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HomeMy WebLinkAbout24-04 Wakeland Manor No. 8 50 Lots Shawnee - BackfileSubdivision Checklist 1. Comment sheets from the following agencies, along with any marked copies of the plan: VDOT City of Winchester �GIS (Road Name Review) Sanitation Authority Health Department Inspections Department arks & Recreation L/ Fire Marshal County Engineer 2. �ne copy of the subdivision application Application received. Fee paid (amount: $� ) Information entered in d-BASE and Reference Manual 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 /AO ° � Updated d-BASE and Reference Manual �• aD-O(v Qd/File given to Renee' -to update Application Action Summary Final plat(s) submitted with review agency signatures along with: -- - --------- Recorded deed of dedication Bond estimate (if required) $ O \Opermions ManuaAsubdivision.trk Revised W24/02 O O DATE Q t � N. 5 0 4 }? p RECEIVED FROM m CD U ADDRESS f t _tom � .a. �r �U r a oa W_ DOLLARS C�`x..� , p !£� Ycc ,cv�bt_` i _ FOR441 11ta S l_t+tt l,_�.�t kk ! A �:tryi. AT CASH ------ -- ACCOUNT jII J,I g, AMT. PAID �O W '_.. CHECK i� C..! V _..... DADUECc I b N cd [� . r. O ORDMONER wa�3't 11 uo01jg5 0c THIS DEED OF DEDICATION, EASEMENT AND VACATION (the "Deed") is made this rday of e02r, 2005, by and among CENTEX HOMES, a Nevada General Partnership (hereinafter referred to as "Owner"); the BOARD OF SUPERVISORS OF FREDERICK COUNTY, VIRGINIA, a body corporate and politic (hereinafter referred to as "County"); and the FREDERICK COUNTY SANITATION AUTHORITY, a body corporate and politic (hereinafter referred to as "Authority"). WITNESSETH WHEREAS, the Owner is the owner and proprietor of certain real property (the "Property") as shown on' plat dated September 29, 2005, entitled "Dedication and Various Easements for Wakeland Manor Warrior Drive (North Portion)," and prepared by BC Consultants of Winchester, Virginia, certified land surveyors (the "Plat") which Plat is attached hereto; and WHEREAS, the Property is situate in Frederick County, Virginia, Owner having acquired the Property by deed recorded in Instrument Number 050012853, among the land records of Frederick County, Virginia; and WHEREAS, it is the desire and intent of Owner to dedicate, grant, and convey for public use, the streets and thoroughfares in accordance with this Deed and the Plat; and WHEREAS, it is the desire and intent of Owner to grant and convey unto the County and unto the Authority the easements in the locations as shown on the Plat and as hereinafter provided; and JACENTEX\506.72\Deed of Dedication, Warrior Drive North.doc 1 M O O CD WHEREAS, it is the desire of the Owner, the County and the Authority to vacate portions of certain easements as set forth herein. STREET DEDICATION 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 dedicate to the County 6.27220 acres for Warrior Drive North (includes a portion of Open Space Area from Phase 2 containing 0.10599 acres) for public street purposes as so designated on the Plat. This dedication is made in accordance with the statutes made and provided therefore. COUNTY EASEMENTS THIS DEED FURTHER WITNESSETH that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, Owner does hereby grant and convey unto the County, its successors and assigns, the easements as hereafter set forth in the respective locations shown on the Plat as follows: A. Sight Distance Easements. Sight distance easements, as more particularly bounded and described on the Plat, for the purpose of preventing obstructions to vehicular sight in conformance with Virginia Department of Transportation ("VDOT") standards. Owner, its successors and assigns, shall not place or permit on the Property fences, shrubbery, structures, or other facilities or vegetation ("improvements") within the bounds of said easement unless such improvements shall not obstruct vehicular sight from any direction. A VDOT review will be required for any plantings or improvements within said easement. The right to enter and remove JACENTEW06.720eed of Dedication, Warrior Drive North.doc 2 o 0 • o 00 any obstructions for the purpose of maintaining clear sight distance within such easement is hereby granted to VDOT. B. Storm Drain Easements. Easements for the purpose of constructing, operating, maintaining, adding to, altering or replacing present or future stormwater management facilities, storm drainage lines, storm sewer lines or other drainage structures, including building connection lines, plus all necessary inlet structures, manholes, and appurtenances for the collection of storm waters and its transmission through and across the said property of Owner, said easements being more particularly bounded and described on the Plat. The foregoing easements are subject to the following conditions where applicable: 1. All sewers, manholes, inlet structures, and appurtenant facilities which are installed in the easements shall be and remain the property of the County, its successors and assigns. 