Loading...
HomeMy WebLinkAbout04-04 Wakeland Manor Phase 4 35 Lots Shawnee - Backfile6 t Subdivision Checklist 1. Comment sheets from the following agencies, along with any marked copies of the plan: t-" VDOT City of Winchester GIS (Road Name L .,.. Review) Sanitation Authority, Health Department Inspections Department ' Fire Marshal ,__- - Parks & Recreation County Engineer 2. ` One copy of the subdivision application 3/,-) o � Application received. 10Fee paid (amount: $ Information entered in d-BASE and Reference Manual ice" mile given to Renee' to add to Application Action Summary Plat(s) signed by Subdivision Administrator Approval letter to applicant/agent Copy of final subdivision plat(s) [with signatures] made and given to Mapping and Graphics Manager for structure numbering assignment Updated d-BASE and Reference Manual File given to Renee'. to update Application Action Summary Final plat(s) submitted with review agency signatures along with: - .--------.Recorded deed of dedication -- ---- - - -- - Bond estimate (if required) $ 0 \Operations Manual\subdivision.trk Revised a/24/02 to A� CASH �._ 0O'74 • Date /r Received From Address R ,, --- - -—='Dolla For _17 a , ACCOUNT HOW PAID AMT. OF ACCOUNTAMT. '"; y `+yEMONEYORDKERE] L PAIDBALANCE B�/ DUE °"" <- '' COMMONWEALTH OF VIRGINIA � I I � I VY - m - 7- u...--:. 7-:?v{��v :': _ ?• - _ N U }Z F Q 7.1 U Lo a i cc L m m: z m OC-18 (1/90) s 040017090 CD Cr� CD THIS DEED OF SUBDIVISION, DEDICATION, EASEMENT AND VACATION (the "Deed") is made thisa day of ` , 2004, by and among CENTEX HOMES, a Nevada General Partnership (hereinafter referred to as "Owner"); WAKELAND MANOR HOMEOWNERS ASSOCIATION, INC., a Virginia non -stock corporation (hereinafter referred to as "Association"); the BOARD OF SUPERVISORS OF FREDERICK COUNTY, VIRGINIA, a body corporate and politic (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 r "Property") as shown on plat dated June 10, 2004, entitled "Final Subdivision Plat Wakeland Manor Phase Four," and prepared by BC Consultants of Fairfax, Virginia, certified land surveyors (the "Plat") which Plat is attached hereto; and WHEREAS, the Property is situate in Frederick County, Virginia, Owner having acquired J the Property by deed recorded in Instrument Number 030029073, among the land records of J Frederick County, Virginia; and ©, WHEREAS, it is the desire and intent of Owner to subdivide the Property into lots and _y J parcels, and to dedicate, grant, and convey for public use, the streets and thoroughfares in r accordance with this Deed and the Plat; and Zl� C:\DOCUME-1\NVGSPI-1\LOCALS-1\Temp\b\Z.Notes.Data\Deed of Sub Phase 4.doc 1 WHEREAS, it is the desire and intent of Owner to grant and convey unto the County and unto the Authority the easements in the locations as shown on the Plat and as hereinafter provided; and WHEREAS, it is the desire and intent of Owner to grant and convey unto the Association the easements in the locations as shown on the Plat and as hereinafter provided. 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 103 through 137, inclusive, Parcels D & E, PHASE FOUR, WAKELAND MANOR, all in accordance with the Plat which is expressly incorporated herein and made a part of this Deed. STREET DEDICATION THIS DEED FURTHER WITNESSETH, that in consideration ofthe premises and the sum of One Dollar ($1.00) cash in hand paid, receipt of which is hereby acknowledged, Owner does hereby dedicate to the County the 2.56116 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: C:\DOCUME—l\NVGSPL—l\LOCALS-1\Temp\b\Z.Notes.Data\Deed of Sub Phase 4.doc 2 0") r\) A. Storm Drain Easements. Easements for the purpose of constructing, operating, maintaining, adding to, altering or replacing present or future stormwater management facilities, storm drainage lines, storm sewer lines or other drainage structures, including building connection lines, plus all necessary inlet structures, manholes, and appurtenances for the collection of storm waters and its transmission through and across the said property of Owner, said easements being more particularly bounded and described on the Plat. B. Utility and Access/Maintenance Easements. 15' utility easements and an 8' access/maintenance easement is hereby reserved along all street right-of-way lines, as set forth on Note #3 of the Plat. The foregoing easements are subject to the following conditions where applicable: 1. All sewers, manholes, inlet structures, and appurtenant facilities which are installed in the easements shall be and remain the property of the County, its successors and assigns. 2. The County and its agents shall have full and free use of said easements for the purposes named, and shall have all rights and privileges reasonably necessary to the exercise of the easements including the right of access to and from the easements and right to use adjoining land where necessary; provided, however, that this right to use adjoining land shall be exercised only during periods of actual construction or maintenance, and further, this right shall not be construed to allow the County to erect any building or structure of a permanent nature on such adjoining land. C:\DOCUME-1\1WGSPL-1\LOCALS--1\Temp\b\Z.Notes.Data\Deed of Sub Phase 4.doc 3 C.J 3. The County shall have the right to trim, cut, and remove trees, shrubbery, fences, structures, or other obstructions or facilities in or near the easements being conveyed, deemed by it to interfere with the proper and efficient construction, operation, and maintenance of said easements; provided, however, that the County, at its own expense, shall restore, as nearly as possible, the premises to their original condition. Such restoration shall include the backfilling of trenches, the replacement of fences and shrubbery, the reseeding or resodding of lawns or pasture areas, and the replacement of structures and other facilities located without the easements, but shall not include the replacement of structures, trees, or other facilities located within the easements. 4. Owner reserves the right to construct and maintain roadways over said easements to the extent not prohibited or restricted by ordinance and to make any use of the easements herein granted which may not be inconsistent with the rights herein conveyed or interfere with the use of said easements by the County for the purposes named; provided, however, that Owner shall not erect any building or other structure, excepting a fence, on the easements without obtaining the prior written approval of the County. F.C.S.A. EASEMENTS THIS DEED FURTHER WITNESSETH that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, Owner does hereby grant and convey unto the Authority, its successors and assigns, the easements as hereafter set forth in the respective locations as shown on the Plat, as follows: A. Waterline Easements. Waterline easements for the purpose of constructing, operating, maintaining, adding to, altering or replacing present or future water mains, including fire C:\DOCUME—l\NVGSPL—l\LOCALS-1\Temp\b\Z.Notes.Data\Deed of Sub Phase 4.doc 4 CO hydrants, valves, meters, building service connections, and other appurtenant facilities for the transmission and distribution of water through, upon, and across the property of Owner, said easements being more particularly bounded and described on the Plat. B. Sanitary Sewer Easements. Easements for the purpose of constructing, operating, maintaining, adding to, altering or replacing present or future sanitary sewer lines, including building connection lines, sanitary lateral lines, manholes and all other appurtenant facilities necessary for the collection of sanitary sewage and its transmission through and across the property of Owner as shown on the Plat. The foregoing easements to the Authority are subject to the following conditions: 1. All water mains, sewer lines, and appurtenant facilities which are installed in the easements shall be and remain the property of the Authority, its successors and assigns. 2. The Authority and its agents shall have full and free use of said easements for the purposes named, and shall have all rights and privileges reasonably necessary to the exercise of the easements including the right of access to and from the easements and the right to use adjoining land where necessary; provided, however, that this right to use adjoining land shall be exercised only during periods of actual construction or maintenance, and further, this right shall not be construed to allow the Authority to erect any building or structure of a permanent nature on such adjoining land. 3. The Authority shall have the right to trim, cut, and remove trees, shrubbery, fences, structures, or other obstructions or facilities in or near the easements being conveyed, deemed by it to interfere with the proper and efficient construction, operation, and maintenance of C:\DOCUME-1\NVGSPL-1\LOCALS-1\Temp\b\Z.Notes.Data\Deed of Sub Phase 4.doc 5 CD Cn said water mains, sewer lines, and appurtenant facilities; provided, however, that the Authority at its own expense shall restore as nearly as possible, to their original condition, all land or premises included within or adjoining said easements which are disturbed in any manner by the construction, operation, and maintenance of said water mains, sewer lines and appurtenant facilities. Such restoration shall include the backfilling of trenches, the replacement of fences and shrubbery, the reseeding or resodding of lawns or pasture areas, and the replacement of structures and other facilities located without the easements, but shall not include the replacement of structures, trees, and other facilities located within the easements. 4. Owner reserves the right to construct and maintain roadways over said easements and to make use of the easements herein granted which may not be inconsistent with the rights herein conveyed or interfere with the use of said easements by the Authority for the purposes named; provided, however, that Owner shall not erect any building or other structure, except a fence, on the easements without obtaining the prior written approval of the Authority. ENTRY FEATURE/SIGN EASEMENTS NOW THEREFORE, that for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Owner does hereby grant and convey unto the Association Entry Feature/Sign Easements, in the locations on the Property set forth on the Plat, subject to the following conditions: All improvements in the easement area shall be and remain the property of the Association. CADOCUME-1\NVGSPL-1\LOCALS-1\Temp\b\Z.Notes.Data\Deed of Sub Phase 4.doc 6 I 2. The Association shall have full and free use of the said easement for the purposes of placing entry features/signs and monumentation thereon for the Association and the subdivision development, and for maintaining, replacing and repairing the same. The Association shall have all rights and privileges necessary to the exercise of the easement, including the right of access to and from the easement area, and the right to use adjoining land where necessary. 3. The owner of the Property may not erect any building or structure or landscaping or any improvement on the easement area. VACATION OF 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, the Owner, as the sole owner of the Property, with the consent of the County, does hereby VACATE, those portions of that/those certain Storm Drainage easements previously created by instruments recorded among the land records of Frederick County, Virginia in Deed Book 641, at page 401, as more particularly shown and depicted on the Plat as "Ex. 20' Drainage Esmt. DB 641 PG 401 Hereby Vacated (See Note 8)11, and in Instrument #030026748, as more particularly shown and depicted on the Plat as "This Portion Ex. Stm. Drn. Esmt. Hereby Vacated (Inst # 030026748)". 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 C:\DOCUME-1\NVGSPL--1\LOCALS-1\Temp\b\Z.Notes.Data\Deed of Sub Phase 4.doc 7 CD affixed to the Plat, and is with the free consent and in accordance with the desire of Owner, the owner and proprietor of the land depicted on the Plat. The undersigned warrants that this Deed is made and executed pursuant to authority properly granted by the partnership agreement of the Owner. The Association unites herein to indicate and confirm its acceptance of all of the maintenance and other obligations assigned to or assumed by the Association under this Deed. IN WITNESS WHEREOF, the Owner has caused this Deed to be executed, under seal. C:\DOCUME-1\NVGSPL—I\LOCALS-1\Temp\b\Z.Notes.Data\Deed of Sub Phase 4.doc 8 CD CENTEX HOMES, a Nevada General Partnership By: Centex Real Estate Corporation, Its Managing General Partner 'Llki1 APW Few =':� ► — STATE OF Ut i2t>i u, A COUNTY OF 1;1d V&:3g6�= , to wit: I, the unde signed Notary Public, in and for the jurisdiction aforesaid, do hereby certify that ". -DL4V t S as rJ) 1 I S ( (7 #—Jr;Pf-S (rjJgll71 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 day of C.� , 2004. Notary Public My commission expires: ^K . 1.. to ltt\t\ C:\DOCUMFrl\NVGSPL-1\LOCALS-1\Temp\b\Z.Notes.Data\Deed of Sub Phase 4.doc 9 WE M �Jn- WAKELAND MANOR HOMEOWNERS ASSOCIATION, INC. By: (SEAL) Name: .�rr�,,o �3_ izc ii�✓ Title: STATE OF Vi2Ca!NIA COUNTY OF L D UDD U AI , to wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that DAVID A. R67 TE W as L I P-ECTD2 ofWAKELAND MANOR HOMEOWNERS ASSOCIATION, INC., whose name is signed to the foregoing Deed, appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this a , -tom' day of A u G U s r , 2004. Notary Public My commission expires: MA1( 5 12 a000.0 4`�titittOtttlt.E�.c C:\DOCUME-1\NVGSPL-1\LOCALS-1\Temp\b\Z.Notes.Data\Deed of Sub Phase 4.doc 10 V \project\_2003\03032\Surv\Cadfiles\Sec4\SEC 4 814 PLATS\3032FSP401.dwg, 6/10/2004 9:35:18 AM WC/N/TY MAP FAIN: ;�►; ...� a -,r `' ..•. I♦ I���,♦ �♦ ♦• � �♦♦♦♦♦♦ ♦,� /� ♦ /' ♦ III � i � • .•.• �. ♦ 1 ♦♦ ♦♦ l�♦ ♦1 ♦ • 1� III • •- �1+ �� �� `� ��� I/ I���r/I� ♦ �♦ �♦ Q1 ��� � III/1111I Ip1.11��� �� ..1 . �• yQ O �� �� ♦ �1 ♦� ♦ I I. I/Ill► � .� .� �►i .: y�� �� i � ♦ ♦III • ♦ • ♦ ♦ 11� • � �111 �•i•i.1�i�iRIB<♦ I/II•�� j /ii � i�•� ���i�,�ie�� � ��I� 1�®,� �Oi�• ��•+',I/����Itr1 j `" � /I/ j���►� � ♦ �--�� 1 �.IQI� �IAI� i�j ,, 1 �iij.ilj♦I •••�••�• �� �`� i i M t � � O ��� r `•' I 1� • ♦ ,I► �� �►h ♦ •• • �� _ �•`/IIIIIIIIIIII O� w ////II '� ►, ��►I��i�i,►111 i���,�i� ���I�Yi�I���� ��f�!1►�♦b�•�� �:C\II►... � ��111! � • i � � ♦ ��� ,1 SCALE- 1 =2000' FREDERICK COUNTY SAN/TAT/ON AUTHORITY 7 DA AF FREDERICK COUNTY SUBO/14S/ON ADYN/,$TRATO4X --- Zv 'f'14 65F DA VA. DEPT. OF TRAAISPORTA T/ON DA ILA" OWNER'S CONSENT THE PLA TTING OF THE PROPERTY SHOWN HEREON FOR THE PURPOSE OF A SUBO/V/S/ON /S MADE WITH THE FREE CONSENT, AND /N ACCORDANCE WITH THE DES/RES OF THE UNDERSIGNED OWIVER(S), PROPRIETORS, AND TRUSTEES, /F ANY. �. o • DA STATE OF ' Qvn ) —� COUNTY \OF TA TO w T- .-A NO IAZ IN AND FOR THE COUNTY AND STATE AFORESAID, DO HERE Y ERT/FY THA- t'' WHOSE NAME(S) ARE SIGNED TO THE FOREGOING WRITING DATE HAl4t PERSONALL Y APPEARED BEFORE ME, IN MY COUNTY AFORESAID, AND ACKNOWLEDGED THE SA E. G(UNDER MY HAND THIS DAY 0F�� , 20C4 �i1) '•, i NOTARY PUBLIC .q,/ MY COMM/SS/ON EXP/R NOM \ y 1, EXTERIOR BOUNDARY DELINEATED HEREON /S FROM A BOUNDARY SURREY PERFORMED BY BC CONSULTANTS, DA TED DECEMBER 5, 200J 2. FLOOD NO ME- ZONE 'C; COMMUNITY NO- 51006J, PANEL: 0200 B, DATE.• 7-17-78 J ALL LOTS ARE SUBJECT TO A 15' UTILITY EASEMENT AND AN 8' ACCES51UA/NTENANCE EASEMENT HEREBY RESERVED AL ONG ALL STREET RIGHT -OF- WA Y LINES. 4. ALL AREA WITHIN RIGHT-OF-WAY IS HEREBY DEO/CATED TO FREDERICK COUNTY FOR PUBLIC STREET PURPOSES. 5. SETBACKS, UNLESS OTHERWISE NOTED ARE. FRONT= J5' SIDE= 10' REAR= 25: BRL S /DENT/F/ED THUS (BRL) CREA TED BY AN UALITY EASEMENT THA T IS MORE RESTRICAVF THAN THE MINIMUM ZONING SETBACK REOUIREMENT, WILL REVERT TO THE BRL ESTABLISHED BY THE SUBJECT PROPERTY ZONING IF THE EASEMENT IS VACATED OR OUITCLA/MED OR IF WRITTEN PERMISSION IS OBTAINED FROM THE UTILITY COMPANY ALLOWING ENCROACHMENT INTO THE EASEMENT. 6. THE PROPERTY DEL/NEATAED HEREON /S SHOWN ON FREDERICK COUNTY TAX MAP 75, PARCEL 101, AND IS ZONED RP. 7. ALL LOTS ARE SINGLE FAM/L Y DETACHED -URBAN. 8. PORAONS OF THE EX577NG 20' STORM DRAINAGE EASEMENTS RECORDED /N DEED BOOK 641 AT PAGE 401 WHICH ENCUMBER THE AREA DEL /NEATED BY THIS PLAT ARE HEREBY VACATED. DATE: JUNE 10, 2004 BC Consultants Planners . Engineers . Surveyors O Lendscepe Architects 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 v (703) 449-8100 (703) 449-8108 (Fax) www.becon.com PAGE 1 OF 15 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FOUR H 0 _ D u BRADLEY T. RIGGLEMAN a No.2216 t9�'b SURN�4. W SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA OJOJ2.42-21 AA V:\project\_2003\03032\Surv\Cadfiles\Sec4\SEC 4 814 PLATS\3032FSP402.dwg, 6/10/2UU4 9:ss:« Hri SURVEYOR'S CERT/F/CA TE /, BRADLEY T. R/GGLEMAN, A DULY LICENSED LAND SURVEYOR /N THE COMMONWEAL TH OF* 14RG/N/A, DO HEREBY CERTIFY THA T / HA VE CAREFULL Y SUR&TYED THE PROPERTY DEL/NEA TED BY THIS PLAT, AND THAT /T /S CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF; THAT IT IS A POR7701V OF THE SAME PROPERTY CONWYED TO CENTEX HOMES, A NEVADA GENERAL PARTNERSHIP, BY DEED DATED DEC£MBER 22, 200J FROM THE WAKELANO MANOR LAND TRUST, AND RECCRO£D IN INSTRUMENT NUMBER 0JO02907J AMONG THE LAND RECORDS OF FREDER/CK COUNTY, NRG/NIA. / FURTHER CERTIFY THAT THE LOTS ARE PROPERL Y AND ACCURATEL Y DESCR/BED AND THAT ALL PROPERTY CORNERS WILL SE SET. BRADLEY T(AI&GU-MAW I DATE PHASE 4 AREA TABULA T/ON NUMBER OF L 0TS = .35 LOT AREA 495, ,367 SF OR I /. ,37207 ACRES DEDICATED STREET AREA 111,564 SF OR 2.56116 ACRES OPEN SPACE AREA: ,367, 5,38 SF OR 8. 43751 ACRES (PARCELS D & E) TOTAL PHASE 4 974,469 SF OR 22. J7074 ACRES AVERAGE LOT AREA = 14,15.3 SF TOTAL AREA TABULA T/ON PHASES 1 THROUGH 4 & REMAINDER NUMBER OF L 0T5 = 169 TOTAL LOT AREA . . . . . . . . . . . . . . . . . . . . . . . . . 60.61297 ACRES TOTAL DED/CA TED STREET AREA . . . . . . . . . . . . . . . . 1198JYI ACRES TOTAL OPEN SPACE AREA . . . . . . . . . . . . . . . . . . . 16.51066 ACRES RESIDUAL AREA . . . . . . . . . . . . . . . . . . . . . . . . . .194.071.3.3 ACRES TOTAL SITE AREA 285.17887 ACRES LEGEND DB= DEED BOOK PG= PAGE PL = PROPERTY LINE BND Y= BOUNDARY ROW= RIGHT— OF— WA Y /PS= IRON PIPE SET 9 = 3/4 " IRON PIPE TO SE SET EX= EX/STING STM= STORM SAN= SANITARY DRN= DRAIN SEW= SEWER SHEN= SHENANDOAH ESMT= EASEMENT BRL = BUILDING RESTRICPON LINE FCSA= FREDERICK COUNTY SANITARY AUTHORITY DATE: JUNE 10, 2004 Re Consultants P/inners . Andineem . Surveyors Landscape Architects 12600 Fair Lakes Circle, Suite 100 b Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) www.becon.com PAGE 2 OF 15 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FOUR TH OF Lf v BRADLEY T. RIGGLEMAN a No.2216 �tot fD s-I; '0 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA OJOJ.?..42-21 AA V:\ProiectL2003\03032\Sure\Cadfiles\Sec4\SEC 4 814 PLATS\3032FSP403.dwg, 6/10/2004 9:35:31 AM WAKELAND MANOR PHASE 2 W:: rf.L::::::: YOI �r BRANDYLION DRIVE 4 I 1.14 I �y ;•.�.