' BRL
Q WUl a
O
N
N W
r""� N
Z
N 0 Q
C�2 �
CN
1
1
u
10' BRL
z
S4427'27"E
146.00'
�IF— 10' BRL �
1
S
N
1 10' BRL
1 S44'27'27"E 146.00'
J —
29
IQ► N
10' BRL
N
�
N
'� .-4 9
10' BRL
i - 1 S44 2727"E 146.00' .�
00I SEE PAGE 11
CURVE TABLE PAGE 4 & 5 OF 24
LINE TABLE PAGE 6 OF 24
OWNER: CENTEX HOMES
It •
3078 SHAWNEE DRIVE
P.O. BOX 2033
WINCHESTER, VIRGINIA 22601
(540)667-1103
Ito
I�
OIW
1
r-z l
J ^Lo
Lo
L I I -y 2 Z
OF 24
s
J
N
LL-
O
W
0
Q
0_
W
W
1A
GULLATTE
N44 27'27"W
44.17' f _n
Lo
IW�
W
;W
r7
3
cn
z
v
0
50 fL
1 inch' =
DATE: OCTOBER 28, 2003
SCALE: 1" = 50'
FINAL SUBDIVISION PLAT
WAKELAND MANOR
PHASE TWO
HAWNEE MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
PAGE 12 OF 24
LTH OF �
O
f
U EDWARD W. DOVE
CERT. NO.
54-17-3(A 964
1
o
SEE PAGE 12 OF 24
���• c? R,3p2 p0
1305
�. E 6 6t ?�3
'•
9•�:''�I WAKELAND MANOR
FUTURE PHASE
Aso THREE
c^ 2
3 ay
o a
13RL 0.
35 n,�^ `� 0` - L'% -o
� � � w c„`� !� � � �' �• ��• of
70
t,+ S q
�5' Dg'Iro nr<
2
8.02 162.32'
2.33" E ��
f M NN \ Cj� r � 8R�' �\ �g•%��i r
10
P �
old",% �� '� �hh �. \ `' �,�s• BRA 1/q0:
Z
�� aiy 2j !ems
o
•� ��i .._ °sue• �
SEE PAGE 16 OF 24 moo
CURVE TABLE PAGE 4 & 5 OF 24
LINE TABLE PAGE 6 OF 24
OWNER: CENTEX HOMES
3078 SHAWNEE DRIVE
P.O. BOX 2033
WINCHESTER, VIRGINIA 22601
(540)667-1103
SEE PAGE 14 OF 24
0
DATE: OCTOBER 28. 2002'
SCALE: 1" = 50'
FINAL SUBDIVISION PLAT
WAKELAND MANOR
PHASE TWO
HAWNEE MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
0
i inch = 50 fL
PAGE 13 OF 24
OF
EDWARD W. DOVE
CERT. NO.
54-17-3(A)) 964
�,i7/�O�
SURV;
N47;39 51-,W 25 ,�_ ,L 56'
d-
N
LL
O
r�
r-
w
0
Q
a
w
w
Ln
WAKELAND MANOR
FUTURE PHASE THREE
WAKELAND MANOR LAND TRUST
ZONE. Rp USE.- RESIDENTIAL ��
776 PG. 685 1
1V47:39 51 "W 239.17
2 '
$6722.35
E
O N
G O c"
.J M
�01 N CV
��(o 17.65' „E
S67.26 31
`1
0 STM SEWER 99 s.9'
rn ESMT. s'9
c'
v
� a
�35' BRL �� �`p �.� �0
1
N40 49 16'E ��O 916 to
46.82'
1ems. U9 45 29 ' S" Q
v
1 23 W '59'23"W 10�
N •�E N70 —
G,66! 0 'S L�23.29
O�g,T 3�9'23 W ®Rs26.00
CN 70 _ ems,
c�6.36
Ls
pr.54-pp"W
•43'05
So51.10
SB - a� 5"E
N7 .59'23 W S807655"E
21.50'
35 BRL
2p'SA. \
SEWER ES • �
N
LL a 14,623 S.F. o M
uo
`20' STM DRAINS
ESMT.
a — ,� 25' BRL Idu
w
w
N55'15'366 244.83'
CURVE TABLE PAGE 4 c�5
LINE TABLE PAGE 6 OF 24
OWNER: CENTEX HOMES
3078 SHAWNEE DRIVE
P.O. BOX 2033
WINCHESTER, VIRGINIA 22601
(540)667-1103
<9� S 5a0 10, BRA
"W 153. ...
9
N67•24�5
ran
BRL
N " m 20' SAN. E ;,155?0
y5� SEWER ESMT.
S 60•
29
� xI �
\ 16,340 S.F. ;N
\ N�� 'rp•lb
eR` I z
�0\9A\
tih 0/ 6B
V S�
SEE PAGE 18 OF 24
82.89'
F 24
1 inch = 50 &
d-
N
LL
O
Ln
w
Q
tZ
w
w
I DATE: OCTOBER 28, 2003 PAGE 14 OF 24 1
SCALE: 1" = 50'
FINAL SUBDIVISION PLAT
WAKELAND MANOR
PHASE TWO
HAWNEE MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
OF �
�•y� 1
EDWARD W. DOVE
CERT. NO.
54-17-3(A) 64
SURV��
SEE PAGE 14 OF 24
20' STM DRAIN
ESMT. N,
2d STM EWER
ESM ' ".,
16,20 F I�
NNI
V
k-- ufi595'36'W 14B 98' (1
l+�"'
31.E F ZI'�RE
r— 25' 8R1
10,
I )3,86J 1I
120' WATER I
LAB. ESMr.I
SEE PAGE 18 OF 24
CURVE TABLE PAGE 4 & 5 OF 24
LINE TABLE PAGE 6 OF 24
OWNER: CENTEX HOMES
3078 SHAWNEE DRIVE
P.O. BOX 2033
WINCHESTER, VIRGINIA 22601
(540)667-1103
f-
fry'
/
2
0��
C Q
-
��/
���
a
_
iv
�/(J
5
N
1 /W
��
;W
S4816 55'W / V u
a
i 4 ®wA
all pG
I a
Lz
I I I a
I�
i� I4�iO I
� I
-.s 447454, Rio-W t c�
W
DATE: OCTOBER 28, 2003
SCALE: 1 " = 100'
FINAL SUBDIVISION PLAT
WAK ELAND MANOR
PHASE TWO
HAWNEE, MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
100
1 inch = 100 fL
PAGE 15 OF 24
TH OF
EDWARD W. DOVE
CERT. NO.
54-17— (A) 964
�7�o j�o4. .
SURN
f
SEE PAGE 12 OF 24
r:
SEWER 2p ITT -
CHEI,TE�j ESM�N 4,532,i3 E4.60' Tn
�iAM (rALf- -
DRIVE 369 2 N45;32'33'E
564.77' (TOTAL)
_ _ _ N � � E 54' R-O- W L 4. 8'
71.92' _ 2'. 92, (TOTAL) a
20' (Tl)11.14
E
SAN 96.48 ' C
sE wER M r. �8 52 �s �' �' 6Z6
N8`= 3„w �� . vV r tS
N45 32 33 E 2 2• 52 57'
35''BRl
v 35' B L S
o 1pr-
lih7ol k:�' - >
06
'" w
1O Z C 1
L25' BRL i o 25'
L.�
N45:32'33"E 96 48' 5.00' N35'OS'07"E 109.55'
43.66 ---
is
10' BRL
W
CD
Q
w
W
'i6 rn i-
w t'rnvl
a
' t
10C
�^
C v�
N
I r� rn
if
O
r
N V
INv �
W
Q
n
a_
c° o0 11
(W
1
O Q
1 O v
g -a
1r �
Co
, RL w cr C' 1 0 Z
10B u, �\ v, A
WLo
SIN�� 4 �Ng:
p C
7
`•n 'a" I � ,BRL �� ' � �- N � V-3 CP.
� n
10
cr / N1g•
SEE PAGE 14 OF 24
CURVE TABLE PAGE 4 & 5 OF 24
LINE TABLE PAGE 6 OF 24
0
1 inch = 50 fL
I I DATE: OCTOBER 28, 2003 PAGE 16 OF 24 1
OWNER: CENTEX HOMES
3078 SHAWNEE DRIVE
P.O. BOX 2033
WINCHESTER, VIRGINIA 22601
(540)667-1103
SCALE: 1" = 50'
FINAL SUBDIVISION PLAT
WAKELAND MANOR
PHASE TWO
AWNEE MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
TH OF
EDWARD W. DOVE
CERT. NO.
�1 /7Q�
SURV�'
L=10.52
' =41.00
rn
n
►.
11
�
Q
nu
d-
cV
O
w
O
n
w
w
In
r-
00I
rn
�Ir-
It3l
11
SEE PAGE 11 OF 24
L 15E78'6710L8 - _
_ r �—
La1880' 97.00' L 12 cN
Ra4f.00, 97 00'
cHEL1,E, SEWER ESM T - N 4532'.3N14 AA',;•
L=15 8j DRIVE 369.52' N4532 33"E
R=41.00
.792
N 45'.32,jj- 54' R-O-W
N1978'14 "E 71.E 246.92' (It�T,gL j
3.39' 20' SAN 96.48
7N-
EWER ESMT
— _ 323� 3 E
35 BRL � I � _ 299 8 ' z
w w V IV
co
IDo N
00 r I
O � I O
L —2! L J I r
¢5 32'33"E g3 30'
N45 3233, E 151 12' N45:32'33"E 96.48'
10' BRL 43.66'
I � Nl
1 1�-
I 1 �BRL ,, J
3"W 141.39
S311,4
._J----L
BRL
a I
1
10
D_
CAD m
II
Co BIZ
I�
N 1
�
I
10' BRL
S33'57 31� .50Qn
_ z
10' BRL
Ln
u
pp
I
NI
N �!
4 r I
pp II
C' Ov4 I
Iw v�
cn w A ^
a N
W
�
r l
C
I
v
cn
J�
I_ 10' BRL
_
-
S36'42'11_42•l2_
—
SEE
PAGE 18 OF 24
CURVE TABLE PAGE 4 & 5 OF 24
LINE TABLE PAGE 6 OF 24
z
0
IN
d-
N
LL-
O
w
Q
w
w
U)
0
1 inch = 50 M
DATE: OCTOBER 28, 2003 PAGE 17 OF 24
OWNER: CENTEX HOMES SCALE: 1" = 50' ��pj,TH op
FINAL SUBDIVISION PLAT o�
D=
WAKELAND MANOR PHASE TWO EDWARD W. DOVE
& ASSOCIATES C7-3 N)
3078 SHAWNEE DRIVE SHAWNEE MAGISTERIAL DISTRICT le�710
WINCHESTER, 3VIRGINIA 22601 FREDERICK COUNTY, VIRGINIA ��b sURv��
(540)667-1103
- o
� N
SEE PAGE 17 OF 2403
\� z
.,
N � `M 42'11°iN co
142•12
.'10BRL
CV 1 N\ cr
L1 w �
� w
p 1 wO �` \n `
r 1 \•
-n Now
t oo ' 3 --
tv w 10' BRL ? `9 I.
Q t - �I 539.2 j 49.33 a, • �``
_ 8 28
LLI
w
c/) 11
IV 00
W A
OIL t co
j� y �' t c n
D 54 0 to
N �0 BRL o
Z CAco
En
7-4 T
r
10' BRf
160.88'
��, m --4"'� S42'10
od Z / E T
� "SSE EX
' SANpG. W43 -�-
686
-
m00
0 66,
0�
1 �
FUTU FDUR �
p�1ASF
ct
AA
' -ow
+45 22.00 77.
V
to
rn
w
L-56.39
°D
a R=35.00
cs�
15.14'
14' s L-428'
CRAIG DRIVE
WILL FUTURE
EXTENDED WITH
DEVELOPMENT
OPMENT
FUTURE
WARRIOR DRIVE
CURVE TABLE PAGE 4 & 5 OF 24
LINE TABLE PAGE 6 OF 24
--�" IC NY BUFFER
80' ROAD EFFICIENCY
sp AC E
OPEN
2.5247 AC
L,.369'16-
12MOO
L-417.44
MANOR LAND TRUST
WAKELAND USE. RESIDENTIAL
ZONE:DB F 776 PG: 685
0
1 inch = 50 ft
IWITHOUT THE BENEFIT OF A TITLE REPORT' DATE: OCTOBER 26, 2003 PAGE 18 OF 24
AND ODES NOT NECESSARILY INDICATE ALL ENCUMBRANCES ON THE PROPERTY.
OWNER: CENTEX HOMES
3078 SHAWNEE DRIVE
P.O. BOX 2033
WINCHESTER, VIRGINIA 22601
(540)667-1103
SCALE: 1 " = 50'
FINAL SUBDIVISION PLAT
WAKELAND MANOR
PHASE TWO
HAWNEE MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
H op
- t-
CN
L-
0
In
Ld
0
a-
W
W
V)
EDWARD W. DOVE
CERT. NO.
54-17-3(A) 964
SiTRV�
W
Ld
U)
SEE PAGE 20 OF 24
N3317'48_E1 7.36,�
73
�-- 'BRL a
` ao
1 ? Ito
N Cn m 0
1� �
1^' 1a3�"� n
w �Z
' 10' BRL ,
"E t 57.32
n
�o
CAI
I
a
w
8
w
00
all
3� "
I
"'-
r
10� BRL
Z
1 N
r �
? 1Co
rn 00
1�
J
N31.IV 7"E 155.32
�—t
►� I w
MK
rn
1 ;
r�v�
j0' BRL
co
N��1�I w
' �10' BRL _ J
l _N34'38'25"E49-72'
10' BRLUl
w�
4-- w w
FUTURE �r
PHASE FOUR s ` "
10' BRL
N3_7'31'27"E 118.84'
�o v
( TIE)
29.55'
20' STM. SEWER
EASEMENT
1
O
1
r
v
Co
I
N
1
c-+
n
pp
C.")
v r
pl �IID
0
1�
o
N
c $
j
I ,A
SEE PAGE 18 OF 24 °
CURVE TABLE PAGE 4 & 5 OF 24
LINE TABLE PAGE 6 OF 24 1 inch = 50 it.
DATE: OCTOBER 28, 2003 PAGE 19 OF 24
OWNER: CENTEX HOMES
It •
3078 SHAWNEE DRIVE
P.O. BOX 2033
WINCHESTER, VIRGINIA 22601
(540)667-1103
SCALE: 1" = 50'
FINAL SUBDIVISION PLAT
WAKELAND MANOR
PHASE TWO
HAWNEE MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
N
Li
O
LLJ
0
,TH of L
a
EDWARD W. DOVE
CERT. NO.
54-17-3(A) 964
�4 It �710 3�p4'
sUIN
i
o n
z �
�m zo
cOOJ, m Q
9 � - N
m
v
Z cr
W
N O tTi
O o Z
Na, ►� �,
uj
CL
SEE PAGE 21 OF 24
4'3135„E 15Z 30,
- �10 1 R►-CD
cA
G
L�
N n ) _\ \
u, m 13,204 S.F. o w
I� U) ) �o
C'4 I 10 z gE 168.52�
/ �o
/ 10 gRL z�
m� P���
48 ����.
14,898 S.F. -� rn ,
I �
(v
Q, ao u:
I
(3
10' BRL OIL �;
_ ti'Lzz -E 167. 97'
LLJ
Lv _~ LzJ4,69•
C L-1.31.84 t�
L=14914' �'cs �g?7.00
R_8 N r
10' BRL
,o
�w
15,108 S.F. �o
t,144.119 ors, �3 1:?732'
Raw 773av �LT EIv N45�?Ra4l.0'191
L=83.53'
141.
58 46
20' SAN ,
6��-_ S44V ' E
SEWER ESTM` 156 46 c'>'
P
Z I �STm SM TWER 5' B S
91
O rr o IILci
u
O m Z L_ 10' BRL
vN33'1 / -E 157 36'
O
SEE PAGE 19 OF 24 ,, a
CURVE TABLE PAGE 4 & 5 OF 24
LINE TABLE PAGE 6 OF 24
a `-
�o
C
�I
Lw
o,l
1 inch = 50 ft,
.--
Ld
CL
LiJ
LLJ
cn
N
LL
O
c—
CD
C,
LL1
Li-i
Ln
II DATE: OCTOBER 28, 2003 PAGE 20 OF 24 �',I
OWNER: CENTEX HOMES
6 1►
3078 SHAWNEE DRIVE
P.O. BOX 2033
WINCHESTER, VIRGINIA 22601
(540)667-1103
SCALE: 1" = 50'
FINAL SUBDIVISION PLAT
WAKELAND MANOR
PHASE TWO
HAWNEE MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
l ls 7 OF p
EDWARD W. DOVE
CERT. NO.
54-17-3(A) 4 '
117
Sux I
0
SEE PAGE 8 OF 24
' M T-.,% 40�1
SEE PAGE 7 OF 24 I-e v1 W •��"�`-----
�kg
L=120.44 — — 16� , �
1 79.30' L=19.90' _ _,..�T13.00 l>• 13 g5
_ L-140.34�� R �01AL) L= L=216.53'
189.23' G2 R-800.00' 2 L:16.96,
L=199.83
222.61' (TOTAL) 54' R-O-W L=181.72 54' R-0� (TIE)-•r-
CRAIG DRIVE L:3.46
G� R.827•� L2 1.3
L=169.72 - -, L=45.61 ►� .---- ��
7 d-
L=47.63' L=76.2 cv
34.07' S77'S0"
'Ol "E r— �
-r- I
d _ _ -- 44.07 g LR 7,50,p1'E w
[V 2(y WAT�1C �35 S7 34. n o
MAIN ESMT. 55 1`”
�` 35' BRL o� ao 0
O ;,, i 35' BRL I
^i N�
C-D50
7 �o Jm�, �' �Q o
w�012,153 S.F.Q 12,201 S.F.
M
to ^� 20' STM DRAIN
Cm EASEMENTw w .
zt
U) 25' BRL I L 25' BRL 25' BRL �
`I S66'5322"E 3990.05' S66 53'22"E
89.91 ' 90.34 85.96'
\ -
S66 53'22 "E 3 75.43'
WAKELAND MANOR WAKELAND MANOR LAND TRUST
FUTURE ZONE: RP USE: RESIDENTIAL
PHASE FOUR DB: 776 PG: 685
CURVE TABLE PAGE 4 & 5 OF 24
LINE TABLE PAGE 6 OF 24
0
1 inch = 50 it.
I DATE: OCTOBER 28, 2003 PAGE 21 OF 24
OWNER: CENTEX HOMES
3078 SHAWNEE DRIVE
P.O. BOX 2033
WINCHESTER, VIRGINIA 22601
(540)667-1103
SCALE: 1" = 50'
FINAL SUBDIVISION PLAT
WAKELAND MANOR
PHASE TWO
HAWNEE MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
TH 0p y
EDWARD W. DOVE
CERT. NO.
54-17-3((A) 64'
17/0 �'�4'
�Ij SURV��
WAKELAND MANOR LAND TRUST
ZONE.' RP USE' RESIDENTIAL
DB.• 776 PG. • 685
SEE PAGE 20 OF 24
W
z�
FUTURE / �o� C5 s
PHASE FOUR %
c5 �,xtf-1 SS/2
i
c� �o
f(
6
20,
19 F
o�*� '34 50 W 101 84'�� • 14 QSjo
R�
�0 s R�41
0 1`
Csa
NTAKELAND MANOR ''
FUTURE o
PHASE FOUR g • '
"v
n�
CURVE TABLE PAGE 4 & 5 OF
LINE TABLE PAGE 6 OF 24
I Zp. SAN
SEWER ESMY
t
N
N
SEWER
ESOA-
WAKELAND MANOR
FUTURE
PHASE FOUR
SEE PAGE 23 OF 24
0
24
1 inch = 50 ft.
11
I I DATE: OCTOBER 28, 2003 PAGE 22 OF 24 1
OWNER: CENTEX HOMES
3078 SHAWNEE DRIVE
P.O. BOX 2033
WINCHESTER, VIRGINIA 22601
(540)667-1 103
SCALE: 1 " = 50'
FINAL SUBDIVISION PLAT
WAKELAND MANOR
PHASE TWO
HAWNEE MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
r�Lin op
EDWARD W. DOVE
CERT. NO.
54-17-3(A 964"
SURV
i
i
,SEE -PAGE 12 OF 24 /� /461
s 01.15'31"w 3„w N15' // ���fryA���� .k.
SN 1316 S8g2 ho
0
R 60
� � h
01'43, 08 „
N 20 01 ��`4u � I 4. 6 .. ..
�110A� 2 6 r.5 R�3020
4a00 1217
TUR'E AM L- 6 64 �s
I. tk
L28 �2S
N
20I R E M� • ZOwER ESN` '\
SE,�E sE 1
20' FCSA
ESM T.
(TYP)
WAKELAND
RP MANR USED RESIDENTIAL
ZONE
06: 776 PG: 685
WAKELAND MANOR
FUTURE
PHASE FOUR
' w I
EX. 15' FCSA ESAl 'T S 59-4 253�
DB. 789 PG. 0059
W
N82'34 50 v, N
81.97
.34 50 W 101.84 �� ��
s
20, SUM SEWERsL���o,�,
ESMT � �
SEWER
SUM ESN'3 .
I Ca 20' SAN
SEWERlncN
ESMT
S06
N 1
16'a•5' n, WAKELAND
N7136'04"W
6J.0
Ls6.16'
R=27.00 J
� w
r<
'4- R=2 I
t,
W �
1
Z
t. lu
O
� �
�--� W
H
�t
N8_z�g�O
11.a MANOR
/ 2 WER ESMT. FUTURE
71•36'04"w PHASE FOUR
35.19
N18'23'56 E
20.00
WATER
4' MAIN ESMT.
;$ FUTURE
V KEVERNE COURT
L z
-, -N1823'5¢"E
24.18
�/ S7136'04"E
19.97
\ S16 55'2�"W
16.80
\ SO4'12'46 "E
56.05'
STM SEWER
—S72'323, W ESMT.
29.84 EX. 10' Sh'EN. GAS ESM
S 2258'3r E D8. 874 PC 1271
Z 42.74'
--------------
R=730.52
MACEDONIA CHURCH
VARIABLE RIGHT-OF-WAY
CURVE TABLE PAGE 4 & 5 OF 24
LINE TABLE PAGE 6 OF 24
OWNER: CENTEX HOMES
It •
3078 SHAWNEE DRIVE
P.O. BOX 2033
WINCHESTER, VIRGINIA 22601
(540)667-1103
ROAD
o _
1 inch = 50 ft.