2. The County and its agents shall have full and free use of said easements for the purposes named, and shall have all rights and privileges reasonably necessary to the exercise of the easements including the right of access to and from the easements and right to use adjoining land where necessary; provided, however, that this right to use adjoining land shall be exercised only during periods of actual construction or maintenance, and further, this right shall not be construed to allow the County to erect any building or structure of a permanent nature on such adjoining land. 3. The County shall have the right to trim, cut, and remove trees, shrubbery, fences, structures, or other obstructions or facilities in or near the easements being conveyed, JACENTEX\506.72\Deed of Dedication, Warrior Drive North.doc 3 I 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: Waterline Easements. Waterline easements for the purpose of constructing, operating, maintaining, adding to, altering or replacing present or future water mains, including fire hydrants, valves, meters, building service connections, and other appurtenant facilities for the transmission JACENTEX1506.721Deed of Dedication, Warrior Drive North.doc 4 0 0 0 and distribution of water through, upon, and across the property of Owner, said easements being more particularly bounded and described 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. The Authority shall have the right to trim, cut, and remove trees, shrubbery, fences, structures, or other obstructions or facilities in or near the easements being conveyed, deemed by it to interfere with the proper and efficient construction, operation, and maintenance of said water mains, sewer lines, and appurtenant facilities; provided, however, that the Authority at its own expense shall restore as nearly as possible, to their original condition, all land or premises included within or adjoining said easements which are disturbed in any manner by the construction, 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 JACENTEX1506.721Deed of Dedication, Warrior Drive North.doc 5 O O 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. VACATION OF COUNTY EASEMENT THIS DEED FURTHER WITNESSETH that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, the Owner, as the sole owner of the Property, with the consent of the County, does hereby VACATE those portions of that certain Storm Drainage easement previously created by instrument recorded among the land records of Frederick County, Virginia in Instrument #030026748, as more particularly shown and depicted on the Plat as "Portion of Existing Easements Hereby Vacated". AUTHORITY VACATION OF EASEMENTS THIS DEED FURTHER WITNESSETH that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, the Authority does hereby QUITCLAIM, VACATE AND RELEASE, WITHOUT WARRANTY, unto the Owner, its successors and assigns, those portions of the Sanitary Sewer Easements previously created by instruments recorded among the land records of Frederick County, Virginia in Deed J:ICENTEX\.506.72\Deed of Dedication, Warrior Drive North.doc 6 0 co N Book 686, at page 743, and in Instrument #040017089, as more particularly shown and depicted on the Plat as "Portion of Existing Easements Hereby Vacated". MISCELLANEOUS Headings used in this Deed are for convenience purposes only and are not intended to affect the express terms herein set forth. This Deed is made in accordance with the statutes made and provided in such cases; with the approval of the proper authorities of Frederick County, Virginia, as shown by the signatures affixed to the Plat, and is with the free consent and in accordance with the desire of Owner, the owner and proprietor of the land depicted on the Plat. The undersigned warrants that this Deed is made and executed pursuant to authority properly granted by the partnership agreement of the Owner. IN WITNESS WHEREOF, the Owner has caused this Deed to be executed, under seal. J:ICENTEX1506.721Deed of Dedication, Warrior Drive North.doc 7 O O W CENTEX HOMES, a Nevada General Partnership By: Centex Real Estate Corporation, Its Managing General Partner By: (SEAL) Name: �l Title: J • tit s . STATE OF V I r��'Li C�L COUNTY OF to wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that 90y32f �- `eC . Oau�5 as D'\d \ Spun- 9f -s\cl. 