� � � i;ice ii ii� ii.: � +i;..r� +yin W KELA D MANOR _ SEC ION F 1 ; �;� ; O;• DATE: JUNE 10, 2004 BC Consultants Planners . Engineers . Surveyors Landscape Architects 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) www.bccon.com 200 0 100 200 400 1"= 200' PAGE 3 OF 15 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FOUR r.LTH OF A, r l BRADLEY T. RIGGLEMAN 9 No.2216 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA O.JOJ2.42-21 AA V:\Project\-2003\03032\Surv\Cadfiles\Sec4\SEC 4 814 PLATS\3032FSP404.dwg, 6/10/2004 9:35:38 AM • A. 44 `3 4 Q CURIE TABLE CURVE RADIUS LENGTH TANGENT CHORD BEARING DEL TA 1 1 773. 00' 220. J8' 110. ,3.3' 220. 24' S 47 48'12" E 707'18" 2 J5.00' 54.98' 35.00, 49.50' S 00'4527" W 90'00'00" -T 850. 00' 156.16' 78. JO' 155. 94' S 40 29'40" W 10 :31 a4 " 5 41.00' 10.22' 5..14' 10.19' N 1175:32" E 147647" 5 27. 00' 6.16' -T 09' 6.14' N 24 55 58" E 1,304'04 " 7 27.00' 6.16' .3.09' 6.14' S 7808'06" E 1,j04'04" 8 27.00' 4.62' 2..32' 4.61 ' S 66 41 'S5" E 09 48'18" 9 26. 00' J. 54' 1. 77' J. 54' S 08 UI :34 " W 7 4748" 10 427.00' 6.1.3' .5 07' 6.1,3' N 010246" W 049:?J" 11 41. 00' 7.14' -T 58' 7.14' N 03 52'04" E 959'02" 12 41.00' 7. 14' .3.58' 7.14' IV 6742:58" E 9'59'0.3" 1.5 .329. 00' 217. 29' 112. 78' 21J 36' N 5.3 46 55" E ,57:50 aO" 14 773.00' 83.5T' 41.80' 8-T 49' N ,375725" E 67128" 15 827.00' 1.31.84' 66.06' 01. 70' S ,5925'41 " W 908'02" 16 280.85' 257.65' 1,j8.69' 248.71 ' S 6108:31 " W 52 :j,3'41 " 17 41.00' 4.64' 2..32' 4.64' N 82 4,3'09" W 0629'15" 18 41.00' 18.21' 9.26' 18.06' S 12JX44" E 25 2629 " 19 ,j7.j. 00' 9,3..j2' 46.90 9.j 08' N 0719 :52" E 14 20'04 " 20 41. 00' 10.24' 5..14' 10.21 ' S 25:5,3'02" W 14 78'11 " 21 527. 62' 144. J7' 72. 64' 14,5. 92' N 2,5:3125" E 15 40'41 " 22 26. 00' 2.3. 29' 12. 49' 22. 52' N 8244 24 " £ 5179'04 " 23 54. 00' 266. ,38' 4J 25' 67. 50' N 18:?J 56" E 282:38'08" 24 26. 00' 2 .29' 12.49' 22.52' N 45:56:32" W 5179'04" 25 .54.00' 12.11' 6.12' 12.04' IV 28:50:51 " E 2024'00" 26 54. 00' 251.66 56.88' 78..3,3' N 287028" W 2670122" 27 26. 00' ,37.75' 2-T 08' J4.52' S 6,344'40" W 8J71'06" 28 176. 00' 129. J5' 67. 75' 126. 46' S 01 '0548" W 42'06 :j8" -TO 326. 00' 101. 02' 50. 92' 100. 62' S 86 :j4 21 " W 17 45'19 " ,31 278.00' 105 31 ' 52.26' 102. 71 ' S 84 :55'19" W 217729" J2 278.00' 91.1,j' 45. 98' 90. 72' S 6140'S1 " W 18 46 5,3" J-T 26. 00' 21. ,j1 ' 11..j0' 20. 72' S 28 48'16 " W 46 58'17" J4 54. 00' 266,14' 4.3. 4.3' 67.68' N JJ29'18" W 2822.3'09" ,55 26.00' 25.15' 1,j. 65' 24.18' /V 7959 50" E 5524 52" J6 J26. 00' 45. 34' 22.711 45. Y' N 5676 29" E 758'09" J8 224.00' 2,31.91' 127.56' 221.69' N 090.5'18" E 5979'06" J9 200. 00' 209. 87' 115. 76' 200. J7' S 0828:5,j" W 60 0725" 40 J26.00' 99. 79' 50.29' 99. 40' S 86275.j" W 17:3221 " 41 280. 85' 25. 4.j' 12. 75' 25. 4.j' N 87 0841 " W 05 7120 " 42 260. 85' 6. 98' J 49' 6. 98' S 8578:55" E 0172'02" 4J ,546. 00' 119.11, 60.15' 118.52' N 85:j5'16" E 19'4J25" 44 J75 00' 11. 48' 5 74' 11. 48' S 17:31'03" W 1'4546"' 47 346.00' 70.75' .55.50' 70.62' S 58'08 52" W 1142:55" 48 302. 00' 226. J5' 118. 79' 221. 09' N 734544 " E 42 56 :j9 " 48A 302.00' 85.02' 42.79' 84.74' N 60207" £ 160746" 489 ,302.00' 141..35' 71.99' ' 140 05' N 8124 :37" E 26 48:5.5" 49 825.00' 287.24 145.09 285.79' IV 7j:34'00" W 19 56 54 " 50 427.00' 97..32' 48. 87' 97.11 ' N 05 5.542 " E 13 0.3 :52 " 51 730. 52' 256. 07' 129..56' 254. 76' S 73 42 50" £ 20'05'Ol " 52 .526.00' 10.79 5...59' 10 79' S 85'005.5" E 15,346" 5J 278.00' .3. ,j9' 1. 70' .j J9' N 84 24 58" W 0'41:57" DATE: JUNE 10, 2004 PAGE 4 OF 15 FINAL SUBDIVISION PLATyTH 0 BC Consultants WAKELAND MANOR Planners . Engineers . surveyors v BRADLEY T. RIGGLEMAN ;1w Landscape Architects 12600 Fair Lakes Circle, Suite 100 PHASE FOUR N0.221 6 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) wnn.bccon.com SHAWNEE MAGISTERIAL DISTRICT 9J� S[Ugq FREDERICK COUNTY, VIRGINIA O.TO.12.42-21 AA V:\project\_2003\03032\Surv\Cadfiles\Sec4\SEC 4 .814 PLATS\3032FSP405.dwg, 6/10/2004 9:35:44 AM C) AD✓AGENT OWNER /NFORMA T/ON PARCEL ZONING USE OWNER TAX / 0.. N0. WAKELAND MANOR 759-4-F1-77 RA RESIDENTIAL LAND TRUST 759-4-F1-104 RA RESIDENTIAL HAMMOND L. & MARGERE DYER, ✓R. CHARLES ✓. &DAWN A 75D-4-F1-109 RA RESIDENTIAL BROWN DATE: JUNE 10, 2004 L/NETABLE LINE BEARING LENGTH L 1 N 6.32,3:56" E 28.56 L 2 S 71:36'04 " E 9.00 L.3 N 18:?J 56" E 4800 L4 N 71:36'04" W 11.75 L5 N 29:35'18" W 29.01 L 6 S 84 5729 " E 12.69 L 7 S 83 46'07" E .3.39 L 8 S 0574'0.3" W 4800 L9 N IJ71'18" E 5 0 L 10 N 72 :30 26" E 8.69 L 11 S 4870 27" E 5 0 L 12 S J7 42 ;X " E 4.59 L 0 S 87 42'17" W 9084 L 14 S 544.3'40" W 42.11 L15 S 702826" W 9.40 L 17 S 68 4720" W 80.22 L20 N 7J77:35" E 1.55 L 22 S 74 56'07" W 5.15 L2.3 S 15 :3.3 52" W 8.70 L24 S 43 48:?J" E 5.15 L25 N .31 U726" W 5.12 L26 S 8850:30" W 872 L27 S 2978 26" W 5.12 L28 S 64 :30 27" E 74.29 L29 S 25 29 :33" W .34.20 L JO N 10 27:31 " E J5. 02 L it S 79 :32 29 " E 1 72.97 PAGE 5 OF 15 FINAL SUBDIVISION PLAT BC Consultants WAKELAND MANOR Planners . Engineers . Surveyors Landscape Architects PHASE FOUR 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) www.bccon.com SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA ,TH OF � 1't BRADLEY T. RIGGLEMAN ;0' No.2216 Z� Im 09032.42-21 AA V:\PROJECTL.2003\03032\Surv\Cadfiles\Sec4\SEC 4 814 PLATS\3032FSP406.dwg, 6/21/2004 11:43:Z9 Am 50 0 25 50 100 V= 50- -----� -*ell- eR \ 'MANAGEMENT ESMT. S 75 595 56 " E 121.18' 106 107LQ A"t i� W . 14,462 SF �00 ZW .0a3. 00 �, N 63'16:31 " E 108 _ _ R,54. oo • �• � .00' L=14.97%- w 23 �� R=26.00' ��aa Awl 2z L=2J29,KE COURT °° S 82 3 :Y8" E lo' BRL ,7t77 N 71;i6 b4 " W � 20.77' h " 159.17' .ii4.28' SAN AE _ S 71 *- 3 J5' E_ _ R=26. 00' L=1216'( y� 24 L =2.i 29' 10' BRL + �O C) `` P% RCEL E N 4, h 1O9 (SEE PA GE 14> °0 BRL 17,266 SF 20,410 SF �� �ry ,l y. o AF108 5 h EX. 10' SNPG• G2 1 E `` - 0 87 4 3s' eRL 0 � E5�5 • doe � i,�h � 1 FGPpG5 78 E� 169c, .yo • 08 IN0 N BC Consultants P/annera . Bnfineers . SU—,-ts Landscape Airhi[ects 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-6100 (703) 449-8106 (Fax) www.bccon.com FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FOUR SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY. VIRGINIA TH of Df t� BRADLEY T. RIGGLEMAN 9 No.2216 --�I'-u'o L41Vt' S OJOJ2.42-21 AA VADroiect\ 2003\03032\Surv\Cadfiles\Sec4\SEC 4 814 PLATS\3032FSP407.dwg, 6/10/2004 9:J5:5b Hri 48 00' \ �c EX. STM. WA TER P% RCE - ,E MANAGEMENT ESM . PARCEL E, SEE SHEET 14 N_7.i 4647" W 26_0.18' _ _ 87.00' 8.380' N O 25' BRL 25' BRL 'il WO I ql NI v w Z � I p �• I ., m W 105 ° h 106Qj ' W IJ, 044 Sr N tll N1 P05 1 �Y07 BRL Z1 V .35' BRL 2 I LJ51BRL W .305. 54' _ _ _ _ _ 1 "43 00 2.i 86.93 R=54. O' 71:3604" 71.8.3' _39.10_, L=?66..38 ` -_ ' ' - m8' 240 R'-- 63 00RIW 22:36 b4 W 334.20 22,757 SF OR 0. 5224J AC. 48. 00' TO BE &MICATED FOR N 71:Y6 b4 " W _ 27183' _ PUBLIC STREET PURPOSES 26. 00' 91. 0T ' " _r 76.38' 2ti Lr SAN. SEW. ESMT. ::I 7.97' EX. 20' SAN. qj SAN- N 72 44 :J5" W 2 O 89'�— SEW. ESMT. �c W.35'BRL' 35' BRLi N 82:%i 38W ,% 114 , ./q rk(,Q DRAIN 11V ESMT. : m � 0 1.3,29.3 SF �1 if / ? N I �102 a 1.3, 267 Sr f 14,048 SF 3 Z 1 j104 ^ 4FI06 q Q EX, r J,9' BRL c� h m OB g9 C10/7 ES,17 T 1 ,�S' B h N lV a -�. SS RL � �' Lis f — 110 '"^- ...,. DB 87 SHEN. CAS 8J, ::.::' :::':.•. ¢ /°C N 50 0 25 50 100 1"= so. DATE: JUNE 10, 2004 BC Consultants PISAAWs . 6elieeers . Su—.,PVra Landscape Architects 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) www.bccon.com Jo' 628. 1��,'RESCRiPn�. R 4 r'T4TgL J .:.r•'•':itt•iittr.tt�:'.•v.�:•.'{i..tttr_•..tr. *AS RECORDED IN INSTRUMENT lo.i0026748 PAGE 7 OF 15 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FOUR SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA AX"�1,TH OF Nt IRA LEY T. GLEMAN ;pp No.2216 sUPvv�t OJO.i2.42-21 AA VADroiect\ 2003\03032\Surv\Cadfiles\Sec4\SEC 4 814 PLATS\3032FSP408.dwg, 6/10/2004 9:36:U3 AM v' PARcE� , 30 L l9g% .316 00 W40 E R�, R•0 2� 8' 00 R=;. 00 5� 31 �,103• 48 302.6 3 . - A" i E50 � � P 20 5 / ENN ��NE �ARIAB ESMT. 52 1 7 �FEX ZS 5 Z2'45" E ,37.3� =5 g 46�—DSC-mT. z / BRL " 98 fir w 117 z 12, 299 SF m w o ^' f108 � w m 25, BRL \y I \ 101.1 Vy 8 " 5 88.51'14 —20.94 Lo 20' STM. . E j 0' BRL \ DRN. ESMT. \\ �2. 12,009 SF m ^, /10.3 0 Z N 71U6V4" W 144.41' a s\ � v N � � N 120,GSA 55 \ ESMt. � o 15 P co C$;' 169 10, BRL »s 1,3, 41,E SF \� � j'f01 L,31 35' BRL ENTRY FEA TUf L .30 SIGN ESM I 1\ 1\ 19 26.00 � O 0 5' C 22 ` R= 6.00' 2.3 27.00 I'S4'[ / X -* EX. 20' SAN, / SEW. ESMT. PARCEL E *EX. STM. DRN. ESMT. L� 4 g,59" E 118.8�Er 14 5 8 SEE SHE N TCHL NE 25 BRL 45 Z d' 103 m aiW 50 Ln 13, J16 SF W � pol 3 eW , j 10 STM. _ — Z DRN. ESMT. 20' WATER r - M8 04�'SMT. L24 P 4 4 LR f7.00U8 'rf�a ir�lY/ 4.62'U LJ 48..00' KEYEN/VE COuRr I R=' 00' 6 .00N 71;T604" W j14.28' (TOT. a L =111 4 'R=27. 00 7 /►/ 71:T6 04 " W L=6.16' 271.8J' 84 61' - b SAN. SEW. ESMT. I ` N 72 44 :J5" W 290. 89' 20' SAN. t�, a V W ` SEW. M , 35' BRL I W h ^ b h SEX. STM. h 1 W u DRN. ESMT. 1 SN O 4bN *1100.114 I g 5 15,112 SF q W 54. O' L-Z W"1 L28 ) 1 V 'E�R= 4J. 00' ENTRY icEATURE `LS' BipL c,, l p L — J0.22' 'SIGN EStf ~ -- � L 29 6S , ....... ............. - - ju , � - N�A G'"GA" `r' ' " - 1. 0JI88 AC. HEREBY /,IA CE RQoVIA 768 TREEDEDICATED FOR PUBLIC R) STREET PURPOSES ► yAR/ABLE D 7H(SEE SHEET 15 OF 15) THIS PORAON EX. STM. DRN. ESMT. HEREBY VA CA TED ( INST.l 0.30026748) 50 0 25 50 100 1"= 50' DATE: JUNE 10, 2004 BC Consultants Planners . Engineers .Surveyors Landscape Architects 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) www.bccon.com 1 i p_i V'A r.r 1 1 r; - J . AS RECORDED IN INSTRUMENT ,/0,J0026748 PAGE 8 OF 15 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FOUR SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA OFwd Dr BRADLEY T. RIGGLEMAN a No.2216 OJOJ2. 42-21 AA V:\project\ 2003\03032\SurV\Cadfiles\Sec4\SEC 4 .814 PLATS\3032FSP409.dwg, 6/10/2004 9:36:10 AM NIS POR77ON Ex. sTM. PA / ?CEL D .. ORN. ESMT. HEREBY ) 02,_ VA CA TED a G11# MA TCHL/NE 30 L,10 O �'•� 00' SEE SHEET 1.3 00' L,9 R.aw L8 326.6 00, 40 48. ,32 726 s 67;3'9;38« R 26 35 00' 'yATO'�`�'=SE , 0 00 31 L%103.;,:;<::.::s::y.:`.:.;:.. R�3 48 1 � N 19 49 ;39 EE '�r`o 113 JJ 72' 48A 0� �f o fig. 59 3' R=J26. 00: yy L 17 _ 10.E , % L = 45 J4 ' 36 �g y1 Y� 164.18 12 3 s149 o WJ� 1� 05 32 �� N g0'1109EW. G� ��� ' .� ��9�P�1 SAN� 0. SAN 3y 9. '\`� ,r�� moo. ��0 i � � OORNACH COURT & �(`�(/ �,, . y _ 18 1 CHEL TENHAM DRIVE h ,y�j, ���'61 \ ` !�� `n� 12,027 SF v % 7 4J,, 509 SF OR C� �' 0.99882 AC. HEREBY h h� 6� �o� s, V.�. OEDICATEO FOR 0' 35 ,,�� 5 PUBLIC STREET PURPOSES h 124 ".33 �. h�o hti, 119 12 J �o ,'� /'V ° s. �� 12,729 SF 20' STM, ORN. ESMT. 1104 m - - 8 s. 115 o L =5a 39 120 ' 122 ; 14,709 SrAo s. , sp %I i 1k .35' gRL �`Q• m� �' ` �'-� m E�PS a 121- 6' gRl 1J,, 005 SF 35 os 0p _ 1 35 A T (3 E— X G. 15 55 — — 96. 37 R= 7.30. 52' 5 � �Q DB — L-256.07 _- f7o.2�, RpA V CN t33.7f' 400.29 (iN R E --. 45 33 ON�-:::::::;:.. R S 8'3 C ,�� IN10� l.'OJ188 AC. HEREB R_8Z5.00 A . —... - R W TED FOR L _ 287. 2 M A ✓AR/ABA49 4 384..4 y , pRESORIP ► i- PUBLIC STREET 30_�— IDEDICA PURPOSES T (SEE SHEET 15 OF 15) /n. r,T/1 T//1N / TT /JL V/ T/� T e/if7Vr/vr7 '� — - -,�r, r.r—i.r//1n/ / A 50 "^r V , 0 25 50 100 1"= 50' -*AS RECORDED IN INSTRUMENT,4'OJ0o25748 DATE: JUNE 10, 2004 PAGE 9 OF 15 FINAL SUBDIVISION PLAT tiTH of Df BC Cos Am"ants WAKELAN D MANOR Planners - 6ndineers - sr..,, MrS u BRADLEY T. RIGGLEMAN a Laadarape Awhfiec& 12600 Pair Lakes Circle, Suite 100 PHASE FOUR N0.2216 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) www.becon.com SHAWNEE MAGISTERIAL DISTRICT NDV FREDERICK COUNTY, VIRGINIA C) Co OJOJ2.42-21 AA V:\project\_2003\03032\Surv\Cadfiles\Sec4\SEC 4, 814 PLATS\3032FSP410.dwg, 6/10/2004 9:36:16 AM O ',. -T9 , N N 47 24.00 >I MA—TCHLILINC SEE SHEET 12 444TC,y'y�NF p' N 7.i40'13" W 141.85' S,qN V 67'SEE S,y�c-ET w 10 SRL ''L-S��879, S K 5 h 00- N� a SEW. ESMT. 3 ^ N 09 lPS /PS 137 Q N . 74 78 56 " W m 15, 095 SF q d 1 125 50. 00 , e /10o N �, o - - R/f/E h io m 12,026 SF \� oZ107, 6 A �h 10' BRL q �h�O ' P�'4�� 48�,� - - 116.5�10" BRL iy Z 4 00. S 703255" E j62..i!' y ��'� r10-BRLLrj� j 'rcp I 124 13,170 SF 1'J o0, 35 1105 s 5 y� os" E 6 6. 4) ti�10�0, 10119 1 Z• 13 � � v� '1� � a b 10 C) : Z 123 /103 L J2 (, `: 12,8,39 SF 35 'foB yy`'' �� , ���' 00 - > L'i (�N' o ,s R�4. 120 NIL. �� rn Z �. pR gR�l �l �h DORNACH COURT & CHEL 4 509ASF ORS. 0.99883 AC. HEREBY \ DEDICATED FOR \ t) 0- PUBLIC STREET 0) PURPOSES 122 ° ,t W 121 1 T C) �h 17,114 SF L Jv EX F PG. 55 ,,itBR M� - J , I JOJ 35 J > �i > S 3133 �16'� W 400.29 o — W_:. ' h-- _ 7 8.3'45 3 0 -- 24.86' 133 .1 N �H RO jB4,45 '.' .....: "' �� PK NAIL SET CHV N . 32 ?.. �.:-r:::::.:::;:::`:::; y �- ...................... ..... ' CEO--- j AL T ROAD `O ice• .::..:•::.:: .::::: :::Y►t:::: ? "— D�/ R�) £x. ASP ��::::::: ,_'r::�-- '�.. ::;::::...,"�-1✓/4R/AME ........ .................................................................... .. .::'.'v 1.0,iJ88 AC. HEREBY r`l,ii�v,r �•h,< i"�,::: ; i '.' '.. "' R�W DEDICATEO FOR PUBLIC r, T „ , _,, 30, PRESCR/P11 STREET PURPOSES �=`^ ' 7 1 �-� ��� r' (SEE SHEET 15 OF iv-'C."Jf_: RA 1"= 50' -*AS RECORDED IN INSTRUMENT /030026748 DATE: JUNE 10, 2004 PAGE 10 OF 15 I _ .A*04+44. tiTH OF Df FINAL SUBDIVISION PLAT BC Consultants WAK ELAN D MANOR �� YLEMAN Manners . &WOM" > sb.�.rm" v BRA LEY a O LandseW Amhfiects 12600 Pair Lakes Circle, suite 100 PHASE FOUR No.2216 mFairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Pax) www.becon.com SHAWNEE MAGISTERIAL DISTRICT le sugV � FREDERICK COUNTY, VIRGINIA 030,i2.42-2J AA VADroiect\ 2003\03032\Surv\Cadfiles\Sec4\SEC 4 , 814 PLATS\3032FSP411.dwg, 6/10/2004 9:36:24 AM 50 0 25 50 100 1"= 5 ' I X-I " VLF A A it n i , / V//—I / v V / C- S 66,20Scr�M ,32, OA/N MS1 %64 Jk'� 168.6.i' , y 25' BRL o C3 ,pp 130 14, 966 SF R� �o /109 N 92 46:JO" E 1.I1,�1 SF 35, 8R 1107 Mi ti N 14 51 '07" W N 671.3:J2 E I • 5. 00' 23 4 y4 .89 °C ' 25BRL m / -o 131 15,OIJ SF ,/111 z 20' SAX. ,gyp p�0 SEW. ESMT. ss- � � N 67072" E /b0 ! �4 1,T 85' SAN. A£ N 77U4'5J" E 6S• 'L=0.56 y4 �� J5.00' N W m ems! 25 N DORNACH COURT do 128 1 . s S CHEL i£NHAM DRIVE 12, 008 SF 00' p :� 4J 509 SF OR 0.99882 j105 h b� N .fie. F 26 A� AC. TO BE DEOICA TED ao • q �IO?S6" O rj- FOR PUBLIC STREET e a y F „(1 i PURPOSES q A I ? 10' BRL N 26 *12'4 109.00 I N 71:i9:i7" W 125.48' 10' BRL C V �� � SAN. SEW. ESMT. m 127 m �, 0_th! a 12,029 SF tt� of �n o) ^ p v Aft 1a 20, STMDRN ESMT 1 N 01 n107" W Z 113. Do' N 39 1 W. BRL �_ _► o Q 0 ----- 4 1 1Y 10 BRL 1 H I N 72:J14X W Z 1'� I IJI. 97' , j'101 \°L 4S � N 24:35:J2" E 126 `38 � gh ti 55.41' 12, 064 SF ?O' SAN. SE'K. ESMT. \� ` X \ _ -.v 61484j 1199 , ~ 2 h IS SHEET 10 20' WA TER — I 125 MAIN ESMT / DATE: JUNE 10, 2004 BC Consultants P/enners .14fineeff • SUrVCjVWs Loodsmpe brhi[ects 12600 Fair lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-6100 (703) 449-8108 (Fax) www.bccon.com �r R=26.00' L=•37.75' I u� FOR PARCEL D, 1"' SEE SHEET IJ tN `—' OPEN SPACE PA RCEL 'D A 0 , 1 02-- , 30 1.=10 ,9, � ,99• R0326 6000, 40 L40, Raw R�32 ?.Yi '49" W S 67.39.j8" E' X. N 21. 50 " wo 42.18' 00 AS RECORDED /N INSTRUMENT /OJ0025748 PAGE 11 OF 15 FINAL SUBDIVISION PLAT WAKELAN D MANOR PHASE FOUR ,TH OF n. f I Pir IRADLEY T. RI GLEMAN No.2216 2 Suvq�� SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA O.TOJ2.42-21 AA V:\oroiect\ 2003\03032\Surv\Cadfiles\Sec4\SEC 4, 814 PLATS\3032FSP412.dwg, 6/10/2004 9:36:31 AM k—j 50 0 25 50 100 ' y� vrrlv�_/�rr9/•t_L'.A/v✓ /vi/vvvh IA//1 /�/r—/ AA ll� i.�ivti i/"1'vJi A A A A //'1 L) —i —� vi_/ v / c_/, I �l ;; JS ; .'O j.: - - 5 68 00 :5'f PORnav cF —150 „, I ;`) I EX. 70' DRAINAGE ESMT. � D8 641 PG 401 HEREBY VACATED 10' r� ^7 (SEE NO IF 8) ^ BRL ;ter/ N � ^� 5W GRAIN ESMT 132 0, li „ 15, 880 SF v' ^� ,polo N I 601.64 (TOTAL) 21 f f b f 10' BRL _L - - h S 7418 56 " E 21,J 1,J' II O 10' BRL I 20' SAN. SEW. ESMT. � I � ��� , `3O 133 # v 15, OJ6 SF k 1108 b tk9 10' BRL LI J E� I N 74*1-856 W I61.5-2 — 129 25. 00' In of I 50.00, W WI ' g 134 � ,p106 15,IJ6 SF 21 2 I'C O N 741856' W 157.12' _ _ h �I � � � 128 O <' , 10' BRL 2 c^p Fill 135 I IC In O f p W q 15,022 SF p d 1104 c Z ��o m al e. N ^� 00V. 20tri ' STM. DRN. ESMT. 127 O m 10' BRL I 2 Z O N 741856" W 152.62' 1 Q^/ -- -- 1 ESMT ,. 1 £X. 10' DRAINAGE N N 74 JO b W 69. 01 ' 0 D8 641 PG HEREBY VACA I£D (BRL) SE£ NOTE 8) 4 —N J 52 6ij" N 73 49'15" r�N 1.i0. 6.3' 1306 m $ 15, 062 SF `- MA TCHL/NE SEE SHEET 11 f 1102 j PL -S 24:J5 42" W 126 f 55.41' 10' BRL N 73 401J" W 141, 85' SAN-N 41 VI 'l6" W 51. 28' DATE: JUNE 10. 2004 PAGE 12 OF 15 FINAL SUBDIVISION PLAT BC Consultants WAKELAN D MANOR Planners . Engineers . Surveyors v BRAD EY T. RI EMAN 9 Landscape Architects 12600 Fair Lakes Circle, Suite 100 PHASE FOUR N0.221 6 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) wwe.bccon.com SHAWNEE MAGISTERIAL DISTRICT t9vo4 FREDERICK COUNTY, \ARGINIA O.JO.J2.42-21 AA V:\PROJECTL2003\03032\Surv\Cadfiles\Sec4\SEC 4 814 PLATS\3032FSP413.DWG, 6/21/2004 12:03:4b Fm 50 0 25 50 \ 100A,/\ 1= 50'73 J`n J 14 �A P� ✓ E `� / � 5� 0 Z� p0 6y� y6 / �R *EX. 20' WA TER MAIN ESMT. \\X/11 / A \� \ (POOL / RECREAAOW CENTER TO BE APPROVED BY SEPARATE S1X PLAN)\ rn \`, 0 PARCEL 'D' N 62V7:55" wSPA FOR POOL AND£RECREA AON CENTER J5.20' 1 a - I 9J, 581 SF m 2.148JJ AC. II ^i Z 20' SAN. SEW. ESMT• o 7,31 v N I 4 fF1 I *£X. 20' WATER MAIN ESMTS i N 77U4:5J" E J5.00' / i 9 OORNACH COURT & �, l �O � CHEL TENHAM OR/12��8S • 26 4J509 SF OR 0.99882 AC. sap• Ir Sir• d, TO BE DED/CA TED FOR 'Q � / R=54.00' `'� `i PUBLIC STREET PURPOSES 6*8,S• L=251.66'� 0 698sr i r o�0 20' WATER?S 1 MAIN ESMT �'O •?6 2 5� � r?� •2� E 1 v rO, r, r r N24.51 36 ir 38 129 0 31 27 ��,. �� / 0, �o 00 �, 117 o by O , 5 �y ,hy o°O/ p� (i r /r SEE SHEET 8 Co 723 ��. Ot `.) SEE SHEET 9 127 28 ?s? ,3,5 • 3 5• AS REC RDED IN INSTRUMENT loJ0026748 2 DATE: JUNE 10. 2004 PAGE 13 OF 15 FINAL SUBDIVISION PLAT H OF o��c�� BC Consultants Planners. Angineers . Surveyors WA K E L A N D MANOR ' a Landscape Architects U BRAOLEY T. RIG LEMAN 12600 Fair Lakes Circle, Suite L00 PHASE FOUR N0.221 6 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) wrrw.bccon.com SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA OJOJ2.42-21 AA V:\PROJECT\_2003\03032\Surv\Cadfiles\Sec4\SEC 4 814 PLATS\3032FSP414.dwg, 6/21/2004 1:15:59 PM O m i W 115 11 115 '.cFF_ SHEET w— �5 117 \ a E 00 41- 4' 21 R 7.1� 11 I. N 355' 426°3' 10 3�.12 R041.00 'PARCEL �� SEE SHEET 1,3 10.3 114 SEE SHEE r 8 SEE SHEET 7 SEE SHEET 8 , 104 SEEsHEEr � e1 * EX STORM ,i, I DRN. ESMT. , 5P0 2 v #E 5E — — 0 105 112 _�� 1 PARCEL E' — _ 1 (OPEN SPACE) O1 1 27J,957 SF � 6.28918 AC. 106 111 SHEET 7 SEE r 6 1 SEE SHEET 7 SEE SHEE * EX. STORM — — 1 WA TER SEE SHEET 6 1071 I MANAGEMENT I I ESM . 110 109 108 91�� I N .�s2O• — yti 'D ' 14 I * EX. STORM _ � ORN. ESMT. i EX, is. I * EX. TEMP. OB '7BgFCP4 S�tifT. I TURNAROUND ESMT. EX. STORM F,p Cy -1' DRN ESMT. R= 850.00 oe sF�y o • SqN i I L=156.16' 6e6 FS�l . ode _ 8 ` '.A. vl iflw:J i 100 0 50 too 200 1"= 100' DATE: JUNE 10, 2004 CRAG DRIVE (ADD/T/ONAL) HEREBY DED/CA TEO TO 1 PUBLIC STREET PURPOSES tr, M j 44 J50 SO. FT. OR 0. 0080J AC. R=J5. 