DATE: OCTOBER 28, 2003 PAGE 23 OF 24 I
SCALE: 1" = 50'
FINAL SUBDIVISION PLAT
WAKELAND MANOR
PHASE TWO
HAWNEE MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
TH OF
EDWARD W. DOVE
CERT. NO.
54-17-3(A) 964'
k �4 I 1 �7 ��
SUR
11A 20' WATERS I �I
MAMI1
(TYP) $' 35' BAL
'MANOR
t da �j H .t an
1/AKE FUIVR "= � `
PHASE FOUR `� -- \ ; ; 91.05' L12
N u•
sal
20' WATER l=�� L- L=18.60• SEWER ESMT. N4372
MAIN ESMT '� 27.32 R=1.00 CHI, TEP1r�n+o- -
E 7124 R-41.00'
.��`
(T1?) �`` R=827.00 N 4572 k - ra 369.52' 54' R-
-
`R. 54' R-0_N N45J2.3PE 141.24' r L-19.83 D N 4 246.92''TOTAL
DRIVE t-4M' -41.00 " R-4f.00 N 4S '1i E
NN,,4..ls�l,�• S 2C s E
i�"l L 149.114 �TENjjAM T.
"2M pgiV Y CHE Y �'� 4t • '
J> rr
?5X42'
ZZL_R-3a2.00' _ L-144 .� S44178'04V 156.48' � �� "..------� 1
e4w L=5- �' -�?s?� p - - Bqi -1 1
8Nr
L-217.329.Sy8115.T�
0549 i 11 Oy�R33T" V \ �1!�%�`mi
fat
_�, Ysm
E51AT. \STMESMT. 4�d �: �$��, \gym '^�
a1� ert .43' \\�' „ 116S/• $ \& \\
?*aq. &l.. �-- !.
\g/e
? � �41'N \� 2'i� 6Rl �J
Os .j. U N'lA'QS77:S9f S38'32
4� ^,� °.. 7I
SEA vOYy v_ 1 \� N3rr _ n \ 74
S 8! 3J� l� 15L1- 41
STM
,p !�20 -SMT. .r0 m; -jr.
t1 1d �' Sp, �\
WATER \p `�+C) A 'a N
SN
p�
\ Btu
s .r. td �15 • \ \� 1
vA
id
io
1
lfi
vpL
_
��\
STORM WATER `� �i a \ eta o
" 7- \�
MANAGEMENT-,,,nt
EASEMENT
20 SST EmT ' \�
wAKELAND
MANOR
FUTURE
PHASE FOUR 6 -
N36.43:T3 E N3839'311
19.89'
ov r
/ pgAS n
p.js:a�o
//// •���
4.3
R.JS�
�.14' 1.4829
/ N
100 0 SO 100 / / ORM
wo Cumas WOMSD�
/ /
/ lU'RIRt<
TARlUOR Dum
/
1 inch = 100 fL
CURVE TABLE PAGE 4 & 5 OF 24
LINE TABLE PAGE 6 OF 24
DATE: OCTOBER 28, 2003 PAGE 24 OF 24
OWNER: CENTEX HOMES SCALE: 1" = 100'
C.N, H op
•l'
FINAL SUBDIVISION PLAT
EIM
WAKELAN D MANOR
PHASE TWO
EDWARD W. DOVE
CERT. NO.
& ASSOCIATES
SHAWNEE MAGISTERIAL DISTRICT
54 17-3SA)1'64
3078 SHAWNEE DRIVE
P.O. INCHESTER03VIRGINIA 226o1
FREDERICK COUNTY, VIRGINIA
�D slum
(540)667-1 103
4 1 . 4.
C.•J
VIM.;I 1JiA:I�1 t ;.:17r'tiq,COIjNT's S(i.
This instrument of wriiing was produced to 111L on
t
0
and wi n uxtil' .alit: of ackno-Medgemeni theAtoannexed
was admitted 10 record. T ihrposed by See. 58.1-802 of
`F�,li�.. , and 58.1-801 have been paid, if assessable
Clerk
i
4
Wakeland Manor - Phases 2, 3, & 4 - VDOT Inspection for Proposed Subdivision Street ... Page 1 of 2
i
Mark Cheran
From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd
[Lloyd.ingram@VDOT.Virginia.gov]
Sent: Wednesday, January 10, 2007 12:34 PM
To: 'Flynn, Mark'
Cc: Ingram, Lloyd; Baker, Philip (Staunton); 'Mark Cheran (mcheran@co.frederick.va.us)'
Subject: Wakeland Manor - Phases 2, 3, & 4 - VDOT Inspection for Proposed Subdivision Street Addition
As requested, a walk-thru inspection was performed on the subject subdivision streets for
possible inclusion into the State Secondary Road System. The following items were found to be
in need of correction:
Phase II
Craig Drive
• West end of Street at end of curb & gutter, stone needs to be placed on shoulders (both
sides).
Gullane Court
• CG-9 entrance cracked on left side at House #1o8. Needs to be removed and replaced.
Phase III
Worthington Court
. At intersection with Cheltenham Drive, gutter pan in front of CG-12 handicap ramp
broken. Needs replaced on south side.
Vincent Drive
• Crack in curb & gutter at House #118 east end.
• Northwest end of street and end of curb & gutter, stone needs to be placed on shoulder
(both sides).
- All cracked and broken areas are marked with a white "X".
Please check all detachable warning surfaces on CG-12 handicap ramps. Surface shall be even
with gutter pan and sidewalk. Quarter inch or less is acceptable.
Please note this punch list if valid for sixty days. Once all items have been corrected, please
advise this office in writing so a re -inspection can be performed. Once construction has been
accepted, we can move forward with the street addition process.
Lloyd A. Ingram
1/11/2007
Wakeland Manor - Phases 2, 3, & 4 - VDOT Inspection for Proposed Subdivision Street ... Page 2 of 2
Transportation Engineer
VDOT N Edinburg Residency
Land Development
14031 Old Valley Pike
Edinburg, VA 22824
(540) 984-5611
(540) 984-5607 (fax)
1/11/2007
11/09/04
12:12 FAX 7035286050
WCLET ARLINGTON
2 001/008
n. C; S
William A. Fogarty
(703) 528-4700 Ext. 48
wfogartyQarl-thelandlawyers.com
Fax: (703) 526-6050
14,
WALSH COLUCCI
LUBELE'Y' EMRICH
& TIERPAX PC
FACSIMILE TRANSMITTAL
CONFIDENTIALITY NOTE, The information transmitted in this facsimile message is sent by an attorney or
his/her agent. It is intended to be confidential and for the use of only the individual or entity addressee. If the
recipient is a client, this message may also be for The purpose of rendering legal advice and thereby privileged. If
the reader of this message is not the intended recipient, you are hereby notified that any retention, dissemination,
distribution or copy of this telecopy is strictly prohibited. If you have received this facsimile in error, please
imnlediately notify us by telephone and return the original message to us at the address below via the mail service.
(We will reimburse postage.) Than]: You!
DATE:
November 9, 2004
TO:
Candace Mills (540) 665-6395
Brad Riggleman, (703) 449-8108
FROM:
William A. Fogarty
RE:
Wakeland Manor
TOTAL PAGES TRANSMITTED, INCLUDING COVER: I
If all pages were not received, call Beverly, (703) 528-4700.
COMMENTS:
E C E � U E
NOV 9 ,nr'
FREDERICK COUNTY
INNING & DEVELOPMI
I•HONE 703 528 4700 1 FAX 703 525 3197 1 4VWW.TIIELAND1-AWYERS-COM
COURTTIOUSE PLAZA 1 2200 CLARENDON ELVD., THIRTEF,NTIi FLOOR 1 ARLINGTON, VA 22201-3359
T.OTJDOUN OFFICF. 703 737 3633 1 PRTNCE WILLIAM OFFICE 703 680 4664
ATTORNEYS AT LAW
11/09/04 12:12 FAX 7035286050
WCLET ARLINGTON
WVALSH COLUCCX
William A. Fogarty
X.UBELEY EMRICH
(703) 528-4700 Ext. 48
& T E R P A, K PC
wfogarty@arl.thelandiawyers.com
Fax: (703) 528-6050
November 9, 2004
Via Facsimile 540) 665-6395
Candace Mills
Frederick County Planning & Development Office
107 North Kent Street
Winchester, VA 22601
Re: Wakeland Manor
Dear Candace:
I have enclosed for your files a copy of the recorded Deed of Easement and Vacation
regarding a storm drain easement located on Lot 47 of Phase 2, and Parcel D of
Phase 4, at Wakeland Manor. If you have any questions, or need anything further,
please do not hesitate to contact me
Sin,qerely,
H, COLUCCI, LUBELEY, EMRICH & TERPAK, P-C.
illiam A. Fogarty
WAF/bds
Enclosure
cc: Brad Riggleman, via facsimile (703) 449-8108
K:\WAFOG\waf Itrs.04\Mills-2.doc
PHONE 703 529 4700 S FAX 703 525 3197 I WWW.THELANDLAWYLR3,COM
COURTHOUSE PLAZA 1 2200 CLARENDON ELVD„ THIRTEENTH FLOOR 1 ARLINGTON, VA 22201.3359
Z 002/008
LOUDOUN OFFICE 703 737 3633 it MANANSAS OFFICE 703 130 7400 I PRINCE WILLIAM OFFICE 703 690 4664
AI"1'OIIKCVt AT LAW
11/09/04 12:12 FAX 7035286050 WCLET ARLINGTON U 003/008
L�
GJ
040022827 W
THIS DEED OF EASEMENT AND VACATION (the "Deed") is made this 4r day of
q_V?njyu 2004, by and among CENTER HONES, a Nevada General Partnership (hereinafter
referred to as "Owner"); and the BOARD OF SUPERVISORS OF EREDERICK COUNTY,
VXRGINIA, a body corporate and politic (hereinafter referred to as "County"),
WITNESSETH
WHEREAS, the Owner is the owner and proprietor of certain real property (the
z� r—
t� "Property") as shown on plat dated November 2, 2004, entitled "Plat Showing 20' Storm
Drainage Easement across Lot 47 and Parcel `D' Wakeland Manor Phases 2 & 4," and prepared by
BC Consultants of Winchester, Virginia., certified land surveyors (the "Plat") which Plat is
attached hereto; and
MMEREAS, the Property is situate in Frederick County, Virginia, Owner having acquired
the Property by deeds recorded in Instrument Number 030018342 (lot 47, Phase 2) and in
Instrument H030029073 (Parcel D, Phase 4), among the land records of Frederick County, Virginia;
and
0.
WHEREAS, it is the desire and intent of Owner to grant and convey unto the County the
easements in the locations as shown on the Plat and as hereinafter provided; and
WHEREAS, it is the desire of the Owner and the County to vacate a portion of a certain
easement as set forth herein_
r:10ENTEX\506.721Deed of Easement and Vacation, Ph 2 & 4.doc
1
11/09/04 12:12 FAX 7035286050 WCLET ARLINGTON 004i008
C�
CJ
co
COUNTY EASEMENT
NOW, THEREFORE, that in consideration of the premises and the sum of One Dollar
(S 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 easement as hereafter set forth in the
respective locations shown on the Plat as follows:
Storm Drain Easement. An easement 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 easement being
more particularly bounded and described on the Plat.
The foregoing easement is subject to the following conditions where applicable:
All sewers, manholes, inlet structures, and appurtenant facilities which are
installed in the easement shall be and remain the property of the County, its successors and assigns.
2. The CoLmty and its agents shall have full and free use of said easement for
the purposes named, and shall have all rights and privileges reasonably necessary to the exercise of
the easement including the right of access to and from the easement 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:10ENTEX\506.72\Deed of Easement and Vacation, Ph 2 & 4,doc
2
11/09/04 12:12 FAX 7035286050 WCLET ARLINGTON 0 005/008
Q
CA
3. The County shall have the right to trim, cut, and remove trees, shrubbery, c r?
fences, structures, or other obstructions or facilities in or near the easement being conveyed,
deemed by it to interfere with the propez and efficient construction, operation, and maintenance of
said easement; 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 easement, but shall
not include the replacement of structures, trees, or other facilities located within the easement.
4. Owner reserves the right to construct and maintain roadways over said
easement to the extent not prohibited or restricted by ordinance and to make any use of the
easement herein granted which may not be inconsistent with the rights herein conveyed or interfere
with the use of said easement by the County for the purposes named; provided, however, that
Owner shall not erect any building or other structure, excepting a fence, on the easement without
obtaining the prior written approval of the County.
VACATION OF COUNTY EASEMENT
THIS DEED FURTHER WITNES SETH that in consideration of the premises and the sum.
of One Dollar ($1.00), cash in band paid, receipt of which is hereby acknowledged, the Owner, as
the sole owner of the Property, with the consent of the County, does hereby VACATE those
portions of that certain Storm Drainage easement previously created by instrument recorded among
the land records of Frederick County, Virginia in lastrument #030026748, as more particularly
shown and depicted on the Plat as "Portion of Ex. 20' Stm. Drn. Esm't (Hereby Vacated)".
J:10ENTEX1506.721Deed of Easement and Vacation Ph 2 & 4.doc
3
11/09/04 12:13 FAX 7035286050 WCLET ARLINGTON 10006-008
O
C.J
MISCELLANEOUS
Headings used in this Deed are for convenience purposes only and are not intended to affect
the express terms herein set forth.
The undersigned warrants that this Deed is made and executed pursuant to authority
properly granted by the partnership agreement of the Owner.
1N WITNESS WHEREOF, the Owner has caused this Deed to be executed, under seal.
J:ICENTEX\506.7211aeed of Easement and Vacarion, Ph 2 & 4.doc
4
11/09/04 12:13 FAX 7035286050 _ WCLET ARLINGTON j007/008
O
_ CAD
co
�9
CENTEX HOMES, a Nevada General Partnership
By: Centex Real Estate Corporation, Its
Mann ' g General Partner
By: (SEA,)
Name:
Title:
STATE OF V
COUNTOF � (�
Y' to wit:
I, the undersigned Notary Public, in and for thejurisdiction aforesaid, do hereby certify that
as l�'-rr'a,'v� ��PS Jar-,- 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 4P, day of(2,, One
Not Public
�ti = 4
My commission expires:
C:IDOCUMF/i1NVGMFL--11LOCALS--11Temp1151Z.Notes.DataOeed of Easement and Vacation Ph 2 4.doc
5
11/09/04 12:10 FAX 7035286050 WCLET ARLINGTON
2EP201.dwg, 11/2/2004 11:07:5,
Z 008/008
CUR VE TABLE
L/R VE
RADIUS
LENGTH
TANGENT
CHORD
BEARING
DEL TA
1
2
.323.00'
41.00,
199.83'
2712'
103.23'
14.79'
196.66'
26.81'
S 62'1050"E-
S 262779" W
357647"
387028"
J
827 00'
48.81
24, 41 '
48, 80'
S. 4J 5107" W
OJ22 5.i"
CD
W
co
co
30 O 15 30
60 WAKELAND MANOR
iS 387539 W
EX 20' PHASE 4
p°N ES gip) PARCEL V
GA
66.40'
(HEREBY VA/NST �¢' 040020906
N 852> 00" W
21. DO'
4604'49 26.7g
S 54766 J'22� 4�� I
E
a
5 66'3'2z"
EX
„ �y z44.4 ~DRY ESM T
~ 20 S
N 66.5j22
EX.
C=p79; v
-
23,LSM.T
10 STY DR,��--
3'
�i TOTAL)
00�
L=4B.B1'`J "�
390.05
,5-49 �EX 5� b6�322'E'
u
v
pF TION EX 20
I p
5 - pR VaCA,TE9)
I (HEREBY
5 4604'49" E
3p.22'
1
W
47
WAKELAND MANOR
q
PHASE 2
I,
I
/
IIVS T # 0.30026748
V
1
219 WA TEk
t` I MAIN ESM T
9 g5,
0L=199,
'OR/ ve
"EX STM,
o SEW ESM'T
h
VOTL-S
7- THE PROPERTIES DELINEATED HEREON ARE 3. OWNER.
C£NTEX HOMES
SHOWN ON FREDERICK COUNTY TAX MAP
3674 CZ1VTERI4CW DRIVE
750--4-4-137A (PARCEL Of & TAX MAP
SUITE f00
75D-4-2--47(LO7- 47) AND AREZONEO RP.
CHANTILLY, VA 20151
2 ALL EXISTING EASEMENTS SHOWN HEREON_�9RE .,
INSTRUMENT 010029073
INSTRUMEr'IT- 030C1�342
RECORDED IN INSTR. NO. OJG026748 UNLESS
OTHERWISE NOTFD
DATE: NOVEMBER 2, 2004
BC Consultants
plsnnn s • Epp s . Sr..V Fs
bendscepn AmhRorls
43 West Jubal Early Dr,"
Winchester, VA 22601
(540) 665-0475 (540) 665-1674 (Fax)
www.be consu 1 tan ts. c om
PAGE 1 OF 1
PLAT SHOWING
20' STORM DRAINAGE EASEMENT
ACROSS
LOT 47 AND PARCEL "D"
WAKELAND MANOR
PHASES 2 & 4
SHAWNEE MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
E
H 7
BRADLEY T. RIGGLEMAN'9
N0.2216
03012 62-23. 1 AA
Wakeland Manor, Phase 2
Subject: Wakeland Manor, Phase 2
Date: Fri, 25 Feb 2005 08:53:51 -0500
From: "Sweitzer, Barry" <Barry.Sweitzer@VDOT.Virginia.gov>
To: "'dcasbeer@bccon.com"' <dcasbeer@bccon.com>
CC: "Hawkins, Dwight" <Dwight.Hawkins@VDOT.Virginia.gov>,
"'Mark Cheran (E-mail)"' <mcheran@co.frederick.va.us>,
"'ewiley@fcsa-water.com"' <ewiley@fcsa-water.com>
Ref: Wakeland Manor, Phase 2
Revisions to Sanitary Sewer Service
off Route 642, Tasker Road, and Route 756, Macedonia Church Road
Frederick County
There is no apparent conflict with VDOT facilities resulting from this proposed revision. We are
satisfied our concerns have been appropriate addressed.
Thank you for this opportunity to review this proposed revision.
If there are any questions, please call.
Barry J. Sweitzer
Transportation Roadway Engineer
VDOT — Edinburg Residency
Land Development
Phone #540-984-5631
Fax #540-984-5607
1 of 1 2/28/2005 8:44 AM
FU copy
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
November 20, 2003
Dove and Associates, Inc.
Attention: Mr. Ed Dove
P.O. Box 2033
Winchester, VA 22604
RE: Wakeland Manor Phase 2: Final Plats
Dear Mr. Dove:
This letter is to confirm that the final plats for Wakeland Manor Phase 2, were administratively
approved today. This Phase allows for the development of 53 single-family detached urban
dwellings. Frederick County currently maintains a construction guarantee in the amount of
$2,129,205.55 to secure the development of this Section. Please ensure a copy of the recorded plats
and deed of dedication are returned to this office. If you have any questions, please feel free to call.
Sincerel,W y,
�0-
Patrick T. Davenport, C.Z.A.
Zoning and Subdivision Administrator
PTD/bad
Cc: ,-Tane Anderson, Real Estate
W. Harrington Smith, Shawnee District Supervisor
William C. Rosenberry, Shawnee District PC Member
-Robert A. Morris, Shawnee District PC Member
107 North Kent Street • Winchester, Virginia 22601-5000
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
EDINBURG RESIDENCY
Philip A. Shucet 14031 OLD VALLEY PIKE
COMMISSIONER EDINBURG, VA 22824
November 13, 2003
Mr. Edward W. Dove, P.E., L.S.
C/O Dove & Associates
P. O. Box 2033
Winchester, VA 22604
Ref: Wakeland Manor, Phase 2 — Final Plat
Route 756, Macedonia Church Road
Frederick County
Dear Ed:
JERRYA. COPP
RESIDENT ENGINEER
TEL (540) 984-5600
FAX (540) 984-5607
A VDOT review has been completed on the final plat dated October 28, 2003 for the referenced
project. The plat appears to reflect the information shown on the approved project plans and is
therefore approved by this letter.
The application for subdivision of this property appears to have significant measurable impact on
Route 756, Macedonia Church Road, the VDOT facility which would provide access to the property.
Before development, you will need to secure the necessary private entrance permits. Entrances will
have to be constructed to VDOT minimum standards to allow for safe egress and ingress of the
property.
We are returning five (5) signed copies of the plat to your office, one copy is being retained for our
work file. Please provide one copy of the plat of dedication fully signed and recorded at the
appropriate County Clerk's Office prior to the issuance of any land use permit from VDOT.
If there are any questions, please feel free to call.
Since ,
/J-1WVJ 0 0
Barry J. Sweitzer,, T ins.oadway Engi er
For: Lloyd A. Ingram, Transportation Engineer
BJS/rf
Enclosures
xc: Mr. Dave Heironimus, Mr. Jeremy Ca�ii� iniaDOT.org
Wy KEE VIRGINIA MOVING
11/18/2003 11:42 5407223095
1;00�5X
0
THIS DEED OF SUBDIVISION, DEDICATION AND EASEMENT (the "Deed") is made
this day of , 2003, by and among CENTEX HOMES, a Nevada .General
Partnership (hereinafter referred to as "Owner"); the BOARD OF SUPERVISORS OF
FREDERICK COUNTY, VIRGTNTA, a body corporate and politic (hereinafter referred to as
"County"); and the FREDERICK COUNTY SANITATION AUTHORITY, a body corporate
and politic (hereinafter referred to as "Authority").
WITNESSETH
WHEREAS, the owner is the owner and proprietor of certain real property (the
"Property") as shown on plat dated October 28, 2003, entitled "Final Subdivision Plat Wakeland
Manor Phase Two," and prepared by Dove & Associates of Winchester, Virginia, ceztified laird
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 030018342, among the land records of
Frederick County, Virginia; and
WHEREAS, it is the desire and intent of Owner to subdivide the Property into lots, an open
space parcel, and a Residual Area, 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.