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 �J day of p ✓ 2005. 0i 0i Notary Public My commission expires: �C�231 '.O"'t 1iNE I"",•. 0,,, OFs s JACENTEM506.720ced of Dedication, Warrior Drive North.doc 8 inn,2%n,2n,2,)\c.in,\rnrifilac\Warrinr\-inl?NDP101.dwa. 12/15/2005 10:42:57 AM VICINITY MAP C:) SCALE- 1 '=2000" OWNER'S CONSENT THE PLAT77NG OF THE PROPERTY SHOWN HEREON FOR THE PURPOSE OF A SURDIVIS/ON AND STREET DED/CA 710N /S MADE WITH THE FREE CONSENT, AND /N ACCORDANCE WITH THE DESIRES F THE UNDERSIGNED OWN R(S�, PROPRIETORS, AND TRUSTEES, /F ANY. (n , 1 y D FOR NTEX HOMES DA 7E STA 7F OF COUNTY OF ''rr C TO WIT I, ��irlL• V1I'A O A NOTARY PUBLIC /N AND FOR THE COUNTY AND STATE AFORESAID, DO HEREBY CERAFY mAi T `.)O Ll i s - WHOSE NAMES) ARE S/GNED TO THE FOREGO/NG MR/ANG DA 7FD Q.44-'-- L,5- �OP-% HA PE PERSONALL Y APPEARED BEFORE ME, IN MY COU AFORESAID, AND ACKNOWLEDGED 7HE SAME. I� kE V GIVEN UNDER MY HAND IH/S _ DAY OF __ ✓L 200� t� *�,T l l •, v� �: J a, TARY PURL 1 ti C' MY COMMISSION EXPIRES H NOTES 1. EXTERIOR BOUNDARY DEL/NEA TED HEREON IS FROM A BOUNDARY SURVEY PERFORMED BY SC CONSUL TANTS, DA 7ED DECEMBER 5, 200J 2. FLOOD NOTE.• ZONE G; COMMUNITY NO.- 51006., PANEL: 0200 B, DA7F 7-17-78 J. ALL AREA W77N/N R/GHT-OF-WAY /S HEREBY DEDICATED TO FREDERICK COUNTY FOR PUBLIC STREET PURPOSES. 4. THE PROPER77ES DEL/NEA TED HEREON ARE SHOWN ON FREDERICK COUNTY TAX MAP 75, PARCELS 100 & 101, AND ARE ZONED RP. DATE: DECEMBER 15, 2005 Re Consultants Planners . &Vineers . Surreyors Landscape Architects 43 hest Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultants.com PAGE 1 OF 7 DEDICATION AND LTH op; VARIOUS EASEMENTS FOR o�' --�- WAKELAND MANOR o WARRIOR DRIVE v BRADLEY T. RIGGLEMAI No.2216 (NORTH PORTION) DEC 2 8 20 SHAWNEE MAGISTERIAL DISTRICTAb FREDERICK COUNTY, VIRGINIA �m OJOJ2.22-21.1 AA V:\project�_2003\03032\Surv\Cadfiles\Warrior\3032NDP102.dwg, 12/28/2005 2:14:38 PM SUR VEYOR S CERT/F/CA TE /, BRADLEY T. R/GGLEMAN, A DIAL Y LICENSED LAND SURVEYOR IN THE COMMONWEAL TV OF VIRGIN/A, DO C=) HEREBY CERAFY THAT / HAVE CAREFUL- Y SURVEYED THE PROPERTY DEL/NEA TED BY THIS PLAT, AND C=) THAT /T IS CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF; THAT /T /S A PORAON OF THE PROPERTY NOW /N THE NAME OF CEN7FX HOMES, A NEVADA GENERAL PARTNERSHIP, AS RECORDED /N —" INSTRUMENT NUMBER OJO018J42 (BEING A PORTION OF OPEN SPACE AS DEL/NEA TED ON A PLA T OF Ul SUEDI NS/ON RECORDED IN INSTRUMENT NUMBER 030026748) AND INSTRUMENT NUMBER 05001285.i AMCYVG INC LAND RECORDS OF fREDER/CK COUNTY, WRG/N/A. / FURTHER CERAFY THAT THE LOTS ARE PROPERLY AND ACCURA7FLY DESCRIBED AND THAT ALL PROPERTY CORNERS WILL BE SET. _ -f6A�!T-) BRADLEY T. R/GGLEM N, L.S. DATE WARR/OR DRIVE AREA TABULA T/ON WARR/OR DR/ICE ( NORTH ) * CLUOES PORnON of OPEN 27.3, 217 SF OR 6.27221 ACRES SPACE AREA FROM PHASE 2 TOTAL DED/CA TED STREET AREA 27.3, 217 SF OR 6.27221 ACRES *PORTIONS OF OPEN SPACE COMMERTED TO STREET DM/CA 17ON * * PHASE TWO OPEN SPACE PORTION = (4,617 SF OR 0.10599 ACRES) TOTAL AREA TABULA T/ON PHASES 1 THROUGH 7, COMMUNITY CENTER, WARRIOR DR/IMF SOUTH do REMAINDER NUMBER OF LOTS = J45 TOTAL LOT AREA . . . . . . . . . . . . . . . . . . . . . . . . 99.62764 ACRES TOTAL DEDICA TED STREET AREA . . . . . . . . . . . . . . . J5.26315 ACRES *TOTAL OPEN SPACE AREA . . . . . . . . . . . . . . . . . . . J6. 41020 ACRES PARCELS NOT DEDICA TED TO OPEN SPACE. . . . . . . . 0. 02767 ACRES REMAINING AREA . . . . . . . . . . . . . . . . . . . . . . . . IIJ 85021 ACRES TOTAL SITE AREA 285.17887 ACRES TOTAL AREA TABULATION BASED ON THE FOLLOWING WAKELAND MANOR RECORDA7TON:S AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGIN/A. PHASE ONE DB 756 PG 482 PHASE THV INS7RUMENT NO. 0JO026748 PHASE THREE INSTRUMENT NO. 040017089 PHASE FOUR INSTRUMENT NO. 040017090 COMMUNITY CENTER INSTRUMENT NO. 040020906 WARRIOR DRIVE ( SOUTH INSTRUMENT NO. 050001191 PHASE RW INSTRUMENT NO. 050005082 PHASE SIX INSTRUMENT NO. 050010422 PHASE SEVEN INSTRUMENT NOo, 050028911 LEGEND DB= DEED BOOK EX= EX/SANG • = 3/4' IRON PIPE TO BE SET PG= PAGE 57M= STORM SD = SIGHT DISTANCE PL — PROPERTY LINE DRN= DRAIN BNOY= BOUNDARY SEW= SEWER R/W= RIGHT—OF—WAY ESMT= EASEMENT TEMP = TEMPORARY