00� L=54.98' AS RECORDED /N INSTRUMENT lo,i0026748 PAGE 14 OF 15 FINAL SUBDIVISION PLAT BC Consultants WAK ELAND MANOR Flamers • 6ivift"m . Surveyivrs Landscape Circle, Suite PHASE FOUR 12800 Pair Laken Circle, Suile 100 Fairfax, VA 22033 (703) 449-8100 (703) 449-6108 (Fax) www.bccon.com SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA TH OF Dj VBRADLEj RIG LEMAN a No.221�6�,� 9 SUSV OJOJ2.42-21 AA V:\Proiect\-2003\03032\Surv\Cadfiles\Sec4\SEC 4 814 PLATS\3032FSP415.dwg, 6/10/2004 9:36:49 AM o� SFFX FT6O r( G� N, J ', 411 5 � eon/ ti o s� ��* 117 , *EX. 20' A TER ESUT� 116 \\\ Z. 113 115 // FF SyFFT 9 1.0JI88 AC. H£R 8Y DEDICATED FOR PUBLIC . STREET PURPOSES / 120 / 121 122 / (b /h DATE: JUNE 10, 2004 7 49 , e �1 A rya i i ;'.0 . V{/ 4iJ (\ Jo. J PRESCRIP77PE �h R/w A-`���, r,- s ,, ,(S ,L Y C� Be Consultants Planners . Dwineers - Surnsrom Landscape Architects 12800 Pair Lakes Circle, Suite 100 Fairfax. VA 22033 (703) 449-8100 (703) 449-8108 (Pax) www.bccon.com /y 100 0 so 100 200 1"= 100' AS RECORDED IN INSTRUMENT /W0026748 PAGE 15 OF 15 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FOUR ,TH f. P, BRADLEY T. RIGGLEMAN D" No.2216 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA n. rn. T.;P 4P-,91 AA is JUL 16 2004 PLN==ykvE OPMEW VIRGINIA: FREDERICK COUNTY, Sr—T. This instrument of writing was produced to me on % and with certificate of acknowledgemert thereto annexed was admitted to record. 1' imposed by Sec. 53.1-802 of I A— - -, and 55.1-301 have been paid, if assessable 4e-'c ,� , Clerk COMMONWEALTH OF VIRGINIA RECEIPT jjjjjQL PTU P. ow 0mo) CD 040017088 CD Ail THIS DEED OF EASEMENT (the "Deed") is made this f `! day of 3 , 2004, by and among RALPH M. WAKEMAN and REX L. WAKEMAN, TRUSTEES for Wakeland Manor Land Trust (hereinafter referred to as "Owner"); REX L. WAKEMAN (hereinafter referred to as "Wakeman"); 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 the Wakeland Manor Land Trust Property (the "Property") as shown on plat dated June 22, 2004, entitled "Plat Showing 20' Sanitary Sewer Easement & 10' Sanitary Lateral Easement Wakeland Manor Land Trust & Centex Homes" and prepared by BC Consultants of Fairfax, Virginia, certified land suiveyors (the "Plat") a! 1 which Plat is attached hereto; and Qi WHEREAS, the Property is situate in Frederick County, Virginia, the Owner having acquired the Property by deed recorded in Deed Book 776 at page 685, among the land records of o Frederick County, Virginia; and WHEREAS, Wakeman is the owner of property adjacent to the Property, known as Parcel I B, Macedonia Acres ("Parcel B"), having acquired Parcel B by deed recorded in Deed Book 617 at ` page 509 among the land records of Frederick County, Virginia; and WHEREAS, it is the desire and intent of the Owner to grant and convey unto the owner of � P Z Parcel B a sanitary lateral easement in the location as shown on the Plat and as hereinafter provided; and m C:\DOCUME-1\NVGSPL-1\LOCALS-1\Temp\16\Z.Notes.Data\Deed of Easement Wakeland Ph 2.doc 1 WHEREAS, it is the desire and intent of the Owner to grant and convey unto the Authority the easement in the location as shown on the Plat and as hereinafter provided. F.C.S.A. EASEMENT NOW, THEREFORE, that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, Owner does hereby grant and convey unto the Authority, its successors and assigns, the following easement as hereafter set forth, in the location as shown on the Plat, as follows: Sanitary Sewer Easement. An easement for the purpose of constructing, operating, maintaining, adding to, altering or replacing present or future sanitary sewer lines, including building connection lines, sanitary lateral lines, manholes and all other appurtenant facilities necessary for the collection of sanitary sewage and its transmission through and across the Property, as shown on the Plat. The foregoing easement to the Authority is subject to the following conditions: 1. All water mains, sewer lines, and appurtenant facilities which are installed in the easement 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 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 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 C:\DOCUME—l\WGSPL-1TOCALS—l\Temp\16\Z.Notes.Data\Deed of Easement Wakeland Ph 2.doc 2 N 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 easement being conveyed, deemed by it to interfere with the proper and efficient construction, operation, and maintenance of said water mains, sewer lines, and appurtenant facilities; provided, however, that the Authority at its own expense shall restore as nearly as possible, to their original condition, all land or premises included within or adjoining said easement which are disturbed in any manner by the construction, operation, and maintenance of said water mains, sewer lines and appurtenant facilities. Such restoration shall include the backfilling of trenches, the replacement of fences and shrubbery, the reseeding or resodding of lawns or pasture areas, and the replacement of structures and other facilities located without the easement, but shall not include the replacement of structures, trees, and other facilities located within the easement. 4. Owner reserves the right to construct and maintain roadways over said easement and to make 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 Authority for the purposes named; provided, however, that Owner shall not erect any building or other structure, except a fence, on the easement without obtaining the prior written approval of the Authority. [SANITARY SEWER LATERAL EASEMENT] THIS DEED FURTHER WITNESSETH, that for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Owner does hereby grant and C:\DOCUME-1\NVGSPL-1\LOCALS—l\Temp\16\Z.Notes.Data\Deed of Easement Wakeland Ph 2.doc 3 a r`o W convey a sanitary sewer lateral easement in the location set forth on the Plat, for the benefit of Wakeman as owner of Parcel B. The owner of Parcel B shall have the right of entry upon the easement area to construct, maintain and repair the lateral, and all the rights reasonably necessary for the exercise of these easement rights, including the right of reasonable access to the easement area and the right to use adjoining land where necessary (which right shall be exercised only during periods of actual construction or maintenance). The owner of Parcel B shall restore, as nearly as possible, the premises to their original condition, such restoration to include the backfilling of trenches and the reseeding or resodding of lawns, but not the replacement of structures, shrubbery, trees, fences or other obstructions. 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 trust agreement of the Owner. IN WITNESS WHEREOF, the parties have caused this Deed to be executed, under seal. [SIGNATURES ARE ON THE FOLLOWING PAGES.] C:\DOCUME-1\NVGSPL—l\LOCALS—l\Temp\16\Z.Notes.Data\Deed of Easement Wakeland Ph 2.doc 4 O (SEAL) RALPH M. WAKEMAN. TRUSTEE for Wakeland Manor Land Trust (SEAL) L. WAKEMAN, TRUSTEE for Wakeland Manor Land Trust STATE OF v1 r 1� « G6eR pF , to wit: ea — I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that RALPH M. WAKEMAN as TRUSTEE for Wakeland Manor Land Trust, whose name is signed to the foregoing Deed, appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this day of a4 ��- Notary Public �� s My commission expires: STATE OF V i r(3 I n l c k-- CE)UN OF W LM C,UJ ,� }-Py , to wit: cry I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that REX L. WAKEMAN as TRUSTEE for Wakeland Manor Land Trust, whose name is signed to the foregoing Deed, appeared before me and personally acknowledged the same in my jurisdiction aforesaid. GIVEN under my hand and seal this My commission expires: '7 q�'— day of Notary Public C:\DOCUME-1\NVGSPL-1\LOCALS—l\Temp\16\Z.Notes.Data\Deed of Easement Wakeland Ph 2.doc 5 a J COU (OICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 June 23, 2004 BC Consultants Attention: Michael Tucker 12600 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 RE: Wakeland Manor: Warrior Drive Road Plan Dear Mr. Tucker: I have had the opportunity to review the road design plan for Wakeland Manor's section of Warrior Drive, received by our office on June 1, 2004. Please address the following comments: 1. Show a detail of the required road efficiency buffer along Warrior Drive. 2. Remove the signature line for the zoning administrator; this plan does not require the signature of the Zoning administrator. 3. On Sheet 2 of 38, please remove the townhouse detail or show Talmore Drive. 4. On Sheet 5 of 38, in the note for the construction of Warrior Drive, please include a statement of who is responsible for the completion of Warrior Drive to the northern boundary of the Wakeland Manor property. Once these issues have been adequately addressed, please submit another copy for our review. I have enclosed a marked copy of the plans to assist with the revisions. If you have any questions, please feel free to call. Sincerely, Candice E. Mills, Planner I CEM/bad Enclosure cc: Stephen Plescoe, PE, Centex Homes, 14121 Parke Long Court, Ste. 201, Chantilly, VA 20151 107 North Kent Street • Winchester, Virginia 22601-5000 APPLICATION AND CHECKLIST ROAD DESIGN pLAN FREDERICK COUNTY, VIRGINIA Data: Application # MI)P? Yes No If no, has MOP requirement been waived by'the Planning Director? Yes > No If itllDP requirement has not been warred, fill In the following public hearing dates: Planning Commission: gourd of Supervisors: Applicant/Agent: BC Consultants Address: 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 Phone Number: 703-449-8100 Owner's Name: Centex Homes Address: 14121 Parke Long Court. Suite 201 Chantilly,, VA 20151 Please list names of all owners, principals, and/or majority stockholders: Contact Person: Stephen Plescow, PE Phone Number: 703-934-2600 NAME OF ROAD DESIGN: Wakeland Manor, Warrior Drive Number of Lots: None Total Acreage: Approx. 9.10 acres (onsite Right-of-way area only) Property Location: North of Macedonia Church Road (Route 756). between the intersections of Queens Way (to the west) and Maryland Drive/Owens Lane (to the east). (Give State Route # and name, distance and direction from intersection) Magisterial District: Shawnee Property Identification Number (P.I.N.): 75-A-100 and 101 (Parent Tract) Frederick County, Virginia Property zoning and present use: RP (Residential Performance): present use: vacant/farm Adjoining property zoning and use: RP (Residential Performance): Adioining use: Single Family detached Has a Master Development Plan been submitted for this project? ✓ Yes No If yes, has the final MDP been approved by the Board of Supervisors? ✓ Yes No What was the Master Development Plan title? Wakeland Manor Does the plat contain any changes from the approved MDP? Yes ✓ No If yes, specify what changes: Minimum Lot Size (smallest lot): Not Applicable Number and types of housing units in this development: Road Design Plan I have read the material included in this package and understand what is required by the Frederick County Planning Department. I also understand that required material will be complete prior to the submission -of my site-Dlan.,, Sign Date: %—[!Sam Frederick County, Virginia Request for Road Desien Plan Comments Frederick County Department of Planning and Development Mail to: Hand deliver to: Frederick County 4th Floor Department of Planning and Development 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, VA 22601 (540) 665-5651 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the Road Design Plan with the sheet. Applicant's Name: BC Consultants Attn: Mike Tucker Address: 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 Phone Number: 703449-8100 Name of development and/or description of the request: Wakeland Manor, Warrior Drive Development of the central roadway through the Wakeland Manor project for the extension of Warrior Drive, north from Macedonia Church Road, as described in the Wakeland Manor — MDP Warrior Drive Narrative. Also, includes the offsite construction of Warrior Drive across the JASBO, Inc. Qarcel (located between Tasker Road and Macedonia Church Road). Location of property: North of Macedonia church Road, between the intersections of Queens Way (to the west) and Maryland Drive/Owens Lane (to the east). Department of Planning and Development's Comments: Department of Planning and Development use only Date received Review Number: 1 2 3 4 5 (please circle one) Date reviewed Date approved Revision required Signature and Date * * * Please return this form to applicant * * * BC Consultants Planners - Engineers - Surveyors - Landscape Architects TRANSMITTAL Date: May 28, 2004 Project Name: Wakeland Manor, Warrior Drive To: Frederick Co. -Dept. of Planning & Development BC Project #: 03032.22 107 North Kent Street (North Bldg., 2nd Floor) Winchester, VA 22601-5039 Via: Hand Attn: Mr. Patrick T. Davenport, CZA Purpose: Approval Copies Description 2 First submission of Road Design Plan 1 Application Package (no submission fee) 1 Frederick Co. Request for Comments Letter RECEIV L) i JUN 12004 FREDERICK COUNTY PLANNING & DEVELOPMENT C Remarks: Patrick: Please contact me if you have any questions or require additional information. Thanks. Copy To: Received By: Date: From: Michael R. The BC Consultants, Inc 12600 Fair Lakes Circle, Suite 100, Fairfax, VA 22033 (703)449-8100 (703) 449-8108 (Fax) www.bccon.com APPLICATION PACKAGE CHECKLIST ROAD DESIGN PLAN This Road Design Plan application is incomplete if the items listed below are not rp esent at the time of submission. A complete application is necessary to begin processing the Road Design Plan, and to place it on the Planning Commission and the Board of Supervisors agendas. It is recommended that the applicant meet with a representative from the Department of Planning and Development staff when submitting applications in order to review the materials for completeness. Road Design Package 1. One set of approved comment sheets from the following agencies deemed necessary by the Department of Planning and Development staff along with any marked copies of the plan. Applicants should contact the Department of Planning and Development to determine which review agencies are relevant to their Road Design Plan application. Virginia Department of Transportation Inspections Department Frederick County Sanitation Authority N/A Airport Authority N/A Frederick County Fire Marshal N/A Health Department Department of Parks and Recreation N/A City of Winchester Department of Public Works N/A Town of Stephens City Department of Planning and Development N/A Town of Middletown N/A Street Names Review 2. One copy of the Road Design application. 3. The Ap lication Review Fee check made payable to "Frederick County Treasurer'). **NO FEE REQUIRED FOR ROAD DESIGN PLAN.** 4. One reproducible copy of the Road Design (if required). V:\PROJECT\..-2003\03032\Surv\Cadfiles\30320EPOI.dwg, 6/22/2004 3:44:12 PM CUR VE TABL E CURVE1 RADIUS I LENGTH I TANGENT I CHORD FEAR/NC DEL TA 1 1200.00' 417.44' 1 210.85" 1 415.JJ' N J547;31" E 1 19:5552" EX. 20' SAN. SEW. ESMT. INSTRUMENT f 0JO026748 a ti C 80 0 40 80 160 Mimi Mimi 1"= 80' ZONE RP USE.- RESIDENTIAL RALPH M. & REX L. WAKEMAN, TRUSTEES WAKELAND MANOR LAND V TRUST 1 OB 776 PG 685 �� S S.i7356" E OPEN SPACE a�", ; � 1.i8 67• rorac o / PARCEL 11 8'9 ,9 WAKELAND MANOR PHASE rHV INSTRUMENT , f/ 0JO026748 CENTEX HOMES (OWNER) Q �S 16 56 39 " w O1 0} I 157.04' �OQ.o � 20' SAN. SEWESMT. S 46 28 Ol " E 196.89' NOTES \\ 1. EXTERIOR BOUNDARY /S REFERENCED TO A BOUNDARY SURVEY PERFORMED 4J BY SC CONSULTANTS, DATED 'o� S 0018 00" W � DECEMBER 5, 200J ON THE WAKELAND 154 77 (TOT) J� D� hh� MANOR LAND TRUST PROPERTIES. 1/ INEA TED 2. THE PROPER ES DEL Q / HEREON ARE SHOWN ON FREDERICK COUNTY TAX MAP 75-A- PARCELS' ��j 100 & 101 AND ARE ZONED RP. �GJ 5 80 I.3:39 " W C\ 9J J4' 10' SAN. LA ;,5.00' ESMT. , 5 1.,22.22' IV8250'18" W 2,02.80' PL __-259.87'---- ' -- __,349.76 n /.�/r ,. 7 ^ �-/ Z) .- a�--- - - - - -- � l------- -/ L_l//VL_ DATE: JUNE 22. 2004 PAGE 1 OF 1 TH OF PLAT SHOWING 20' SANITARY SEWER EASEMENT & BC Consultants 10' SANITARY LATERAL EASEMENT 1 Planners • Engineers • Surveyors WAKELAND MANOR u BRA LEY T. RIGGLEMAN v Landscape eus LAND TRUST & 12600 Fair Lakes Circle, , Suite 100 N0.22 1 6 Fairfax, VA 22033 t (703) 449-0100 (703) 449-8100 (Fax) CEN TEX HOMES � //e?,0 Z / eew.bccon.com SHAWNEE MAGISTERIAL DISTRICT 9� S[JFtV � FREDERICK COUNTY, VIRGINIA OJOJ2. 62-2J J AA m VIRGINIA: FIRT.DIMT1,77. (',OT_rrrtY, qM This instrurrcrit ofv.m I to n7c, oil 717"i T >V" the) �.io anrlcO' ,-as admat.,_,d io record. T imposed by Sec. i -802 S , and 58.1-801 have beer paid. if assessavio, Clerk FREDERICK COU? SANITATION AUTHORITY P.O. Box 1877 - /_ ,06 Winchester, VA 22604-8377 ROBERT P. MOW'ERY, C.P.A.. Chairman JOHN STEVENS, Vice-chairman RICHARD A. RUCKYIAN, P.E., Sec -treasurer J. STANLEY CROCKE,TT DARWIN S. BRADEN December 21, 2006 Centex Homes Mr. Mark M. Flynn 3684 Centerview Drive — Suite 100 Chantilly VA 20151 REFERENCE: Wakeland Manor — Phase 4 SUBJECT: Bill of Sale Dear Mr. Flynn: A copy of the recorded Bill of Sale for the above noted project is enclosed. Wellington H..Jones, P.E. Engineer -Director Ph. -(540)868-1061 Fax - (540) 868-1429 The Authority now owns the newly installed water and sewer facilities and appurtenances. Your one-year warranty period began on the date we signed the document. /ths Enclosure cf: Zoning Administrator Respectfully, John G. Whitacre Senior Engineer WATER AT YOUR SERVICE ." 4_f"4 . .,'��,.I.. . - I - - - - - � - I , - , .,- . I _11 ��.�, � ­Tj� . .�b - . : " ;�: tp . .4'. , " . - - 1. , - "I . . ;. I I _� ­_ ". " " , � t, � � � * .,.-.- , , . I V 7 , - i , � 111. ",� , � . *' 11 31. ; - I .- gi, ;j .1, !.!: W , - ­ � - -, y.­ �;" -'* , ! �,t -, , - 1, �-, � k, , , , 1 .. rll� , - ­ z I � , . - , x . ­" L z , . `4­11 ,.`;ji�ji - � , '.� I �� - , - �-; , " �-;. - , -.��:,, � �,� �. 7 � -,, . _. .11 I -I' , - - I , � I � '_ 7-' al#;4,41,11 1 17 W;-t - .- - i�; , -_- -, -,, ,� . ,­` -..,. ".. .:7:11 - *F 4, ,- ,; F ,r ; �'.7 .1 , Tq ..' �ii - . . � z - I � . I ,� ., D,.' : � -1i' � �P,:� -�-� ­,!'z'; , , .. .,A.,- ��.l , -� 173 i�'W. - _. � �,-. ' - , , , . , v � ol� ,�� . . 1". " � I lh �6j_'�,_ , , - - , , 4 , . - - V-7, - - 4V . � "W. '?,� . � - .!,Pl,;� ,,. � " . , . . 1 I � .. % .2 It Ur . . A - I ... . .... .. ,1_11 - 4 I - . .q . �".,- � , -_ - - , . I,, ,_-.1. r, � I I I - , 14� " � . - , ,;ii , � $" ', "-*., � . ... ,,� �l ..,_'i �­ ,jr , .. - , , :,F, - , - 4 , ., - . I 1.1 �.( . I � :7 .,t . . 1. - � y�. , . 1­ . " , , '. . V. ." %� �. �; . , - , . I I � - tk­ -� - Si 4 I _*1 - - z � �', i ,i',�i­vd, , , kl� 1W x "I , opg!7 � - . .,�� *' . . , . . t �. . � , - , - - -, �-`x � �+, ­ � , -1 ,�, .4 _,O,V� I A.-.4_�.�� �:�L.,j - - . ': I I 1 "A 1_4111,., , . - .. , - _ ��- ,,, t -x- *-A, 1, f 1A,I.." I - k_, Z - - , I - . �:­� 1, _ - 4. 1 ­�5 :,�� . - 11, - � - . -. :%* ., L . I . . . _ - �A , f, . n, - , - .: -1 � .,�, �l � m .5, 7:,�j�z . . . "T I __ [I.-' t �_ _,,.,� w. l"'K �; _! 4F 1,411 ,.;, �_ iikv ✓� I ., - t"n- - ...'. I' - ,�.,�_ - .... - �f-r.;_"'­�� -,�t,-��-.Z�-"..:-�..�;4-i,ft.,,vv$,-,v4��,�,-, t*fA�kI9, I - ,� . � -J�,�­ , -, , 71111, 1 t, _ - " , 'F� .1 W, 4 . Fl, - - � .t )r lli�ftlr­­'�%� I - " 11; - � - ,-, p,., - I ... ­ ­­­.. " I � - . , I -1. �. .1 _ . - . - ! , , " I ,i�, 1, - , �. .1 '11- m. -.1. '. - - • " I - �r_l , I - - ',�_ � . � - iN , 4*4 . U ­ - - I ,�- .. - � 'I ,�7,, �,_.� . . . i�h I 1w . �:.` . , , . ,v .. . � . _S� ii. 11 �'n ­_ I � " .1 ". t - . '. - I �11 , - - - ` , , " i, '�i�,,,� " , , , . 1. .., . - I - ,� , � - ��_ '. - - I -1. ,, I 1� - . % , ..".11 _i4 �, " , . 