11/18/2003 11:42 5407923095
PAGE 03
SUBDIVISION
NOW THEREFORE, inconsideration 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 1 through 53, inclusive, and an Open Space
Parcel. containing 2.5247 acres, PHASE TWO, WAKELAND MANOR, and Residual Area
containing 218.6303 acres, all in accordance with the Plat which is expressly incorporated herein
and made a part of this Deed.
STREET DEDICATION
THIS DEED FURTHER WITNESSETH, that in consideration 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 4.9992 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 WJTNES 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 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. Temporary Turnaround Easements. Temporary turnaround easements during the
period of construction and during any subsequent period in which maintenance, repairs, or
reconstruction thereof may be necessary, to become null and void at such time as the purpose for
704
11/18/2003 11:42 5407023095 PAGE 04
which the casements were created no longer. exist, as more particularly bounded and described on
the PI,
B. Storm Drain Easements. Basements for the purpose of constructing, operating,
maint 'ng, 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.
C. Utility and A,ccess/M.Aintenance Easements. 15' utility easements and an 8'
access/maintenance easement is hereby reserved along all street right-of-way lines, as set forth on
Note #3 of the Plat.
The foregoing easements are subject to the following conditions where applicable:
1. All sewers, manholes, inlet structures, and appurtenant facilities which are
installed in the easements shall be and remain the property of the County, its successors and
assigns.
2. The County and its agents shall have full and free use of said easements for
the purposes named, and shall have all rights and privileges reasonably necessaryto the exercise of
the easements including the right of access to and from the easements and right to use adjoin i g
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
11/18/2003 11:42 5407023095 PAGE 05
3. The County sha11 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, abd 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 a 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 casements as hereafter
set forth in the respective locations as shown on. the Flat, 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
4
11/18/2003 11:42 5407923095 PAGE 06
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 Scorer Easements. Basements 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. .A.11 water mains, sewer lines, and appurtenant facilities which are installed in
the easements shall be and remain the property of the Authority, its successors and assigns.
2. The Authority and its agents shall have full and free use of said easements
for the purposes named, and shall have all rights and privileges reasonably necessary to the exercise
of the easements including the right of access to and from the easements and the right to use
adjoining land where necessary; provided, however, that this right to use adjoining land shall be
exercised only during periods of actual construction or maintenance, and further, this right shall not
be construed to allow the Authority to erect any building or structure of a permanent nature on such
adjoining land.
3. The Authority shall have the right to trim, cut, and remove trees, shrubbery,
fences, structures, or other obstructions or facilities in or near the easements being conveyed,
deemed by it to interfere with the proper and efficient construction, operation, and maintenance of
said water. mains, sewer lines, and appurtenant facil.i.ties; provided, however, that the Authority at
its own expense shall restore as nearly as possible, to their original condition, all Iand or premises
E
11/18/2003 11:42 5407923095 PAGE 07
included within or adjoining said easements which are disturbed in anymanner by the construction;,
operation, and maintenance of said water mains, sewer lines and appurtenantfacilities. Such
restoration shall include the backfilling of trenches, the ,replacement of 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 far 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.
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 withthe 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 parbaership agreement of the Owner.
IN WITNESS WHEREOF, the Owner has caused this Deed to be executed, under seal.
2
11/18/2003 11:42 5407223095
PAGE 08
STATE OF Ui{Zib(uA
COUNTY OF P144gfj2�/- , to wit.
CENTEX HOMES, a Nevada General Partnership
By: Centex Real Estate Corporation, Its
Managing General Partner
By: 4 % (SEAL)
Name: oeg2ft 9, -'IDA vl
Title: 1 vA S► Das ►
I, the undersigned Notary Public, in anal for. the juri sdiction aforesaid, do .hereby certify that
V-) . ,V S as 2)1 vk-si o&-) ^ t .� ► mil" 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 1 l- day of NDI , 2003.
/11 Dj
- Notary Public
My commission expires:
7
g kp y4
COUNTY of FREDERICK
Department of Planning and Development
5401665-5651
FAX: 540/665-6395
October 21, 2003
Dove and Associates, Inc.
Attention: Mr. Ed Dove
P.O. Box 2033
Winchester, VA 22604
RE: Wakeland Manor, Phase 2: Final Plats Review
Dear Mr. Dove:
I have had the opportunity to provide a second review of the revised final plats for Wakeland Manor,
Phase 2, received by our office on October 08, 2003. I offer the following comments:
ul /On Page 1 of 24, remove the signature block for the Planning Commission.
j ✓Include a notation about the allowed density from the parent tract and the housing type being
/- used for this phase.
9- ✓It is understood that the additional open space to achieve 15% will be platted with the next
phase; however, please include a note and a sketch regarding the size and when it will be
i platted for clarification.
4%Provide a description of the monuments and markers.
5. ✓ On the Signature line for the Subdivision Administrator, label it "Frederick County
Subdivision Administrator".
vOn Page 1 of 24, note 6 has been removed from the revised plat. This note was about the tax
map numbers and zoning of the property; please put this note back on.
7.-. wOn Pages 17, 20 and 24 of 24, lots 36, 46, 47 have been labeled with 10' BRL's; they must
be labeled with 35' BRL's.
8. On Page 9 of 24 merge the setback lines of lot 8 with the easement.
94,-Label all easements and provide easement width as indicated.
1 j�r/ On Page 9 of 24, there is a 20' easement labeled as a storm sewer easement. On the SDP this
easement is labeled as a storm drain easement; please change this to be consistent with the
SDP.
IV. Page 11 of 24, with the labeling for Ayrshire Court, please delete one of the "court" so
/ that it doesn't appear twice on the road.
tal ✓On Page 15 of 24, the buffer easement needs to be labeled as a road efficiency buffer.
L13. ✓On Page 16 of 24, please move the BRL text on lots 32 and 33 to be more in line with the
actual line.
"+�On Page 17 of 24, please clarify the sanitary sewer easement label on lots 35 and 36.
4 " On Page 17 of 24, on lot 39 the bearing and distance is illegible.
�,6: ✓On Page 20 of 24, there is text at the top of the page that is only partially displayed.
107 North Kent Street • Winchester, Virginia 22601-5000
I am returning a copy of the final plats to make the necessary revisions. Before Ahe final plats_ are
officially approved by this office, the approval signatures of the Frederick County Sanitation
Authority and the Virginia Department of Transportation must be obtained. An appropriate
guarantee will also be required prior to final plat approval. If you have any questions, please feel free
to call.
Sincerely,
Candice E. Mills
Planner I
PTD/CEM\bad
Enclosure
U:\Candice\SD Reviews\Wakeland Manor\WakelandManor_6nalplaz review2.wpd
1G� ' CDG FU
COUNTY of FREDERI K
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
October 21, 2003
Dove and Associates, Inc.
Attention: Mr. Ed Dove
P.O. Box 2033
Winchester, VA 22604
RE: Wakeland Manor, Phase 2: Final Plats Review
Dear Mr. Dove:
I have had the opportunity to provide a second review of the revised final plats for Wakeland Manor,
Phase 2, received by our office on October 08, 2003. I offer the following comments:
1. On Page 1 of 24, remove the signature block for the Planning Commission.
2. Include a notation about the allowed density from the parent tract and the housing type being
used for this phase.
3. It is understood that the additional open space to achieve 15% will be platted with the next
phase; however, please include a note and a sketch regarding the size and when it will be
platted for clarification.
4. Provide a description of the monuments and markers.
5. On the Signature line for the Subdivision Administrator, label it "Frederick County
Subdivision Administrator".
6. On Page 1 of 24, note 6 has been removed from the revised plat. This note was about the tax
map numbers and zoning of the property; please put this note back on.
7. On Pages 17, 20 and 24 of 24, lots 36, 46, 47 have been labeled with 10' BRL's; they must
be labeled with 35' BRL's.
8. On Page 9 of 24 merge the setback lines of lot 8 with the easement.
9. Label all easements and provide easement width as indicated.
10. On Page 9 of 24, there is a 20' easement labeled as a storm sewer easement. On the SDP this
easement is labeled as a storm drain easement; please change this to be consistent with the
SDP.
11. On Page 11 of 24, with the labeling for Ayrshire Court, please delete one of the "court" so
that it doesn't appear twice on the road.
12. On Page 15 of 24, the buffer easement needs to be labeled as a road efficiency buffer.
13. On Page 16 of 24, please move the BRL text on lots 32 and 33 to be more in line with the
actual line.
14. On Page 17 of 24, please clarify the sanitary sewer easement label on lots 35 and 36.
15. On Page 17 of 24, on lot 39 the bearing and distance is illegible.
16. On Page 20 of 24, there is text at the top of the page that is only partially displayed.
107 North Kent Street • Winchester, Virginia 22601-5000
. * s
Dove and Associates, Inc.
Attention: Mr. Ed Dove
RE: Wakeland Manor, Phase 2: Final Plat Review
October 21, 2003
Page 2
17. On Page 21 of 24, there are arrows on lot 50 that don't have text.
18. On Page 24, a graphic scale has not be provided.
19. On Page 1 of 24, change note 4 to say, "All area within right-of-way is hereby dedicated to
Frederick County for public street purposes".
I am returning a copy of the final plats to make the necessary revisions. Before the final plats are
officially approved by this office, the approval signatures of the Frederick County Sanitation
Authority and the Virginia Department of Transportation must be obtained. An appropriate
guarantee will also be required prior to final plat approval. If you have any questions, please feel free
to call.
Sincerely,
Candice E. Mills
Planner I
PTD/CEWbad
Enclosure
U \Candice\SD Reviews\Wakeland_Manor\WakelandManor_finalplat_review2.wpd
CHECKLIST
FOR
SUBDIVISION FINAL PLATS
✓ A. The title of the subdivision ("Final Plat for........")
A.A. Notarized owner's certification IAW 15.1-477 COV.
✓ B. The page number and total pages on each page.
✓ C. Vicinity Map (Scale 1:2,000) showing roads, properties
and subdivisions within 1,000 feet.
X D. Awr written and graphic scale.
✓ E. Day, month and year plan prepared and revised.
S&d-44-" bwce e. r-- Ste, l D'►-ras•k
✓ F. North Arrow.
✓ G. Magisterial District in which the subdivision is located.
H. Zoning and use of land to be subdivided and adjoining
land.
✓ I. Boundary survey of all lots, parcels and rights -of -way.
J. Names of owners of adjoining properties with deed book
and page number references.
K. Area of each lot, total area of subdivision and area in
lots.
L. Location and area of each parcel of open space and total
area of open space. 1.-�ole CQbou-+ +�aa�+�o��.� a.s.�
M. Location, names and ROW widths of existing and planned
roads, streets and shared private driveways adjacent to
and on the property.
✓ N. Existing and proposed utilities, utility easements and
other easements with dimensions.
X O. Existing and proposed drainage easements with dimensions
and locations. -Sew- CCp,.iptis a,-- LvfO� 0 r,;-iSg;tLq�
N�/fn P. Location of flood plain limits.
Q. Location of land to be dedicated or reserved for public
use. ���yl 1vcY4eom.���J'ti� �S .l( kD,* dC�i(L�/
R. Location of required setback lines on each lot.
S. Location of proposed recreational areas.
Page 2
Subdivision Plat Checklist
T. Location of proposed buffers.
U. Location and description of monuments and markers.
V. Certified by registered engineer or surveyor.
W. Notarized signature of the owner.
X. Signature lines as required.
Y. Statement listing all requirements and conditions placed
on the land resulting from conditional zoning.
Z. Indication of the portion of the allowable density from
the parent tract which is to be allocated to each parcel
resulting from the subdivision.
VK..:Q ol,o -f-b (rL- o. 1� O4a- Wbo(-A.-�-
n.s
September 10, 2003
Dove and Associates, Inc.
Attention: Mr. Ed Dove
P.O. Box 2033
Winchester, VA 22604
RE: Wakeland Manor, Phase 2:
Preliminary Final Plats Review
Dear Mr. Dove:
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/665-6395
OCT 0 8 2003
I have had the opportunity to review the preliminary final plats for Wakeland Manor, Phase 2,
received by our office on August 29, 2003. I offer the following comments:
On Page 1 of 24, the vicinity map must show roads, properties, subdivision names and the
scale should be 1:2000. AIL--� oAI
2. On all plats, include entire road sections so that multiple plats are not needed to see what
individual road sections look like.
c, Include a plat that has the entire open space lot depicted on it, if it needs to be at a smaller
scale, then please do so.
4. Include all setback numbers on all lots.
5. Merge the setback lines of lots 10, 22 and 29 with the easements.
6. On Page 3 of 24, label all future phases and roads.
7 On Page 7, 9, 12, 13, 14, 15, 18, 20, 21, 22, 23, and 24 label all future phases.
^n �easemen
'... g
" 9. Labep ' icate .
-10. On Page 13, state that Cheltenham Drive will be extended with Phase 3.
11. On Page 16 there is a 20' easement labeled as a storm sewer easement, on the SDP this
easement is labeled as a storm drain easement, please change this to be consistent with the
SDP.
12. On Page 18, state that Craig Drive is to be extended with the appropriate Phase.
13. On Page 18, the buffer easement needs to be labeled as a road efficiency easement.
14;' On Page 18, extend the 20' sanitary sewer easement to reflect what is depicted on the SDP.
15. On Page 22, change the 20' water line easement to water main easement to reflect what is
depicted on the SDP.
107 North Kent Street Winchester, Virginia 22601-5000
16 W r. On Page 22, include the entire road sections for that part of Wilton Lane and Cheltenham
Drive.
17 X: On Page 23, label the future Keverne Court and Cheltenham Drive.
18. -On Page 24, label the future Warrior Drive.
19. 'On Page 24, remove or clarify the text under the graphic scale.
I am returning the preliminary copy of the preliminary final plats to make the necessary revisions.
Before the final plats are officially approved by this office, the Subdivision Design Plan needs to be
approved. We also reserve the right to make more comments after the Subdivision Design Plan has
been approved. If you have any questions, please feel free to call.
Sincerely,
Candice E. Mills
Planner I
CEM/bad
Enclosure
UACandice\SD Reviews\Wakelan&Awor_6nalplatreview.wpd
rim
ffi NOR
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
October 17, 2003
Dove and Associates, Inc.
Attention: Mr. Aaron Hoover
P.O. Box 2033
Winchester, VA 22604
RE: Wakeland Manor, Phase 2: Subdivision Design Plan
Dear Mr. Hoover:
This letter is to confirm that the Subdivision Design Plan for Wakeland Manor, Phase 2, has been
approved. Enclosed are eight (8) copies of the cover sheets for your records and distribution.
The revised preliminary plat for this subdivision is currently under review and comments should be
coming shortly. In addition to the information provided on the approved design plans, the plat
should include the approval signatures of the Frederick County Sanitation Authority and the Virginia
Department of Transportation. Additionally, a deed of dedication and an appropriate guarantee will
be required prior to final plat approval.
Should you have any questions, please feel free to call.
Sincerely,
(2;-�'ez-Le F. fia&
Candice E. Mills
Planner I
CEM/PTD/bad
Enclosure
UACandice\SD Reviews\Wakelend_Manor\WakelandManor_app.wpd
107 North Kent Street • Winchester, Virginia 22601-5000
W,U,LLAMSBURG
ENVIRONMENTAL
ROUP, INC.
OG
Environmental Consultants
October 7, 2003
Mr. Stephen T. Plescow, P.E.
Centex Homes
14121 Parke Long Court
Chantilly, VA 20151
Re: Wakeland Manor
Frederick County, Virginia
WEG Project #1708
Dear Mr. Plescow:
Please find enclosed a copy of, Nationwide Permit #43 for the Wakeland Manor Property as well as the
conditions of the permits. This permit is valid until March 18, 2007.
Please note that the, permit states "...mitigation will be provided with the submission' of the overall
development plan." Please contact me if you have any questions or comments.
Sincerely
Loretta Cummings i
Senior Regulatory Specialist
Attachment
cc: Michael Tucker, BC Consultants
Edward Dove, Dove & Associates
LA1700A1708-Wakeland ManoARegulatory\centex transmittal.doc
46030 Manekin Plaza, Suite 160 • Sterling, Virginia 20166-9807 • (703) 406-1390 • FAX (703) 406-1385
U.S. Army Corps of Engineers, .4orfolk District
Northern Virginia Field Office
1 1 18139 Triangle Plaza, Suite 213
Dumfries, VA 22026
Project Number: 03-BO398
U September 29, 2003
OCT 022003 _ ..-- - - .
----------- •-------'"'�7
Waterway: Opequon Creek tributary
1. Participant: 2. Authorized Agent:
Centex Homes Williamsburg Environmental Group, Inc.
Attn: Mr. Stephen Plescow Attn: Ms. Loretta Cummings
Suite 201 Suite 160
14121 Parke Long Court 46030 Manekin Plaza
Chantilly, VA 20151 Sterling, VA 20166-9807
Project Location:
The project is located in Wakeland Manor, a residential subdivsion on an approximately 210-acre parcel adjacent to and
north of Macedonia Church Road northeast of Stephens City in Frederick County, Virginia.
4. Project Description:
The project consists of the construction of a stormwater management facility on the subject tract. The project is called
Wakeland Manor stormwater management facility. An existing farm pond will be retrofit as a stormwater management
pond.
5. Findings
This is in reference to your request to perform work in the waters of the United States as described above. This
activity has been reviewed and found to satisfy the criteria contained in the Corps Nationwide Permit 43, attached. (The
Corps Nationwide Permits were published in the Federal Register (67 FR 2020) on January 15, 2002 as corrected by
Federal Register (67 FR 6692) on February 13, 2002 and Federal Register (67 FR 8579) on February 25, 2002 and the
regulations governing their use can be found in 33 CFR 330 published in Volume 56, Number 226 of the Federal Register
dated November 22, 1991.)
Provided the enclosed conditions are met, an individual Department of the Army Permit will not be required. The work
will be performed in accordance with the Pre -Construction Notification dated July 8, 2003, however, mitigation will be
provided with the submission of the overall development plan. In addition, the Virginia Department of Environmental
Quality has provided 401 certification for Nationwide Permit 43. You may contact the Virginia Marine Resources
Commission at 757-247-2200 for further information concerning their permit requirements.
Enclosed is a "compliance certification" form, which must be signed and returned within 30 days of completion of the
project, including any required mitigation. Your signature on this form certifies that you have completed the work in
accordance with the nationwide permit terms and conditions.
This verification is valid until March 18, 2007, unless the Norfolk District Engineer uses discretionary authority to
modify, suspend or revoke this verification. The Chief of Engineers will periodically review the nationwide permits and
their conditions and will decide to either modify, reissue or revoke the permits. If the nationwide permit verified in this
letter is reissued without modification or if your activity complies with any subsequent nationwide permit, the expiration
date of this verification will not change. However, if the nationwide permit verified in the letter is modified or revoked so
that the activity listed above would no longer be authorized and you have commenced or are under contract to commence
the work, you will have twelve months from the date of that permit change to complete the activity. Activities completed
under the authorization of a nationwide permit which was in effect at the time the activity was completed continue to be
authorized by that nationwide permit. It is your responsibility to remain informed of changes to the nationwide permits.
We will issue a special public notice announcing any changes to the nationwide permits when they occur.
6. Corps Contact: Mr. Ron Stouffer at 703-221-6967
Bruce F. Williams
NAO FL 13 REVISED DEC 90 Chief, Northern Virginia Regulatory Section
Nationwide Permit (43) Stormwater Management Facilities
(3/18/2002)
Discharges of dredged or fill material into non -tidal waters of the United States,
excluding non -tidal wetlands adjacent to tidal waters, for the construction and
maintenance of stormwater management facilities, including activities for the
excavation of stormwater ponds/facilities, detention basins, and retention basins;
the installation and maintenance of water control structures, outfall structures and
emergency spillways, and the maintenance dredging of existing stormwater
management ponds/facilities and detention and retention basins, provided the
activity meets all of the following criteria:
a. The discharge for the construction of new stormwater management
facilities does not cause the loss of greater than 1/z acre of non -tidal waters
of the United States, excluding non -tidal wetlands adjacent to tidal waters;
The discharge does not cause the loss of greater than 300 linear -feet of a
stream bed, unless for intermittent stream beds this criterion is waived in
writing pursuant to a determination by the District Engineer, as specified
below, that the project complies with all terms and conditions of this NWP
and that any adverse impacts of the project on the aquatic environment are
minimal, both Individually and cumulatively,
For discharges causing the loss of greater than 300 linear feet of
Intermittent stream beds, the permittee notifies the District Engineer In
accordance with the "Notification" General Condition 13. In such cases, to
be authorized the District Engineer must determine that the activity
complies with the other terms and conditions of the NWP, determine the
adverse environmental effects are minimal both individually and
cumulatively, and waive this limitation in writing before the permittee may
proceed;
d. The discharges of dredged or fill material for the construction of new
stormwater management facilities in perennial streams is not authorized;
e. For discharges or excavation for the construction of new stormwater
management facilities or for the maintenance of existing stormwater
management facilities causing the loss of greater than 1/10 acre of
non -tidal waters, excluding non -tidal wetlands adjacent to tidal waters,
provided the permittee notifies the District Engineer in accordance with
General Condition 13. In addition, the notification must include:
(1) A maintenance plan. The maintenance plan should be in accordance
with State and local requirements, if any such requirements exist;
(2) For discharges in special aquatic sites, including wetlands and
submerged aquatic vegetation, the notification must Include a
delineation of affected areas; and
(3) A compensatory mitigation proposal that offsets the loss of waters of
the United States. Maintenance in constructed areas will not require
mitigation provided such maintenance is accomplished in designated
maintenance areas and not within compensatory mitigation areas (i.e.,
district engineers may designate non -maintenance areas, normally at
the downstream end of the stormwater management facility, in
existing stormwater management facilities). (No mitigation will be
required for activities which are exempt from Section 404 permit
requirements);
f. The permittee must avoid and minimize discharges into waters of the
United States at the project site to the maximum extent practicable, and
the notification must include a written statement to the District Engineer
detailing compliance with this condition (i.e., why the discharge must occur
In waters of the United States and why additional minimization cannot be
achieved);
g. The stormwater management facility must comply with General Condition
21 and be designed using best management practices (BMPs) and
watershed protection techniques. Examples may Include forebays (deeper
areas at the upstream end of the stormwater management facility that
would be maintained through excavation), vegetated buffers, and siting
considerations to minimize adverse effects to aquatic resources. Another
example of a BMP would be bioengineering methods incorporated into the
facility design to benefit water quality and minimize adverse effects to
aquatic resources from storm flows, especially downstream of the facility,
that provide, to the maximum extent practicable, for long term aquatic
resource protection and enhancement;
h. Maintenance excavation will be in accordance with an approved
maintenance plan and will not exceed the original contours of the facility as
approved and constructed; and
I. The discharge is part of a single and complete project.(Section 404)
GENERAL CONDITIONS:
The following general conditions must be followed in order for any authorization by a NWP to be valid:
1. Navigation. No activity may cause more than a minimal adverse effect on navigation.
2. Proper Maintenance. Any structure or fill authorized shall be properly maintained, including
maintenance to ensure public safety.