PVMT= PAVEMENT R/W = RIGHT OF WA Y N/F = NOW OR FORMER- Y FCSA= FREDER/CK COUNTY SANITARY AUTHORITY *THE AREA OF OPEN SPACE, DEDICATED TO PURL/C STREET PURPOSES BY IH/S PLAT, HAS BEEN REMOVED FROM OPEN SPACE TOTAL. DATE: DECEMBER 15, 2005 BC Consultants Planners . AkVioeers . Surveyors Landscape Amhitects 43 west Jubal Early Drive Winchester. VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultants.com PAGE 2 OF 7 DEDICATION AND VARIOUS EASEMENTS FOR WAKELAND MANOR WARRIOR DRIVE (NORTH PORTION) VIli op; �011 v BRADLEY T. RIGGLEMAN a No.2216 1wl p44 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY. %ARGINIA O.JO.i2.21-21.1 AA ')nn'4\n-An'A')\ciirv\Carifiles\Warrior\3032NDP103.dwg, 12/15/2005 10:45:16 AM \ 300 p 150 300 8 �; • 1 = 300 `\ lull une i,a Th�'C ,—iA v�� .7^1 _1aC/vi�CFw� f7i: r� 5r r•;;r� 50• WAKELAND MANOR %27 FUTURE PHASE 9 `�N/F 112•1 PROPERTY OF WAKELAND MANOR v R1�E , •2 LAND TRUST 14 1? 9 '22 c� IDS 778 PO 885 z WAKELAND MANOR o el FUTURE PHASE 14 n C ::: DF 94 O� , . 05 C71 yp PAfta N' > 75 WAKELAND MANOR PHASE 7 n 7° ..;; /NST. Z 050028911 07 X so/ I e4 S7 m WAKELAND MANOR o 7° �s`' HA8E 31 >E J:»:: PROPERTY OF 56 In : /NST. 040017089 0 � Z ' -40 CENTEX HOMES =l9D / eu �v• "'` of INST. NO. 050012853 WO54 RT 82 04 4Y:> 22 ,cu �� ee WAKELAND MANOR ee FUTURE PHASE 8 - - WAKELAND MANOR TJ �— • FUTURE PHASE 10 \/\ e7 \ 24 TJtog i6 Ie0 Q 17 lee ;' !9 17 194 Ali,. 1e .:`._....:.::: 1 les 1 I I /� t Jr JCr Q���1 `L ��� f � KELANQ MANORS Te :::::f ` `� y PHASE WAKELAND MANOR WAKELAND PHASE 2 M1 0 `�`�� /NS,f' 05000508I j97 7e ` 1ST 0 �0026748 �fi F R e�g1e_1a_l°� w I� MANOR Lu 1 I I , FUTURE PHASE 11 41 MORE DRIVE _ �/ 7ALA 2J7 - TJJ TJI TJe TJe WAKELAN ��`��y`�\ _ ��/ T212 TJe n MANOR 110 TJt /N PHASE 4 `g� ��;w a ` T,J ;Z Tn TJo uy T 0j0017 9 10� yd�` ` /'"/ WA EFA/V MANOR us �41 i - - aas 207\ PHASF, 6 u� \�5 ' Ta /NST. ,y 050010422 PANCl4 ?' 217 DATE: DECEMBER 15, 2005 PAGE 3 OF 7 I DEDICATION AND Z,TH OF VARIOUS EASEMENTS FOR �- BC eo1 su4tltt is WAKELAND MANOR oo wndscepe ''mhit e°� Mrs WA R R I 0 R DRIVE v BRADLEY T. RIGGLEMAN � 43 West Jubal Early Drive No.221 6 Winchester, VA 22601 (NORTH PORTION) (540) 665-0475 (540) 665-1874 (Fax) DEC 2 8 20g www.bcconsultants.com O SHAWNEE MAGISTERIAL DISTRICT 'vVjj S FREDERICK COUNTY, VIRGINIA OJiOJ2.22-21.1 AA -)nn2%nlnZ')\ci in,\r nrifilac\Warrior\3032NDP104.dwq, 12/15/2005 11:38:21 AM O O CURVE TABLE CURVE RADIUS LENGTH TANGENT CHORD BEARING DEL TA 1 1514.00' 277.45' 139.12' 277.06' N 3104'35" E 10:30'00" 2 986.00' 194.31 ' 97.47' 194.00' N .3040 50" E 11 1729" 3 275.00' 12.47' 6.24' 12.47' N 8555:17" W 2:35'55" 4 329.00' 42.56' 21.31 ' 42.53' S 8331 '14 " E 724'40" 5 980.00' 197.78' 99.23' 197.44' N 10 50'46 " E 11:3.348" 6 1086.00' 233.42' 117.16' 2,32.97' S 10 48'14 " W 1218'54 " 7 1092.00' 201.64' 101.11 ' 201.35' S 29 09'04 " W 10 :3447" 8 1414. 00' 259.13' 129. 93' 258. 76' S 3104 ;35 " W 10 J0'00 " 9 1464. 00' 268. 29' 134. 52' 267. 91 ' N 31 *04'35" E I o Jo'00" 10 10.36. 00' 572. 82' 29J 94' 565. 55' N 202971 " E 3140'48" 11 302.00' 93.01' 46.88' 1 92.65' 15 7824'10" E 17:3848" DATE: DECEMBER 15. 2005 PAGE 4 OF 7 DEDICATION AND tiTS OF Lr� VARIOUS EASEMENTS FOR o BC Congultunts WAK ELAND MANOR P/eooers . Awineers . sur►eyors U BRADLEY T. RIG LE11AN 43 West Jubal Early Landscape Archly Drive DWARRIOR DRIVE N0.221 6 Winchester, 0) 65-1 (NORTH PORTION) DEC C (540) 885-0475 (540) 885-1874 (Fax) � 2 8 2005� www.bcconsultants.com 0 SHAWNEE MAGISTERIAL DISTRICT 'vVlj FREDERICK COUNTY, VIRGINIA OJOJ2.22-21.1 AA inn i\n An i i\sl,rvkCadfiles\Warrior\3032NDP105.dwg, 12/15/2005 11:39:25 AM PORAON OF EX/SANG EASEMENTS HEREBY ��NE SE'E VACATED ## PORAON OF PHASE 2� \ I � OPEN SPACE DED/CA TED FOR PUBLIC \ \ 114 j� 9 STREET PURPOSE 750' 1 b (SEE PAGE 2 OF 7) _ o v 1 PgCO cE- 6 0f j b "©,20' r10' EX20'STM. DRN. ESMT. /NST. ,y 0JO026748 c)� 7.5' STM. DRN ESA/T. 010 < c� 80' ROADWA Y EFFICIENCY v u� C.). BUFFER I i T Cj ^� STV N 2549;T5" E , 155.I Q �I < > u, <> WARRIOR DRII�£ (NORTH) I I Q Z � l (�) <; 2J7, 217 SO. FT. OR 6.27221 AC. HEREBY 1 : 1 '' '' DEDICA TED FOR PUBLIC ,`n� �O 2 1 ^� ) STREET PURPOSES I W Q -r•) STV A EX. 20' SAN. rh) N Q b <> SEW. ESMT. I p1 Q in / \ - INST.,¢V040017089 STV N ,T47.T'10 E 96.2.3' J STA1--N 8724 .T6..T,T' 14) EX. 80' ROADWA Y < ('J EFFICIENCY BUFFER Q () `j - . /NST. ,¢`0 30026748 STM-N .T75723" E 225.50' C) Ll It (Ii `� N .564626" E/ STAB N 647025" W / 47.62' yo EX. 20' SAN. SEW. ESMT. /NST.,fOJ0026748 EX. STM. DRN. ESMT. /NST. Ar 050001191 EX. 20' SAN. SEW. ESMT. OB 686 PG S JJ 7J' 50.01 100 0 so 100 200 1"= 100' DATE: DECEMBER 15. 