11 --.*;I--, �f ' � . I � .. - . , � 11 , - . . �& � " . , � �1, ,� � � , , � . ­ . 1, , Pf� �,. � $ . , I'll . - MW .. -, z . _ . - , "Ai. . - . _ P... ,�._ '1� - , ti �" 4 - 4�-',, , - _A ,�� 77-�,�4!� 0 I.; ,. - . , . .t , I , ;m - i I., . � � . . . . . , . -11 , . 4 � . . . , :�` , v I , ��i , "I. � , - I - - - 'v , , , ;;� 7% � , .,- 1� '. - ,,, , - , �, ,,,, - - - Z ;-it: -, � t, -.: V �% . - - , . - - I � , �,,�l �� - ., - -0 ... Am .., ,­ �`, , v - ft-W kv X--v"'L'All.,�j. - -, . . . ..... _� �,�.J. .­,-#ilk,7w_­' --mv.1g, ':kT _�' 1, I ",;�-, �u �1040,r� �' ;, , _,!", �� . �* ", ,� ."�� 4;� �,& �� 757. i, �, v - IIV79�, ., - '­"'4,f�, _,,,, -.. � .1 �� I I %,- " V" I -,-,' I ��­'��­_ - i _ k-", 1W., � ZAW I ., --tt " . - �., �,, �, I .- A �­ �.�N' I ; I � � " _VM� , ' 1 ��_ :".�,j , , k � .-V ..'� 2 ',.,. ,(�.M;, . . M . ., a . � . _F - . _1'rl. , , I - , -1 - ftlit" � — j� 41 - , � �� - 11 1 A- lll� -Ci4 ._,. .- , t k. I - , "J". .1 ­­ 1� ` - , - _.%X' � - -� � , . � - , - ,,, rs- � 'ii_ .� - _ . , , 1: � r ,* T,-._-�� NEP . , , -11 - . . . . - " . .*rate'Z . . � : S __ 11 N,�l . �." . , "Z�., ,, . . , . "� V. j�. - ; , Si -T - .F . � . , � , * " "' .; . �,_ , - ,. . ­4,&­. .� . -1 . - '-- I: �. 4 , .1. . 1�1 -�� V - ­ .. ­. V. ... , , ,;: 7 � 77,, v ,j � *�, -, , ; -, 'iSF, . z %. waw�`. ,ft -,�, .I.- Y,­ _;Vl 1­7'11 - .41 . - , ". - . -�`� , , - , . � - �i , �f, ", I ., ,.� , �.V% - 'Ai . . ­, 4„­ 04 , " ,,�i ;,� r'' �., I 1'1�;,!i" � ll..1.111�11, - I 4 - r ,� _ --__� ",",,�. n - - I . - - I I "I".-, I 11, - I I'll .1.1 - � . - ,.�A;.'-O,�&��, 1, !V� P'. .,"�M .�, �l - : ,; _ �, ��, .. .. 1. I a� li. � . ., - )� � .1 � I, ��, , O - "': " � , " ..'r,"'', , " 111. I ! .1 I . - . Wile 1plf i - I ., - - - I �i� � I 1. - - ; ­ �rl - , ­ I,- , i ... , , � . �l - . .M.1;-.4- 1, .I. - - I � �%. " - - �1­ ,,* _� -, - ,�, ,,� - , , , ", - r 1- - � _4 . � "! , , . � , 't -.�, - ', i"l. " ,7. ", , ,, ;vjl',�� , I . . . . . _�. . "I , , , ."'., !, . ".."G " . I '. I . . ' , -,, .1 � , ,� , . . . ,� . .; . -�-,( I *,�q ,� � . , ", � -,,,�,,' - k f.* .- � � - �. . � ­ . lk .. * , 4 . I Im, _0_�� I , , � ,, % - I ­'* *�, v , .� , . , . oi�,�t`l , �A.�' , ,o I :.'� , , '' -1 - ­ :� 4 1 -,. : - , - f, I . . . . � t-j - - . . � , �,,: 1, - .4 ­z, - ­ww - Jva J, - - - 14 ?v � - ? ,� I r , _. , ak.� I I'll .v - :,-,! I I - h I - , w, __ - I �._r_­ ; I � 1 , s 4.' -_ " I . i, j .t .. ,�� 11 . _, Vli� " , , . A ) I ;,., - - . ", .. . ,- . ,."�� ,!� I : . , t"t. .�­ '. - , .�Cv_ �, w n"All - . I I � I I r . '%.�'. I ,­ 4r.. � 1 .;,4�� ,,� - *�": , , � , , ." * . �­- �, -�, " _4,��, ".. . . I""; , t ,I- .-*� .4 A".�#w'. ��� � - - I :'A �4.%P..'_, I - i'. _111 �. I I -, . , ....., - - , �q­f,­.W, _,'!�. , _ - .. . � , v , " _,� � - . .. _ , I M .-. . � . .. �. _1 e .. , __� - - V.. ..- ­ %,,'. . I.W. - . 1. ; I , - ..W. " - I . . 11 ill, -1 - , . � ` , , : �� ,I- - . ,7 - , . I - W�.', I �yl .".­ � �W, R , , ", * I , . .- . . 111. I - - ,-� ., :, -.�, ; I � - -� -�, , � ,:t � Vl�� - !;� � . . . ­; ­ , ., ", �� x , ., ,. ,. , � , 4� 4, � . � - , - , 1. I , ,;-, " 1 .7j " t. _-i;,�� , .-;,., %,"Ofill -, - , . ��i " 11- . ^ � ', ,�- �.., --� � k. ,�� -, 't ­-_i 1"_?. I, - . � ..� r. . ,,, _ � _".��._ i,_ - � . . _ - I I I , � ':- 1 T - ' " P .- , ­1 -.1 - l`_ '_"-il , ,Si:� "I .j"�'.. _,lt�,! - � , , �j � -�_; �-_ � . � _, _ .. �,V, ,el� � ' - .� 5" � . � , - - . , , - -�_I;�' - � _1 . ',I_1� ,; , . _ � Al.,� 'li� . '11- ­-W . �. m. " 1, .. I _. , - , . - .1. i ... -, - ...- . !4 . . . . . . . ., - . A '_.C�," ; , - 1"... .: I � .� ..l. I b , ' ­ ? _I- ., - .11 " - , - � J�.)I`1 ,7- - ' . I - . N � �. , 'I : � k"J.'i, ;-i� , ;� _ "'. "it 11 _ %. I I .1 �.:. - _- , . . - � I I , :. , 't , , . , [ , . . ,j i 1, �� , �-� �. ;,� - . , .- IN . � , � ,� I .- . - I �1, . ., , � . . � �, . ,V, . ", , - � - �, i ,:-,�­ ,� , " I � I . t : ,:', , ... .. 11 ­6' � ��M , . ,.Y. "."�­�,V� 1. .. ,J�, �,�, � -;l -,-� ,� ,; � I , - �.. . , ,:?4 1: . I - . , . - " , " � -� .+., A. "IF , : , 11 a -� -4,i - - - , .- - . , I .�� _,l �lli. " 1, k " - �.'v 'm �­ I - T_ - . -1� , - , � _ . -1 . * -,r e.%_� i� I I.- n, � . �1, i , � �: ,, - ­­__ 11 .�,-, ". " ih�-A­,;�, .b. . 1� .. ,,.,, I - , I . � , 1. - - *:, - � � - , , 1! 11 .,�­k_ .�_ � � . - , . I . - ;� - . �0'. _,� , --' I � : - . - I .... . Ilk, t - � , I , I ,.'T,. . �f - , .q 1p . I'll .; . , . ": I., �i . ." I , I � . - , ,- I . ,)�. .* , . 4I L .0� ..� i - � '­�*'_­% -. " I . I I I I �* -- � , , - ; -, .. . � __ .. ­ ,.." - �. 7i,.�, � . I � ,C; . 1. . ... 41- .; I - � - ,�� � . 4"I.I.. - I ,!,:� , , . . , , - p, '. � , .�-,�!. , I . - - I - - -.. ,�,'�4 , 41.� . � � � . � 11 - ;, ­ '" , , � *, ,,, . , 1: -�, " . All � , . �� '.,% ., , �,�. - )� . ,;., � . L - � ', , .� i T - f I It" , ;�nl -,*-,,; ,; -A�, V �- , ,- 11 I. I., :. , �2 .: - -,i �,.7!,,", . , - , _ , .� .. , � _: Z. � 4 .. .t4 '! � �. . . . I . .. �,Z�, .-.4 , _t � ,,,, . . 5� ,'Fr , , _ " - , - K I'S ii:* ,111 *11 . . !�l .� 4't. - , . V, �,� �, .1 . . ..� ,�', _:P_l r _,�L . ., � � .. , . , V, �� - P , , ;. Z� . ,-. , . . ; ., .�, I . ,. .. _. - . �i,l 1* - I I i % , 'VrZjf� , A ", , ?; ,+ �ii " :: 4� � 'il, 4 . , )AW - T, - - __ - - _,�, ,4 ,­ , " ,,,, .. ;,-­*'-'- . . 111S - - m ,,, -W � .`�-V,V�;,!, � .,- "40- I , �,` , �? ! :. 1, -, - .'r li - _!­� - V. 'f, , k . -4 , ' , ;� , - '91:1- .I- "A., , �l *_,,ftl �_ A�� I A - 4 I . - , i, �� . , " -, ,�-- - � K , I -- - t, q, . , . � (*,*,�� A�� ,,I',. p., y� ,,�,7, , * "� , I,.. � - I . . 4�. , w � ,7 & I., . I � �'A � i �_ "[,� . - , - ..'­ ,j , �. . ,, - T­, � 7, �­ ; ,.,�., - � , . I ""..." ,� : i, - OX, - .�. i - � , . �, J,.� I. - I . " " -A! -p �i ', . ,� � 1, r �*;.� � � ", , - x ." "". #V7..'W - g-,K�� , _ , �, J - , , . wm �l , . . - �� p . . 1. , � , T,�. , , . - - . - ..- �� I,- .. .1 W 'i, �Ml­ - �., I - -a v p , !� � , " , .", I . 1� * _111 _TA 11 i P I Al "I � . _�� , �-.%-,--� � ., . N _,��mi , � , - , �:- _­ � - ,,.t , ., -,,�, - ,� - �,.g -A I - � If". 1, ;,_-, , ��. . - - " I ­­ , ;g.f, I � ., . . , . I .1 11, I , I " ­-.�_ - 1. I " ,, I . - I I.- I � . 4". , ,,,', r � j. . ,,, ,� ,. ��., - T - 'ik 1 4�. .�, .'� � -P i� `­..�:, . I -, x 1�'n , " � I- - , 4 "! , ll�` -i I � � , I , ", . .1b, ` ` , . � ,,,,, , ,� '.. ,; .1. . � I... t 7* . ,, . , � "' I, " 4 li� a3' &C . - ,=. v - W. , .� - . . I . , , � - I I , I � 1� -Z I "'..', � . *-, 'J� � . ­ ,'.at �1, r� - " - , - , I � 1*1 , , , �. _.`,-, - '- -,-, ,: . . , , . � �2., ': 4 , '. 1P .�, . _. .i�., ..� ', . ll� , - - �1� , � . . "�", % ., .1 1. --i..'. ­,, 4, : , I ­ 4 - I, I-,,- - 1, ", - � . � - . . . . - - "., � ,,, , - .�, -A- - ,le , I - ,q '. '.-Z�-� , j- �.�� -, 7,�' - . . - 0 '� ,& --�. _­ �", _., ... + , IS A I 11 t1t � - � I _� 0 , z i �121 �,�, P, " . : -X�, , I . . . � t, I �, - . I . I � . � , � . - � � .: u ,, . , 't." . � - .i _ _ _ . �.,, 7 .". , I . . . c b , - , �',,',; " �11 s . . . r, ; � , !� -, 11, , .�'. , , I �, " i, ,,��, 4.4 'i I - . I -;;� ,��,' J'-, ,", , '4�' A ,#A­",� , �'. .1 - U, - �., - — . . . ,, - . � : � - j. 1 , I' r,)W,�, ! 'p, . I z . " %, N � I .1. - , ".,-, . . - , I -:1W t1l W :,o. , '. � *';`�� � 1. ., - I - � 1. I - , lft .1 I . li, �, I Ill-t. . N .. � - - 'I .. 1. . iP !!�� , , :5, %, 11 ­�­, - ­� , - , ; . , - . , , , -, �� - . ,., f, , ,,�, y'�,r . " , '� " ' I.' . � 4__�, � " ' --, , - . - . - , . , .. . - A �- - ;.A.! " , , .- , , . ., 1 ...A. , -1-* .1 , , "" �Lo .. I " -, -,,�.. ,. 'y - " �. . -I ., . � .;c'-. . . ;i":i, " N � . - I , A I- - 11 I"' t 'fi - - ' I L" ' .' j., . . " - 41�, - L; , " i, �-. ,­.`,T",, " � �- �.,.�. P,, � - , ""ll .., * � '. , r-,, - .. 1. '. "I..,."..." . , � . , '. �, ,W,7. - ,_ - ., , .,., _ ,�, Ar, I I � . - ,, . , , '. ... �'.. I - I 11 �'! , �� -I � . , 3, r1f, '� I, - i'l "j. - �jp p% 4" '47, ".,q�., !:I� " �_ .� , I , 'fir , " - � �� , . 1, :­� � . ,� " - '4' , ,)F,� . . . , g � , , - , ; , I . - il, - -1 I , � '... I i_r�, ;,;��! , � . i . -� . I wed , , , - � . . !�� . , , - ,- , - �� '. �,jf.A,k?' ,- - i� -a­�� , ` .� _.- , - " - , '-­ '!fYj., .�� li -, 1, , 1`4�L " , - , L ,I I 1111 I I , , , ,,,� ��' , ,,Yoi'�,�, - . - . , , , , - .r - , . -, � -�i , � , 1, , , " C*� , 4. K* , "' L4. . ,. � , r . I . � �W,, , . . . , 1. - I -1, �: .��ik.!k ', - .. I l � . '. ,� ,� . , x � , � �v - . , I �, �'. I 1 l 1.11 -A I � ,� , - . , ". ,z .. .- I �l 1.11,11 , ", o. _1 m "I " ,, . - '. ..?� . ,r "-,, ' ­ . . � � jr , , 0- � . , ..,l - ' ' - - - - - - - - ,� L ; " ' �� I " , �� 11 At .� . I -, � ,�': - I , _�� - - -�,L 4 - .2 -�! . -- I., A." � . . :,o� , � - . ..: � � - -� ,^- � -- - , , , -, 1, I L_ - , � 4,* ,, .4 ,, , , - I I , , N . !,t ,..,. � � � ', � .. , " It" - ,,,�,� , *r � . - -i, � - A� � .. � ­ '­,5�., 10, , �-, A , � , , I � - ,� - � 0 r" � , - - - _�l ," , +- i - , - , . ., �. I , , :� , ­.. . ­* - . .1 "�lc. " 1, :A 4, , ol- , - - - _" I . _. ,(�� - * % , - - . - - � , -i-.-. ?i 4�,�� * - ..-. ,�*;. L,* 4k- 'y! "j"!. ,� 4�.­ �. * . . . , . I . . . . . 'yi ", .... - . - .!. . ; .�! � t, , ,. -1 .1 .1 , - 1 .4p ,,,tz ,� * I v �, 7. ­.li, � .r'.Tv � �, 2�: ' ' - -2. -4 I.. �& IL - I � r . .. 1. �., A , 1_ a � - , ,., I ,, - , -,!-,. . - ,�- . lll� Ili - __ L 71�hll,,f.. � - ,I- Ar ,4 11 . �;;j , -- L - - _ ,.�. .: �+, � i, "N � - . i'll. . I 11 . �� - 'r , . - � .� �,�.�, ��. - y , 0 . . . :t, I , - .�*,� � �_ - - !,L, , . in 'T ., '*k - it I I , .1.1 . I � 'J�­M'F, � � � - 11 , , �-' ': "'-L . i'­ . , I " i� ' - - '­ , 'Y�-- - , � - h , L . 4 . il 1 , . 7,'. . l� , , , . - , - - - r , - .. - z , T I t . : � , "C - ,� , ,:,� M — 11 - 4 f, . - ',�l - 1, ... 4�" - 1�,f - ,--tx ,,� . '.' . !�j-�,,j,A��, v %. �._�- . f ,, � .PL . .. -,M,.`i.�� . � , - 'g- . . � � �_j� ,�": ,,, 1) ­­ , L , -,, - . . 1 4� � � , - - - - , , . j - - I .. ,,, ­� ,'­ - ,. r . I , ., , ; - I .1 .: . -�,I-- - - I x, ,_ - �.l E, I . , I - . - 1. r '' �, I, "i, - �_--,�-; � � ,�i"-7�i;O,.,, ,- , _o 1--. - ": `� "; , , , 0. 'S'l , � , ,�'# , '14 ' - .. .. u !" i V 1)I. ... - .. ". � - � �' � . I ','. , I ;, , a -!. ,i - , 9,1- - i -, �! I .- . - , --�� I �_- - , i," , ". I , ; I . .; ,l I . - . . . 1 0, . ,� . t . � - I _.1 I 1, 1 J­�- - . ­ -�- r -, V,-: , . - :. � . -,- . ". � . I .... , . If., -4 � : . .1 . . - - � 4�, ,, - . . , , . , - - - - � �1' �11,._ . - , . , , I" O . , -,. - ,; , , � _�.11 MMUZ "IVA - . I',,-- , 11:1- - , .1 - - , 1, - , , . I - ­'.... t ; , . -, - . - . 1 14 '.1.1l.w't ,!,: I .. ,� !_�. , "! ,,l 14) �,�!, - " . , . , . �� .., Ill, �', . . I ., " . , a , ., , � � � ,,f �. I ."� 11 �; 11.1 1. .1, , - +,­ ',,w .. - �t " L _. ,__ -, �. li . , - , , ., . i�_,. .ANC'�` - - �;ll ,,,, 16f 1 1$ ,, � . M - 10, .. . I :� - i-, , .. 1. �. �__�-f - ,� 1; 1- i � � . ��,��;t ;, , . � ,�,- L'. 11 - ". - - " �,.,,� .*, . ,� , - � I _41�, ­1 " , ,, � .,� . " I , .. . I . �l - . � . V 1, . .. "'. %; ,- . - N.,� " -, 1, , w_ 1, E_ 1; I . � - . ..? - � . - 11 - "' ,­ , , - "..4, - � , I.. � - �_ , . I V .,. t 1 $,., - � " 4 ".: � -, - - ... , 1�1 , , �%;,Ji: � , '�l - - _ - - . - _r 'I g . � � � !� , - 114, 1 - I "I k- . _�.'�',A,­l " "" , llel ­ . - I ­ . �W� _. , * � . I i, I I - � I WrAft , ;;.- ,:. -, . I 11. - -"$ �l Illp .1-ns: - I-. rlF �,,�, _� , .., I m ., .i V "-,i - ',,R- , - " W'. - � , ,.,:� - , - ,": . , , . ,�� , - , , ;.t � 1:, , 5 , - - _Z'� I .- ,_ I., - V��I_' - .,�� ., ., , . . . - -M , " " 4, , &4 , ,"P- 'i�` .,'-' -.j I " , - ,.. ,_ I I ', .. ­ .,:i , ,� . , ,, 4, ,f. I �. '­� " - - "': � .� " , " _ 4 . .-. '. - ". j. , k �lv �;. U 4 i . ___ " � . ., � I .1 ...... - . . , ,� . .,7ftj_, 11 11 . , ., 1. - .1.11 . . I -, - 4 i � ­:4 , . 1. � , - . N I, , �z I - , - i i '. . , " . w � - "-.!, v, 1. -I ­� �lf, - � ­ 'j, ­�t-,, - .� !e w - � � 1� . , - flio - __ ,- - * ­,�?, - ­ - - .. � ... , " , - I , - , " , ` , , ' - - j"' Q. , � .. 41".. ". ""Ill - t - .� , � ; fl'�'t' � jf -- � _­ � I , . L�k ,j "4, �� .. . :, �. f Ll I " 11" I -� ,+ � , �� 11. kftl .17 * I$ , I " , , I ,�,", � . . r .... � ­ . , - �.l �',-', k - , . ;! . 4 I , �� rr, 1w �'. V.-- . 1. I . " 1, ., "�,�i, � �, 1, . , " � I- . 40"W .� iw, 1_4 � d �i�j " , i&� 4 Am'! *,_ - , ". ,� � - - ." t, ", t , - ; �", �.,��- - # d , -,i 0 � , . I " . . 4 , , . �: . I , ,, , y� - , , - i i - . 1, __ r . , . ., -, h , . -1" W �� .! __ - , ., 'AOP `7 , - - � , � Y-31- . - , �� � - .�* , , .i � i " ;, I , ,jr;L � ; � - 11 - ': ,-,,.,.,�J 'wf .,.j 4, ,.� el't� . �t. �,,� V5 I ­ I 191--v,; i N _X jx�.- ,��1,7, �L,, .. 1. � � -rl-41. . - . ,�: �_" I - - ,Y- _"� _t � __ . , I , .. I 'A� - - ; -­�'� . : . i , . , .;j, if*r . ,(t, t I �l . ,_'l * - . - � , � . I - . . ,: . , I .. - . I, . . , - I - . I .. I ­�. . .1 - , �. . - - . , � " , �, . . , 1.,ml 11 .. .?" .. S, � 1.111'. " . , , I I - -.1 � � 1. , -:,. � -1 � I .k':. . , I jp :� , ". .�. � . . , � �_ - . :1 . . ;, V, ­- I., " . , I , ', f- 4 1 - I 11 - � , . , . - - ., I I ,-, , - - 1, �` , - " " g , �, - � � " ' ' ..' - - � a " - 1_6.� - Fly .., : t - - I . + ., � ., - ' ,." ' 4 ,.. . 0 i - I ,; . �4 , ,V,�7�. ,;l_ 4 �� . . , ��, " ' f r :1� . � � - � I. - � 11 - f, .r . � . - - I �.. - ,�. ,�'v 1 1 � .� . ._:, . I . : lli. ,.c ,, - , . I , I � I L . -, .. I �j , 119 8�,�-�, - 'O, , , � ,� '.,: - ; I , � . .�', ., . ,.; � . �. .., . - . )f, - __ " . - �1.q. , . r + - . � � , � . ". _ , _w " � - - , I ;- . . . . - ii� -1 I ..." - �l , , 1�� 1 -�. 4 �'_ ' ..�' ­` 1, ., 1 ,� - ­%1A. - . " � " -,, , , " ,; +,� ,�, i"'j, , . i� ,� I � - �., I , , , �,� I , _. . - , - �� 1. . t . .1. , � � ... , _� , , - - � , ,� _ vtz? , -1­-z�,,. , - - � `­ - _-.�--jj- - � - � ... T- -'� ' A ' -_ � I 1. - . I., I " 1. � , . ,;­ ... . ... I � ,� ., 11 . I, 1. .1. " - it � . , , - � . - . , . -4 . . . I I ��, . . , 4 4 � . �'. 41 t ,. "�_' 1� 1. '. . . � -4. . Ip- I _1 . . w � ,.�A .. . .� . . ." � I � , M,,� . . . ..., 4, 1 �, �l . !!. `� -�_. .. a ;4 ." - ". 'I', i'l " '11, � , _ I �1. � _� - , . V -1 - ,,, - . __ � I' _'.W�;- . *Y .. . , , . ,� - , V � ... . . .� -.j�,�­. , - �__,: , - � , 1j, � , 1,`� - - A., . 11 % - '. .1 , � 4 ; ", , 'I" 1. _ . , ,� � � .:, e'N' ."', -,i � i I , , -� --f4� . I .1 , . �w , .1. 'o L" - . - - �11 , I 1. 1. _�l 1� - i I P." . . , - I Q, � _-� a.'j"i.j.", J:N ,;, - " - - . . �l - V., ,W, ,:��"4;� .'�: 6' ��­ . � � i , . � I . - ill, i . �. _-N-f. 1�'_�, � -, 1 1- jV_ " - ,,-.,- I - 1. , : ��- *4 ';-.� - - �s - I , �., , , 1A 1-91VI '�Z'?' ., - , T. '. " : . g � "_­ - - �."j ' � ' '�". �,�' , � - . ,-�-;�_-- ­* T-q* _ , � -,.; �, �, . ", '' I . . I � . 1, 1. . � -1 . ,w. - ,; , �� , ­-_.�, ,,- � -,:' - .- 1 , �0 .. , . , - � .,;�: � - � 1,.�`, - -,,r i�, _� I I �1;2.z, � , I " .;. la �, , . , ' 1 ,`e . I- , - - , - I ", I , 1. 1, - - � , 21 , , , . , � - ,,�,� ., .40, ,,,. , - .1 � 1-.'�, � , . ',",�, I I - �.' , , �f, , � ., � .Nm, .1 � ". "I fff-1 J.1-All. " �. :E . , � ��Cl . I,- � 1 """ � " I'- - -,,.V-- � . _ .. . - , .1 , , , , , , , . . I , ,�,� - � - , , .1, . i ­wa P 11 I .,�.";.P, " � Vl�),-,_ . . , , � �, �" � �J�� A��2 � , % �', ' 2 . : - �� �� ��l , i , � I ,,,� 'i"IE, ­V­ " , �` � _r �� L � ,CW : � m: , j, - . �.".,�, � �: �, ',;� i", ,k;�, I ,..�.,' "�'�% � �-., ; , I , , , , `� - - " '. . . - 4 . - �, " , , , -11. � � - . ,,�L . 1, - ". ­%, A , - � . I. " - � " , . � - " �.. � , " k , , . - . . ., i, �o . ,,�-'l -� � � ",� il:�-".,�.-, ." , ­ .�, 1;41 1 ,.,A . T` .., ,,, �.k " 1, I _4 1, I � _V,N,h .'-"- i,�� �, -, ,,�;, � 1; -, �, �,, �-,v v . � . - - -.-,�, -�i4 , ., _, , _ I .7 ­4�;,,� " ;L �'. � ... � . i�. �,,., . . � , " . 4'. -+,,P�, " 1� - "♦k i �!llv! " , zmk If , I ;��ll i I i .. I , , I . , i, � , � ,:, W v - . , 'a �: - . ,. . , - , ,, � . b, L _ , . I - .�i. - - '-I , ,�-- - , . I , , � , , . ;A,o ��, � , I . � , - . � I i - . , . •" , � 7,�, , ,� . , .. I - - , � '" � . � I 1�1 ..., I - I I , , . e . �'" , " _1�i, _: w -4 .., , , , I 1. . . .- � ; � - - . Z��_ ­�I,L . �, I - , , - . , '. � - ­ .�_ : I _, I . ,_ .. � w . .. , � - I .:s . , , ., , � , , �. , '� ­�­ :., . I . - I , , . . � -,_4_­ � � " � - ; - . . � .­ "'�t�, . - I , , ;z , , � I . , . - 0.4. 11 �.� - - , , _ :. '� ,,�;� - - . . ,; - J I - , I ' " , "i ". " . ,;,,,� '­! �, -1 1. %. � p'..,*. - r' -, - �� " �,��. -� - . . _; ., 1-4 . � . - � - '. . ._- -, a I . _., - r . .t - , P , -, ". , .� ,Z 41 , 1� c 1'. , .��-.. + Kly. , . . � _!i:, , * , I ­ � I I , -1 t , I �( .7 ,� � " %., I I .�, - + �,,e �, , � . . . ,I; � . , . . . I I , , , � . .. ; . _. I . , '. ,. ,,i- ;,, , - i. I . ,,,, 11 . , -, ''A 4�40 " � , � - . , . - . T,q � - , �.%,� ,; , V4; . I � I . , � . .� .. " �_, C . � � " 'It " t_ I , � 1� - . ,,, .. . , . - . , - . , � . . . I ... I __� r - _�.,. - , . I , 1. . I . ���� - - , " " - � , - .�, 41,'i . .;� , �. . , , - ­ , .- M - - 4:1 `�'­' - * .1 " �, - i ,?* - 4 . � 'i ,f , - ol.�i� I I - , '. I . I , _ � , , ,,, . .1 . .- � : , iil�l I" .�. - , I � A I I _ _v , " , - I : 'il I � - , - . � .1 - - 1-1 -m.... � . - __ - , - - . . I � , 4 .., . , - 1 1 _- .1 ,,k 4 . ..� I I I 1. � ,� ,� " , ',F.,,�' . i � .1 -;: ,4f _r ,-,�. a '�' - , ', or- .,l_'. , - , :, . , . -_ , , �_ , , t,,: ... # , 9 '14 L I - , , �, I I , - - L c �� -�,_-[., . - . . M . � . �. " - N. s .i 1( �w . _., " .. . . - , . 1 - , . . ,: .e� �.,,� , I I _;-.- , .i , r - - , - , o.;.. � "". J. ll . ,. . . .., .�4 -, ' , ­ � I I � ­ , "., : -. ­. . ­�? - , , " , -1- , I ... '. . ol , 'Ok" , , .i�'� ,i,!., -:�- - - - ll�, � 'L.: , ". . , . - 1, e, , " , - ­��_,�. - - . ._, � � - - -,I- - - , � N, �,_,, i,.�li - . , a . - - - 1 - �,:-�)y, t .. � ,,�, , '. . � . I � * , � ',�,', -". 0 �l . . � '. � ,�. , �C. + I . - " 1".. ,,tL;lt�, 0,1 _11 t - v ... � %a I , �.V .;". .­ . ._. - , ­'. .. - "�.?,' - - I ,,�l � *e � I - � I, I ,** ",­1 '' ,,� - ;, � -� 1. � ,,, -4, .�'_ I , .1 L ., " m-, . i + . z! ,7 " It- I 3 _ w �'�� � .4,,, -, ! , 4, , , . . -1 Z. �� - , "I � '-�%_. F -, , , - - ". 4 - .110 �V, _� _ ,# , I � " � il:'�1N,. ;. 'L , jr, ;,�, L ,� . . . . " , . I,, '01 I i . , L I L� ; .,V� , , , ;%c . I 11.�L� ­`�; , " ;,', ` � ., , " � , ; -� , 11 - , 2 1p . . " ,! . :, I I IL '+ .1 4 '. � xi. " , �4 - ',t?� - , t . V­ � .. . I , 1.� .. - .". , -1 l � 1: -�, ,1� � , '. ' ' j . � , _ 11 - , _, , .,F, - , 11 � , I,. '. . .� . '4�, f. ,;,'­ .- - 1. I - _� . .� - 1, � -- � ,. � , _. - , I ., I �, W, . 4,'.­, I , 4 �� 'N , 1,�, �. � . . . . d - .., .k �, W _., . - 4*� , . . , . . I . % , � ,. X_­ I . , . . _ .. ., ­� 'i_ "JI �t . . . -1 '11� � 'A - '-&-, . .111 , ", ,�, �, � - F��, ", ,"l-i ,,, ,,, '. _� ,,, . . 11 -11 -, ­ . . , 4 1. r. I A, .. , . - , .1 . ,- - Z­ - 2, - � ,j Ar, .`,�z " � " 1� " 'j-.2A(' j-1; � !� -1,11ii - __l . . , ", .1 . � .1. - , .- ­','. ,­ .l." -, - -, � A, ". . � . . v . l_._.l _T.�',i , . . e� � p . � I - �! ­-�,. , . , I - � I T L , , 4 ' ' , -�� , .�� 41,�- ..: 'j, � 4 � , � � - , - -�i.,_ � I , - --��!Ao .., �f , :, . N� . , I - :11. '" - , L'L; I , , 4­ �l I.... .: .4.'.W - . _ I - I � ­V! -_, . I �,. - �­T_ 1. - - - t , -.1 - . i �t �, �.� - , 4- - + t� _.� - ;l I.. - , I I '�' . " I . .... .. L .4, I'.' - ­�'rq� � , � , Z ,,-,� - I " ", , ---,, , -�,y�!��- � , .� - � �, . '10 I . ; Ile , ., , , .. . ,� i, '�"" ,,� I -- � -, � i " ,,,, .. � _ ,;,�# 1, - - , I , -:­ � i: � - f, � -. i li� '�;- , � , ,,� �� ; - I -.1 . . .fl - ,� _5 � . .t­., - ) � - I - ` , � .... - , . . . , I - - " . " � , " , ... , . - , - 141. j,jl' "�' " , , ," �. , '� � ,. , - I I �. �11. �. i I 1�111 '_ + - ��A . I - � L :,� ,:4 , - , :,. �,.,J&. , - , U4 �' I_l I "i- � " � , �:� . - - - -e - 'T , �-. i . 