3. Soil Erosion and Sediment Controls. Appropriate soil erosion and sediment controls must be used
and maintained in effective operating condition during construction, and all exposed soil and other
fills, as well as any work below the ordinary high water mark or high tide line, must be permanently
stabilized at the earliest practicable date. Permittees are encouraged to perform work within waters
of the United States during periods of low -flow or no -flow.
4. Aquatic Life Movements. No activity may substantially disrupt the necessary life -cycle movements
of those species of aquatic life indigenous to the waterbody, including those species which normally
migrate through the area, unless the activity's primary purpose is to impound water. Culverts placed
in streams must be installed to maintain low flow conditions.
5. Equipment. Heavy equipment working in wetlands must be placed on mats, or other measures must
be taken to minimize soil disturbance.
6. Regional and Case -By -Case Conditions. The activity must comply with any regional conditions
which may have been added by the division engineer (see 33 CFR 330.4(e)) and with any case
specific conditions added by the Corps or by the State or tribe in its Section 401 water quality
certification and Coastal Zone Management Act consistency determination.
7. Wild and Scenic Rivers. No activity may occur in a component of the National Wild and Scenic
River System; or in a river officially designated by Congress as a "study river" for possible inclusion
in the system, while the river is in an official study status; unless the appropriate Federal agency,
with direct management responsibility for such river, has determined in writing that the proposed
activity will not adversely affect the Wild and Scenic River designation, or study status. Information
on Wild and Scenic Rivers may be obtained from the appropriate. Federal land management agency
in the area (e.g., National Park Service, U.S. Forest Service, Bureau of Land Management, U.S. Fish
and Wildlife Service).
8. Tribal Rights. No activity or its operation may impair reserved tribal rights, including, but not
limited to, reserved water rights and treaty fishing and hunting rights.
Water Quality. (a) In certain States and tribal lands an individual 401 water quality certification
must be obtained or waived (See 33 CFR 330.4(c)).
(b) For NWPs 12, 14, 17, 18, 32, 39, 40, 42, 43, and 44, where the State or tribal 401 certification
(either generically or individually) does not require or approve a water quality management plan, the
permittee must include design criteria and techniques that will ensure that the authorized work does
not result in more than minimal degradation of water quality (or the Corps determines that
compliance with state or local standards, where applicable, will ensure no more than minimal
adverse effect on water quality). An important component of water quality management includes
stormwater management that minimizes degradation of the downstream aquatic system, including
water quality (refer to General Condition 21 for stormwater management requirements). Another
important component of water quality management is the establishment and maintenance of
vegetated buffers next to open waters, including streams (refer to General Condition 19 for vegetated
buffer requirements for the NWPs).
10. Coastal Zone Management. In certain states, an individual state coastal zone management
consistency concurrence must be obtained or waived (see 33 CFR 330.4(d)).
11. Endangered Species. (a) No activity is authorized under any NWP which is likely to jeopardize the
continued existence of a threatened or endangered species or a species proposed for such
designation, as identified under the Federal Endangered Species Act, or which will destroy or
adversely modify the critical habitat of such species. Non-federal permittees shall notify the District
Engineer if any listed species or designated critical habitat might be affected or is in the vicinity of
the project, or is located in the designated critical habitat and shall not begin work on the activity
until notified by the District Engineer that the requirements of the Endangered Species Act have
been satisfied and that the activity is authorized. For activities that may affect Federally -listed
endangered or threatened species or designated critical habitat, the notification must include the
name(s) of the endangered or threatened species that may be affected by the proposed work or that
utilize the designated critical habitat that may be affected by the proposed work. As a result of
formal or informal consultation with the FWS or NMFS, the District Engineer may add species -
specific regional endangered species conditions to the NWPs.
(b) Authorization of an activity by a nationwide permit does not authorize the "take" of a threatened
or endangered species as defined under the Federal Endangered Species Act. In the absence of
separate authorization (e.g., an ESA Section 10 Permit, a Biological Opinion with "incidental take"
provisions, etc.) from the U.S. Fish and Wildlife Service or the National Marine Fisheries Service,
both lethal and non -lethal "takes" of protected species are in violation of the Endangered Species
Act. Information on the location of threatened and endangered species and their critical habitat can
be obtained directly from the offices of the U.S. Fish and Wildlife Service and National Marine
Fisheries Service or their world wide web pages at http://www.fws.gov/r9endspt)/endspp.htmi and
htti)://www.mnfs.noaa.gov/prot res/overview/es.html respectively.
12. Historic Properties. No activity which may affect historic properties listed, or eligible for listing, in
the National Register of Historic Places is authorized, until the DE has complied with the provisions
of 33 CFR Part 325, Appendix C. The prospective permittee must notify the District Engineer if the
authorized activity may affect any historic properties listed, determined to be eligible, or which the
prospective permittee has reason to believe may be eligible for listing on the National Register of
Historic Places, and shall not begin the activity until notified by the District Engineer that the
requirements of the National Historic Preservation Act have been satisfied and that the activity is
authorized. Information on the location and existence of historic resources can be obtained from the
State Historic Preservation Office and the National Register of Historic Places (see 33 CFR
330.4(g)). For activities that may affect historic properties listed in, or eligible for listing in, the
National Register of Historic Places, the notification must state which historic property may be
affected by the proposed work or include a vicinity map indicating the location of the historic
property.
13. Notification.
(a) Timing: Where required by the terms of the NWP, the prospective permittee must notify the
District Engineer with a preconstruction notification (PCN) as early as possible. The District
Engineer must determine if the PCN is complete within 30 days of the date of receipt and can
request the additional information necessary to make the PCN complete only once. However, if
the prospective permittee does not provide all of the requested information, then the District
Engineer will notify the prospective permittee that the PCN is still incomplete and the PCN
review process will not commence until all of the requested information has been received by
the District Engineer. The prospective permittee shall not begin the activity:
(1) Until notified in writing by the District Engineer that the activity may proceed under the
NWP with any special conditions imposed by the District or Division Engineer; or
(2) If notified in writing by the District or Division Engineer that an individual permit is
required; or
(3) Unless 45 days have passed from the District Engineer's receipt of the complete
notification and the prospective permittee has not received written notice from the District or
Division Engineer. Subsequently, the permittee's right to proceed under the NWP may be
modified, suspended, or revoked only in accordance with the procedure set forth in 33 CFR
330.5(d)(2).
(b) Contents of Notification: The notification must be in writing and include the following
information:
(1) Name, address, and telephone numbers of the prospective permittee;
(2) Location of the proposed project;
(3) Brief description of the proposed project; the project's purpose; direct and indirect adverse
environmental effects the project would cause; any other NWP(s), regional general permit(s),
or individual permit(s) used or intended to be used to authorize any part of the proposed project
or any related activity. Sketches should be provided when necessary to show that the activity
complies with the terms of the NWP (Sketches usually clarify the project and when
provided result in a quicker decision.);
(4) For NWPs 7, 12, 14, 18, 21, 34, 38, 39, 40, 41, 42, and 43, the PCN must also include a
delineation of affected special aquatic sites, including wetlands, vegetated shallows (e.g.,
submerged aquatic vegetation, seagrass beds), and riffle and pool complexes (see paragraph
13(f));
(5) For NWP 7 (Outfall Structures and Maintenance), the PCN must include information
regarding the original design capacities and configurations of those areas of the facility where
maintenance dredging or excavation is proposed.
(6) For NWP 14 (Linear Transportation Projects), the PCN must include a compensatory
mitigation proposal to offset permanent losses of waters of the United States and a statement
describing how temporary losses of waters of the United States will be minimized to the
maximum extent practicable.
(7) For NWP 21 (Surface Coal Mining Activities), the PCN must include an Office of Surface
Mining (OSM) or state -approved mitigation plan, if applicable. To be authorized by this NWP,
the District Engineer must determine that the activity complies with the terms and conditions
of the NWP and that the adverse environmental effects are minimal both individually and
cumulatively and must notify the project sponsor of this determination in writing.
(8) For NWP 27 (Stream and Wetland Restoration Activities), the PCN must include
documentation of the prior condition of the site that will be reverted by the permittee.
(9) For NWP 29 (Single -Family Housing), the PCN must also include:
(i)Any past use of this NWP by the individual permittee and/or the permittee's spouse;
(ii)A statement that the single-family housing activity is for a personal residence of the
permittee;
(iii)A description of the entire parcel, including its size, and a delineation of wetlands. For
the purpose of this NWP, parcels of land measuring'/4 acre or less will not require a formal
on -site delineation. However, the applicant shall provide an indication of where the
wetlands are and the amount of wetlands that exists on the property. For parcels greater
than '14 acre in size, a formal wetland delineation must be prepared in accordance with the
current method required by the Corps. (See paragraph 13(f));
(iv)A written description of all land (including, if available, legal descriptions) owned by the
prospective permittee and/or the prospective permittee's spouse, within a one mile radius of
the parcel, in any form of ownership (including any land owned as a partner, corporation,
joint tenant, co -tenant, or as a tenant -by -the -entirety) and any land on which a purchase and
sale agreement or other contract for sale or purchase has been executed;
(10) For NWP 31 (Maintenance of Existing Flood Control Facilties), the prospective pertnittee
must either notify the District Engineer with a PCN prior to each maintenance activity or
submit a five year (or less) maintenance plan. In addition, the PCN must include all of the
following:
(i) Sufficient baseline information so as to identify the approved channel depths and
configurations and existing facilities. Minor deviations are authorized, provided the
approved flood control protection or drainage is not increased;
(ii) A delineation of any affected special aquatic sites, including wetlands; and,
(c)
(d)
(iii) Location of the dredged material disposal site.
(11) For NWP 33 (Temporary Construction, Access, and Dewatering), the PCN must also
include a restoration plan of reasonable measures to avoid and minimize adverse effects to
aquatic resources.
(12) For NWPs 39, 43, and 44, the PCN must also include a written statement to the District
Engineer explaining how avoidance and minimization of losses of waters of the United States
were achieved on the project site.
(13) For NWP 39 and NWP 42, the PCN must include a compensatory mitigation proposal to
offset losses of waters of the US or justification explaining why compensatory mitigation
should not be required. For discharges that cause the loss of greater than 300 linear feet of an
intermittent stream bed, to be authorized, the District Engineer must determine that the activity
complies with the other terms and conditions of the NWP, determine adverse environmental
effects are minimal both individually and cumulatively, and waive the limitation on stream
impacts in writing before the permittee may proceed;.
(14) For NWP 40 (Agricultural Activities), the PCN must include a compensatory mitigation
proposal to offset losses of waters of the US. This NWP does not authorize the relocation of
greater than 300 linear -feet of existing serviceable drainage ditches constructed in non -tidal
streams unless, for drainage ditches constructed in intermittent non -tidal streams, the District
Engineer waives this criterion in writing, and the District Engineer has determined that the
project complies with all terms and conditions of this NWP, and that any adverse impacts of
the project on the aquatic environment are minimal, both individually and cumulatively;.
(15) For NWP 43 (Stormwater Management Facilities), the PCN must include, for the
construction of new stormwater management facilities, a maintenance plan (in accordance with
state and local requirements, if applicable) and a compensatory mitigation proposal to offset
losses of waters of the US. For discharges that cause the loss of greater than 300 linear feet of
an intermittent stream bed, to be authorized, the District Engineer must determine that the
activity complies with the other terms and conditions of the NWP, determine adverse
environmental effects are minimal both individually and cumulatively, and waive the limitation
on stream impacts in writing before the permittee may proceed;
(16) For NWP 44 (Mining Activities), the PCN must include a description of all waters of the
United States adversely affected by the project, a description of measures taken to minimize
adverse effects to waters of the United States, a description of measures taken to comply with
the criteria of the NWP, and a reclamation plan (for aggregate mining activities in isolated
waters and non -tidal wetlands adjacent to headwaters and any hard rocklmineral mining
activities).
(17) For activities that may adversely affect Federally -listed endangered or threatened species,
the PCN must include the name(s) of those endangered or threatened species that may be
affected by the proposed work or utilize the designated critical habitat that may be affected by
the proposed work.
(18) For activities that may affect historic properties listed in, or eligible for listing in, the
National Register of Historic Places, the PCN must state which historic property may be
affected by the proposed work or include a vicinity map indicating the location of the historic
property.
Form of Notification: The standard individual permit application form (Form ENG 4345) may
be used as the notification but must clearly indicate that it is a PCN and must include all of the
information required in (b) (1)-(19) of General Condition 13. A letter containing the requisite
information may also be used.
District Engineer's Decision: In reviewing the PCN for the proposed activity, the District
Engineer will determine whether the activity authorized by the NWP will result in more than
minimal individual or cumulative adverse environmental effects or may be contrary to the
public interest. The prospective permittee may, optionally, submit a proposed mitigation plan
with the PCN to expedite the process and the District Engineer will consider any proposed
compensatory mitigation the applicant has included in the proposal in determining whether the
net adverse environmental effects to the aquatic environment of the proposed work are
minimal. If the District Engineer determines that the activity complies with the terms and
conditions of the NWP and that the adverse effects on the aquatic environment are minimal,
the District Engineer will notify the permittee and include any conditions the District Engineer
deems necessary.
Any compensatory mitigation proposal must be approved by the District Engineer prior to
commencing work. If the prospective permittee is required to submit a compensatory
mitigation proposal with the PCN, the proposal may be either conceptual or detailed. If the
prospective permittee elects to submit a compensatory mitigation plan with the PCN, the
District Engineer will expeditiously review the proposed compensatory mitigation plan. The
District Engineer must review the plan within 45 days of receiving a complete PCN and
determine whether the conceptual or specific proposed mitigation would ensure no more than
minimal adverse effects on the aquatic environment. If the net adverse effects of the project on
the aquatic environment (after consideration of the compensatory mitigation proposal) are
determined by the District Engineer to be minimal, the District Engineer will provide a timely
written response to the applicant stating that the project can proceed under the terms and
conditions of the nationwide permit.
If the District Engineer determines that the adverse effects of the proposed work are more than
minimal, then he will notify the applicant either: (1) that the project does not qualify for
authorization under the NWP and instruct the applicant on the procedures to seek authorization
under an individual permit; (2) that the project is authorized under the NWP subject to the
applicant's submission of a mitigation proposal that would reduce the adverse effects on the
aquatic environment to the minimal level; or (3) that the project is authorized under the NWP
with specific modifications or conditions. Where the District Engineer determines that
mitigation is required in order to ensure no more than minimal adverse effects on the aquatic
environment, the activity will be authorized within the 45-day PCN period, including the
necessary conceptual or specific mitigation or a requirement that the applicant submit a
mitigation proposal that would reduce the adverse effects on the aquatic environment to the
minimal level. When conceptual mitigation is included, or a mitigation plan is required under
item (2) above, no work in waters of the United States will occur until the District Engineer has
approved a specific mitigation plan.
(e) Agency Coordination: The District Engineer will consider any comments from Federal and
State agencies concerning the proposed activity's compliance with the terms and conditions of
the NWPs and the need for mitigation to reduce the project's adverse effects on the aquatic
environment to a minimal level.
For activities requiring notification to the District Engineer that result in the loss of greater than
'/2 acre of waters of the United States, the District Engineer will, upon receipt of a notification,
provide immediately (e.g., via facsimile transmission, overnight mail, or other expeditious
manner), a copy to the appropriate offices of the Fish and Wildlife Service, State natural
resource or water quality agency, EPA, State Historic Preservation Officer (SHPO), and, if
appropriate, the National Marine Fisheries Service. With the exception of NWP 37, these
agencies will then have 10 calendar days from the date the material is transmitted to telephone
or fax the District Engineer notice that they intend to provide substantive, site -specific
comments. If so contacted by an agency, the District Engineer will wait an additional 15
calendar days before making a decision on the notification. The District Engineer will fully
consider agency comments received within the specified time frame, but will provide no
response to the resource agency, except as provided below. The District Engineer will indicate
in the administrative record associated with each notification that the resource agencies'
concerns were considered. As required by Section 305(b)(4)(B) of the Magnuson -Stevens
Fishery Conservation and Management Act, the District Engineer will provide a response to
National Marine Fisheries Service within 30 days of receipt of any Essential Fish Habitat
conservation recommendations. Applicants are encouraged to provide the Corps multiple
copies of notifications to expedite agency notification.
(f) Wetlands Delineations: Wetland delineations must be prepared in accordance with the current
method required by the Corps. For NWP 29 see paragraph (b)(9)(iii) for parcels less than''/.
acre in size. The permittee may ask the Corps to delineate the special aquatic site. There may
be some delay if the Corps does the delineation. Furthermore, the 45-day period will not start
until the wetland delineation has been completed and submitted to the Corps, where
appropriate.
14. Compliance Certification. Every permittee who has received a Nationwide permit verification from
the Corps will submit a signed certification regarding the completed work and any required
mitigation. The certification will be forwarded by the Corps with the authorization letter. The
certification will include: a.) A statement that the authorized work was done in accordance with the
Corps authorization, including any general or specific conditions; b.) A statement that any required
mitigation was completed in accordance with the permit conditions; and c.) The signature of the
permittee certifying the completion of the work and mitigation.
15. Use of Multiple Nationwide Permits. The use of more than one NWP for a single and complete
project is prohibited, except when the acreage loss of waters of the United States authorized by the
NWPs does not exceed the acreage limit of the NWP with the highest specified acreage limit. For
example, if a road crossing over tidal waters is constructed under NWP 14, with associated bank
stabilization authorized by NWP 13, the maximum acreage loss of waters of the United States for the
total project cannot exceed 1/3 acre.
16. Water Supply Intakes. No activity, including structures and work in navigable waters of the United
States or discharges of dredged or fill material, may occur in the proximity of a public water supply
intake except where the activity is for repair of the public water supply intake structures or adjacent
bank stabilization.
17. Shellfish Beds. No activity, including structures and work in navigable waters of the United States
or discharges of dredged or fill material, may occur in areas of concentrated shellfish populations,
unless the activity is directly related to a shellfish harvesting activity authorized by NWP 4.
18. Suitable Material. No activity, including structures and work in navigable waters of the United
States or discharges of dredged or fill material, may consist of unsuitable material (e.g., trash, debris,
car bodies, asphalt, etc.) and material used for construction or discharged must be free from toxic
pollutants in toxic amounts (see Section 307 of the Clean Water Act).
19. Mitigation. The District Engineer will consider the factors discussed below when determining the
acceptability of appropriate and practicable mitigation necessary to offset adverse effects on the
aquatic environment that are more than minimal.
(a) The project must be designed and constructed to avoid and minimize adverse effects to waters
of the US to the maximum extent practicable at the project site (i.e., on site).
(b) Mitigation in all its forms (avoiding, minimizing, rectifying, reducing or compensating) will be
required to the extent necessary to ensure that the adverse effects to the aquatic environment
are minimal.
(c) Compensatory mitigation at a minimum one -for -one ratio will be required for all wetland
impacts requiring a PCN, unless the District Engineer determines in writing that some other
form of mitigation would be more environmentally appropriate and provides a project -specific
waiver of this requirement. Consistent with National policy, the District Engineer will establish
a preference for restoration of wetlands as compensatory mitigation, with preservation used
only in exceptional circumstances.
(d) Compensatory mitigation (i.e., replacement or substitution of aquatic resources for those
impacted) will not be used to increase the acreage losses allowed by the acreage limits of some
of the NWPs. For example, \1/4\-acre of wetlands cannot be created to change a \3/4\-acre loss
of wetlands to a \I/2\-acre loss associated with NWP 39 verification. However, \I/2\-acre of
created wetlands can be used to reduce the impacts of a \1/2\-acre loss of wetlands to the
minimum impact level in order to meet the minimal impact requirement associated with
NWPs.
(e) To be practicable, the mitigation must be available and capable of being done considering
costs, existing technology, and logistics in light of the overall project purposes. Examples of
mitigation that may be appropriate and practicable include, but are not limited to: reducing the
size of the project; establishing and maintaining wetland or upland vegetated buffers to protect
open waters such as streams; and replacing losses of aquatic resource functions and values by
creating, restoring, enhancing, or preserving similar functions and values, preferably in the
same watershed.
(f) Compensatory mitigation plans for projects in or near streams or other open waters will
normally include a requirement for the establishment, maintenance, and legal protection (e.g.,
easements, deed restrictions) of vegetated buffers to open waters. In many cases, vegetated
buffers will be the only compensatory mitigation required. Vegetated buffers should consist of
native species. The width of the vegetated buffers required will address documented water
quality or aquatic habitat loss concerns. Normally, the vegetated buffer will be 25 to 50 feet
wide on each side of the stream, but the District Engineers may require slightly wider
vegetated buffers to address documented water quality or habitat loss concerns. Where both
wetlands and open waters exist on the project site, the Corps will determine the appropriate
compensatory mitigation (e.g., stream buffers or wetlands compensation) based on what is best
for the aquatic environment on a watershed basis. In cases where vegetated buffers are
determined to be the most appropriate form of compensatory mitigation, the District Engineer
may waive or reduce the requirement to provide wetland compensatory mitigation for wetland
impacts.
(g) Compensatory mitigation proposals submitted with the "notification" may be either conceptual
or detailed. If conceptual plans are approved under the verification, then the Corps will
condition the verification to require detailed plans be submitted and approved by the Corps
prior to construction of the authorized activity in waters of the US.
(h) Permittees may propose the use of mitigation banks, in -lieu fee arrangements or separate
activity -specific compensatory mitigation. In all cases that require compensatory mitigation,
the mitigation provisions will specify the party responsible for accomplishing and/or
complying with the mitigation plan.