2005 Plaoners • Bo(ineers . Surveyors lrodscape ArvAilecls 43 hest lubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultante.com Z ,20' STM DRN. ESMT. SW--S 62 061.T" E 1-12. 69' EX. SAN. SEW. ESMT. DB 686 PG 74J 80' ROADWA Y 'EFFICIENCY BUFFER ' 564626" E 70.00' SW-S .T3X3'.34" E 85.00' ry 50.00 N 56 46 26" E Q 61.01 ' .� S 56 4626" W �144.40' STM-S 664626" W 50.00' 211.76' 5�-O� S 2549a5" W I ' J 158.37' 50.00' f50.00 S 5 49 8.46 S 56' '647025"W 10000, W f I i 26" 5�. 65' INS, W �-�j 20' STM. DRN. ESMT. ,¢ 050001191 EX. 80' ROADWA Y 7— EFFICIENCY BUFFER /NST. ,f050001191 PAGE 5 OF 7 DEDICATION AND VARIOUS EASEMENTS FOR WAK ELAND MANOR WARRIOR DRIVE (NORTH PORTION) ,Eli OF 'f� T-X BRADLEY T. DEC �2 g 2005 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA OJOJ2.22-21.1 AA .,___: \-)nn'nzn,I-)\ciir..\rnrlfilac\Warrinr\3032NDP106.dwQ. 12/15/2005 11:40:42 AM 1,7 MA TC((``I�L/NE I Pc EPAGE 17OF7 ; `, I. I I 'I1 II I 80' ROADWA Y EFFICIENCY II I h BUFFER `O1 < < NI W 80' ROADWAY S 72 00 50 E -� EFFICIENCY ^ 100. 0� l O BUFFER I a0 J �C I I S 68VO25' ill I I ,35.92' DRN.ET. Q <>ii) l i h 10 �> r7� WARRIOR DRIVE (NORTH) hl 1 2,37,217 SO. FT. OR 6.27221 AC. HEREBY DEDICATED FOR PUBLIC N I cp STREET PURPOSES EX. 20' SAN. SEW. ESMT. 0, DO 686 PC 74.3 I i� J <� llJ 10 00' 1 lJ` 5� I (; <> 41A TCHL/NE SEE PAGE 5 OF 7 I PT 100 0 50 100 200 1"= 100' DATE: DECEMBER 15, 2005 BC Consultssnts planners • 6opioeers . Sur►eJors Landscape Amhaects 43 West Jubal Early Drive Winchester. VA 22601 (540) 665-0475 (540) 885-1874 (Fax) Q www.beconsultants.com PAGE 6 OF 7 DEDICATION AND VARIOUS EASEMENTS FOR WAKELAND MANOR WARRIOR DRIVE (NORTH PORTION) ,TH OF Y BRAM.EY T. RIGGLENAN 9 Kett SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY. VIRGINIA 0JO32.22-21.1 AA )nn,2\no2nz,)\ciir"\rarifiJac\Warrinr\3032NDP107.dw4, 12/15/2005 11:42:09 AM n 0 rAL � li 'r i i 1,3g2.50 LQ N 83'23' 0 0'98 0.98 25. 566--- ` 50.00' 100. 00' —1 12 I Z alllll / o''�'sr 6 a7 N ►� 510.,,00' ' o� io !�N h 9 <" 00 �� 1 d \Estes I O I -'j O WARRIOR DRIVE (NORTH) Z 05 ", 2,i7217 SO FT OR 1 6.27221 AC. HEREBY 80 • ROAD WA Y Q DED/CA TED FOR PUBLIC EFFICIENCY ;� ` = STREET PURPOSES BUFFER 1. j8' 80' ROADWA Y EFFICIENCY <> BUFFER S741--S 7706,T1" 7.41' SIGHT DIST. ESMT. � v � 1 ly` STV N 1139 42" E / TO...35' ^ SWd W. DRN. EMT. \ SD-S 11;.i051" W .317.94' lO T. <7.5'S DRN. > �� 0,ESM S741 N 1973'09" E 88-12' DO 6 I C, O <> STV N 262645" E .3.70' q I I �l C) 57M-S'84'17580 E .3.52' I ' STM--N 05V2102" E 22.9 �/ SD riE� pS 2618'JJ" E 56.21' >>iz-; R=42.56' L=16.81z� � 4.6�4 .E �SW S 023.i'07" E JJ87' L=42.56' 4 N 02 46'1,6" E _ 11 L- 90? pp. �S S .i47429" E 50.45' 54.00 _-9�p/ • 'Vs9a. ¢ v .6. 7' " , SEE DETAIL A80 ,3 .p, `j��i • - ¢8�C o ;� N 69 :34 46 W 26. 01 N 67g7" W �� 20 25'11 " W 54.00' ' `b 6.64,E 20' S7 !. DRN. ,-7V N 0774102" E hO SW- N51;35 J1 "N' 23.20 v � / 10 � h SEE DETAIL ABO IE 2 p' ' �Q j' S 67 08 27" W 56. 22' SD -IV / ESMT. , 2 �,• 00 0ti , ?S¢p¢?"E1/ ,� (6 /r (�� ' STA!-S 157j:i2" W 171.,i9 V� 5TA1 DRN. STM--S JI U22J" E- N J6 79.35" E '�q] ,o� N 6T, .\ 110.76' 100 0 50 100 200 ' r ; 1"= 100' DATE: DECEMBER 15. 2005 BC 4c6~891tants Planners . BnVineers .Surveyors Landscape Architects 43 hest Jubal Early Drive Winchester, VA 22601 (540) 885-0475 (540) 885-1874 (Fax) www.bcconsultants.com PAGE 7 OF 7 DEDICATION AND VARIOUS EASEMENTS FOR WAKELAND MANOR WARRIOR DRIVE (NORTH PORTION) SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY. VIRGINIA BRADLEY T. RIGGLEMAN No.2216 ;DEC 2 8 200� vL Sj O 5 OJOJ2.22-21.1 AA O O N VIRGINIA: FREDE:RICK COUNTY. SCI: is instrument of writing was prociutl to me on aD aoob t _ 5 i Mth certificate of aektzowiedgement thereto annexed c 'tte d to rword. T i►upoced by Sm Sh.1-802 of S NI , aad 58.1.801 have been paid, if assessable 41 4e..c Aw4leec-v. Clerk 0�0�0118G THIS DEED OF SUBDIVISION, EASEMENT AND SUPPLEMENTARY DECLARATION (the "Deed") is made this AAay of i , 2006, by and among 77 CENTEX HOMES, a Nevada General Partnership (hereinafter referred to as "Owner"); T WAKELAND MANOR HOMEOWNERS ASSOCIATION, INC., a Virginia non -stock v 3 corporation (hereinafter referred to as "Association"); the BOARD OF SUPERVISORS OF FREDERICK COUNTY, VIRGINIA, a body corporate and politic (hereinafter referred to as �r "County"); and the FREDERICK COUNTY SANITATION AUTHORITY, a bodycorporate and politic (hereinafter referred to as "Authority"). WITNESSETH