1 l�,, I '� � - L" " ;� - ?� " ,;�;' , . ". ", �� . � ,. .. , � ,,�.v, - � . . I . � . , '- � � , , If A � � . � , ' : e, I - ":. !�4v "t, , . �,�.:� �, - . � _ . - . � . - ,.'.k., � I , ;1", . , . I . .1 - ., ,� , . , . . I � :;, . � � �f - , . " + : . � I �*. ,'L, K ," . - t,;. �- �* -�. ..�4, , 'WX �,,,uj " -, - -.':I� . I "I- , � � . - �%ltl*� .. . ., �. , + , , � ,. 1 ;� , �-,�_.^ , . 1. 41 , . -, I I . � � , ,;�,�-:!L . . . i ,", I _. � - 1- , 6 Z I li 4 . . , " - , .. - �:t -, _1 : 1 �Z&-..'-.`,­.ZtL;W . - ,�;!,�. � . , � I I."... ,", _� , . 1. - , 1. - �,� �_� - . . - -.4 . - - .. � %, � . ., � . . _�. , '� , - - "t � . � 4 ,�;. . r , , , , , - - - - . r I . � - ark: -, , �j��i�-�,�i � , " , - , i - , f . , 't *, . 'g. " '. . , - 1 -.171 .. � .� _� �' E � - , . . - , �. I . ; � I -1 .- ; ,� * ,1, , ', _. , - i, ,� , ,�., . . . , `,%�_, �l , " -,.,% . , - - 1� I I , ... , - - � I � , r ' - .: _:11 :.;" � L' - , - " I . I � , I T � , I i: " , , I -1 g " ,� , I � - -1 I A _�. . . . ,,, ?I I �� I , � ft � I -�;,!,_ -f -- . , . �. � , , - , , - - 1- ,4j��­--- -'� � _�V, 13! ­:-at� " ­3-4,; ,., . , A, ... , � .. . , . �'! . t ­.. .., 1. . i.�.:,�l :"., - �'. K'Aiaii�v� - �.�;� ", � ,;, ,,*�� -'o�-�� ­- - - ­N,� j , .1a I _ " +. �­, � - � �lwl 1. �_ - d. . - ?,,J, I--- '�', i, V, 11 .­ ;.. .j � .. _. ­ � , 4 4 , X . . ­;a�_ I I ,g . , V. . " - . A - - 1 * :, `�,.��. , �, :*�-, ", ­ �g - , . '. -�, , , . , .11 ,l "r, .. , , - "', � , .�, � � _ . fir I , , , - , - -A, . - - �T ; ,� 1". fq�� ,�, , . .1 I . - - . �'� - �g I ­­ "t - . .; " , i ,i4 � , , I �,- - * , , , j-, - � , ,,, , - , , k . ,. � �, �. �. ,. , , _! .. if - - . . , - I . I.- - -�% .�. , : - & ., - � V , , 4, , �. - - . - i - � A . " O"".. .. - ,;-,, - _. , , . ": . - -:,, ., , �', �*� 'Y- " 11 , �l , � , I n ,., , I I , - ,11 � -, . �0��, l� ,.g* .� I , . 1,- -, I - ,;. I- , , � " �, , -�t, .­_m ,�I�i�lil .� , .. ,�..,a, 1.+, � �r- fp� �', 1) ` ��, , -1, 4, ,,,, � --7,.-,-, ;" _� "_ � , .; � . ,-, -, _` - _-� f, - , i""l- ,Z, ` , , -,-'." - .V: ". '1:4 , t,M' . --lo ""'i'... , - I - M'. - , . - , I - "I I 1, 1 , .X, � '4� - .� - - -A - I . . I . - IN I I , , " I �- -4 1 fl .. . , � I . _. �'. � , . _,_ . � ll�. , .. , I . ll`�_ - . k - - , , � , , , . ,. ' � - I I , -_ '. � , I , . - I - " -4 , , -4 ­ .11 T � ­�� - Ti M. . . . I ,..- "'. � �_ '_,�, t.i�. -'a . - ,�,4..! ,l - , v ". , I 2� , �. f ;�W­; , -)� : , , - ". :, " . ,�. . . - , 3! ,; � -, I . : . . . . .,` . - . -. - , - "t. . I - . rr, - ?, _. . - . . . � . , , - 1 M. � _. ;�:; : , . .., . .,, '�, . f - - . , - I . �;X_ . � , . . , _ _ I � .� ,7. _ - _ I %;: . ... . , ,. ., . . : �& I ., ..", , , 0-f .�l I .� . 1. ;N . a ­r ; �- _- - 4b.. -m. .1 . . , . e , .. . . , . .. 4, -.1,L, , ; I % '. ­ � I � "k. ,'. � � I - - - , , .f , "' J .", " X� - ,.:: �'.,. ,. 1. . . , , , � ..w - �, _"Av � I . . , �1,4�jw % - . � , . .� . ,". - . - I ,t­ ., ,w I , �,! '.. ,�,, F f �., i� .. : . . .1, .. -j,i,*, , .. � , � '� 1 *', -. . . ! '. - _4' '-'- " -,, ,,� . � � � f - I . , , I � , . * ,-,, .. 1. ." - -,� - . - - - ., ... � 'Ll � . �'.__"'. r _', - . , ,v � 'L !_:, " 11 ;_-�1:% � - - -�, .A,&,�, __ 4. �t­ . , _z, � . - ... , - �� !_­ - 1. - _­ - , �.I. � . � . .. ,", ­,_k�.lk, � ��,, I- � - Wakeland Manor, Phase 4 - Future Extensi ... 137 - Intersection of Routes 1031 & 1032 O�O Subject: Wakeland Manor, Phase 4 - Future Extension of Laurel Hill Drive, Lot N137 - Intersection of Routes 1031 & 1032 Date: Mon, 28 Mar 2005 14:51:43 -0500 From: "Funkhouser, Rhonda" <Rhonda.Funkhouser@VDOT.Virginia.gov> To: "'MTucker@bccon.com"' <MTucker@bccon.com> CC: "Ingram, Lloyd" <Lloyd.Ingram@VDOT.Virginia.gov>, "Mark Cheran (E-mail)" <mcheran@co.frederick.va.us>, "Walker, Keith"<Keith.Walker@VDOT.Virginia.gov> This is in response to your letter of March 23, 2005 concerning the disposition of the subject street. The section you show outlined in green on the plan as a dedicated right-of-way is possible. However, based on our current policy, VDOT would not have added this section of street to the Secondary System as there was no public service on this section of street. Should you have any questions, please do not hesitate to contact me. Keith D. Walker, Right -of -Way Agent For: Lloyd A. Ingram, Transportation Engineer VDOT — Edinburg Residency Land Development Phone #540-984-5628 Fax #540-984-5607 1 of 1 4/4/2005 8:02 AM Mi F COUn ofi CK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 June 30, 2004 BC Consultants Attention: Brad Riggleman 12600 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 RE: Wakeland Manor, Wakeland Manor Community Center (Dedication and Various Easements) Dear Mr. Riggleman: This letter is to confirm that the Wakeland Manor Community Center Plat is approvable. Before this plat is officially approved, the final plats for Phase 4 must be approved, and the approval signatures of the Frederick County Sanitation Authority and the Virginia Department of Transportation must also 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 CEM/bad cc: Stephen Plescoe, PE, Centex Homes, 14121 Parke Long Court, Ste. 201, Chantilly, VA 20151 107 North Kent Street • Winchester, Virginia 22601-5000 BC Consultants Planners • Engineers • Surveyors • Landscape Architects TRANSMITTAL JUN 11 2004 FREDERiCK COUWY ?LANNING A DEVELOPMENT Date: June 11, 2004 Project Name: Wakeland Manor, Phase Four To: Frederick Co. -Dept. of Planning & Development BC Project #: 03032.42 107 North Kent Street (North Bldg., 2nd Floor) Winchester, VA 22601-5039 Via: Attn: Mr. Patrick T. Davenport, CZA Purpose: Hand Review and Comment Copies Description 2 Wakeland Manor Community Center Plat (Engr plan by Urban Engr. Already approved) Remarks: For your initial review. The Engineering plan was done by Urban Engr. And has already been approved by the county. This plat is in conjuction with their plan. Copy To: Received By: Date: From: Brad T. Riggleman The BC Consultants, Inc 12600 Fair Lakes Circle, Suite 100, Fairfax, VA 22033 (703)449-8100 (703) 449-8108 (Fax) www.bccon.com o C f o RICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 June 15, 2004 BC Consultants Attention: Brad Riggleman 12600 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 RE: Wakeland Manor, Phases 3 & 4: Final Subdivision Plat Review Dear Mr. Riggleman: This letter is to confirm that the final plats for Wakeland Manor Phases 3 and 4 are approvable. Before the final plats are officially approved by this office, the approval signatures of the Frederick County Sanitation Authority and the Virginia Department of Transportation must be obtained. An appropriate guarantee will also be required prior to final plat approval. If you have any questions, please feel free to call. Sincerely, r; FLC Candice E. Mills Planner I CEM/bad cc: Stephen Plescoe, PE, Centex Homes, 14121 Parke Long Court, Ste. 201, Chantilly, VA 20151 107 North Kent Street • Winchester, Virginia 22601-5000 I w COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 June 8, 2004 BC Consultants Attention: Brad Riggleman 12600 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 RE: Wakeland Manor, Phase 4: Final Subdivision Plat Review Dear Mr. Riggleman: RECEIVED !JUN 0 9 2004 THE BC CONSULTANTS I have had the opportunity to provide a review of the final plats for Wakeland Manor, Phase 4, received by our office on May 27, 2004 I offer the following comments: 1. On Page 6 of 15, provide a notation about parcel E referring to Page 14. 2. On Page 8 of 15, the storm drainage easement on the back portion of Lot 116 has not been shown. 3. On Page 13 of 15, provide a notation that the pool/recreation center is going to be approved on a separate site plan. This is the same notation that is on the Subdivision Design Plan. The application seeking approval is denied until the issues identified in this letter have been adequately addressed. Please address the above comments and resubmit. Before the final plats are officially approved by this office, the approval signatures of the Frederick County Sanitation Authority and the Virginia Department of Transportation must be obtained. An appropriate guarantee will also be required prior to final plat approval. I have enclosed a marked copy of the plats to assist with the revisions. If you have any questions, please feel free to call. Sincerely, Candice E. Mills Planner 1 CEM/bad Enclosure cc: Stephen Plescoe, PE, Centex Homes, 14121 Parke Long Court, Ste. 201, Chantilly, VA 20151 107 North Kent Street • Winchester, Virginia 22601-5000 V".\PRO]ECTL2003\03032\Surv'--idfiles\Sec4\SEC 4 814 PLATS\3032FSP-'-- dwg, 6/9/2004 3:20:47 PM so 0 25 50 too 1"= 50' — — —� SEX. STORMGYq TER \ MANAGEMENT \ S 7559556" E 121.18' \ \ \ O6 W ^ 25' BRL 0 0 VQJ��ryGe W o 14,462 SF 09 C) [� - is INV .4 Rp0 _ L__ ,54. Op ¢�s>• 15.00, 31 " E 108 L=14.97�- 23 19,355 SF v R=26. 00, Awl 22 L=2J29'KEVEANC couAr v S 82 j a8" E 10' BRL N 71;Y6 04 " W 20.77' 334.28' SAN AE _ S 7l j3;35" E_ _ 159.17' R=26.00' L=12.16X y� 24 L =2J 29' 10' BRL ' �t f L =7 97' �.� 5P �L 7 3 109 PA RCEL E h 17, 266 SF (SEE PAGE 14) BRL A'1l0 0� 110 ep.� 20,410 SF O ,C108 V ' h GAS ESMT /'A\ tiEX 10'5NPN' 1271 � �`p�. 0 D6. 814 35 BRL 0� C.) S�� OQOOJ h� �89� • _� F.� 5 PPG 5 �o ���' �v �� ^1/ E�6 O BC Consultants Planners . ftineers . Surveyors Landscape Architects 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-8100 (703) 449-6106 (Fax) www.bccon.com FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FOUR 4'4r,�"'tNx- TH op� x v BRADLEY T. RIGGLEMAN 9 No.2216 Qb supvv � SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 030.i2.42-21 AA V*\PRO]ECT�_2003\03032\Sure"-adfiles\Sec4\SEC 4 814 PLATS\3032FSP4'Q.dwg, 6/9/2004 3:30:47 PM E�, �01.02, NNpE' voo Hj B30 ,9g �g LS�NE�1 p I ARIAB�ESMT 3�6.00 L' , / (� . SEW 0 RR,3 R O W N PM V a�V E S 52 t �FEX' 25 5 2245" E 48 eN �g 00, 37.3 '�O, R--23 SAN ll�E STM. 48 p�n2.�35' 31 L--Jo 19.46 p .ESMT. EX. 20' SAN. / SEW. ESMT. PARCEL E -*EX. STM. DRN. ESMT. S 84 859 SHEET 14 N TCH� NE r 0� R'3 226 L ,6 ,tg - I W BRL qZ 60 11� �0�9 '8 2 h 103 /164 35 Q3, O 13,316 SF ° It 2%, 12,239 SF N --1 Q.)5 SD /W ESMT w p08 �, I p 19 00' I� N26. j o h N 5E L o0 1� 1 V 20, SA 25 gR �I ' It J5' BRL Q 10 STM. _ 101,1 5 \ r 11 9 DRN. ESMT. 114' ,20.94 , L22 R= 6.00' 20' WATER 5 L� L= .54' L5 - _ MAIN4ESMT. L 23 27 0o' , 20' STM. E 10 BRL L24 R=27.00 8 27183'�(48 R�yJ DRN ESMT. 3g 44 L=4/�E{�Ei9NE ,62 L,3 48.00' Cow R=37 006 .00' N 71:16Y94" GV 334.29' (TOT.) \ tJ 12,009 SF N L = I1.4 R=27.00 , e , L=6.16' N 71 3604" W poi co I - 271.83' L l 84.61 ' - ^' 10, BRL I N _ SAN. SEW. ESMT. N 7244 :35" W 290.89' ` N 71 '36 04 " W 20' SAN. 9 ►� �o - -- SEW. SM . J5 BRL ca SEX, STM. 1 »5 I �' "� O `` `� h DRN. ESMr. Z 13,41.3SF I � ' �vti .¢'loo NZ33Ise 3'\\ I pol L31 IOW 54 0 _ /L 2 95 15,112 SF �b �V 720 35 ' BRL FEA TORE 5 N1 v ES o ENTRY I ENTy �EaT 35 BRL �l F�5P 55 y LJo 51GN ESMT — �. L=fR=41.00' SyGN URE V O 15 P� _ _ 0.22 _ — E= L29 Q 69 — --_ Ep8 1 _ _ L 2.14=�-\ L=78.83' L=11417' S 5947'53"' W 20 5)L=256..07, 7 R=7j0.52 L-So93' pS166, — Mr W SNEN GAS ES 44.25 A10 (TOTAL) EX tG74 PG 1271 L=1024' 42 ��6s• 98. 8_ ' —.. �--� -� R =825 0.( 49 L =287 24 .�.� EX ASPAIAL T ROAD 30 RESCRIF CHURCH ROA 1.Oj188 AC. HEREBY MA CEDON/A 756 DEDICATED FOR PUBLIC ROUTE STREET PURPOSES (VARIABLE WID TH RIW) (SEE SHEET 15 OF 15) THIS PORTION EX. STM. DRN. ESMT. HEREBY VA CA TED ( INS h'V 0JO026748) -J 50 0 25 50 100 J 1"= 50' AS RECORDED IN INSTRUMENT 10JO026748 DATE: MAY 12, 2004 PAGE 8 OF 15 FINAL SUBDIVISION PLATH of Lr BC Consultants WAKELAN D MANOR planners . Engineers . Surveyors BRADLEY T. RIGGLEMAN 9 Landscape Architects 12600 Fair Lakes Circle, Suite 100 PHASE FOUR N0.22 1 6 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) www.bccon.com SHAWNEE MAGISTERIAL DISTRICT t9�N�4 FREDERICK COUNTY, VIRGINIA 0.30.32.42-21 AA VAPROJECT\-2003\03032\Surv\radfiles\Sec4\SEC 4 814 PLATS\3032FSP41'4.DWG, 6/9/2004 3:39:21 PM 50 0 25 50 100 \ �1 1"= 50' \ r� kk- 20' WATER MAIN ESMT. \ t �' j / (POOL / R£CR£A AON CENTER TO BE APPROVED BY SEPARATE SITE PLAA j� / a PARCEL D (OPEN SPACE) N 62?7755" W / ti c> FOR POOL AND RECREA T/ON CENTER .35.20' 1 9.3,581 SF 2.148JJ AC. 20' SAN. SEW. ESMT. o I n�i 1 �31 1,30�. R= 5 L =2, 1 1 12-9 128 DORNACH COURT & CHEL TENHAM DRIVE 509 SF OR 0.99882 AC. TO BE DEDICA TED FOR 1BLIC STREET PURPOSES �N 51' 6" E 1 5 38.32'3 i �N 20' 31. 0 \ �P y 27 o '9 �ko vy �9 C0 \ \ �� o0 00 127 \,\ ,11' DATE: MAY 12, 2004 BC Consultants Planners , h'nglneeFs . SuFveyors Landscape 4mhfteels 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 (703) 449-8100 (703) 449-8108 (Fax) www.becon.com *EX. 20' WATER MAIN ESMTS. I 'p- / l� �� �8S • J l� �8S• 698 4? yyee 20' WA TER MAN ESMT i 117 p �0 SEE SHEET 8 25. 9-J AS PAGE 13 OF 15 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE FOUR � Q SEE SHEET 9 0 IN INSTRUMENT 1030026748 Df r2 v BRADLEY T. RIGGLEMAN a No.2216 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 0.30.32.42-21 AA COUWFUCOPY Y of FREDRRICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 June 8, 2004 BC Consultants Attention: Brad Riggleman 12600 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 RE: Wakeland Manor, Phase 4: Final Subdivision Plat Review Dear Mr. Riggleman: I have had the opportunity to provide a review of the final plats for Wakeland Manor, Phase 4, received by our office on May 27, 2004 I offer the following comments: 1. On Page 6 of 15, provide a notation about parcel E referring to Page 14. 2. On Page 8 of 15, the storm drainage easement on the back portion of Lot 116 has not been shown. 3. On Page 13 of 15, provide a notation that the pool/recreation center is going to be approved on a separate site plan. This is the same notation that is on the Subdivision Design Plan. The application seeking approval is denied until the issues identified in this letter have been adequately addressed. Please address the above comments and resubmit. Before the final plats are officially approved by this office, the approval signatures of the Frederick County Sanitation Authority and the Virginia Department of Transportation must be obtained. An appropriate guarantee will also be required prior to final plat approval. I have enclosed a marked copy of the plats to assist with the revisions. If you have any questions, please feel free to call. Sincerely, ��'Pfx�ffv Candice E. Mills Planner I CEM/bad Enclosure cc: Stern Plescoe, PE, Centex Homes, 14121 Parke Long Court, Ste. 201, Chantilly, VA 20151 107 North Kent Street • Winchester, Virginia 22601-5000 COLWr -'J 9 IliOXICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 June 8, 2004 BC Consultants Attention: Michael Tucker 12600 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 RE: Wakeland Manor, Phase 4 Dear Mr. Tucker: This letter is to confirm that the Subdivision Design Plan for Wakeland Manor, Phase 4, has been approved. Enclosed are four (4) copies of the cover sheets for your records and distribution. In addition to the information provided on the approved design plans, the plat should include the approval signatures of the Frederick County Sanitation Authority and the Virginia Department of Transportation. Additionally, a deed of dedication and an appropriate guarantee will be required prior to final plat approval. Should you have any questions, please feel free to call. Sincerely, d"a' e, M'�gw Candice E. Mills Planner I CEM/bad Enclosure ---ec -Sfephen Plescoe, PE, Centex Homes, 14121 Parke Long Court, Ste. 201, Chantilly, VA 20151 107 North Kent Street • Winchester, Virginia 22601-5000 CHECKLIST FOR SUBDIVISION FINAL PLATS ✓ A. The title of the subdivision ("Final Plat for........") 1� AA. 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. 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. H. Zoning and use of land to be subdivided and adjoining land. ✓ I. Boundary survey of all lots, parcels and rights -of -way. J. Names of owners of adjoining properties with deed book and page number references. K. Area of each lot, total area of subdivision and area in lots. ✓ L. Location and area of each parcel of open space and total area of open space. ✓ M. Location, names and ROW widths of existing and planned roads, streets and shared private driveways adjacent to and on the property. ✓ N. Existing and proposed utilities, utility easements and / other easements with dimensions. V O. Existing and proposed drainage easements with dimensions and locations. Mf 1* 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. S. Location of proposed recreational areas. Page 2 Subdivision Plat Checklist T. Location of proposed buffers. ✓� U. Location and description of monuments and markers. X V. Certified by registered engineer or surveyor. XW. Notarized signature of the owner. X. Signature lines as required. N(A 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. BC Consultants Planners - Engineers - Surveyors - Landscape Architects TRANSMITTAL Date: May 27, 2004 Project Name: Wakeland Manor, Phase Four To: Frederick Co. -Dept. of Planning & Development BC Project #: 03032.42 107 North Kent Street (North Bldg., 2nd Floor) Winchester, VA 22601-5039 Via: Attn: Mr. Patrick T. Davenport, CZA Purpose Copies Description 2 Subdivision Plats Wakeland Manor Phase 4 Hand Review and Comment Remarks: For your initial review. Please call if you have any questions or concerns. Since this will be BC Consultants first submission of plats to your office, I am sure we will have many issues to deal with to meet specific requirements of your office. I hope we can work together on this so future submissions will flow easily. Your help would be appreciated. Copy To: Received By: Date: From: Brad T. Riggleman The BC Consultants, Inc 12600 Fair Lakes Circle, Suite 100, Fairfax, VA 22033 (703)449-8100 (703) 449-8108 (Fax) www.bccon.com ECUVED, MAY 2 7 2004 PLAIJNRJ(3 8 E3EVE PMEW tea---- COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 May 24, 2004 BC Consultants Attention: Michael Tucker 12600 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 RE: Wakeland Manor, Phase 4: Subdivision Design Plan Review Dear Mr. Tucker: The Subdivision Design Plan for Wakeland Manor, Phase 4, received by our office on May 20, 2004, is approvable. 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, awa6�e Candice E. Mills Planner I CEM/bad Enclosure Fn� c� Stephen Plescoe, PE, Centex Homes, 14121 Parke Long Court, Ste. 201, Chantilly, VA 20151 107 North Kent Street • Winchester, Virginia 22601-5000 BC Consultau Planners • Engineers • Surveyors • Landscape Architects Frederick Co. Dept. of Planning & Development - Comment/Response Letter Project Name: Wakeland Manor, Phase 4 Plan Submission: 3rd Reviewer: Candice Mills, Planner I Comments Date: May 14, 2004 BC Proj. Manager: Kevin Seward BC Project #: 03032.42 The following Comments have been addressed on the enclosed plans (or explanation provided) as noted in the Responses below. Please contact me if you have any questions or require additional information. Thank you. 1. Comment: The 80' road efficiency buffer that is required along Warrior Drive has not been shown. Response: The 80' road efficiency buffer is shown on sheets 2, 2B & 4. Additional labels have added to sheets 2B & 4. 