20. Spawning Areas. Activities, including structures and work in navigable waters of the United States
or discharges of dredged or fill material, in spawning areas during spawning seasons must be
avoided to the maximum extent practicable. Activities that result in the physical destruction (e.g.,
excavate, fill, or smother downstream by substantial turbidity) of an important spawning area are not
authorized.
21. Management of Water Flows. To the maximum extent practicable, the activity must be designed
maintain preconstruction downstream flow conditions (e.g., location, capacity, and flow rates).
Furthermore, the activity must not permanently restrict or impede the passage of normal or expected
high flows (unless the primary purpose of the fill is to impound waters) and the structure or
discharge of dredged or fill material must withstand expected high flows. The activity must, to the
maximum extent practicable, provide for retaining excess flows from the site, provide for
maintaining surface flow rates from the site similar to preconstruction conditions, and provide for
not increasing water flows from the project site, relocating water, or redirecting water flow beyond
preconstruction conditions. Stream channelizing will be reduced to the minimal amount necessary,
and the activity must, to the maximum extent practicable, reduce adverse effects such as flooding or
erosion downstream and upstream of the project site, unless the activity is part of a larger system
designed to manage water flows. In most cases, it will not be a requirement to conduct detailed
studies and monitoring of water flow.
This condition is only applicable to projects that have the potential to affect waterflows. While
appropriate measures must be taken, it is not necessary to conduct detailed studies to identify such
measures or require monitoring to ensure their effectiveness. Normally, the Corps will defer to state
and local authorities regarding management of water flow..
22. Adverse Effects From Irnnoundments. If the activity, including structures and work in navigable
waters of the United States or discharge of dredged or fill material, creates an impoundment of
water, adverse effects on the aquatic system caused by the accelerated passage of water and/or the
restriction of its flow shall be minimized to the maximum extent practicable.
23. Waterfowl Breeding Areas. Activities, including structures and work in navigable waters of the
United States or discharges of dredged or fill material, into breeding areas for migratory waterfowl
must be avoided to the maximum extent practicable.
24. Removal of Temporary Fills. Any temporary fills must be removed in their entirety and the affected
areas returned to their preexisting elevation.
25. Designated Critical Resource Waters. Critical resource waters include, NOAA-designated marine
sanctuaries, National Estuarine Research Reserves, National Wild and Scenic Rivers, critical habitat
for Federally listed threatened and endangered species, coral reefs, State natural heritage sites, and
outstanding national resource waters or other waters officially designated by a State as having
particular environmental or ecological significance and identified by the District Engineer after
notice and opportunity for public comment. The District Engineer may also designate additional
critical resource waters after notice and opportunity for comment.
(a) Except as noted below, discharges of dredged or fill material into waters of the United States
are not authorized by NWPs 7, 12, 14, 16, 17, 21, 29, 31, 35, 39, 40, 42, 43, and 44 for any
activity within, or directly affecting, critical resource waters, including wetlands adjacent to
such waters. Discharges of dredged or fill materials into waters of the United States may be
authorized by the above NWPs in National Wild and Scenic Rivers if the activity complies
with General Condition 7. Further, such discharges may be authorized in designated critical
habitat for Federally listed threatened or endangered species if the activity complies with
General Condition 11 and the U.S. Fish and Wildlife Service or the National Marine Fisheries
Service has concurred in a determination of compliance with this condition.
(b) For NWPs 3, 8, 10, 13, 15, 18, 19, 22, 23, 25, 27, 28, 30;33, 34, 36, 37, and 38, notification is
required in accordance with General Condition 13, for any activity proposed in the designated
critical resource waters including wetlands adjacent to those waters. The District Engineer
may authorize activities under these NWPs only after he determines that the impacts to the
critical resource waters will be no more than minimal.
26. Fills Within 100-Year Floodplains. For purposes of this general condition, 100-year floodplains will
be identified through the Federal Emergency Management Agency's (FEMA) Flood Insurance Rate
Maps or FEMA-approved local floodplain maps.
(a) Discharges in Floodplain; Below Headwaters. Discharges of dredged or fill material into
waters of the US within the mapped 100-year floodplain, below headwaters (i.e. five cfs),
resulting in permanent above -grade fills, are not authorized by NWPs 39, 40, 42, 43, and 44.
(b) (b) Discharges in Floodway; Above Headwaters. Discharges of dredged or fill material into
waters of the US within the FEMA or locally mapped floodway, resulting in permanent above -
grade fills, are not authorized by NWPs 39, 40, 42, and 44.
(c) The permittee must comply with any applicable FEMA-approved state or local floodplain
management requirements.
27. Construction Period. For activities that have not been verified by the Corps and the project was
commenced or under contract to commence by the expiration date of the NWP (or modification or
revocation date), the work must be completed within 12-months after such date (including any
modification that affects the project). For activities that have been verified and the project was
commenced or under contract to commence within the verification period, the work must be
completed by the date determined by the Corps. For projects that have been verified by the Corps,
an extension of a Corps approved completion date maybe requested. This request must be submitted
at least one month before the previously approved completion date.
Further Information:
1. District engineers have authority to determine if an activity complies with the terms and
conditions of an NWP.
2. NWPs do not obviate the need to obtain other Federal, State, or local permits, approvals, or
authorizations required by law.
3. NWPs do not grant any property rights or exclusive privileges.
4. NWPs do not authorize any injury to the property or rights of others.
5. NWPs do not authorize interference with any existing or proposed Federal project.
Section 401 Water Quality Conditions. No additional permit wil be required except in the
following cases:
1. When compensatory mitigation is in the form of the purchase of mitigation bank credits and the
bank is not located within the same hydrologic unit or an adjacent hydrologic unit within the same
river watershed as the impacted site by the Hydrologic Unit Map of the United States, 1980, unless
the conditions listed in Section 62.144.15:5E of the Code of Virginia relating to bank and impact
type and location are met.
2. When compensatory mitigation involves only the preservation of wetlands and/or wetland or
upland vegetated buffers without accompanying creation or restoration of wetlands or the purchase
of mitigation bank credits, or does not meet the goal of no net loss of wetland acreage and function.
3. For the location of a stormwater management facility in perennial stream or in oxygen or
temperature impaired waters.
4. For impacts to perennial streams in excess of 500 linear feet and for impacts to intermittent
streams in excess of 1500 linear feet.
5. For any water withdrawal project.
U.S. Army Corps
Of Engineers
Norfolk District
CERTIFICATE OF COMPLIANCE
WITH
U.S. ARMY CORPS OF ENGINEERS' PERMIT
Permit Number: 03-BO398
Name of Permittee: Centex Homes
Date of Issuance: September 29, 2003
Permit Type: Nationwide permit 43
Within 30 days of completion of the activity authorized by this
permit, sign this certification and return it to the following
address:
U.S. Army Corps of Engineers - Norfolk District
Northern Virginia Field Office
Attn: Mr. Ronald H. Stouffer, Jr.
18139 Triangle Plaza, Suite 213
Dumfries, Virginia 22026
Please note that your permitted activity is subject to a
compliance inspection by an U.S. Army Corps of Engineers
representative. If you fail to comply with this permit you are
subject to permit suspension, modification or revocation.
I hereby certify that the work authorized by the above referenced
permit has been completed in accordance with the terms and
conditions of the said permit.
Signature of Permittee
Date
October 6, 2003
ti
Dove and Associates, Inc.
Attention: Mr. Aaron Hoover
P.O. Box 2033
Winchester, VA 22604
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
RE: Wakeland Manor, Phase 2: Second Subdivision Design Plan
Dear Mr. Hoover:
The Subdivision Design Plan for Wakeland Manor, Phase II, received by our office on October 2,
2003, is approvable, however, our department has not received copies of the agency comments from
VDOT and the Frederick County Inspections Department. In addition to these review comments,
before we can sign the Subdivision Design Plan, we also will require a copy of the approved
wetlands disturbance permit. Once we receive copies of these items, please provide us with 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.
I am returning the two copies of the plan that you re -submitted because they have not been signed
by the owners.
Sincerely,
Candice E. Mills
Planner I
CEM/PTD/bad
Enclosure
cc: Stephen Plescoe, Centex Homes
U:TandiceW Reviews\Wake1and—phase2_app.wpd
107 North Kent Street • Winchester, Virginia 22601-5000
rwft
EWE
COUN W i
Department of Planning and Development
540/665-5651
October 6, 2003
Dove and Associates, Inc.
Attention: Mr. Aaron Hoover
P.O. Box 2033
Winchester, VA 22604
RE: Wakeland Manor, Phase 2: Second Subdivision Design Plan
Dear Mr. Hoover:
The Subdivision Design Plan for Wakeland Manor, Phase II, received by our office on October 2,
2003, is approvable, however, our department has not received copies of the agency comments from
VDOT and the Frederick County Inspections Department. In addition to these review comments,
before we can sign the Subdivision Design Plan, we also will require a copy of the approved
wetlands disturbance permit. Once we receive copies of these items, please provide us with 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.
I am returning the two copies of the plan that you re -submitted because they have not been signed
by the owners.
Sincerely,
Candice E. Mills
Planner I
CEM/PTD/bad
Enclosure
Xq. ephen Plescoe, Centex Homes
UACandice\SD Reviews\Wake1and_phase2_app.wpd
107 North Kent Street • Winchester, Virginia 22601-5000
DOVE
M7
& ASSOCIATES P.O. BOX 2033 WINCHESTER, VIRGINIA 22604 (540) 667-1103 FAX (540) 722-3095
• ENGINEERS
• PLANNERS
• SURVEYORS
• INSPECTIONS
10-71no� • •LLG
Dep"tment of Pig
Department of Planning
107 North Kent Street
Winchester, Virginia 226M
RE: Wakeland Manor Phase 2 subdivision revised
Dear Mr. Davenport:
Please find attached two (2) copies of the revised Wakeland Manor Phase 2 subdivision site plans for
approval According to our records, we have received all of the subdivision comments from the review
agencies. The following is a summary of our response based on your comments dated September 9,
2003.
Department of Planning and Development Comments
Comment 1: The vicinity map must be a scale of 1ZW and illustrate roads, properties and
subdivisions within 1,000 feet of the project.
Response: We have revised the scale of the vicinity map.
Comment 2: In the area tabulation for Phase 2, give the open space area in acres.
Response: We have modified the area tabulation table and added an additional column to indicate
the open space in acres.
Comment 3: Provide legal references for all existing easements as indicated. Label all proposed
easements and easement widths as indicated
Response: We have added the additional notes to the site plan
Comment 4: Provide the landscaping alternative per section 165-36. On sheet 6 of 31, you have a lot
landscaping detail and some of the acceptable street tree types: however, you need to state what type of
landscaping alternative ahs been chosen for this phase. If the street tree alternative has been chosen,
you need to specify this as well as provide a detailed description of this option
DOVE
& ASSOCIATES P.O. BOX 2033 WINCHESTER, VIRGINIA 22604 (540) 667-1103 FAX (540) 722-3095
• ENGINEERS
• PLANNERS
-SURVEYORS
• INSPECTIONS
Response: The original landscaping detail has been modified to reflect the street tree landscaping
detail per the Frederick County ordinance.
Comment S. On sheet 2 of 31, label the existing pond and include and label the other existing pond in
Phase 4.
Response: The exdsting ponds have been labeled.
Comment 6: Label all future phases and sections of the development.
Response: Additional labels have been added to the site drawings.
Comment 7. On sheet 3 of 31, there is text on the bottom left side that is illegible.
Response: The overprint has been corrected.
Comment & On the SDP there appears to be wetlands on the property, does the disturbance of these
wetlands require permits.
Response: Yes, an environmental specialist has been onsite and delineated the wetlands for the said
property. The Wetland delineations are on the revised site plan and the permit has been applied for
and we anticipate receiving the approved permit next week.
If any questions or comments should arise, please contact this office.
Aaron Hoover,
Project Engineer
FA
4%
FINAL PLAT CHECKLIST
IFrhe subdivider shall be required to submit a deed of dedication, a
copy of all covenants and restrictions, an estimate of all public
improvements, all required guaranties for improvements and all
final plats to the Subdivision Administrator. All final plats
shall be drawn to a scale acceptable to the Subdivision
Administrator. The following checklist is provided to assist the
applicant in ensuring that all required information is provided.
The form must be completed and submitted with the application and
other required subdivision materials. If any of the items listed
below are not included with the materials submitted, your
application will not be considered complete and will not be
accepted for filing. Check with the planning staff if you feel
some element on the list does not apply to your situation. All
plats shall contain the following information:
title ( "Final Subdivision Plat for '!!1 fC EL N1J
page number and total pages on each page.
vicinity map [scale of one to two thousand (1:2,000))
showing all roads, properties and subdivisions within one
thousand (1,000) feet of the subdivision.
written and graphic scale.
day, month and year plan prepared and revised.
North arrow.
parcel identification number (PIN) of parent tract.
name of Magisterial District in which subdivision is
located.
zoning and use of all land to be subdivided and all
adjoining land.
LI _ _ boundary survey of all lots, parcels and rights -of -way
showing bearings to the nearest degree, minute and second
and listing distances to the nearest one -hundredth
(1/100) of a foot.
names of owners of all adjoining properties and deed book
and page number references for each adjoining parcel.
LZ area of each lot and parcel, the total area of the
subdivision and the total area in lots.
13
location and area of each parcel of common open space and
the total area of common open space.
location, names and right-of-way widths of existing and
planned roads, streets and shared private driveways
adjacent to and on the property.
existing or proposed utilities, utility easements and
other easements with dimensions and location.
existing and proposed drainage easements with dimensions
and locations.
location of floodplain limits.
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.
location of proposed buffers.
location and description of monuments and markers.
location of any grave, object or structure marking a
place of burial on the land to be subdivided.
certification by a registered engineer or surveyor
qualified to practice in the State of Virginia, verifying
the accuracy of the plat.
signature of the owner, proprietors or trustees
certifying ownership of the property and that the
subdivision is with their free consent -arid --desires.
✓ a notary statement certifying the signature of the owner,
proprietors or trustees.
!/ signature --lines, for the Subdivision Administrator and
relevant reviewing agencies.
mAA 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.
14
CHECKLIST
FOR
SUBDIVISION FINAL PLATS
A. The title of the subdivision ("Final Plat for........")
h A.A. Notarized owner's certification IAW 15.1-477 COV.
✓ B. The page number and total pages on each page.
_ 1 (� C. Vicinity Map (Scale 1:2, 000) showini/Irl-,oads, properties
and subdivisions within l,0 0 feet.
✓ D. A written and graphic scale.
✓ E. Day, month and year plan prepared and revised.
✓ F. North Arrow.
✓
G.
Magisterial District in which
the subdivision is located.
XH.
Zoni/na and
e of land to be
subdivided and adjoining
anI d.
I.
Boundary
survey of all lots,
parcels and rights -of -way.
X
J.
Names of
owners of adjoining
properties with deed book
and page
number references.
✓
K.
Area of
each lot, total area
of subdivision and area in
lots.
✓
L.
Location
and area of each parcel
of open space and total
area of
open space.
M. Location, names and ROW widths of existing and planned
roads, streets and shared private driveways adjacent to
and on the property.
N. Existing and proposed utilities, utility easements arld
other easements with dimensions. ✓S0A,4e- 176f CCbt(ed
O. Existing and proposed drainage easements with dimensions
and locations. SprV%t /70-f (gJ>,,teal
P. Location of flood plain limits.
Q. Location of land to be dedicated or reserved for public
use.
R. Location of required setback lines on each lot.
V,6fn�-%ncwd-L or\
S. Location of proposed recreational areas.
Page 2
Subdivision Plat Checklist
T. Location Q of proposed buffers.
U. Location and description of monuments and markers.
V. Certified by registered engineer or surveyor.
x W. Notarized signature of the owner.
X. Signature lines as required.
Y. Statement listing all requirements and conditions placed
on the land resulting from conditional zoning.
Z. Indication of the portion of the allowable density from
the parent tract which is to be allocated to each parcel
resulting from the subdivision.
R - way
� /ZCV
ICJ COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 665-6395
September 10, 2003
Dove and Associates, Inc.
Attention: Mr. Ed Dove
P.O. Box 2033
Winchester, VA 22604
RE: Wakeland Manor, Phase 2:
Preliminary Final Plats Review
Dear Mr. Dove:
I have had the opportunity to review the preliminary final plats for Wakeland Manor, Phase 2,
received by our office on August 29, 2003. I offer the following comments:
1. On Page 1 of 24, the vicinity map must show roads, properties, subdivision names and the
scale should be 1:2000.
2. On all plats, include entire road sections so that multiple plats are not needed to see what
individual road sections look like.
3. Include a plat that has the entire open space lot depicted on it, if it needs to be at a smaller
scale, then please do so.
4. Include all setback numbers on all lots.
5. Merge the setback lines of lots 10, 22 and 29 with the easements.
6. On Page 3 of 24, label all future phases and roads.
7. On Page 7, 9, 12, 13, 14, 15, 18, 20, 21, 22, 23, and 24 label all future phases.
8. On Page 7, 8 and 9, provide legal references, zoning and use for all adjoining properties.
9. Label all easements and provide easement width as indicated.
10. On Page 13, state that Cheltenham Drive will be extended with Phase 3.
11. On Page 16 there is a 20' easement labeled as a storm sewer easement, on the SDP this
easement is labeled as a storm, drain easement, please change this to be consistent with the
SDP.
12. On Page 18, state that Craig Drive is to be extended with the appropriate Phase.
13. On Page 18, the buffer easement needs to be labeled as a road efficiency easement.
14. On Page 18, extend the 20' sanitary sewer easement to reflect what is depicted on the SDP.
15. On Page 22, change the 20' water line easement to water main easement to reflect what is
depicted on the SDP.
107 North Kent Street • Winchester, Virginia 22601-5000
Dove and Associates, Inc.
Attention: Mr. Ed Dove
RE: Wakeland Manor, Phase 2: Preliminary Final Plats Review
September 9, 2003
Page 2
16. On Page 22, include the entire road sections for that part of Wilton Lane and Cheltenham
Drive.
17. On Page 23, label the future Keverne Court and Cheltenham Drive.
18. On Page 24, label the future Warrior Drive.
19. On Page 24, remove or clarify the text under the graphic scale.
I am returning the preliminary copy of the preliminary final plats to make the necessary revisions.
Before the final plats are officially approved by this office, the Subdivision Design Plan needs to be
approved. We also reserve the right to make more comments after the Subdivision Design Plan has
been approved. If you have any questions, please feel free to call.
Sincerely,
Candice E. Mills
Planner I
CEM/bad
Enclosure
UTandice\SD Reviews\WakelandManor_finalplat_review.wpd
COUNTY of FREDERICK
Department of Planning and Development
. 540/665-5651
FAX: 540/ 665-6395
September 9, 2003
Dove and Associates, Inc.
Attention: Mr. Ed Dove
P.O. Box 2033
Winchester, VA 22604
RE: Wakeland Manor, Phase 2: Second Subdivision Design Plan Review
Dear Mr. Dove:
I have had the opportunity to review the revised Subdivision Design Plan (SDP) for Wakeland Manor, Phase
2 received by our office August 29, 2003 . Please address the following comments:
1. The vicinity map must be at a scale of 1:2000 and illustrate roads, properties and subdivisions
within 1,000 feet of the project.
✓ 2. In the area tabulation for Phase 2, give the open space area in acres.
3. Provide legal references for all existing easements as indicated. Label all proposed easements and
easement widths as indicated.
4. Provide the landscaping alternative per § 165-36. On Sheet 6 of 31, you have a lot landscaping detail
and some of the acceptable street tree types; however, you need to state what type of landscaping
alternative has been chosen for this phase. If the street tree alternative has been chosen, you need
to specify this as well as provide a detailed description of this option.
5. On Sheet 2 of 31, label the existing pond and include and label the other existing pond in Phase 4.
6. Label all future phases and sections of the development.
✓' 7. On Sheet 3 of 31, there is text on the bottom left side that is illegible.
/ 8. On the SDP there appears to be wetlands on the property, does the disturbance of these wetlands
require permits?
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,
_e� �pL..'-aw
Candice E. Mills, Planner I
CEM/bad
Enclosure
,--�tephen Plescoe, Centex Homes
UACandice\SD Reviews\Wakeland Manor Phase 2 SDP_2nd_review.wpd
107 North Kent Street • Winchester, Virginia 22601-5000
y .N.
i
f,
r�®
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
EDINBURG RESIDENCY
Philip A. Shucet 14031 OLD VALLEY PIKE
COMMISSIONER EDINBURG, VA 22824
September 5, 2003
Mr. Aaron Hoover, Project Engineer
Dove & Associates
P. O. Box 2033
Winchester, VA 22604
Ref: Wakeland Manor, Phase 2
Route 756, Macedonia Church Road
Frederick County
Dear Aaron:
JERRYA. COPP
RESIDENT ENGINEER
TEL (540) 984-5600
FAX (540) 984-5607
This is to acknowledge receipt of your revised plans dated August 29, 2003 for the referenced
project. The plans appear satisfactory and are approved. Please advise the developer
accordingly. Please provide seven (7) sets of approved construction plans with signed seal
for VDOT distribution.
I offer the following comments:
• A preconstruction conference be held by the engineer and/or developer with the attendance of
the contractor, various County agencies and VDOT prior to initiation of work.
• Materials used and method of construction shall apply to current observed VDOT Road &
Bridge Specifications applicable during construction of this development.
• Our review and comments are general in nature. Should conditions in the field exist such
that additional measures are warranted, such measures shall be completed to the satisfaction
of the Department prior to inclusion into the Secondary Road System.
• Attached is a copy of the minimum requirements and information needed prior to acceptance
of subdivision streets into the Secondary System. This is the responsibility of the developer.
• All drainage is to be carried within the right-of-way in ditch lines or gutters along the street to --
a pipe or drainage easement. —
VirginiaDOT.org
WE KEEP VIRGINIA MOVING
Mr. Aaron Hoover
'Ref: Wakeland Manor, Phase 2
September 5, 2003
Paee Two
• The contractor shall notify VDOT when work is to begin or cease for any undetermined
length of time. VDOT will also require 48 hours notice for inspections.
• The appropriate land use permits shall be obtained before any work is performed on the
State's right-of-way. The permit is issued by this office and will require a minimum
processing fee, surety bond coverage, and the salary & expenses of a State assigned Inspector.