WHEREAS, the Owner is the owner and proprietor of certain real property (the "Property") as shown on plat dated December 29, 2005, entitled "Final Subdivision Plat -, Wakeland Manor Phase Eight," and prepared by BC Consultants of Winchester, Virginia, certified land surveyors (the "Plat") which Plat is attached hereto; and WHEREAS, the Property is situate in Frederick County, Virginia, Owner having acquired the Property by deed recorded in Instrument Number 050012853, among the land records of CU e: Frederick County, Virginia; and b _ WHEREAS, it is the desire and intent of Owner to subdivide the Property into lots and a parcel, in accordance with this Deed and the Plat; and WHEREAS, it is the desire and intent of Owner to grant and convey unto the County and unto the Authority the easements in the locations as shown on the Plat and as hereinafter provided; A s and 11 J:\CENTEX\506.72\Deed of Sub, Phase 8.doc 1 CO N N 0 co N CA) WHEREAS, it is the desire and intent of Owner to grant and convey unto the Association the easements in the locations as shown on the Plat and as hereinafter provided; and WHEREAS, the Owner, as Developer under the Declaration of Covenants, Conditions, Restrictions and Reservation of Easements for Wakeland Manor, recorded among the land records of Frederick County, Virginia in Instrument #040018784 as amended from time to time (the "Declaration"), desires to submit a portion of the Property as hereinafter described to the terms and conditions of the Declaration, in accordance with Section 7.01 of the Declaration. 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 a parcel, to be known as Lots 314 through 363, inclusive, and Parcel K, PHASE EIGHT, WAKELAND MANOR, all in accordance with the Plat which is expressly incorporated herein and made a part of this Deed. COUNTY EASEMENTS THIS DEED FURTHER WITNESSETH that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, Owner does hereby grant and convey unto the County, its successors and assigns, the easements as hereafter set forth in the respective locations shown on the Plat as follows: A. Emergency Ingress and Egress Easement. An easement for ingress and egress, for construction and maintenance of utilities, for County and other emergency vehicles, and for the purpose of performing any governmental functions which the County may find necessary or J:\CENTEX\506.72\Deed of Sub, Phase 8.doc 2 CD N .r' desirable to perform, including but not limited to police and fire protection, over and across all private streets, as shown on the Plat. B. Storm Drain Easements. Easements for the purpose of constructing, operating, maintaining, adding to, altering or replacing present or future stormwater management facilities, storm drainage lines, storm sewer lines or other drainage structures, including building connection lines, plus all necessary inlet structures, manholes, and appurtenances for the collection of storm waters and its transmission through and across the said property of Owner, said easements being more particularly bounded and described on the Plat. The foregoing easements are subject to the following conditions where applicable: 1. All sewers, manholes, inlet structures, and appurtenant facilities which are installed in the easements shall be and remain the property of the County, its successors and assigns. 2. The County and its agents shall have full and free use of said easements for the purposes named, and shall have all rights and privileges reasonably necessary to the exercise of the easements including the right of access to and from the easements and right to use adjoining land where necessary; provided, however, that this right to use adjoining land shall be exercised only during periods of actual construction or maintenance, and further, this right shall not be construed to allow the County to erect any building or structure of a permanent nature on such adjoining land. 3. The County shall have the right to trim, cut, and remove trees, shrubbery, fences, structures, or other obstructions or facilities in or near the easements being conveyed, J:\CENTEX\506.72\Deed of Sub, Phase 8.doc 3 O O rQ C1l deemed by it to interfere with the proper and efficient construction, operation, and maintenance of said easements; provided, however, that the County, at its own expense, shall restore, as nearly as possible, the premises to their original condition. Such restoration shall include the backfilling of trenches, the replacement of fences and shrubbery, the reseeding or resodding of lawns or pasture areas, and the replacement of structures and other facilities located without the easements, but shall not include the replacement of structures, trees, or other facilities located within the easements. 