2. Comment: There is an existing easement going through the open space on sheet 2B. Provide a legal reference. Response: The easement is labeled, with legal reference, in two places on sheet 2B. The label reads "Ex. 20' San. Esm't DB 686 PG 748." 3. Comment: Lots 128 and 129 have a storm drainage easement going through them. Merge the building restriction lines with the easement. Response: The ex. storm drainage easement is going to be vacated with the Final Subdivision Plat for Wakeland Manor Phase Four. A label has been added to the easement stating "to be vacated." 4. Comment: Under the general legend you have a type of shading used for sidewalks; however, this does not appear on the sidewalks on the plan. Response: The shading has been added to the plan to match the general legend. (V:\project\_2003\03031\Engr\Documents\Sec4\WM4 DPD ConunOldoc) The BC Consultants, Inc. 12600 Fair Lakes Circle, Suite 100, Fairfax, Virginia 22033 (703) 449-8100 Fax (703) 449-8108 www.bcconsultants.com BC Consultants Planners • Engineers • Surveyors • Landscape Architects TRANSMITTAL Date: May 19, 2004 To: Frederick Co. -Dept. of Planning & Development 107 North Kent Street (North Bldg., 2nd Floor) Winchester, VA 22601-5039 Attn: Ms. Candice E. Mills Copies Description Project Name: Wakeland Manor, Phase Four BC Project #: 03032.42 Via: Hand Purpose: Approval 2 4th submission of Subdivision Design Plan - (revised per your 3rd submission comments) 1 Remarks: Copy To: Received By: Date: Letter MAY 2 0 2004 mmvOq_&[VELo ME From: Kevin A. Seward The BC Consultants, Inc 12600 Fair Lakes Circle, Suite 100, Fairfax, VA 22033 (703)449-8100 (703) 449-8108 (Fax) www.bccon.com COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 May 14, 2004 BC Consultants Attention: Michael Tucker 12600 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 RE: Wakeland Manor, Phase 4: Third Subdivision Design Plan Review Dear Mr. Tucker: am I have had the opportunity to review the revised Subdivision Design Plan (SDP) for Wakeland Manor, Phase 4, received by our office on May 4,. 2004. _ Please address. the following comments: 1. The 80' road efficiency buffer that. is required along Warrior Drive has not been shown. 2. There is an existing easement going through the open space on Sheet 2B. _Provide a legal reference. 3. Lots 128 and 129 have a storm drainage easement going through them. Merge the building restriction lines with the easement. 4. Under the general legend you have a type of shading used for sidewalks; however, this does not appear on the sidewalks on the plan. The application seeking approval is denied until the issues identified in this letter have been adequately addressed. Please address the above comments and resubmit. I have enclosed a marked copy of the plans to assist with the revisions. If you have any questions, please feel free to call. Sincerely, Candice E. Mills, Planner I CEM/bad Enclosure �c: Stephen Plescoe, PE, Centex Homes, 14121 Parke Long Court, Ste. 201, Chantilly, VA 20151 107 North Kent Street • Winchester, Virginia 22601-5000 BC Consult its Planners • Engineers • Surveyors • Landscape Architects Frederick Co. Dept. of Planning & Development - CommenVResponse Letter Project Name: Wakeland Manor, Phase 4 Plan Submission: 2na Reviewer: Candice Mills, Planner I Comments Date: April 22, 2004 BC Proj. Manager: Kevin Seward BC Project #: 03032.42 The following Comments have been addressed on the enclosed plans (or explanation provided) as noted in the Responses below. Please contact me if you have any questions or require additional information. Thank you. 1. Comment: On sheet 4, you have your landscaping detail. State that the street tree option has been chosen per § 165-36A of the Frederick County Zoning Ordinance, and also state that all plantings will conform with § 165-36B of the Frederick County Zoning Ordinance. Response: The requested notes were added on the plans for second submission next to the landscaping detail on sheet 4 ("Tree Plant Notes" #1 & 2). 2. Comment: Show the right-of-way widths as indicated. Response: The requested right-of-way widths have been added to the plan, see sheets 2A & 2B. 3. Comment: Merge all building restriction lines (BRL's) with all easements. Response: The BRL's and easements have been merged per your request. Also, Note #2 has been added to sheets 2A, 2B, 3 and 4 in the chance that an easement is vacated or quitclaimed or permission is obtained from the utility company to encroach into the easement. 4. Comment: Sections of dwellings on the plans should not be placed outside of the BRL's. Response: All buildings have been moved inside the BRL's. Note #1 has been added to sheets 2A, 2B, 3 and 4 to insure that the house locations shown on this plan is not the final, approved house locations for permit purposes which are submitted separately. 5. Comment: Label all easements as indicated. Response: The easements have been labeled per your request. 6. Comment: Provide a street light at the intersection of Winton Lane and Cheltenham Drive. Response: A streetlight at the intersection (proposed with the previous Wakeland Manor, Phase 2 plan) is shown as existing on this plan. The plan view has been expanded on sheet 2A to see the label for the streetlight. The streetlight is also shown on sheet 2B. 7. Comment: Show a street light detail. Response: A street light detail has been added to sheet 17. 8. Comment: Show the number of street trees that are required with this development and the number that is being provided. Response: The number of trees required and provided has been added to the landscape details on sheet 4. The BC Consultants, Inc. 12600 Fair Lakes Circle, Suite 100, Fairfax, Virginia 22033 (703) 449-8100 Fax (703) 449-8108 www.bcconsultants.com Wakeland Manor ase 4 May 3, 2004 Page 2 9. Comment: Provide legal references for all existing easements. Response: Legal references have been added to all easements as noted per your comment, except for those utilities located within the existing VDOT right-of-way, which do not have or require easements (sanitary sewer in Brandylion Drive and various utilities along the Macedonia Church frontage). 10. Comment: In the area tabulation on Sheet 2, show the open space in acres in addition to square feet. Response: The area tabulation has been changed per your request. (V:\Project\_2003\03031\Engr\Documents\Sec4\WM4 DPD Comm02.doc) Frederick County, Virh,__-a Subdivision Application Request for Subdivision Plan Comments Frederick County Department of Planning and Development Mail to: Hand deliver to: Frederick County 4th Floor Department of Planning and Development 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, VA 22601 (540) 665-5651 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the Subdivision Plan with the sheet. Applicant's Name: BC Consultants Attn: Mike Tucker Address: 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 Phone Number: 703-449-8100 Name of development and/or description of the request: Wakeland Manor, Phase 4 (Subdivision Design Plan) Development of thirty-five (35) single-family detached lots with associated public streets and utilities. Location of property: North of Macedonia Church Road and approximately 0.18 miles east of existing Wakeland Drive. Department of Planning and Development's Comments: * * * Please return this form to applicant * * * BC Consultants Planners - Engineers • Surveyors • Landscape Architects TRANSMITTAL Date: May 03, 2004 Project Name: Wakeland Manor, Phase Four To: Frederick Co. -Dept. of Planning & Development BC Project #: 107 North Kent Street (North Bldg., 2nd Floor) Winchester, VA 22601-5039 Via: Attn: Ms. Candice E. Mills Purpose: Copies Description 2 Third submission of Subdivision Construction Plan 1 Comment/Response Letter 1 Frederick Co. Request for Comments Letter 03032.42 Hand Approval Remarks: Please contact us if you have any questions or if any comments can be addressed by an insert to the plans. Thank you. Copy To: From: Kevin A. Seward Received By: Date: The BC Consultants, Inc 12600 Fair Lakes Circle, Suite 100, Fairfax, VA 22033 (703)449-8100 (703) 449-8108 (Fax) www.bccon.com COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/678-0682 October 30, 2003 Mr. Edward W. Dove, P.E. Dove & Associates 3078 Shawnee Drive Winchester, Virginia 22601 RE: Subdivision Plan Comments - Wakeland Manor, Phase 4 Frederick County, Virginia Dear Ed: Upon review of the subject subdivision plan, we offer the following comments: 1) You are proposing the use of a DI-7 drop inlet structures with a Type I grate at the following structure numbers: 422, 420, 424, 414, etc. Please note that the opening of a DI-7 has a large opening and is generally used for highway drainage. This opening is wide enough to allow someone's foot to slip in which, in turn, could cause an injury. Because this structure is proposed for a residential subdivision, we will require the use of a Type III grate with this inlet. However, another option would be to use a DI-1 inlet structure instead of the DI-7 you have proposed. DI-1 inlet structures are commonly used in most of the subdivisions located within Frederick County. 2) It will be necessary to perform a 100-year design storm analysis on all proposed drop inlets to ensure that no structures will be impacted by a storm event of this magnitude. In addition, provide overland relief in the proposed grading plans. 3) The plan indicates that structure numbers 414 and 422 will channel off -site drainage from Wakeland Manor Sections F-1 and 1, respectively. The drainage analysis shall ensure that no additional stormwater will be backed up onto these adjacent properties during a 100-year storm event. Backwater conditions shall be analyzed and as-builts of the existing structures shall be prepared and provided to ensure that there will be no impact. 4) On page 10 of 22, the proposed cross-section for the area located between structures 413 and 414 does not indicate the existing grade line. Provide the existing grade line in this area. 107 North Kent Street - Winchester, Mrginia 22601-5000 Wakeland Manor Subdivision, Phase 4 Comments Page 2 October 30, 2003 5) Because it appears that several wetlands will be impacted, it will be necessary to provide copies of the appropriate wetland permits. As a matter of record, the Department of Environmental Quality (D.E.Q.) requires that a construction permit be obtained for any land disturbing activity that is one (1) acre in size or larger. We recommend that you contact the D.E.Q. Valley Regional Office to obtain this permit. This permit is separate from the one which is issued by Frederick County. 6) Provide the design and details for each temporary vehicular stream crossing in accordance with VESCH Standard 3.24. Once these comments have been addressed, submit two (2) copies of the subdivision plan for further review. Sincerely, Joe C. Wilder Deputy Director JCW/rls cc: Frederick County Planning and Development file AAwakd=dIVcomwpd wayCOUNTY of FREDERI CK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 April 22, 2004 BC Consultants Attention: Kevin Seward 12600 Fair Lakes Circle, Suite 100 Fairfax,;Virginia 22033 RE: Wakeland Manor, Phase 4: Second Subdivision Design Plan Review Dear Mr. Seward: I have had the opportunity to review the revised Subdivision Design Plan (SDP) for Wakeland Manor, Phase 4, received by our office on April 16, 2004. Please address the following comments: ✓ 1. On Sheet 4 you have your landscaping detail. State that the street tree option has been chosen per § 165-36A of the Frederick County Zoning Ordinance, and also state that all plantings will conform with § 165-36B of the Frederick County Zoning Ordinance. 2. Show the right-of-way widths as indicated. 3. Merge all building restriction lines (BRL's) with all easements. 4. Sections of dwellings on the plans should not be placed outside of the BRL's. 5. Label all easements as indicated. 6. Provide a street light at the intersection of Winton Lane and Cheltenham Drive. 7. Show a street light detail. ,/8. Show the number of street trees that are required with this development and the number that is being provided. 9. Provide legal references for all existing easements. ,i 10. In the area tabulation on Sheet 2, show the open space in acres in addition to square feet. The application seeking approval is denied until the issues identified in this letter have been adequately addressed. Please address the above comments and resubmit. I have enclosed a marked copy of the plans to assist with the revisions. If you have any questions, please feel free to call. Sincerely, 0':�C t e- Candice E. Mills, Planner I CEM/bad Enclosure cc. Stephen Plescoe, Centex Homes r 107 North Kent Street • Winchester, Virginia 22601-5000 BC Consultants Planners • Engineers • Surveyors • Landscape Architects TRANSMITTAL Date: April 16, 2004 To: Frederick Co. -Dept. of Planning & Development 107 North Kent Street (North Bldg., 2nd Floor) Winchester, VA 22601-5039 Attn: Ms. Candice E. Mills Copies Description 2 Second submission of Subdivision Design Plan 1 Comment/Response Letter Project Name: BC Project #: Via: Wakeland Manor, Phase Four 03032.42 Hand Purpose: Approval Remarks: Please contact me if you have any questions or require additional information. We can provide inserts for minor changes if necessary. Thank you. Copy To: Received By: Date: From: Michael R. The BC Consultants, Inc 12600 Fair Lakes Circle, Suite 100, Fairfax, VA 22033 (703)449-8100 (703)449-8108(Eax) www.bccon.com COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/678-0682 April 5, 2004 Mr. Michael R. Tucker, P.E. BC Consultants, Inc. 126000 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 RE: Subdivision Comments - Wakeland Manor - Phase 4 Frederick County, Virginia Dear Mr. Tucker: Upon review of the revised subdivision plan dated March 22, 2004, it appears that all of our previous comments have been addressed. Therefore, we recommend approval of the subject subdivision plan. Sincerely, Joe C. Wilder Deputy Director JCW/rls cc: Patrick Davenport, Zoning and Subdivision Administrator r� file A:\wakelandivreveom.wpd 107 North K itreet • Winchester, Virginia 22601-5 BC Consultants Planners • Engineers • Surveyors • Landscape Architects Frederick Co. Dept. of Planning & Development - Comment/Response Letter Project Name: Wakeland Manor, Phase 4 Plan Submission: 1st Reviewer: Candice Mills, Planner I Comments Date: April 5, 2004 BC Proj. Manager: Kevin Seward BC Project #: 03032.42 The following Comments have been addressed on the enclosed plans (or explanation provided) as noted in the Responses below. Please contact me if you have any questions or require additional information. Thank you. 1. Comment: For the Planning Department's review of this plan, we need sheets 3 and 4 without the topography and grading. Response: See the Site Plan sheets 2A and 2B that have added to the plan set. 2. Comment: The vicinity map must be at a scale of 1:2000. Response: The scale of the Vicinity Map has been reduced to 1"=2000' on the cover sheet. 3. Comment: Provided the day the plan was created. Response: The day the plan was started has been added to the plan sheets. 4. Comment: On sheet 4, you have your landscaping detail. State that the street tree option has been chosen per § 165-36A of the Frederick County Zoning Ordinance, and also state that all plantings will conform with § 165-36B of the Frederick County Zoning Ordinance. Response: The requested notes have been added under the landscaping detail on sheet 4. 5. Comment: Show the owners, zoning, use, deed book and page number for all adjoining property owners. Response: The name of the owners, zoning, use and recordation data has been provided for the adjoining parcels on sheet 2. 6. Comment: Add a note for the recreational area, " to be approved on separate site plan'. Response: Note has been added to sheet 4 as requested. (V:\project\_2003\03031\Engr\Documents\Sec4\WM4 DPD CommOl.doc) The BC Consultants, Inc. 12600 Fair Lakes Circle, Suite 100, Fairfax, Virginia 22033 '03) 449-8100 Fax (703) 449-8108 www.bcconsultants.com 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 " �J6,JJJ(,AcJ (AWOL�III A,, with a notation of all previous names of the subdivision., original property identification number. page number and total pages on each page. name of the owner and/or subdivider vicinity map [scale of one to two thousand (1:2000)] showing all roads, properties and subdivisions within one thousand (1000) feet of the subdivision. written and graphic scale. day, month and year plan prepared and revised. North arrow. name of the Magisterial District where located. zoning of all land to be subdivided. boundary survey of all lots, parcels and rights -of -way showing bearings to the nearest minute and distances to the nearest one-hundreth (1/100) of a foot. topography shown at a contour interval acceptable to the Subdivision Administrator but in no case greater than five ( 5 ) feet. names of owners, zoning and use oof, 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 J 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. J 1'Z0 1,0 c.,-�{ okA-*-' existing or proposed utilities, sewer and water lines, manholes, fire hydrants and easements. existing and proposed drainage ways, drainage facilities, culverts and drainage easements with dimensions and design details. stormwater management plan with calculations describing how stormwater management requirements are ,being met, including the location and design details of proposed facilities.- proposed grading plan including spot elevations and flow arrows. cross sections, profiles and design details of all proposed streets, roads, culverts, storm sewers, sanitary sewers and water mains. locations, dimensions and cross sections of existing and proposed sidewalks and walkways. location of environmental features including floodplain, steep slopes, wetlands, sinkholes, woodlands and natural stormwater detention areas. names of all streams and bodies of water, including all ' one -hundred -year flood limits as mapped by FEMA. location of all land to be dedicated or reserved for public use. - location of required setback lines on each lot. ✓ location of proposed recreational areas and facilities. _ location of proposed buffers and screening with design details, locatio s and types ir"-fo of plants and screening. ✓ - rVW rI_ proposed landscaping with location and types of plants. certification by an engineer, surveyor or other qualified professional of the accuracy of the plat. 11 signature of the owner or principals certifying ownership of the property. statement listing all requirements and conditions placed on the land included in the subdivision resulting from approval of conditional zoning or a conditional use permit. signature line for the Subdivision Administrator. M 12 _,.,W R FILE Copy COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 April 5, 2004 BC Consultants Attention: Michael Tucker 12600 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 RE: Wakeland Manor, Phase 4: Subdivision Design Plan Review Dear Mr. Tucker: I have had the opportunity to review the revised Subdivision Design Plan (SDP) for Wakeland Manor, Phase 2, received by our office on March 24, 2004. Please address the following comments: 1. For the Planning Departments review of this plan, we need Sheets 3 and 4 without the topography and grading. 