• If mailboxes are to be placed along the roadway fronting lots, a minimum of 4' shall be
between the edge of pavement and the front of mailbox as shown on the attached sketches
and VDOT Standard RFD-1.
• 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. (Resource MUTCD 2000.)
• 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.
• Please note this approval is predicated upon VDOT improvements being performed as called
out by proffer or as required by VDOT to be necessary to accommodate the added volumes of
traffic utilizing VDOT facilities.
Should you need additional information, do not hesitate to call.
Sincerely,
,gaMA/ 0 0
I AL
Barry J. Sweitzer, Trans. oadway Engine
For: Lloyd A. Ingram, Transportation Engineer
BJS/rf
Attachments
xc: Mr. Dave Heironimus, Mr. Jeremy Camp
09/05/2003 08:56 5407223095 PAGE 02
REQUEST FOR SUBDIVISION COMMENTS
j
Virginia Department of Transportation
Attn: Resident Engineer
14031 Old Valley Pike
Edinburg, Virginia 22824
(540) 984-5600
The local office of the Transportation Department is located at 2275 Northwestern Pike in
Winchester if you prefer to hand deliver this form.
Applicant's name, address and phone number:
Dgp. e - -s
Name of development and/or description of the request:
Location:
Va. Dept. of Transportation Comments:
to have significant measurable impact on Route
Road,the vDOT facility which would provide access o e p This
section of street is currently not in the State's Secondary Road System. inage
features must meet State requirements it the sumt Is to be aljg'bjeer—aeFeptanEe A rnmpipte set of
construction plansSee A-aFhed letter from VDOT dated September 5, 2003
VDOT Signature and Date:
(NOTICE TO RESIDENT ENGINEER*PLEASE RETURN THIS FORM TO APPLICANT.)
NOTICE TO APPLICANT
It is your responsibility to complete this form as accurately as possible in order to assist the agency
with their review. Also, please attach two (2) copies of your application form, location rnap and all
other pertinent information.
` /
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 " "&,krnd M12alr I' (IZ1i
with a notation of all previous names of the subdivision.
ik'� original property identification number.
✓ page number and total pages on eachpage.
✓ name of the owner and/or subdivider
vicinity map [scale of one to two thousand 1:2000
✓showing all roads, properties and subdivisions within one
thousand (1000) feet of the subdivision.
✓ written and graphic scale.
day, month and year plan prepared and revised.
✓ North arrow.
✓ name of the Magisterial District where located.
zoning of all land to be subdivided.
✓ boundary survey of all lots, parcels and rights -of -way
showing bearings to the nearest minute and distances to
the nearest one-hundreth (1/100) of a foot.
✓ topography shown at a contour interval acceptable to the
Subdivision Administrator but in no case greater than
five (5) feet.
_ names of owners, zoning and use of all adjoining
properties and deed book and page number references for
each adjoining parcel.
proposed use of each lot, with the number of lots in each
use category.
✓ area of each lot and parcel, the total area of the
subdivision and the total area in lots.
10
e 6(45i-i(\c) �� 1+$,,
�n ►-P- nags_ 7
• Bo' --F,>
On
Zo .
�' ✓ �/'� o S'u+ ova �
�AX_,Ak-
y
location and area of each parcel of common open space and
the total area of common open space. ACXIS - pn(y Y)otcx Sq,�-t.
✓ locat/ion, name , right-of-way widths and class cations
of existing and plan roads, streets and shared private
driveways adjacent to and on the property.
existing or proposed utilities, sewer and water lines
ES
manholes, fire hydrants and easements. Somc v
X
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.
/
V
locations, dimensions and cross sections of existing and
proposed sidewalks and walkways.
Xlocation
of environmental features including floodplain,
steep slopes, wetlands, sinkholes, woodlands and natural
stormwater detention areas. Po c\,, k . c,arc . y
names of all streams and bodies of water, including all
_
one -hundred -year flood limi-T-as mapped by FEMA.
✓
location of all land to be dedicated or reserved for
public use.
✓
location of required setback lines on each lot.
�✓
location of proposed recreational areas and facilities.
location of proposed buffers and screening with design
details, locations and types of plants and screening.
proposed landscaping with location and types of plants.
certification by an engineer, surveyor or other qualified
professional of the accuracy of the plat.
V
_ signature of the owner or principals certifying ownership
of the property.
statement listing all requirements and conditions placed
on the land included in the subdivision resulting from
approval of conditional zoning or a conditional use
permit.
signature line for the Subdivision Administrator.
icy - 2,
cc: C iu
12
REQUEST FOR SUBDIVISION COMMENTS
Frederick County Inspections Department
Attn: Building Official
107 North Kent Street
Winchester, Virginia 22601
(540) 665-5650
The Frederick County Inspections Department is located at 107 North
Kent Street, 4th Floor of the County Administration Building in
Winchester, if you prefer to hand deliver this review.
Applicant's name, address and phone number:
Name of development and/or description of the request:
Location:
Inspection Department Comments:
Code Administrator Signature & Date:
(NOTICE TO INSPECTIONS DEFT.*PLEASE
NOTICE TO APPLICANT
S FORM
It is your responsibility to complete this form as accurately as
possible in order to assist the agency with their review. Also,
please attach a copy of your application form, location map and all
other pertinent information.
` RECEIVED
juN, , 1 t003
FREDERICK COUNTY
MUC WORK & INSPECH08
1
a
Dwellings shall comply with The Virginia Uniform statewide Building Code and section 310, use
group R (Residential) of the BOCA National Building Code/1996 and The CABO One and Two
Family Dwelling Codef1995.
r r ILLIAMSBURG
ENVIRONMENTAL
ROUP, INC.
8G
Environmental Consultants
LETTER OF TRANSMITTAL
Attn: Stephen T. Plescow, P.E. Date:
6-2-03
To: 14121 Parke Long Court Project #:
1708
Suite 201
Wakeland Manor
Chantilly Virginia 20151
Reference:
Nationwide Permit
From: Loretta Cummings
Sr. Regulatory Specialist
Williamsburg Environmental Group,lnc.
WE ARE SENDING YOU:
❑ Plans
❑ Prints
❑ Copies
❑ Contracts
❑ Literature
❑ Report
❑ Samples
❑ Letters
X Other: Permit
REASON:
❑ As per your request
❑ For your signature
❑For your review/comments
® For your use/files
❑ Other:
SENT BY:
X Mail
❑ Overnight Carrier:
❑ Courier:
❑ Other:
COPIES
DATED
DESCRIPTION
1
5-29-03
Nationwide Permit # 33.
Notes: `
Attached is a copy of the Nationwide Permit #33 for the Wakeland Manor Section 2.
Lor a Cummings
L:\1700s\1708-Wakeland Manor\Regulatory\PCN Transmittal to client.doc --
46030 Manekin Plaza, Suite 160 • Sterling, Virginia 20166-9807 • (703) 406-1390 • FAX (703) 406-1385
U.S. Army Corps of Engino Norfolk District May 29, 2003
Northern Virginia Field Offi, ra i MAY 2003 Ili
1 I 18139 Triangle Plaza, Suite 213
Dumfries, VA 22026 (1
Project Number: 03-BO322 Waterway: Opequon Creek tributary
1. Participant: 2. Authorized Agent:
Centex Homes Williamsburg Environmental Group, Inc.
Attn: Mr. Stephen Plescow Attn: Ms. Loretta Cummings
Suite 201 Suite 160
14121 Parke Long Court 46030 Manekin Plaza
Chantilly, VA 20151 Sterling, VA 20166-9807
3. Project Location:
The project is located on an approximately 24.41-acre parcel adjacent to Macedonia Church Road (Route 642), 1.0 mile
east of Aylor Road (Route 647) near Stephens City in Frederick County, Virginia.
4. Project Description:
The project consists of the discharge of fill material into waters of the United States associated with the construction a
temporary road crossing. The project is called Wakeland Manor Phase 2.
5. Findings
This is in reference to your request to perform work in the waters of the United States as described above. This
activity has been reviewed and found to satisfy the criteria contained in the Corps Nationwide Permit Number (33),
attached. (The Corps Nationwide Permits were published in the Federal Register (67 FR 2020) on January 15, 2002 as
corrected by Federal Register (67 FR 6692) on February 13, 2002 and Federal Register (67 FR 8579) on February 25,
2002 and the regulations governing their use can be found in 33 CFR 330 published in Volume 56, Number 226 of the
Federal Register dated November 22, 1991.)
Provided the enclosed conditions are met, an individual Department of the Army Permit will not be required. In
addition, the Virginia Department of Environmental Quality has provided 401 certification for Nationwide Permit Number
(33). You may contact the Virginia Marine Resources Commission at (757) 247-2200 for further information concerning
their permit requirements.
Enclosed is a "compliance certification" form, which must be signed and returned within 30 days of completion of the
project, including any required mitigation. Your signature on this form certifies that you have completed the work in
accordance with the nationwide permit terms and conditions.
This verification is valid for until March 18, 2007, unless the Norfolk District Engineer uses discretionary authority to
modify, suspend or revoke this verification. The Chief of Engineers will periodically review the nationwide permits and
their conditions and will decide to either modify, reissue or revoke the permits. If the nationwide permit verified in this
letter is reissued without modification or if your activity complies with any subsequent nationwide permit, the expiration
date of this verification will not change. However, if the nationwide permit verified in the letter is modified or revoked so
that the activity listed above would no longer be authorized and you have commenced or are under contract to commence
the work, you will have twelve months from the date of that permit change to complete the activity. Activities completed
under the authorization of a nationwide permit which was in effect at the time the activity was completed continue to be
authorized by that nationwide permit. It is your responsibility to remain informed of changes to the nationwide permits.
We will issue a special public notice announcing any changes to the nationwide permits when they occur.
3. Corps Contact: Mr. Ron Stouffer at 703-221-6967
�
ce F. Williams
.O FL 13 REVISED DEC 90 Chief, Northern Virginia Regulatory Section
Nationwide Permit (33) Temporary Construction, Access and
Dewatering (3/18/2002)
Temporary structures, work and discharges, including cofferdams, necessary for
construction activities or access fills or dewatering of construction sites; provided
that the associated primary activity is authorized by the Corps of Engineers or the
U.S. Coast Guard, or for other construction activities not subject to the Corps or U.S.
Coast Guard regulations. Appropriate measures must be taken to maintain near
normal downstream flows and to minimize flooding. Fill must be of materials and
placed In a manner that will not be eroded by expected high flows. The use of
dredged material may be allowed if it is determined by the District Engineer that it
will not cause more than minimal adverse effects on aquatic resources. Temporary
fill must be entirely removed to upland areas following completion of the
construction activity and the affected areas restored to the pre -project conditions.
Cofferdams cannot be used to dewater wetlands or other aquatic areas so as to
change their use. Structures left In place after cofferdams are removed require a
section 10 permit if located In navigable waters of the United States. (See 33 CFR
part 322). The permittee must notify the district engineer In accordance with the
"Notification" general condition. The notification must also include a restoration
plan of reasonable measures to avoid and minimize impacts to aquatic resources.
The District Engineer will add special conditions, where necessary, to ensure that
adverse environmental impacts are minimal. Such conditions may include: limiting
the temporary work to the minimum necessary; requiring seasonal restrictions;
modifying the restoration plan; and requiring alternative construction methods (e.g.
construction mats in wetlands where practicable). (Sections 10 and 404)
GENERAL CONDITIONS:
The following general conditions must be followed in order for any authorization by a NWP to be valid:
1. Navigation. No activity may cause more than a minimal adverse effect on navigation.
2. Proper Maintenance. Any structure or fill authorized shall be properly maintained, including
maintenance to ensure public safety.
3. Soil Erosion and Sediment Controls. Appropriate soil erosion and sediment controls must be used
and maintained in effective operating condition during construction, and all exposed soil and other
fills, as well as any work below the ordinary high water mark or high tide line, must be permanently
stabilized at the earliest practicable date. Permittees are encouraged to perform work within waters
of the United States during periods of low -flow or no -flow.
4. Aquatic Life Movements. No activity may substantially disrupt the necessary life -cycle movements
of those species of aquatic life indigenous to the waterbody, including those species which normally
migrate through the area, unless the activity's primary purpose is to impound water. Culverts placed
in streams must be installed to maintain low flow conditions.
5. E ui ment. Heavy equipment working in wetlands must be placed on mats, or other measures must
be taken to minimize soil disturbance.
6. Regional and Case -By -Case Conditions. The activity must comply with any regional conditions
which may have been added by the division engineer (see 33 CFR 330.4(e)) and with any case
specific conditions added by the Corps or by the State or tribe in its Section 401 water quality
certification and Coastal Zone Management Act consistency determination.
7. Wild and Scenic Rivers. No activity may occur in a component of the National Wild and Scenic
River System; or in a river officially designated by Congress as a "study river" for possible inclusion
in the system, while the river is in an official study status; unless the appropriate Federal agency,
with direct management responsibility for such river, has determined in writing that the proposed
activity will not adversely affect the Wild and Scenic River designation, or study status. Information
on Wild and Scenic Rivers may be obtained from the appropriate Federal land management agency
in the area (e.g., National Park Service, U.S. Forest Service, Bureau of Land Management, U.S. Fish
and Wildlife Service).
8. Tribal Rights. No activity or its operation may impair reserved tribal rights, including, but not
limited to, reserved water rights and treaty fishing and hunting rights.
9. Water Quality. (a) In certain States and tribal lands an individual 401 water quality certification
must be obtained or waived (See 33 CFR 330.4(c)).
(b) For NWPs 12, 14, 17. 18, 32, 39, 40, 42, 43, and 44, where the State or tribal 401 certification
(either generically or individually) does not require or approve a water quality management plan, the
permittee must include design criteria and techniques that will ensure that the authorized work does
not result in more than minimal degradation of water quality (or the Corps determines that
compliance with state or local standards, where applicable, will ensure no more than minimal
adverse effect on water quality). An important component of water quality management includes
stormwater management that minimizes degradation of the downstream aquatic system, including
water quality (refer to General Condition 21 for stormwater management requirements). Another
important component of water quality management is the establishment and maintenance of
vegetated buffers next to open waters, including streams (refer to General Condition 19 for vegetated
buffer requirements for the NWPs).
10. Coastal Zone Manayement. In certain states, an individual state coastal zone management
consistency concurrence must be obtained or waived (see 33 CFR 330.4(d)).
11. Endangered Species. (a) No activity is authorized under any NWP which is likely to jeopardize the
continued existence of a threatened or endangered species or a species proposed for such
designation, as identified under the Federal Endangered Species Act, or which will destroy or
adversely modify the critical habitat of such species. Non-federal permittees shall notify the District
Engineer if any listed species or designated critical habitat might be affected or is in the vicinity of
the project, or is located in the designated critical habitat and shall not begin work on the activity
until notified by the District Engineer that the requirements of the Endangered Species Act have
been satisfied and that the activity is authorized. For activities that may affect Federally -listed
endangered or threatened species or designated critical habitat, the notification must include the
name(s) of the endangered or threatened species that may be affected by the proposed work or that
utilize the designated critical habitat that may be affected by the proposed work. As a result of
formal or informal consultation with the FWS or NMFS, the District Engineer may add species -
specific regional endangered species conditions to the NWPs.
(b) Authorization of an activity by a nationwide permit does not authorize the "take" of a threatened
or endangered species as defined under the Federal Endangered Species Act. In the absence of
separate authorization (e.g., an ESA Section 10 Permit, a Biological Opinion with "incidental take"
provisions, etc.) from the U.S. Fish and Wildlife Service or the National Marine Fisheries Service,
both lethal and non -lethal "takes" of protected species are in violation of the Endangered Species
Act. Information on the location of threatened and endangered species and their critical habitat can
be obtained directly from the offices of the U.S. Fish and Wildlife Service and National Marine
Fisheries Service or their world wide web pages at htty://www.fNvs.gov/r9endsyp/endspp.htmi and
http://www.nmfs.noaa.stov/prot res/overview/es.html respectively.
12. Historic Properties. No activity which may affect historic properties listed. or eligible for listing, in
the National Register of Historic Places is authorized, until the DE has complied with the provisions
of 33 CFR Part 325, Appendix C. The prospective permittee must notify the District Engineer if the
authorized activity may affect any historic properties listed, determined to be eligible, or which the
prospective permittee has reason to believe may be eligible for listing on the National Register of
Historic Places, and shall not begin the activity until notified by the District Engineer that the
requirements of the National Historic Preservation Act have been satisfied and that the activity is
authorized. Information on the location and existence of historic resources can be obtained from the
State Historic Preservation Office and the National Register of Historic Places (see 33 CFR
330.4(g)). For activities that may affect historic properties listed in, or eligible_ for listing in, the
National Register of Historic Places, the notification must state which historic property may be
affected by the proposed work or include a vicinity map indicating the location of the historic
property.
13. Notification.
(a) Timing: Where required by the terms of the NWP, the prospective permittee must notify the
District Engineer with a preconstruction notification (PCN) as early as possible. The District
Engineer must determine if the PCN is complete within 30 days of the date of receipt and can
request the additional information necessary to make the PCN complete only once. However, if
the prospective permittee does not provide all of the requested information, then the District
Engineer will notify the prospective permittee that the PCN is still incomplete and the PCN
review process will not commence until all of the requested information has been received by
the District Engineer. The prospective permittee shall not begin the activity:
(1) Until notified in writing by the District Engineer that the activity may proceed under the
NWP with any special conditions imposed by the District or Division Engineer; or
(2) If notified in writing by the District or Division Engineer that an individual permit is
required; or
(3) Unless 45 days have passed from the District Engineer's receipt of the complete
notification and the prospective permittee has not received written notice from the District or
Division Engineer. Subsequently, the permittee's right to proceed under the NWP may be
modified, suspended, or revoked only in accordance with the procedure set forth in 33 CFR
330.5(d)(2).
(b) Contents of Notification: The notification must be in writing and include the following
information:
(1) Name, address, and telephone numbers of the prospective permittee;
(2) Location of the proposed project;
(3) Brief description of die proposed project; the project's purpose; direct and indirect adverse
environmental effects the project would cause; any other NWP(s), regional general permit(s),
or individual permit(s) used or intended to be used to authorize any part of the proposed project
or any related activity. Sketches should be provided when necessary to show that the activity
complies with the terms of the NWP (Sketches usually clarify the project and when
provided result in a quicker decision.);
(4) For NWPs 7, 12, 14, 18, 21, 34, 38, 39, 40, 41, 42, and 43, the PCN must also include a
delineation of affected special aquatic sites, including wetlands, vegetated shallows (e.g.,
submerged aquatic vegetation, seagrass beds), and riffle and pool complexes (see paragraph
13(f));
(5) For NWP 7 (Outfall Structures and Maintenance), the PCN must include information
regarding the original design capacities and configurations of those areas of the facility where
maintenance dredging or excavation is proposed.
(6) For NWP 14 (Linear Transportation Projects), the PCN must include a compensatory
mitigation proposal to offset permanent losses of waters of the United States and a statement
describing how temporary losses of waters of the United States will be minimized to the
maximum extent practicable.
(7) For NWP 21 (Surface Coal Mining Activities), the PCN must include an Office of Surface
Mining (OSM) or state -approved mitigation plan, if applicable. To be authorized by this NWP,
the District Engineer must determine that the activity complies with the terms and conditions
of the NWP and that the adverse environmental effects are minimal both individually and
cumulatively and must notify the project sponsor of this determination in writing.
(8) For NWP 27 (Stream and Wetland Restoration Activities), the PCN must include
documentation of the prior condition of the site that will be reverted by the permittee.
(9) For NWP 29 (Single -Family Housing), the PCN must also include:
(i)Any past use of this NWP by the individual permittee and/or the perrnittee's spouse;
(ii)A statement that the single-family housing activity is for a personal residence of the
permittee;
(iii)A description of the entire parcel, including its size, and a delineation of wetlands. For
the purpose of this NWP, parcels of land measuring'/. acre or less will not require a formal
on -site delineation. However, the applicant shall provide an indication of where the
wetlands are and the amount of wetlands that exists on the property. For parcels greater
than acre in size, a formal wetland delineation must be prepared in accordance with the
current method required by the Corps. (See paragraph 13(f));
(iv)A written description of all land (including, if available, legal descriptions) owned by the
prospective permittee and/or the prospective permittee's spouse, within a one mile radius of
the parcel, in any form of ownership (including any land owned as a partner, corporation,
joint tenant, co -tenant, or as a tenant -by -the -entirety) and any land on which a purchase and
sale agreement or other contract for sale or purchase has been executed;
(10) For NWP 31 (Maintenance of Existing Flood Control Facilties), the prospective permittee
must either notify the District Engineer with a PCN prior to each maintenance activity or
submit a five year (or less) maintenance plan. In addition, the PCN must include all of the
following:
(i) Sufficient baseline information so as to identify the approved channel depths and,
configurations and existing facilities. Minor deviations are authorized, provided the
approved flood control protection or drainage is not increased;
(ii) A delineation of any affected special aquatic sites, including wetlands; and,
(iii) Location of the dredged material disposal site.
(11) For NWP 33 (Temporary Construction. Access, and Dewatering), the PCN must also
include a restoration plan of reasonable measures to avoid aid minimize adverse effects to
aquatic resources.
(12) For NWPs 39, 43, and 44, the PCN must also include a written statement to the District
Engineer explaining how avoidance and minimization of losses of waters of the United States
were achieved on the project site.
(13) For NWP 39 and NWP 42, the PCN must include a compensatory mitigation proposal to
offset losses of waters of the US or justification explaining why compensatory mitigation
should not be required. For discharges that cause the loss of greater than 300 linear feet of an
intermittent stream bed, to be authorized, the District Engineer must determine that the activity
complies with the other terms and conditions of the NWP, determine adverse environmental
effects are minimal both individually and cumulatively, and waive the limitation on stream
impacts in writing before the permittee may proceed;.
(14) For NWP 40 (Agricultural Activities), the PCN must include a compensatory mitigation
proposal to offset losses of waters of the US. This. NWP does not authorize the relocation 01
greater than 300 linear -feet of existing serviceable drainage ditches constructed in non -tidal
streams unless, for drainage ditches constructed in intermittent non -tidal streams, the District
Engineer waives this criterion in writing, and the District Engineer has determined that the
project complies with all terms and conditions of this NWP, and that any adverse impacts of
the project on the aquatic environment are minimal, both individually and cumulatively;.