4. Owner reserves the right to construct and maintain roadways over said easements to the extent not prohibited or restricted by ordinance and to make any use of the easements herein granted which may not be inconsistent with the rights herein conveyed or interfere with the use of said easements by the County for the purposes named; provided, however, that Owner shall not erect any building or other structure, excepting a fence, on the easements without obtaining the prior written approval of the County. F.C.S.A. EASEMENTS THIS DEED FURTHER WITNESSETH that in consideration of the premises and the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, Owner does hereby grant and convey unto the Authority, its successors and assigns, the easements as hereafter set forth in the respective locations as shown on the Plat, as follows: A. Waterline Easements. Waterline easements for the purpose of constructing, operating, maintaining, adding to, altering or replacing present or future water mains, including fire hydrants, valves, meters, building service connections, and other appurtenant facilities for the J:\CENTEX\506.72\Deed of Sub, Phase 8.doc 4 transmission and distribution of water through, upon, and across the property of Owner, said easements being more particularly bounded and described on the Plat. B. Sanitary Sewer Easements. Easements for the purpose of constructing, operating, maintaining, adding to, altering or replacing present or future sanitary sewer lines, including building connection lines, sanitary lateral lines, manholes and all other appurtenant facilities necessary for the collection of sanitary sewage and its transmission through and across the property of Owner as shown on the Plat. The foregoing easements to the Authority are subject to the following conditions: l . All water mains, sewer lines, and appurtenant facilities which are installed in the easements shall be and remain the property of the Authority, its successors and assigns. 2. The Authority and its agents shall have full and free use of said easements for the purposes named, and shall have all rights and privileges reasonably necessary to the exercise of the easements including the right of access to and from the easements and the right to use adjoining land where necessary; provided, however, that this right to use adjoining land shall be exercised only during periods of actual construction or maintenance, and further, this right shall not be construed to allow the Authority to erect any building or structure of a permanent nature on such adjoining land. 3. The Authority shall have the right to trim, cut, and remove trees, shrubbery, fences, structures, or other obstructions or facilities in or near the easements being conveyed, deemed by it to interfere with the proper and efficient construction, operation, and maintenance of said water mains, sewer lines, and appurtenant facilities; provided, however, that the Authority at J:\CENTEX\506.72\Deed of Sub, Phase 8.doc 5 0 N its own expense shall restore as nearly as possible, to their original condition, all land or premises included within or adjoining said easements which are disturbed in any manner by the construction, operation, and maintenance of said water mains, sewer lines and appurtenant facilities. Such restoration shall include the backfilling of trenches, the replacement of fences and shrubbery, the reseeding or resodding of lawns or pasture areas, and the replacement of structures and other facilities located without the easements, but shall not include the replacement of structures, trees, and other facilities located within the easements. 