2. The vicinity map must be at a scale of 1:2000. 3. Provide the day that the plan was created. 4. On Sheet 4 you have your landscaping detail. State that the street tree option has been chosen per § 165-36A of the Frederick County Zoning Ordinance, and also state that all plantings will conform with § 165-36B of the Frederick County Zoning Ordinance. 5. Show the owners, zoning, use, deed book and page number for all adjoining properties. 6. Add a note for the recreational area, "to be approved on separate site plan". The application seeking approval is denied until the issues identified in this letter have been adequately addressed. Please address the above comments and resubmit. I have enclosed a marked copy of the plans to assist with the revisions. If you have any questions, please feel free to call. Sincerely, Candice E. Mills, Planner I CEM/bad Enclosure cc: Stephen Plescoe, Centex Homes 107 North Kent Street - Winchester, Virginia 22601-5000 COMMUO WEAL H ®f VIRGI IA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY Philip A. Shucet 14031 OLD VALLEY PIKE COMMISSIONER EDINBURG, VA 22824 January 5, 2004 Mr. Aaron Hoover, Project Manager c/o Dove & Associates P.O. Box 2033 Winchester, VA 22604 Ref: Wakeland Manor Phase 3 Route 756 Macedonia Church Road Frederick County Dear Aaron: JERRY A COPP RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) 984-5607 A VDOT review has been completed on the preliminary subdivision site plan dated October 8, 2003 for the above referenced project. Our comments are as follows and are shown in red on the subdivision checklist and the plan sheets: Plan Sheet 1 of 35 • VDOT route numbers should be displayed with the County 911 names on the roadways in the vicinity map. Plan Sheets 3, 4 & 5 of 35 • A scale problem appears to be involved with these sheets, a telephone discussion was held considering this condition. Please review and provide matchable plan sheets for the next VDOT review. Plan Sheet 6 of 35 • Percent of grade on back tangent of vertical curve at PVI station 21+65 should be shown on profile. • Vertical curve control station should be positioned on 1/8 stations: 12.5', 25', 37.5', 50' etc. unless some physical condition exists where an odd station is necessary to meet condition. VirginiaDOT.org WE KEEP VIRGINIA MOVING Mr. Aaron Hoover Wakeland Manor Phase 3 January 5, 2004 Page #2 • CD's should be shown at appropriate locations of the centerline profiles. • At intersecting streets/roadways vertical curves should be long enough to present a smoother landing for approaches. The VDOT standard CG-11 intersection treatment is purposely designed with flexibility to create smoother transition for drainage and rideability through intersections. • Please note that some printed items have lost their sharpness. Plan Sheet 7 of 35 • A north direction arrow should be added on the sheet. • Please note the lack of clarity on printed items. • Longer vertical curve at street intersection. Plan Sheet 8 of 35 • Please note the lack of clarity on most/all printed items, everything appers to be existing topography. • There is a noticeable bearing and/or delta angle error on the curve data for curves C5 & C6. Please review and provide cross check on data. • Provision should be made for a more desirable grade tie to, ex. Vincent Drive, note the alternate grade shown in red on the profile. Also, unable to confirm the percent of centerline grade between PVI station 1+30 and PVI station 5+08. • PVI at station 5+08 is plotted at elevation 720.50+ however the PVI elevation is 719.50? Plan Sheet 9 of 35 • Please note the lack of clarity in the printed items. • Note the bearing discrepancy on T4 in chart. • The CBR value shown on typical section note 3 should be CBR value of six for Frederick County, see chart, usable to prepare preliminary pavement structure. Plan Sheet 10 of 35 • Some data on centerline curve C8 appears erroneous. • Printing has lost sharpness. Mr. Aaron Hoover Wakeland Manor Phase 3 January 5, 2004 Page #3 Plan Sheet 15 of 35 Due to lack of centerline stations on major portions of plan sheets it became difficult to confirm by station the locations of numerous drainage structures for Top Elevation verifications. The stations should be on all centerlines with ticks on 50' (half station) locations. All Top Elevations on structures should be confirmed with top of curb elevations. Plan Sheet 32 of 35 • The detail for VDOT Standards CG-12 should be current version provided to your office. Please review all VDOT comments closely, all red notes on the subdivision checklist and plan sheets even when they are not part of this comment letter the notes should be addressed. When all of the above comments have been addressed and a revised plan is available please send one copy of the revised plans to this office for VDOT review. Should you have any questions or comments, please do not hesitate to contact me. Sincerely, • Barry J, Swe tzer, Roadway Engi For: Lloyd A. Ingram, Transportation Engineer BJS/br Attachments cc: Mr. Dave Heironimus Mr. Jeremy Camp emsVt _ 1 14�N p 7 ZN1 _' ` PAT 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: "fir V title "Subdivision Design Plan for 1►�lJ� 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 's 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. flay, month and year plan prepared and revised. North arrow. name of the Magisterial District where located. 1f 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. ✓A topography shown at a contour interval acceptable to the Subdivision Administrator but in no case greater than five (5) feet. J� names of owners, zoning and use +of. all adjoining T� 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 r 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 water lines, manholes, fire hydrants and easements. existing and proposed drainage ways, drainage facilities, culverts and drainage easements with dimensions and design details. �.' stormwater management plan with calculations describing how stormwater management requirements are ,being met, including the location and design details of proposed facilities. ✓ proposed grading plan including spot elevations and flow arrows. cross sections, profiles and design details of all proposed streets, roads, culverts, storm sewers, sanitary sewers and water mains. i locations, dimensions and cross sections of existing and proposed sidewalks and walkways. location of environmental features including floodplain, steep slopes, wetlands, sinkholes, woodlands and natural stormwater detention areas. names of all streams and bodies of water, including all one -hundred -year flood limits as mapped by FEMA. ✓ location of all land to be dedicated or reserved for public use. location of required setback lines on each lot. ✓ location of proposed recreational areas and facilities. location of proposed buffers and screening with design details, locations and types of plants and screening. proposed landscaping with location and types of plants. certification by an engineer, surveyor or other qualified professional of the accuracy of the plat. 11 signature of the owner or principals certifying ownership of the property. statement listing all requirements and conditions placed on the land included in the subdivision resulting from approval of conditional zoning or a conditional use permit. signature line for the Subdivision Administrator. M 12 COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY Philip A. Shucet 14031 OLD VALLEY PIKE COMMISSIONER EDINBURG, VA 22824 December 31, 2003 Mr. Aaron Hoover, Project Engineer c/o Dove & Associates P.O. Box 2033 Winchester, VA 22604 Ref: Wakeland Manor Phase 4 Route 756 Macedonia Church Road Frederick County Dear Aaron: JERRY A.COPP RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) 984-5607 This is to acknowledge receipt of your revised plans dated December 12, 2003 for the referenced project. The plans appear satisfactory and are approved. Please advise the developer accordingly. Please provide six sets of approved construction plans with signed seal for VDOT distribution. I offer the following comments: A preconstruction conference be held by the engineer and/or developer with the attendance of the contractor, various County agencies and VDOT prior to initiation of work. •- Materials used -and method of construction shall apply to current observed VDOT Road & Bridge Specifications applicable during construction of this development. • Our review and comments are general in nature. Should conditions in the field exist such that additional measures are warranted, such measures shall be completed to the satisfaction of the Department prior to inclusion into the Secondary Road System. • Attached is a copy of the minimum requirements and information needed prior to acceptance of subdivision streets into the Secondary System. This is the responsibility of the developer. • All drainage is to be carried within the right-of-way in ditch lines or gutters along the street to a pipe or drainage easement. • The contractor shall notify VDOT when work is to begin or cease for any undetermined length of time. VDOT will also require 48 hours notice for inspections. VirginiaDOT.org WE KEEP VIRGINIA MOVING Two • The appropriate land use permits shall be obtained before any work is performed on the State's right-of-way. The permit is issued by this office and will require a minimum processing fee, surety bond coverage, and the salary & expenses of a State assigned Inspector. • If mailboxes are to be placed along the roadway fronting lots, a minimum of 4' shall be between the edge of pavement and the front of mailbox as shown on the VDOT Standard RFD-1 or the attached sketches. • Private entrances will be installed in accordance with VDOT Standard CG-9D. This is the developer's responsibility. • Any entrances constructed from the referenced street(s) shall meet VDOT minimum standards. This is the developer's responsibility. • Any signs to be installed will be in accordance with attachments. • I suggest any utilities and/or storm sewer placed within the proposed right-of-way be backfilled completely with C.R. Type 21-B Stone. This will greatly reduce the possibility of any pavement settlement. • A copy of any/all RECORDED PLATS of dedication to public use (the County of Frederick) for drainage easements or additional right-of-way required for implementation of this proposed project should be provided for VDOT review prior to issuance of any land use permit. Should you need additional information, do not hesitate to call. Sincerely, Barry J. Sweitzer, an . Roadway Engin For: Lloyd A. Ingram, Transportation Engineer BJS/br Attachments xc: Mr. Dave Heironimus Mr. Jeremy Camp N JAN 0 7 2004 ME[- C, REQUEST FOR SUBDIVISION COMMENTS Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 (540) 984-5600 The local office of the Transportation Department is located at 2275 Northwestern Pike in Winchester if you prefer to hand deliver this form. Applicant's name, address and phone number: d % A Sod- 66 7- Name of development and/or description of the T.nratinn- Va. Dept. of Transportation Comments: The application for subdivision of this property appears to have significant measurable impact Route 756 Macedonia Church Road, the VDOT facility which would provide access to the property. This section of street is currently not in the State's Secondary Road System. All entrance de and drainage features must meet State requirement- f the-s-frame is esi ible-€e ccepianee: - complete set of construction plans 1 bpore4wired for review. Thank you for alloN, opportunity to comment. VDOT Signature and Date: 310 (NOTICE TO RESIDENT ENG ER*PLEAS TURN THIS FORM TO APPLICANT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach two (2) copies of your application form, location map and all other pertinent information. us the APPLICATION AND CHECKLIST SUBDIVISION FREDERICK COUNTY, VIRGINIA Date: Application # t% 'O MDP? I-"" Yes No If no, ha MDP requirement been waived by the Planning Director? Yes No If MD'P requirement has not been waived, fill in the following public hearing dates: Planning Commission: Board of Supervisors: Applicant/Agent: BC Consultants Address: 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 Phone Number: 703-449-8100 Owner's Name: Centex Homes Address: 14121 Parke Long Court, Suite 201 Chantilly, VA 20151 Please list names of all owners, principals, and/or majority stockholders: Contact Person: Stephen Plescow, PE Phone Number: 703-934-2600 NAME OF SUBDIVISION: Wakeland Manor, Phase 4 Number of Lots: Thirty-five (35) Total Acreage: 22.37 acres Property Location: North of Macedonia Church Road (Route 756) and approximately 0.18 miles east of existing Wakeland Drive. (Give State Route # and name, distance and direction from intersection) Magisterial District: Shawnee Property Identification Number (P.I.N.): 75-A-100 and 101 (Parent Tract) Frederick County, Virginia abdivision Application Property zoning and present use: RP (Residential Performance); present use: vacant/farm Adjoining property zoning and use: RP (Residential Performance); Adjoining use: Single Family detached Has a Master Development Plan been submitted for this project? ✓ Yes No If yes, has the final MDP been approved by the Board of Supervisors? ✓ Yes No What was the Master Development Plan title? Wakeland Manor Does the plat contain any changes from the approved MDP? Yes ✓ No If yes, specify what changes: Minimum Lot Size (smallest lot): 12,008 sq. ft. Number and types of housing units in this development: Thirty-five (35) Single -Family detached houses I have read the material included in this package and understand what is required by the Frederick County Planning Department. I also understand that all required material will be complete prior to the submission of my site_plan. ��n '. Signature: Date: -,c--v COMMONWEALTH ®f VIRGI IA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY Philip A. Shucet 14031 OLD VALLEY PIKE JERRYA. COPP COMMISSIONER EDINBURG, VA 22824 RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) 984-5607 December 31, 2003 Mr. Aaron Hoover, Project Engineer c/o Dove & Associates P.O. Box 2033 Winchester, VA 22604 Ref: Wakeland Manor Phase 4 Route 756 Macedonia Church Road Frederick County Dear Aaron: This is to acknowledge receipt of your revised plans dated December 12, 2003 for the referenced project. The plans appear satisfactory and are approved. Please advise the developer accordingly. Please provide six 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 consimciion of this development. • Our review and comments are general in nature. Should conditions in the field exist such that additional measures are warranted, such measures shall be completed to the satisfaction of the Department prior to inclusion into the Secondary Road System. • Attached is a copy of the minimum requirements and information needed prior to acceptance of subdivision streets into the Secondary System. This is the responsibility of the developer. • All drainage is to be carried within the right-of-way in ditch lines or gutters along the street to a pipe or drainage easement. • The contractor shall notify VDOT when work is to begin or cease for any undetermined length of time. VDOT will also require 48 hours notice for inspections. VirginiaDOT.org WE KEEP VIRGINIA MOVING Page Two • The appropriate land use permits shall be obtained before any work is performed on the State's right-of-way. The permit is issued by this office and will require a minimum processing fee, surety bond coverage, and the salary & expenses of a State assigned Inspector. • If mailboxes are to be placed along the roadway fronting lots, a minimum of 4' shall be between the edge of pavement and the front of mailbox as shown on the VDOT Standard RFD-1 or the attached sketches. • Private entrances will be installed in accordance with VDOT Standard CG-9D. This is the developer's responsibility. • Any entrances constructed from the referenced street(s) shall meet VDOT minimum standards. This is the developer's responsibility. • Any signs to be installed will be in accordance with attachments. • I suggest any utilities and/or storm sewer placed within the proposed right-of-way be backfilled completely with C.R. Type 21-B Stone. This will greatly reduce the possibility of any pavement settlement. • A copy of any/all RECORDED PLATS of dedication to public use (the County of Frederick) for drainage easements or additional right-of-way required for implementation of this proposed project should be provided for VDOT review prior to issuance of any land use permit. Should you need additional information, do not hesitate to call. Sincerely, Barry J. Sweitzer, Tran /.Roadwayv Engineer For: Lloyd A. Ingram, Transportation Engineer BJS/br Attachments xc: Mr. Dave Heironimus Mr. Jeremy Camp •tii• REQUEST FOR SUBDIVISION COMMENTS :f 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: „EJLAssm�,�r�s 9 /l -off �..N�,y�Tif,P /ice zz�d9 S9d - 66 7- Name of development and/or description of the request: Lnratinn- Va. Dept. of Transportation Comments: the application for subdivision of this property aDaears to have significant measurable impact Route 756 Macedonia Church Road, the VDOT facility which would provide access to the property. This section of street is currently not in the State's Secondary Road System. All entrance des and drainage features must meet State requirements if the street is eligible for acceptance. A omplete set of construction plans�1 ired for review. Thank you for allowing us the -)pportunity to comment. VDOT Signature and Date: c. - `� I •C I 51 I 0 (NOTICE TO RESIDENT ENdJ1NtER*PLEASftETURN THIS FORM TO APPLICANT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach two (2) copies of your application form, location map and all other pertinent information. Revised 11 /07/02 INFORMATION NEEDED PRIOR TO ACCEPTANCE OF SUBDIVISION STREETS INTO STATE SE CONDA R Y S YS TEM Subdivision streets may be considered eligible for acceptance into the State Secondary System when: • Built according to plans approved by the Department of Transportation, properly maintained since completion and • Rendering a public service [serving three (3)_ occupied dwellings or three (3) businesses per street]. THE FOLLOWING WILL BE REQUIRED TO BE FURNISHED TO VDOT (Edinburg Residency Office or Winchester Complex) AT LEAST THIRTY (30) DAYS PRIOR TO ADOPTION OF THE RESOLUTION BY THE BOARD OF SUPERVISORS REQUESTING THE ADDITION: 1. Three (3) copies of as -built construction plans showing: ■ Roadway Geometrics ■ Drainage & Drainage Easements 2. Three (3) copies of the final plats with date & place of recordation, deed book number and page number or instrument number. 3. Signed permits covering all utilities, publicly or privately owned, to occupy or cross the right-of-way and quitclaiming any prior rights. 