(IS) For NWP 43 (Stormwater Management Facilities), the PCN must include, for the
construction of new stormwater management facilities, a maintenance plan (in accordance with
state and local requirements, if applicable) and a compensatory mitigation proposal to offset
losses of waters of the US. For discharges that cause the loss of greater than 300 linear feet of
an intermittent stream bed, to be authorized, the District Engineer must determine that the
activity complies with the other terms and conditions of the NWP, determine adverse
environmental effects are minimal both individually and cumulatively, and waive the limitation
on stream impacts in writing before the permittee may proceed;
(16) For NWP 44 (Mining Activities), the PCN must include a description of all waters of the
United States adversely affected by the project, a description of measures taken to minimize
adverse effects to waters of the United States, a description of measures taken to comply with
the criteria of the NWP, and a reclamation plan (for aggregate mining activities in isolated
waters and non -tidal wetlands adjacent to headwaters and any hard rock/mineral mining
activities).
(17) For activities that may adversely affect Federally -listed endangered or threatened species,
the PCN must include the name(s) of those endangered or threatened species that may be
affected by the proposed work or utilize the designated critical habitat that may be affected by
the proposed work.
(I8) For activities that may affect historic properties listed in, or eligible for listing in, the
National Register of Historic Places, the PCN must state which historic property may be
affected by the proposed work or include a vicinity map indicating the location of the historic
property.
(c) Form of Notification: The standard individual permit application form (Form ENG 4345) may
be used as the notification but must clearly indicate that it is a PCN and must include all of the
information required in (b) (1)-(19) of General Condition 13. A letter containing the requisite
information may also be used.
(d) District Engineer's Decision: In reviewing the PCN for the proposed activity, the District
Engineer will determine whether the activity authorized by the NWP will result in more than
minimal individual or cumulative adverse environmental effects or may be contrary to the
public interest. The prospective permittee may, optionally, submit a proposed mitigation plan
with the PCN to expedite the process and the District Engineer will consider any proposed
compensatory mitigation the applicant has included in the proposal in determining whether the
net adverse environmental effects to the aquatic environment of the proposed work are
minimal. If the District Engineer determines that the activity complies with the terms and
conditions of the NWP and that the adverse effects on the aquatic environment are minimal,
the District Engineer will notify the permittee and include any conditions the District Engineer
deems necessary.
Any compensatory mitigation proposal must be approved by the District Engineer prior to
commencing work. If the prospective permittee is required to submit a compensatory
mitigation proposal with the PCN, the proposal may be either conceptual or detailed. If the
prospective permittee elects to submit a compensatory mitigation plan with the PCN, the
District Engineer will expeditiously review the proposed compensatory mitigation plan. The
District Engineer must review the plan within 45 days of receiving a complete PCN and
determine whether the conceptual or specific proposed mitigation would ensure no more than
minimal adverse effects on the aquatic environment. If the net adverse effects of the project on
the aquatic environment (after consideration of the compensatory mitigation proposal) are
determined by the District Engineer to be minimal, the District Engineer will provide a timely
written response to the applicant stating that the project can proceed under the terms and
conditions of the nationwide permit.
If the District Engineer determines that the adverse effects of the proposed work are more than
minimal, then he will notify the applicant either: (1) that the project does not qualify for
authorization under the NWP and instruct the applicant on the procedures to seek authorization
under an individual permit; (2) that the project is authorized under the NWP subject to the
applicant's submission of a mitigation proposal that would reduce the adverse effects on the
aquatic environment to the minimal level; or (3) that the project is authorized under the NWP
with specific modifications or conditions. Where the District Engineer determines that
mitigation is required in order to ensure no more than minimal adverse effects on the aquatic
environment, the activity will be authorized within the 45-day PCN period, including the
necessary conceptual or specific mitigation or a requirement that the applicant submit a
mitigation proposal that would reduce the adverse effects on the aquatic environment to the
minimal level. When conceptual mitigation is included, or a mitigation plan is required under
item (2) above, no work in waters of the United States will occur until the District Engineer has
approved a specific mitigation plan.
(e) Agency Coordination: The District Engineer will consider any comments from Federal and
State agencies concerning the proposed activity's compliance with the terms and conditions of
the NWPs and the need for mitigation to reduce the project's adverse effects on the aquatic
environment to a minimal level. .
For activities requiring notification to the District Engineer that result in the loss of greater than
'/2 acre of waters of the United States, the District Engineer will, upon receipt of a notification,
provide immediately (e.g., via facsimile transmission, overnight mail, or other expeditious
manner), a copy to the appropriate offices of the Fish and Wildlife Service, State natural
resource or water quality agency, EPA, State Historic Preservation Officer (SHPO), and, if
appropriate, the National Marine Fisheries Service. With the exception of NWP 37, these
agencies will then have 10 calendar days from the date the material is transmitted to telephone
or fax the District Engineer notice that they intend to provide substantive, site -specific
comments. If so contacted by an agency, the District Engineer will wait an additional 15
calendar days before making a decision on the notification. 'file District Engineer will fully
consider agency comments received within the specified time frame, but will provide no
response to the resource agency, except as provided below. The District Engineer will indicate
in the administrative record associated with each notification that the resource agencies'
concerns were considered. As required by Section 305(b)(4)(B) of the Magnuson -Stevens
Fishery Conservation and Management Act, the District Engineer will provide a response to
National Marine Fisheries Service within 30 days of receipt of any Essential Fish Habitat
conservation recommendations. Applicants are encouraged to provide the Corps multiple
copies of notifications to expedite agency notification.
(f) Wetlands Delineations: Wetland delineations must be prepared in accordance with the current
method required by the Corps. For NWP 29 see paragraph (b)(9)(iii) for parcels less than '/.
acre in size. The permittee may ask the Corps to delineate the special aquatic site. There may
be some delay if the Corps does the delineation. Furthermore, the 45-day period will not start
until the wetland delineation has been completed and submitted to the Corps, where
appropriate.
14. Compliance Certification. Every permittee who has received a Nationwide permit verification from
the Corps will submit a signed certification regarding the completed work and any required
mitigation. The certification will be forwarded by the Corps with the authorization letter. The
certification will include: a.) A statement that the authorized work was done in accordance with the
Corps authorization, including any general or specific conditions; b.) A statement that any required
mitigation was completed in accordance with the permit conditions; and c.) The signature of the
permittee certifying the completion of the work and mitigation.
15. Use of Multiple Nationwide Permits. The use of more than one NWP for a single and complete
project is prohibited, except when the acreage loss of waters of the United States authorized by the
NWPs does not exceed the acreage limit of the NWP with the highest specified acreage limit. For
example, if a road crossing over tidal waters is constructed under NWP 14, with associated bank
stabilization authorized by NWP 13, the maximum acreage loss of waters of the United States for the
total project cannot exceed 1/3 acre.
16. Water Supply Intakes. No activity, including structures and work in navigable waters of the United
States or discharges of dredged or fill material, may occur in the proximity of a public water supply
intake except where the activity is for repair of the public water supply intake structures or adjacent
bank stabilization.
17. Shellfish Beds. No activity, including structures and work in navigable waters of the United States
or discharges of dredged or fill material, may occur in areas of concentrated shellfish populations,
unless the activity is directly related to a shellfish harvesting activity authorized by NWP 4.
18. Suitable Material. No activity, including structures and work in navigable waters of the United
States or discharges of dredged or fill material, may consist of unsuitable material (e.g., trash, debris,
car bodies, asphalt, etc.) and material used for construction or discharged must be free from toxic
pollutants in toxic amounts (see Section 307 of the Clean Water Act).
19. Mitigation. The District Engineer will consider the factors discussed below when determining the
acceptability of appropriate and practicable mitigation necessary to offset adverse effects on the
aquatic environment that are more than minimal.
(a) The project must be designed and constructed to avoid and minimize adverse effects to waters
of the US to the maximum extent practicable at the project site (i.e., on site).
(b) Mitigation in all its forms (avoiding, minimizing, rectifying, reducing or compensating) will be
required to the extent necessary to ensure that the adverse effects to the aquatic environment
are minimal.
(c) Compensatory mitigation at a minimum one -for -one ratio will be required for all wetland
impacts requiring a PCN, unless the District Engineer determines in writing that some other
form of mitigation would be more environmentally appropriate and provides a project -specific
waiver of this requirement. Consistent with National policy, the District Engineer will establish
a preference for restoration of wetlands as compensatory mitigation, with preservation used
only in exceptional circumstances.
(d) Compensatory mitigation (i.e., replacement or substitution of aquatic resources for those
impacted) will not be used to increase the acreage losses allowed by the acreage limits of some
of the NWPs. For example, \1/4\-acre of wetlands cannot be created to change a \3/4\-acre loss
of wetlands to a \1/2\-acre loss associated with NWP 39 verification. However. \1/2\-acre of
created wetlands can be used to reduce the impacts of a \I/2\-acre loss of wetlands to the
minimum impact level in order to meet the minimal impact requirement associated with
NWPs.
(e) To be practicable, the mitigation must be available and capable of being done considering
costs, existing technology, and logistics in light of the overall project purposes. Examples of
mitigation that may be appropriate and practicable include, but are not limited to: reducing the
size of the project; establishing and maintaining wetland or upland vegetated buffers to protect
open waters such as streams; and replacing losses of aquatic resource functions and values by
creating, restoring, enhancing, or preserving similar functions and values, preferably in the
same watershed.
(f) Compensatory mitigation plans for projects in or near streams or other open waters will
normally include a requirement for the establishment, maintenance, and legal protection (e.g.,
easements, deed restrictions) of vegetated buffers to open waters. In many cases, vegetated
buffers will be the only compensatory mitigation required. Vegetated buffers should consist of
native species. The width of the vegetated buffers required will address documented water
quality or aquatic habitat loss concerns. Normally, the vegetated buffer will be 25 to 50 feet
wide on each side of the stream, but the District Engineers may require slightly wider
vegetated buffers to address documented water quality or habitat loss concerns. Where both
wetlands and open waters exist on the project site, the Corps will determine the appropriate
compensatory mitigation (e.g., stream buffers or wetlands compensation) based on what is best
for the aquatic environment on a watershed basis. In cases where vegetated buffers are
determined to be the most appropriate form of compensatory mitigation, the District Engineer
20.
22.
23.
24.
25.
may waive or reduce the requirement to provide wetland compensatory mitigation for wetland
impacts.
(g) Compensatory mitigation proposals submitted with the "notification" may be either conceptual
or detailed. If conceptual plans are approved under the verification, then the Corps will
condition the verification to require detailed plans be submitted and approved by the Corps
prior to construction of the authorized activity in waters of the US.
(h) Permittees may propose the use of mitigation banks, in -lieu fee arrangements or separate
activity -specific compensatory mitigation. In all cases that require compensatory mitigation,
the mitigation provisions will specify the patty responsible for accomplishing and/or
complying with the mitigation plan.
Spawning Areas. Activities, including structures and work in navigable waters of the United States
or discharges of dredged or fill material, in spawning areas during spawning seasons must be
avoided to the maximum extent practicable. Activities that result in the physical destruction (e.g.,
excavate, fill, or smother downstream by substantial turbidity) of an important spawning area are not
authorized.
Management of Water Flows. To the maximum extent practicable, the activity must be designed
maintain preconstruction downstream flow conditions (e.g., location, capacity, and flow rates).
Furthermore, the activity must not permanently restrict or impede the passage of normal or expected
high flows (unless the primary purpose of the fill is to impound waters) and the structure or
discharge of dredged or fill material must withstand expected high flows. The activity must, to the
maximum extent practicable, provide for retaining excess flows from the site, provide for
maintaining surface flow rates from the site similar to preconstruction conditions, and provide for
not increasing water flows from the project site, relocating water, or redirecting water flow beyond
preconstruction conditions. Stream channelizing will be reduced to the minimal amount necessary,
and the activity must, to the maximum extent practicable, reduce adverse effects such as flooding or
erosion downstream and upstream of the project site, unless the activity is part of a larger system
designed to manage water flows. In most cases, it will not be a requirement to conduct detailed
studies and monitoring of water flow.
This condition is only applicable to projects that have the potential to affect waterflows. While
appropriate measures must be taken, it is not necessary to conduct detailed studies to identify such
measures or require monitoring to ensure their effectiveness. Normally, the Corps will defer to state
and local authorities regarding management of water flow..
Adverse Effects From Impoundments. if the activity, including structures and work in navigable
waters of the United States or discharge of dredged or fill material, creates an impoundment of
water, adverse effects on the aquatic system caused by the accelerated passage of water and/or the
restriction of its flow shall be minimized to the maximum extent practicable.
Waterfowl Breeding Areas. Activities, including structures and work in navigable waters of the
United States or discharges of dredged or fill material, into breeding areas for migratory waterfowl
must be avoided to the maximum extent practicable.
Removal of Temporary Fills. Any temporary fills must be removed in their entirety and the affected
areas returned to their preexisting elevation.
Designated Critical Resource Waters. Critical resource waters include, NOAA-designated marine
sanctuaries, National Estuarine Research Reserves, National Wild and Scenic Rivers, critical habitat
for Federally listed threatened and endangered species, coral reefs, State natural heritage sites, and
outstanding national resource waters or other waters officially designated by a State as having
particular environmental or ecological significance and identified by the District Engineer after
notice and opportunity for public comment. The District Engineer may also designate additional
critical resource waters after notice and opportunity for comment.
(a) Except as noted below, discharges of dredged or fill material into waters of the United States
are not authorized by NWPs 7, 12, 14, 16, 17, 21, 29, 31, 35, 39, 40, 42. 43, and 44 for any
activity within, or directly affecting, critical resource waters, including wetlands adjacent to
such waters. Discharges of dredged or fill materials into waters of the United States may be
authorized by the above NWPs in National Wild and Scenic Rivers if the activity complies
with General Condition 7. Further, such discharges may be authorized in designated critical
habitat for Federally listed threatened or endangered species if the activity complies with
General Condition I 1 and the U.S. Fish and Wildlife Service or the National Marine Fisheries
Service has concurred in a determination of compliance with this condition.
(b) For NWPs 3, 8, 10, 13, 15, 18, 19, 22, 23, 25, 27, 28, 30, 33, 34, 36, 37, and 38, notification is
required in accordance with General Condition 13, for any activity proposed in the designated
critical resource waters including wetlands adjacent to those waters. The District Engineer
may authorize activities under these NWPs only after he determines that the impacts to, the
critical resource waters will be no more than minimal.
26. Fills Within 100-Year Floodplains. For purposes of this general condition, 100-year floodplains will
be identified through the Federal Emergency Management Agency's (FEMA) Flood Insurance Rate
Maps or FEMA-approved local floodplain maps.
(a) Discharges in Floodplain; Below Headwaters. Discharges of dredged or fill material into
waters of the US within the mapped 100-year floodplain, below headwaters (i.e. five cfs),
resulting in permanent above -grade fills, are not authorized by NWPs 39, 40, 42. 43, and 44.
(b) (b) Discharges in Floodway; Above Headwaters. Discharges of dredged or fill material into
waters of the US within the FEMA or locally mapped floodway, resulting in permanent above -
grade fills, are not authorized by NWPs 39, 40. 42, and 44.
(c) The pennittee must comply with any applicable FEMA-approved state or local floodplain
management requirements.
27. Construction Period. For activities that have not been verified by the Corps and the project was
commenced or under contract to commence by the expiration date of the NWP (or modification or
revocation date), the work must be completed within 12-months after such date (including any
modification that affects the project). For activities that have been verified and the project was
commenced or under contract to commence within the verification period, the work must be
completed by the date determined by the Corps. For projects that have been verified by the Corps
an extension of a Corps approved completion date maybe requested. This request must be submit
at least one month before the previously approved completion date.
Further Information:
1. District engineers have authority to determine if an activity complies with the terms and
conditions of an NWP.
2. NWPs do not obviate the need to obtain other Federal, State, or local permits, approvals, or
authorizations required by law.
3. NWPs do not grant any property rights or exclusive privileges.
4. NWPs do not authorize any injury to the property or rights of others.
5. NWPs do not authorize interference with any existing or proposed Federal project.
U.S. Army Corps
Of Engineers
Norfolk District
CERTIFICATE OF COMPLIANCE
WITH
U.S. ARMY CORPS OF ENGINEERS' PERMIT
Permit Number: 03-BO322
Name of Permittee: Centex Homes
Date of Issuance: May 29, 2003
Permit Type: Nationwide permit 33
Within 30 days of completion of the activity authorized by this
permit, sign this certification and return it to the following
address:
U.S. Army Corps of Engineers - Norfolk District
Northern Virginia Field Office
Attn: Mr. Ronald H. Stouffer, Jr.
18139 Triangle Plaza, Suite 213
Dumfries, Virginia 22026
Please note that your permitted activity is subject to a
compliance inspection by an U.S. Army Corps of Engineers
representative. If you fail to comply with this permit you are
subject to permit suspension, modification or revocation.
I hereby certify that the work authorized by the above referenced
permit has been completed in accordance with the terms and
conditions of the said permit.
Signature of Permittee
Date
DOVE
& ASSOCIATES
• ENGINEERS
• PLANNERS
• SURVEYORS
• INSPECTIONS
P.O. BOX 2033 WINCHESTER, VIRGINIA 22604 (540) 667-1103 FAX (540) 722-3095
August 29, 2003
County Of Frederick
Department of Planning and Development
Attn: Mr. Patrick Davenport
Zoning and Subdivision Administrator
107 North Kent Street
Winchester, Virginia 22601
RE: Wakeland Manor Phase 2 Subdivision Design Plan review comments
and Final Plats
Dear Patrick,
Please find herewith the above referenced plans and plats. We have
attempted to address all of the information items in your July 10, 2003
letter.
You will notice that the Final Plats do not show the Open Space Extra
Area. We discussed this with Eric Lawrence and he agreed that this Open
Space Area should be recorded with Phase 3 since Phase 2 is being treated
as conforming to the current Master Development Plan and The Open
Space Extra Area conforms to the Master Development currently being
revised.
We are enclosing one complete set and one partial set of the Subdivision
Design Plans and three sets of the Final Plats for your review. If you have
any questions, please feel free to call. Thank you for your time and
consideration.
Very truly yours,
DOVE & ASSOCIATES, INC.
Edward W. Dove, P.E., L.S.
President ���
COUNTY of FREDERICK
Department of Public Works
540/665-5643
FAX: 540/678-0682
August 29, 2003
Mr. Aaron Hoover
Dove and Associates
3078 Shawnee Drive
Winchester, Virginia 22601
RE: Subdivision Plan Comments - Wakeland Manor - Phase 2
Frederick County, Virginia
Dear Aaron:
Upon review of the revised subdivision plan dated July 3, 2003, it appears that all of our
previous comments have been addressed. Therefore, we recommend approval of the subject
subdivision plan.
Sincerely,
Joe C. Wilder
Civil Engineer
JCW/rls
cc: Patrick Davenport, Zoning and Subdivision Administrator
file
A:hvakelandmanorrevcom.wpd
107 North Kent Street • Winchester, Virginia 22601-5000
COUNTY of FREDERICK
Department of Planning and Development
5401665-5651
FAX: 540/ 665-6395
July 10, 2003
Dove and Associates, Inc.
Attention: Mr. Ed Dove
P.O. Box 2033
Winchester, VA 22604
RE: Wakeland Manor Phase 2: Subdivision Design Plan Review
Dear Mr. Dove:
I have had the opportunity to review the Subdivision Design Plan (SDP) for Wakeland Manor Phase 2
received by our office July 8, 2003 . Please address the following comments:
✓1. Provide the original property identification number. 0
X 2. The vicinity map must be at a scale of 1_:2000 and illustrate roads, properties and subdivisions
within 1,000 feet of the project.
v 3. Provide the Magisterial District of the project.
✓ 4. Provide the proposed lot type in the development summary (Single family detached urban).
✓ 5. The area of each lot must be represented. Lot areas may be shown in tabular format or provided
on each proposed lot.
,i6. The location of all open space must be displayed and labeled on the (SDP).
x 7. Provide legal references for all existing easements as indicated. Label all proposed easements
and easement widths as indicated.
8. The lot numbering sequence should continue with the last lot number in Phase 1.
,/ 9. Lots 16, 24 and 36 must have rear (25') setbacks.
✓ 10. Merge the setbacks lines with the easement lines on Lots 10, 22, and 29.
✓ 11. Illustrate the road efficiency buffer against the major collector road (Warrior Drive).
12. Provide the landscaping alternative per § 165-36.
13. Street lights are required at each intersection per § 144-19.
✓ 14. The engineer seal must be accompanied by a Certification statement.
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,
/� U-
Patrick T. Davenport
Zoning and Subdivision Administrator
PTD/bad
Enclosure
UAPatrick\COmmon\S_D Reviews\Wakeland Manor Phase 2 SDP_review.wpd
107 North Kent Street • Winchester, Virginia 22601-5000
16' - Q3
COUNTY of FREDERICK
Department of Public Works
540/665-5643
FAX: 540/ 678-0682
June 9, 2003
Mr. Aaron Hoover
Dove and Associates
3078 Shawnee Drive
Winchester, Virginia 22601
RE: Subdivision Plan Comments - Wakeland Manor - Phase 2
Frederick County, Virginia
Dear Aaron:
Upon review of the subject subdivision plan, we offer the following comments:
1) Because a portion of the stormwater currently drains from the proposed section
two into the existing section one, it will be necessary to verify that all of the
drainage channels located in section one are adequate to accommodate the post -
developed flow. Please provide a stormwater analysis for a ten (10)-year storm
event for the ditches and a stormwater analysis for a 100-year storm event for the
proposed houses, if applicable.
2) It will be necessary to provide a 20 foot drainage easement for any areas that
concentrate more than three (3) lots of drainage. This easement shall allow
stormwater to drain within the limits of the easement and be reflected on the lot
plats.
3) Any and all improvements to the proposed stormwater pond shall be certified by a
professional engineer. It will be necessary to submit a certified as -built for the
pond, all drainage structures, ditches and ponds to this office for review. In
addition, the engineer of record shall provide certification which indicates that
subdivision has been constructed in accordance with the approved plan prior to the
release of any building permits.
4) A temporary barrier shall be installed on Craig Drive which is located within
section one of Wakeland Manor because construction traffic will not be permitted
to use this street as a construction entrance. Once the houses located in this
section have been completed then the barricade may be removed.