4. Bond to guarantee workmanship and performance of material for one year from date of acceptance. (See r everse side fir schedule) S. Maintenance Fee — check payable to the "Virginia Department of Transportation". This fee is based on the length of the streets involved from the date of acceptance to the end of the fiscal year (June 30th). No maintenance fee is required if the addition is effective July I'`. (See reverse side for schedule.) ADDITIONS WILL BE MADE EFFECTIVE ONLY ON THE FIRST OF THE MONTH. ALL DATA IS TO BE IN THE EDINBURG RESIDENCY OFFICE OF THE DEPARTMENT OF TRANSPORTATION BY THE 1ST OF THE PRECEDING MONTH. (30 DAYS) Page 2A- 12 *lliaahlddw6H/I14/01 E=t1a December 2000 Figure ?A-i. Heights and Lateral Locations of Signs for Typical Installations ROADSIDE SIGN . RURAL DISTRICT Not less than 1.8 m I 4,0 E (6 ft) _'j N --------- --- Not SPEED I. LIMIT ROADSIDE SIGN than 50 BUSINESS OR 0.6 m RESIDENCE DISTRICT (2 ft) 0IN Z U ROADSIDE ASSEMBLY t ■ s RURAL DISTRICT 23 Not less than 44� - E 1.S m o o T z? n Sect. 2A.16 ROADSIDE SIGN RURAL DISTRICT Not less than 1.8m(6ft) N w C m o s E ----- ---- ------ Z- SHOULDER WARNING SIGN WITH ADVISORY SPEED PLAQUE / RURAL DISTRICT \ Not less than 1.8 m (6 (6 ft) N _ N C C N�- o r E z N ------------- 7 j.6'IN NING SIGN LAND E LINE OF TRAFFIC N T N E a� c m O Nt z y E w N V z OVERHEAD MOUNTING =1 E O N z N Not less than 1.8 m -_ (6 ft) _ 6ftSHOULDER •i... - .. �t. . ✓ . .° � Ir INSERTABLE SIIEET A149 RFO-1 OF PLATFOR nn\(/ BRACKET ADAPTER GROUND SHELF GROUND Lt(� LINE24" MAXIMUM GROUND LINE DEPTH (FOR METAL POSTS). Y H (MIN.) (MIN.) E I' GROUPED SINGLE DOUBLE �will —lm PLATFORM MULTIPLE NOTES: (MAX.4 BOXES) MAILBOXES SHALL BE OF LIGHT SHEET METAL OR PLASTIC CONSTRUCTION CONFORMING TO THE REQUIREMENTS OF THE U.S. POSTAL SERVICE. 4, - %" X 1'A" SLOTS r 1" X 3" SLOTS 7" 3' ' t 6 1�F •' : N f ANTI -TWIST 4'- Y." OIAMEFER PLATE SPECIFICATCU REFERENCE NONE f� ADJUSTABLE PLATFORM MAILBOX SUPPORTS SHALL NOT BE SET IN CONCRETE UNLESS THE SUPPORT DESIGN HAS BEEN SHOWN TO BE SAFE BY CRASH TESTS WHEN SO INSTALLED. POSTS MAY BE 4" X 4" OR 4'/t" DIAMETER WOOD POST. w 2" DIAMETER STANDARD STRENGTH STEEL PIPE, OR OTHER STEEL OR ALUMINUM POST SHAPES OF EQUAL STRENGTHS. « THE POST -TO -BOX ATTACHMENT DETAILS SHOULD BE OF SUFFICIENT STRENGTH TO PREVENT THE ROX FROM SEPARATING FROM THE POST TOP IF THE INSTALLATION IS STRUCK BY A VEHICLE. HARDWARE SHOWN IS SUGGESTED ONLY, ALL GUIDELINES AS REQUIRED BY THE U.S. POSTAL SERVICE MUST BE FOLLOWED. w DIMENSIONS VARY ACCORDING TO THE SIZE OF THE MAIL BOX. 3 - %" 15" 4 - fie•• X 13/" SLOTS DIAMETER HOLES _ 7Y=• >p, I Lt-2-�1 M) Y yv .. 3/" 4„ HOLES BRACKET ADAPTER SHELF STANDARD MAILBOX VIRGtNA DEPARTMENT OF TRANSPORTATION Rev. 7/03 603.01 V�ei --vas. LUMBER -TO BE NAILS "T'O BE mod. or 8d �,�../ Gq�,��ctJIzEo PAY 4 x4� GROU" D SUR�ZAC - 1:. IMAL it I -4` -� X2' PE-i. S�ANOARD ` PR1V ATE Et�1� � Al10E - RoNT of MR1LC QX -va BE- FLUSH W t7H B AC tc c Fp CURC3 loop oC- : u pos7 +T\�p1C�\L SEC7C c0N MMN%t Box United States Postal Service USPS Notice to Rural Route Customers Each year the U.S. Postal Service designates a Mailbox Improvement Week for customers served by rural delivery routes. During that week, customers on rural routes are encouraged to examine and improve, where necessary, the appearance of their mailboxes. The third full week in May has been designated as Mailbox Improvement Week for this year. The purpose of Mailbox Improvement Week is to call attention to the need for providing mail receptacles which are designed to protect the mail from the weather and are neat in appearance, conveniently located, and safe to use. Neat, attractive mailboxes make a significant contribution to the appearance of the countryside and the streets in suburban areas. Mailboxes that meet these four important requirements contribute to a more efficient delivery operation, and the result is improved service to the entire route. There are two approved styles of boxes: (1) traditional design in three standard sizes (see exhibit A), and (2) contemporary design (see exhibit B). Mailboxes of the approved traditional or contemporary design are required whenever a mailbox is newly installed or an unsuitable receptacle is replaced. Exc.eptior.: Custom-built, rural -type mailboxes may b:, uscd if p::or approval is given by the postmaster. Where.box numbers are assigned, the box number must be shown on the side of the box visible to the approaching carrier, or on the door where boxes are grouped. Customers are encouraged to group boxes whenever this is practicable, especially at or near crossroads, at service turnouts, or at other places where a considerable number of boxes are located. In areas where snow removal is a problem, the use of a semi -arch or extended arm type of support is suggested (see exhibit Q. This allows snowplows to sweep near or under boxes without damaging supports and provides easy access to the boxes by carriers and customers. 1IM"AIIJI A ".�� Exhibit A Exhibit B Exhibit C If the use of street names and house numbers has been authorized, the house number must be shown on the mailbox. If the mailbox is located on a street other than the one on which the customer resides, the customer's street name and house number must be inscribed on the box. The address must be visible from the direction of the carrier's approach, however it is generally in the customer's best interest to display the address on both sides of the box. Police, fire, and rescue personnel often depend on mailbox information to locate customers, and they may approach from a different direction than the carrier. In all cases, placing the customer's name on the box is optional. 'U.S. Government Printing Office: 1993 — 342.723/83784 Your Mailbox Needs INSTRUCTIONS Whenever possible, boxes must be located so that carrier's vehicle is off pavement when serving them. Rural box number (or house number) must be painted on box in numerals not less than one inch high. Post must be neat and of adequate strength and size. Approach to box should be a hard level surface (gravel, cinders, stone). Boxes must be placed to conform with state laws and highway regulations. 0 • • • • • • • 0 • • • • • to ! • • • • • • Suggested installation of a single box. 926 PINE AVE. 4Z, ) IrJ JLC. , �oAD �26 �we S �ti Suggested installation where snow removal is a problem. Extend box beyond end of post. Attach board holding box to post with screws or dcytblehead nails, permitting easy removal if necessary to adjust box height. PS Form 4056, February 1991 (Reverse) -U.S. GP0:1992.312-605/51508 Aftention WHICH ONE LOOKS LIKE / YOUR MAIL i 1 Box? Postal regulations require custOuiers to provide and erect at their own expense rural maii boxes which meet official standards. A recent inspection disclosed the following faults. 1. Your box is not an approved box 10. The signal flag needs attention 11. _ Your box is too near the road 12. Your box is too far tram the road 2. The door needs attention 3. Box must be located so carrier can serve it without leaving vehicle 4. Your box is nut waterprora 5. Your box should be rdisod inches 6 Your box should be lowered inches 7. Your box must be located on the right-hand side of the road in the carrier's direction of travel 8.- The approach to your box should be filled and properly graded & kept unobstructed at all times 9. The approach to your box should be kept -clear of snow, vehicles, and other obstacles. r20. Other Faults 13 Your box should face the road 14. Your box should be securely fastened to its support 15. Your box should be made level, and the post firmly planted 16. A new post for your box should be provided 17. The rural box number must be printed to numerals not less than one inch high on the side of the box visible to the carriers as they approach it or on the box door if the boxes are grouped 18 Your box should be painted to prevent rusting 19. Your house number must be clearly displayed on your house or on your box Please help us provide you with better service by correcting these faults by After this date, delivery service stay be suspLndcd until the faults arc corrected. Your cooperation is greatly appreciated. If you have any questions please see your carrier or contact me. ((S �Urun lrv) nc r.._.._ nnGr_ RECEIVED NOY 1 3 REQUEST FOR SUBDIVISION COMMENTS Frederick County Fire Marshal ATTN: Fire Marshal 107 North Kent Street 2ORinchester, 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: i Cv AT ES I N C, C-= E -7 --1 l 0 3 Z0,-3 3c-79 Si4Awt-iCE DR WIJVCi+EsT,�i7Z,-,V14 ZZ- c Name of development and/or description of the request: .S0&17;v1.s,o-� PLAN P4Aac y t,Vl4 K (—z- LAN 0 )I-"iANC Z Location: C {4u 2 c. 4 '17�c A 0 C RT. 7 S (, MILES Qa,s t OF- Fxj 5 T rN �j- W 4KF_ LAND i�'i VF Fire Marshal Comments: Fire Marshal Signature & Date (NOTICE TO FIRE MARSHAL - PLEASE I - 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 a copy of your application form, location map and any other pertinent information. Control number SD03-0015 Project Name Wakeland Manor Phase 4 Address 3078 Shawnee Drive Type Application Subdivision Current Zoning RP Automatic Sprinkler System No Other recommendation Date received 11 /13/2003 City Winchester Tax ID Number 75-A-100 & 101 Date reviewed 11 /18/2003 Applicant Dove & Associates State Zip VA 22601 Fire District 11 Recommendations Automatic Fire Alarm System No Requirements Date Revised Applicant Phone 540-667-1103 Rescue District 11 Election District Shawnee Residential Sprinkler System Yes Emergency Vehicle Access Hydrant Location Fire Lane Required Adequate Adequate Yes Siamese Location Roadway/Aisleway Width Special Hazards Not Identified Adequate No Emergency Vehicle Access Comments F re Hydrant locations appropriate. No burning of !and clearing debris or construction matenals. Access Comments Additional Comments Temperary street signs are required during building construction. Plan Approval Recommended Reviewed By Signature Yes Timothy L. Welsh TitleAN4 APPROVED ---___---------- ---FIRE ���RSHALFREDERICKCOUNMI Request for Street Name Comm As 4 . Subdivision Comments Frederick County Department of Geographic Information Services (GIS) Attn: Marcus Lemasters, GIS Director 107 North Kent Street Winchester, Virginia 22601 (540) 665-5651 The GIS Department will review the proposed street names for this project to ensure their acceptability into the Frederick County Street Name System. Proposed street names will also be routed through the Communication Center Supervisor for review. This step will prevent duplicate street names from being entered. Please attach one copy of the plan indicating proposed names. Applicant's Name: J7o Y i- 5 AS s c Address: PO. 30",< 2G3_3 SHAvyNEE D i,7_ �}- Phone number: rY/-,-7 - (I(-, S Name of development and/or description of the request: _S�-NDi,415! C H i C-N PI —AN 24 AS E -4 fit✓ (; KE- L ,4 N 1) M A m (- ?,- Location of property: HPrCEN-1)c r•1 � A- u i�c 1-4 D /-+f�r�� c,c L j=7 S Fr_3 C r E—e-I S 7 IN C4= GIS Dept. Comments: ,,,TAe 4y*,00,V7- s� GIS OFFICE USE ONLY: Date received 11 !3 -ez-3 Incomplete f/z-/3 -c 3 Date reviewed Signature and Date: Date revision received Incomplet Dater Viewed r� 9 DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDERICK COUNTY, VIRGINIA E STREET NAME COMMENTS DATE: November 14, 2003 V STAFF MEMBER: Marcus Lemasters, Director SUBDIVISION: Wakeland Manor, Section IV COMMENTS: The Frederick County Department of GIS has reviewed the requested road names for use in the Wakeland Manor, Section IV subdivision, and has made the following determinations: 1. The following road names have been previously APPROVED and RESERVED for use by Wakeland Manor, Section IV, in the Frederick County Road Naming System: Winton Lane (100-105) Cheltenham Drive (100-311) Dornach Court (100-111) 2. The following NEW road names have been APPROVED for use by Wakeland Manor, Section IV, in the Frederick County Road Naming System: Keverne Court (100-111) 3. Preliminary structure numbering for use on Subdivision plats has been documented on the attached plan copies. Frederick County Dept of GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651 DOVE & ASSOCIATES P.O. BOX 2033 WINCHESTER, VIRGINIA 22604 (540) 667-1103 FAX (540) 722-3095 • ENGINEERS • PLANNERS •SURVEYORS • INSPECTIONS December 19, 2003 Frederick ComVty Sanitation Authority 315 Tasker Road Stephens City, VA RE: Wakeland Manor Phase 4 subdivision - Revised Dear Sir or Madam: Please find attached two (2) copies of the Wakeland Manor Phase 4 revised subdivision site plans for approval. Our client had requested us to revise the lots that front on ousting Brandyhon Drive which would eliminate the need for open cuts. You will find in addition to your comments dated September 3, 2003 the revisions requested by our diem If any questions or comments should arise, please contact this office. / or -- t i� Sincerely, Aaron Hoover, Project Engineer REQUEST FOR SUBDIVISION COMMENTS Frederick County Parks and Recreation Dept. Attn: Director of Parks and Recreation 107 North Kent Street Winchester, Va. 22601 (540) 665-5678 The Frederick County Parks and Recreation Department is located on the second floor of the Frederick County Administration Building, 107 North Kent Street, Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: iJ0'qE -5 -A SSCGI XTES INC. �;/`7—Ilo3 % c; 3 (1y,%NEE D � i \14INC4ESTG1 \ii H,A- Name of development and/or description of the request: S�J eXD N i a ic,4 l� E S I G t4 '? i 4 ra t ti IkS E -4 wA Ka L A ri tD N-7 /}Nc +2 Location: �} \ MA-c�F_� icy i G � l;�KC1} 1� clk� �k I , * 7S— 1 Parks & Recreation Dept. Comments: - Plan dated September 12, 2003, appears to meet open space requirements for Phase 4 of this development. Parks Signature and Date: (NOTICE TO PARKS - F 11/19/03 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. Administrative Assistant to the Superintendent Dove & Associates P.O. Box 2033 3078 Shawnee Drive Winchester, VA 22604 e; ry G =c❑: d tomF C P - Frederick County Public Schools Visit us at www.frederick.kIZva.us January 8, 2004 RE: Wakeland Manor Subdivision Plan Phases 3 & 4 Dear Mr. Hoover: e-mail: orndorfa@frederick.k1Zva.us VfAR. � 4 7004 �Pa Thank you for the information provided on the Wakeland Manor Subdivision Plan, Phase 3 and Phase 4, indicating when each phase of the project will begin and expected time to build out. Frederick County Public Schools has no additional comments regarding the Wakeland Manor Subdivision Plan at this time. Respectfully Yours, SA, %f Al Orndorff Administrati-��Assistant to the Superintendent Copy: William C. Dean, Ph. D., Superintendent of Schools 540-662-3889 Ext 112 1415 Amherst Street, Post Office Box 3508, Winchester, VA 22604-2546 FAX 540-662-3890 Frederick County Public Schools Attn: School Superintendent 1415 Amherst Street Winchester, Virginia 22601 (540) 662-3888 It is your responsibility to complete this form as accurately as., possible in order to assist this agency with their long range planning. Attach one copy of your plans to this form. Applicant's name, address and phone number: �, ?� �% _ ?_ 3 : •� "7 `� S'+ t1 i✓�r r" f=_ cf Cs i r_ �Z ZZGo f J Name of development and/or description of the request: fit;? i1, 1, -rat l�/Af �f V-',4KLLAN1 iP-.iA�gci Location: A IR-2r: c i- C. , i ',i A-• T c ; P� -r s i 11q c- uN A KC'(_.4,+ b D f: ryr Number of residences to be built in this development: Approximate date first house/residence will be occupied: & / /0 Estimated completion date of development (build -out) If the school superintendent wishes to provide comments, they should be directed to the applicant who will provide them to the Planning Department. If no comment, please advise the applicant. 117 _/ Frederick County, Virgim. Subdivision Application Request for Subdivision Plan Comments Frederick County Department of Planning and Development Mail to: Hand deliver to: Frederick County 4th Floor Department of Planning and Development 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, VA 22601 (540) 665-5651 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the Subdivision Plan with the sheet. Applicant's Name: BC Consultants Attn: Mike Tucker Address: 12600 Fair Lakes Circle, Suite 100 Fairfax, VA 22033 Phone Number: 703-449-8100 Name of development and/or description of the request: Wakeland Manor, Phase 4 (Subdivision Design Plan) Development of thirty-five (35) single-family detached lots with associated public streets and utilities. Location of property: North of Macedonia Church Road and approximately 0.18 miles east of existing Wakeland Drive. Department of Planning and Development's Comments: Department of Date received Date reviewed Signature and Date and Development use only Review Number: 1 2 3 4 5 (please circle one) Date approved Revision required *** Please return this form to applicant *** BC Consultants Planners • Engineers - Surveyors • Landscape Architects TRANSMITTAL Date: March 24, 2004 Project Name: To: Frederick Co. - Dept. of Planning & Developme BC Project #: 107 North Kent Street (North Bldg., 2nd Floor) Winchester, VA 22601-5039 Via: Attn: Mr. Patrick T. Davenport, CZA Purpose: Copies Description Wakeland Manor, Phase Four 03032.42 Hand MAR 2 4 ?.004 Approval 2 Subdivision Design Plan - first submission to Planning & Development 1 Submission Fee for $5000.00 (Centex chk. #181153) 1 Frederick Co. Application and Checklist and package of Approval Letters from Agencies listed (plan is currently under review by D.P.W.) 1 Frederick Co. Dept. of Planning & Development -Request for Comments Letter Remarks: Please contact me if you have any questions or require additional information. Thank you. Copy To: From: Michael R. Tucker PE Received By: Date: The BC Consultants, Inc 12600 Fair Lakes Circle, Suite 100, Fairfax, VA 22033 (703)449-8100 (703) 449-8108 (Fax) www.bccon.com APPLICATION PACKAGE CHECKLIST SUBDIVISION PLAN This Subdivision Plan application is incomplete if the items listed below are not rp esent at the time of submission. A complete application is necessary to begin processing the Subdivision Plan, and to place it on the Planning Commission and the Board of Supervisors agendas. It is recommended that the applicant meet with a representative from the Department of Planning and Development staff when submitting applications in order to review the materials for completeness. Subdivision Package 1. One set of approved comment sheets from the following agencies deemed necessary by the Department of Planning and Development staff along with any marked copies of the plan. Applicants should contact the Department of Planning and Development to determine which review agencies are relevant to their Subdivision Plan application. ✓ Virginia Department of Transportation ✓ Frederick County Sanitation Authority ✓ Frederick County Fire Marshal So"�V Department of Parks and Recreation vw;tw Department of Public Works Department of Planning and Development ✓ Street Names Review 2. One copy of the Subdivision application. ✓ Inspections Department N/A Airport Authority N/A Health Department N/A City of Winchester N/A Town of Stephens City N/A Town of Middletown 3. The Application Review Fee (check made payable to "Frederick County Treasurer') 4. One reproducible copy of the Subdivision (if required). Please note: The subdivision plans associated with this # le are located in the library. SUBDIVISION 104 b4 WAKEI .,M, OR PH. 4 ,hawnee 35 LUIS