107 North Kent Street 9 Winchester, Virginia 22601-5000
Wakeland Manor, Phase 2 - Subdivision Comments
Page 2
June 9, 2003
5) Provide outlet protection lengths on the plan in accordance with VESCH Standard
3.18.
6) It will be necessary to provide the Frederick County Street Sign detail on the
plans.
7) Clearly indicate when the proposed stormwater.pond shall be improved and
constructed.
8) The stormwater management narrative on page 18 of 31 has some elevation
discrepancies.
Once these comments have been addressed, submit two (2) copies of the subdivision plan
for further review.
Sincerely,
Joe C. Wilder Jtd'i
Civil Engineer
JCW/rls
cc: Patrick Davenport, Zoning and Subdivision Administrator
file
AAwakclandmanor.wpd
N
w
DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS
FREDERICK COUNTY, VIRGINIA
E I STREET NAME COMMENTS
SUBDIVISION COMMENTS
DATE: September 16, 2002
STAFF MEMBER: Marcus Lemasters, Director
SUBDIVISION: Wakeland Manor
COMMENTS: The Frederick County Department of GIS has reviewed the requested road names
for use in the Wakeland subdivision, and has made the following determinations:
1. The following road names are APPROVED for use in Wakeland Manor as extensions to existing
roads:
Craig Drive Vincent Drive Warrior Drive
Corral Drive
2. The following road names are APPROVED and reserved for use in Wakeland Manor:
Blair Court Webster Court Artrip Drive
Bassett Court Aaron Drive Sheryl Court
3. The following road name must be revised to be considered an extension to an existing name:
Laurel Drive to Laurel Hill Drive.
(Laurel Drive by itself is denied for use)
4. The following road names have been DENIED for use in Wakeland Manor:
Craig Court - duplicate name - Craig Court, Wakeland Manor
Vincent Court - duplicate name - Vincent Drive, Wakeland Manor
Hunter Way - duplicate name - Hunter Run Lane, Hunters Ridge
Montgomery Drive - duplicate name - Montgomery Drive, Fredericktowne Estates
Cathy Court - phonetic duplicate - Kathy Court, Westside Station
Queens Way - structure numbering is from north to south, starting at Macedonia
Note: GIS is not allowed to accept any road name with the same first word that is spelled or
phonetically the same as a name currently in the system. Public Safety Communications has
requested that this include any street names that are contiguous and within the same subdivision.
Frederick County Department of GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651)
Request for Street Name Comments
Subdivision Comments
Frederick County Department of Planning & Development
Attn: Marcus Lemasters, Mapping & Graphics Manager
107 North Kent Street
Winchester, Virginia 22601
(5401 665-5651
The Mapping & Graphics Manager will review the proposed street names for this project to
ensure their acceptability into the Frederick County Street Name System. Proposed street
names will also be routed through the Communication Center Supervior for review. This step
will prevent duplicate street names from being entered. Please attach one copy of the plan
indicating proposed names.
Applicant's Name:
Address:
Phone number:
is -
Name of development and/or description of the request: 4,4iq 22�z
Location of property:
Mapping and Graphics Manager Comments:
Communication Center Supervisor's Comments:
y
DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS
FREDERICK COUNTY, VIRGINIA
,4
STREET NAME COMMENTS
SUBDIVISION COMMENTS
DATE: February 12, 2003
STAFF MEMBER: Marcus Lemasters, Director
SUBDIVISION: Wakeland Manor II
COMMENTS: The Frederick County Department of GIS has reviewed the requested road names for
use in the Wakeland Manor subdivision, and has made the following determinations:
1. Due to the number of townhouses accessing two roadways, each of the "travelway/parking lots" will
have to be named individually. Previous experiences in this housing configuration have proven to be too
difficult, too confusing, and a detriment to the E-911 system if each "travelway" is not individually named
and addressed.
2. Craig Drive extension will have to be renamed -in reviewing the plan, it was found that the existing
Craig Drive has house numbering that starts at Brandylion Drive and extends westward away from the new
section of Wakeland Manor. Having Craig Drive extend into the new section will result in duplicate
numbering with the same road name or having to renumber existing structures. Therefore, in consideration
of existing addresses a new road name is required for the proposed Craig Drive extension.
3. Hunter Way - was denied in a previous request on September 16, 2002. The name conflicts with a
road name currently in the system.
4. The following road names have been approved as extensions to existing roadways:
Warrior Drive, Laurel Hill Drive, Vincent Drive, Corral Drive, Owens Lane
5. The following road names were previously approved and are reserved in the County System:
Fence Row Drive, Smoke Hole Drive, Blair Court, Bassett Court, Webster Court, Artirp Drive,
Sheryl Court, Frankie Lewis Circle, Aaron Drive, Cattle Drive
Frederick County Planning and Development, 107 North Kent Street, Winchester, VA 22601, (540)665-5651
W(441011d X-
Pro
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:
V title "Subdivision Design Plan for "
of
with a notation of all previous names of the subdivision.
original property identification number.
page number and total pages on each"page.
name of the owner and/or subdivider
vicinity map [scale of one to two thousand (1:2000)]
showing all roads, properties and subdivisions within one
thousand (1000) feet of the subdivision.
/
y
written and graphic scale.
day, month and year plan prepared and revised.
V
North arrow.
name of the Magisterial District where located.
V
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.
%
V
names of owners, zoning and use of all adjoining
properties and deed book and page number references for
each adjoining parcel.
proposed use of each lot, with the number of lots in each
use category.
area of each lot and parcel, the total area of the
subdivision and the total area in lots.
I
10
n//A
location and area of each parcel of common open space and
the total area of common open space.
location, names right-of-way widths and classifications
of existing and planned roads, streets and shared private
driveways adjacent to and on the property.
existing or proposed utilities, sewer and w ter lines, l
manholes, fire hydrants and easements. �q4t 4em� trj GGwwnu
existing and proposed drainage ways, drainage facilities,
culverts and draina a easempn s ith dimensins and
design details. La� u11 IrZJIV
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. �fe
names of all streams and bodies of water, including all
one -hundred -year flood limits'as mapped by FEMA.
location of al land to be dedicated or reserved for
public use. d1S la'4 '5�vwn
location of required setback lines on each lot.
location of proposed recreational areas and facilities.
location of proposed buffers and screening with design
details, 1Xe
bons and types of plants and screening.
proposed landscaping with loc t'on and types of plants.
certification by an engineer, surveyor or other qualified
professional of the accuracy of the plat.
11
�__S �; d e�t� ti nix
y
" signature of the owner or principals certifying ownership
g P P Y g P
of the property.
r
Li 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.
V signature line for the Subdivision Administrator.
12
N
A
DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS
FREDERICK COUNTY, VIRGINIA
STREET NAME COMMENTS
DATE: July 9, 2003
STAFF MEMBER: Marcus Lemasters, Director
SUBDIVISION: Wakeland Manor, Phase II
COMMENTS: The Frederick County Department of GIS has reviewed the requested road names
for use in the Wakeland Manor, Phase 11 subdivision, and has made the following determinations:
1. The following road names have been approved and reserved for use in Phase II of the
Wakeland Manor project:\
Craig Drive (extension) Gullane Court
Cheltenham Drive Ayrshire Court
Winton Lane
Frederick County Dept of GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651
APPLICATION AND CHECKLIST
SUBDIVISION
FREDERICK COUNTY VIRGINIA
Date: 6/27/03 Application # �L/ f�
Applicant/Agent: Dove & Associates, Inc.
Address: P.O. Box 2033, 3078 Shawnee Drive
Winchester, VA. 22604
Phone: 540-667-1103
Owners name: Wakeland Manor Land Trust
Address: 300 Craig Drive
Stephens City, VA 22655
Fee Paid v df
Phone: 540-869-3644
Please list names of all owners, principals and /or majority
stockholders:
Contact Person:
Phone:
Name of Subdivision: Wakeland Manor, Phase 2
Number of Lots 53 Total Acreage 27.21 Acres
Property Location: Macondonia Church Rd. (Rt. 756 0.18 Miles)
East of Existing Wakeland Drive
(Give State Rt.#, name, distance and direction from intersection)
Magisterial District Shawnee
Property Identification Number (PIN)) 75-A-100 & 101
Property zoning and present use: RP Vacant
Adjoining property zoning and use: RP Single Family Residence
on West Side RP Vacant on North, East & South
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 X No
If yes, specify what changes: MDP Calls for 15,000 Sf. Lots
This Plan calls for 12,000 Sf. Lots
Minimum Lot Size (smallest lot) 12,079 Sf.
Number and types of housing units in this development:
Number 53
Types Single Family Detached
01
S. TOPOGRAPHIC )RMATION WAS DERIVED BASED UPON
• PERFORMED b i DOVE & ASSOCIATES.
9. THE ROAD DESIGN HAS BEEN BASED UPON AN AVERAGE
# OF LOTS X 10 TPD.
10. DESIGN FEATURES RELATING TO CONSTRUCTION OF TO
CONTROL, AND SAFETY OF TRAFFIC MAY BE SUBJECT T(
AS DEEMED NECESSARY BY VDOT.
11. DAMAGE TO ANY EXISTING ENTRANCES, PAVEMENTS OF
STRUCTURES NOT PROPOSED TO BE DISTURBED WITH T
THE RESPONSIBILITY THE CONTRACTOR AND MUST BE F
OF N P�GINIA THE VIRGINIA DEPARTMENT OF TRANSPORTATION.
ORTA TION
12. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ESTASL
TRANSITION FROM EXISTING CENTERLINE TO THE PROF
13. THE DESIGN, CONSTRUCTION, FIELD PRACTICES AND M-
THE REQUIREMENTS SET FORTH BY THE GOVERNING A
CONSTRUCTION STANDARDS. FAILURE TO COMPLY WITr'
APPLICABLE STANDARDS, PROVISION OF THE CONSTRUC
AGREEMENTS OF THE PERMITS SHALL BE DEEMED A VI
14. NATURAL GAS SERVICE WILL BE PROVIDED BY SHENAND(
E LOCATION OF MAINS AND SERVICE PENDING DESIGN.
THE CONSTRUCTION ENTRANCE SHALL BE MAINTAINED
PREVENT TRACKING OR FLOWING OF SEDIMENT ONTO PUBLIC
IS REQUIRE PERIODIC TOP DRESSING WITH ADDITIONAL STONE A:
METER REPAIR AND/OR CLEANOUT OF ANY MEASURES USED TO TRA
F THE SPILLED, DROPPED WASHED OR TRACKED ONTO PUBLIC RICH -
IMMEDIATELY. IF VDOT OR THE COUNTY RECEIVE COMPLAINTS
:TWEEN ONTIN �THEOMUD UOFF TE SOF ALL VEHICLES 42 THE COUNTY WEXITING THE SITE.
ILL REQUIRE THAT AWASH
_R BOX FREDERICK COUNTY AS STATED IN THE VESCH STANDARD 3.39, WHEN SITE CONE
,oANITATION AUTHORITY CONTROL PRACTICES MUST IN PLACE; CRUSHED STONE, ADr
MAY BE USED AS REQUIRED.
-�lD
NOTE:
REM 1. ALL ROADS ARE TO BE BUILT FOR ACCEPTANCE IN VDO"
AND D�'T HIGHWAYS
4STALL 2. IN ACCORDANCE WITH VDOT GENERAL NOTE NUMBER V1
SHOULD BE VDOT STATNDARD PE-1.
.\P. 33/7405
2
{E
SHEET lN:7EX. gj'SHZFT IND�
COVER S-�E"ET 1 OF 3 STORM WAT_
W KEY PLAN 2 OF J 1 STORM WA T_
GRADING PLAN 3 OF 31 -� STORM WA T
-NTION STORM WA T
-Y GRADING PLAN 4 OF 31 f STORM WA T-
0. GRADING CLAN 5 OF 31
ROAD PLAN &
PROFILE 6
OF J I �
EROSION &
ROAD PLAN
&
PROFILE 7
OF 31
EROSION &
ROAD PLAN
&
PROFILES 8 OF 31 Z
EROSION &
ROAD PLAN
&
PROFILE 9
OF 31
EROSION &
SANITARY
SEWER PROFILE
10 OF 31 ✓
UISCELLANEC
[`AAl1rAf!b%,
--
----•• —
- - -- -- /
,Il^/1r, I ..'r.
RECEIVED JUIV A 1 2003
REOUEST FOR SUBDIVISION COMMENTS
Frederick County Fire Marshal
ATTN: Fire Marshal
107 North Rent Street
Winchester, Virginia 22601
(540) 665-6350
The Frederick County Fire Marshal is located at 107 North Kent
Street, 1st floor of the County Administration Building in
Winchester, if you prefer to hand deliver this review form.
Applicant's name, address and phone number:
3 07-9 Dr _ b); iLae s 7 e,� i/�
Name of development and/or description of the request:
10/
Location:
I - k
j,
Fire Marshal Comments:
- -- ---- - - - - - - ----- - - - - -- —
Fire Marshal Signature & Date \�
(NOTICE TO FIRE MARSHAL - PLEASE RETURN
NOTICE TO APPLICANT
TO
It is your responsibility to complete this form as accurately as
possible in order to assist the agency with their review. Also,
please attach a copy of your application form, location map and any
other pertinent information.
Control number
SD03-0002R
Project Name
Wakeland Manor Phase 2
Address
3078 Shawnee Drive
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
Date received
6/11/2003
City
Winchester
Tax ID Number
75-A-100 & 101
Date reviewed
6/12/2003
Applicant
Dove & Associates
State Zip
VA 22601
Fire District
11
Recommendations
Automatic Fire Alarm System
No
Requirements
Hydrant Location
Adequate
Roadway/Aisleway Width
Adequate
Date Revised
6/10/2003
Applicant Phone
540-667-1103
Rescue District
11
Election District
Shawnee
Residential Sprinkler System
Yes
Fire Lane Required
No
Special Hazards
No
Additional Comments
Proposed fire hydrants exceed local requirements. Plans are adequate and informed that Sections 3 & 4
shouid be available for review very soon,
Plan Approval Recommended Reviewed By Signature
Yes Timothy L. Welsh
Title
FIRE MARSHAL9 K COUNTY
Frederick County, Virginia Master Development Plan Application Package
Request for Master Development Plan Comments
Department of GIS (Geographic Information Systems)
Mail to: bi/�
Department of GIS, Attn: GIS- ager--
107 North Kent Street
Winchester, VA 22601
(540)665-5651
Hand deliver to:
Department of GIS
107 North Kent Street
Winchester, VA 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:
Address:
Phone Number:
Name of develop ent and/or description of the request:
I i'l �D 1C1k/P,7aNvr-
Page 21
r�
V
E
DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS
FREDERICK COUNTY, VIRGINIA
STREET NAME COMMENTS
DATE: June 24, 2003
STAFF MEMBER: Marcus Lemast , Director
SUBDIVISION: Wakeland Manor - Townhouses - Revision
COMMENTS: The Frederick County Department of GIS has reviewed the requested road names
for use in the Wakeland Manor - Townhouses - Revision, and has made the following
determinations:
1. CONFIRMED: The following road names have been previously approved and entered into
the Frederick County Road Naming system, and have been confirmed for use in the Wakeland Manor
Subdivision, Townhouse Revision:
Talamore Drive
London Downs Circle
Prestwick Lane
Gatestone Lane
Corral Drive (ext.)
Owens Lane (ext.)
Panmure Lane
Quinton Oaks Circle
Bowling Green Circle
Glasgow Court
Collington Court
Berwick Lane
Bristow Manor Lane
Portrush Lane
Wyncote Court
Brigatine Drive
2. APPROVED: The following new road names have been approved for use in the Wakeland
Manor Subdivision, Townhouse Revision:
Bancroft Lane
3. CORRECTED: The spelling of the following road names have been corrected in the
Frederick County Road Naming System:
Carnoustie Lane Kintyre Lane
Frederick County Dept of GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651
REQUEST FOR SUBDIVISION COMMENTS
Frederick County Parrs and Recreation Dept.
Attn: Director of Parks and Recreation
107 North Kent Street
Winchester, Va. 22641-
(540) 665-5678
The Frederick County Parks and Recreation Department is located on the second floor of the
Frederick County Administration Building, 107 North Kent Street, Winchester, if you prefer to hand
deliver this review form.
Applicant's name, address and phone number:
.r /1 I _ _
Name of development and/or description of the request:
Location:
Parks & Recreation Dept. Comments:
Plan appears to provide the required open space.
Parks Signature and Date: 1 11 6 /03
(NOTICE TO PARKS - PL SE RETURN THIS FORM TO THE APPLICANT.)
NOTICE TO APPLICANT
It is your responsibility to complete this form as accurately as possible in order to assist the agency
with their review. Also, please attach a copy of your application form, cation form.
<2G
Department of Public Works
540/665-5643
FAX: 540/678-0682
June 9, 2003
Mr. Aaron Hoover
Dove and Associates
3078 Shawnee Drive
Winchester, Virginia 22601
RE: Subdivision Plan Comments - Wakeland Manor - Phase 2
Frederick County, Virginia
Dear Aaron:
Upon review of the subject subdivision plan, we offer the following comments:
1) Because a portion of the stormwater currently drains from the proposed section
two into the existing section one, it will be necessary to verify that all of the
drainage channels located in section one are adequate to accommodate the post -
developed flow. Please provide a stormwater analysis for a ten (10)-year storm
event for the ditches and a stormwater analysis for a 100-year storm event for the
proposed houses, if applicable.
2) It will be necessary to provide a 20 foot drainage easement for any areas that
concentrate more than three (3) lots of drainage. This easement shall allow
stormwater to drain within the limits of the easement and be reflected on the lot
plats.
3) Any and all improvements to the proposed stormwater pond shall be certified by a
professional engineer. It will be necessary to submit a certified as -built for the
pond, all drainage structures, ditches and ponds to this office for review. In
addition, the engineer of record shall provide certification which indicates that
subdivision has been constructed in accordance with the approved plan prior to the
release of any building permits.
4) A temporary barrier shall be installed on Craig Drive which is located within
section one of Wakeland Manor because construction traffic will not be permitted
to use this street as a construction entrance. Once the houses located in this
section have been completed then the barricade may be removed.
107 North Kent Street 9 Winchester, Virginia 22601-5000
5) Provide outlet protection lengths on the plan in accordance with VESCH Standard
3.18.
6) It will be necessary to provide the Frederick County Street Sign detail on the
plans.
7) Clearly indicate when the proposed stormwater.pond shall be improved and
constructed.
8) The stormwater management narrative on page 18 of 31 has some elevation
discrepancies.
Once these comments have been addressed, submit two (2) copies of the subdivision plan
for further review.
Sincerely,
qCW_ 0-(,J—"
Joe C. Wilder
Civil Engineer
JCW/rls
cc: Patrick Davenport, Zoning and Subdivision Administrator
file
A:\wakelandmanorwpd
71s/v 3
SUBDIVISION CHECKLIST
The subdivision application is not complete if the items listed
below are not present. Some items may be omitted by the
Subdivision Administrator prior to starting application. It is
recommended that the applicant meet with the Subdivision
Administrator prior to beginning the application process and again
when the application is completed.
X 1.
X
x
X
X
One set of comment sheets from the following agencies
along with any marked copies of the plan:
V5 •
Health Dept. X
Inspections Dept. X
Fire Marshal
Town of Middletown
Superintendent of Schools
(Information Only)
City of Winchester
Sanitation Authority
Parks & Recreation
Winc. Regional Airport
Town of Stephens City
Lord Fairfax Soil & Water Conservation District
X County Engineer
X Request for Street Names
X 2. 1 copy of the subdivision application
X 3. MV TWO (i) copies of the plan on a single sheet
N/A 4. One (1) reproducible copy of the plan (if required)
N/A 5. A 35mm. slide of the plan
N
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:
x title "Subdivision Design Plan for " Wakeland Manor
Phase 2 of
with a notation of all previous names of the subdivision.
x original property identification number.
x page number and total pages on each page.
name of the owner and/or subdivider
x vicinity map (scale of one to two thousand (1:2000)]
showing all roads, properties and subdivisions within one
thousand (1000) feet of the subdivision.
x written and graphic scale.
x day, month and year plan prepared and revised.
x North arrow.
x name of the Magisterial District where located.
x zoning of all land to be subdivided.
x boundary survey of all lots, parcels and rights -of -way
showing bearings to the nearest minute and distances to
-- t e nearest --one- un reth (1/ 100 ) of -a f oot
x topography shown at a contour interval acceptable to the
Subdivision Administrator but in no case greater than
x five (5) feet.
names of owners, zoning and use of all adjoining
properties and deed book and page number references for
each adjoining parcel.
x proposed use of each lot, with the number of lots in each
use category.
x area of each lot and parcel, the total area of the
subdivision and the total area in lots.
10
X location and area of each parcel of common open space and
the total area of common open space.
X
location, names, right-of-way widths and classifications
of existing and planned roads, streets and shared private
driveways adjacent to and on the property.
X existing or proposed utilities, sewer and water lines,
manholes, fire hydrants and easements.
X existing and proposed drainage ways, drainage facilities,
culverts and drainage easements with dimensions and
design details.
X stormwater management plan with calculations describing
how stormwater management requirements are being met,
including the location and design details of proposed
facilities.
x proposed grading plan including spot elevations and flow
arrows.
X cross sections, profiles and design details of all
proposed streets, roads, culverts, storm sewers, sanitary
sewers and water mains.
X locations, dimensions and cross sections of existing and
proposed sidewalks and walkways.
X location of environmental features including floodplain,
steep slopes, wetlands, sinkholes, woodlands and natural
stormwater detention areas.
X names of all streams and bodies of water, including all
one -hundred -year flood limits as mapped by FEMA.
X location of all land to be dedicated or reserved for
public use.
X location of required setback lines on each lot.
location of proposed recreational areas and facilities.
X location of proposed buffers and screening with design
details, locations and types of plants and screening.
X proposed landscaping with location and types of plants.
X certification by an engineer, surveyor or other qualified
professional of the accuracy of the plat.
11
. t
X signature of the owner or principals certifying ownership
of the property.
N/A 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.
X signature line for the Subdivision Administrator.
12
Please note: The subdivision plans
associated with this file are located in the
library.
AM -��mh
RES—SIM #10-03 WAKELAND MANOR PHASE
Shawnee 53 SINGLE FAMILY DETACHED A