4. Owner reserves the right to construct and maintain roadways over said easements and to make use of the easements herein granted which may not be inconsistent with the rights herein conveyed or interfere with the use of said easements by the Authority for the purposes named; provided, however, that Owner shall not erect any building or other structure, except a fence, on the easements without obtaining the prior written approval of the Authority. LANDSCAPE BUFFER EASEMENT THIS DEED FURTHER WITNESSETH, that in consideration of the sum of One Dollar ($1.00), cash in hand paid, receipt of which is hereby acknowledged, the Owner does hereby grant and convey unto the County, its successors and assigns, and the Association, its successors and assigns, a landscape buffer easement in the area shown on the Plat. The property within this easement shall not be denuded, defaced, or disturbed in any manner, or subjected to vehicular access, other than maintenance vehicles, without the prior written approval of the County and the Association, except for required utility and storm water management installations. Both the County and the Association shall have the right to inspect and maintain any area which lies within the J:\CENTEX\506.72\Deed of Sub, Phase 8.doc landscape buffer easement, and to remove any improvements or other items which are constructed or located within the landscape buffer easement in contravention of the terms stated herein. The Association shall be responsible for maintenance of this easement. The maintenance of this easement shall not be the responsibility of the County or the Commonwealth. SUPPLEMENTARY DECLARATION THIS DEED FURTHER WITNESSETH that the Owner does hereby subject Lots 314 through 363, inclusive, and Parcel K, Phase Eight, Wakeland Manor, to the terms and conditions of the Declaration. MISCELLANEOUS Headings used in this Deed are for convenience purposes only and are not intended to affect the express terms herein set forth. This Deed is made in accordance with the statutes made and provided in such cases; with the approval of the proper authorities of Frederick County, Virginia, as shown by the signatures affixed to the Plat, and is with the free consent and in accordance with the desire of Owner, the owner and proprietor of the land depicted on the Plat. The undersigned warrants that this Deed is made and executed pursuant to authority properly granted by the partnership agreement of the Owner. IN WITNESS WHEREOF, the Owner has caused this Deed to be executed, under seal. JXENTEX\506.72\Deed of Sub, Phase 8.doc 7 0 0 N %J CENTEX HOMES, a Nevada General Partnership By: Centex Real Estate Corporation, Its Managing General Partner By: � (SEAL) Name: le__ ,r Title: Q Rf i STATE OF '\� 1 (G- T -11 Cl COUNTY OF �-�; ►Y-Ct,% , to wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that ,17 Y C)� ( A k . a) � M S as Q CC n 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 ff., day of )Ca. n V C( -1q , 2006. Notary Public My commission expires: MW (1 ry 3\ T1 C:\DOCUME-1\nvgapolk\LOCALS-1\Temp\20\Z.Notes.Data\Deed of Sub, Phase 8.doc \nrniorr\ )nn3\03032\Surv\Cadfiles\Sec8\SEC 8 PLATS\3032FSP8-01.dwg, 12/29/2005 9:55:10 AM VIC/N/TY MAP 81 CD / SITE 6 o PHASE 8 y PHASE? 64 P/ASE! PHASE 6 32 0ao�A �® � P��R R � A HURCH ROAD pGNURp 0 SCALE. 7 =2000' APPRO VED B Y 'e���Zzz: F / C AN/TAT/O AU /TY DA rE -ter � __ /� J•�-� ' FREDER/ COUNTY FUSDI V/ ADM/N/STRA TOR DA TE VA. D(7DF NSPOR 7A r0V DATE OWNER'S CONSENT THE Pt TTING OF THE PROPERTY SHOWN HE FOR THE PURPOSE OF A 50E01 WS/ON /S MADE WITH THE FREE CONSENT, AND /N ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNER(S), PROPRIETORIS, AND TRUSTEES, /F ANY. FOR.- CENT EX HOMES bA TF STATF OF �� COUNTY OFF !� TO WT. ScJ'1 G �Co�•v A NOTARY P41BL/C IN AND FOR THE COUNTY AND STA TE AFORESAID, DO HEREBY CER77FY THAT _�'�t1�111�_� WHOSE NAMES) ARE SIGNED TO THE FOREGOING WRI77NG DA 7F0 HA ICE PERSONALL Y APPEARED BEFORE ME, /N MY COUNTY AFORESAID, AND ACKNOWLEDG 7HE SAME. G/I�E�V UNDER MY AND /S _ �h____ DA Y OF ��� �U 20 OTARY PUB /C - MY CORM/SS/ON EXPIRES - NOTES 1. EXTERIOR BOUNDARY DEL/NEA TED HEREON /S FROM A BOUNDARY SURVEY PERFORMED BY BC CONSUL TAN TS, DA 7FD DECEMBER 5, 200J 2. FLOOD NOTE.- ZONE 'C , COMMUNITY NO.- 51006J, PANEL: 0200 B, DA TE.• 7-17 78 J 77AE PROPERTY DEL/AEA TAED HEREON /S SHOWN ON FREDERICK COUNTY TAX MAP 75, PARCELS 100 & 101, AND ARE ZONED RP. 4. ALL LOTS ARE SINGLE FAM/L Y ATTACHED —URBAN. 5. BUILDING RES77?/C770N LINES ARE 20' FROM THE' FACE OF CURB ON PR/VA TE STREETS AND J5' FROM PUBLIC STREET RIGHT —OF —WA YS. BRL S IDEN77FIED THUS (BRL) ARE CREA TED BY A UTILITY EASEMENT 7HA T IS MORE RES7RIC77VE THAN THE MIN/MUM ZONING SETBACK REQUIREMENT, AND WILL REVERT TO THE BRL ESTABLISHED BY ZONING OF THE PROPERTY /F 1HE EASEMENT IS VACATED OR QUITCLAIMED, OR IF WR/T7EN PERM/SS/ON /S OBTAINED FROM THE U77LITY COMPANY ALLOWING ENCROACHMENT INTO THE EASEMENT. 6. JO' BUILDING (SIDE) AND 50' BUILDING (REAR) SEPARA 77ON RES7R/C77ONS APPL Y AS PER THE SUBD/WS/ON DESIGN PLAN FOR WAKE -LAND MANOR, PHASE EIGHT AS APPROVED ON SEPIFMBER 19, 2005 BY THE DEPARTMENT OF PLANNING AND DEVELOPMENT. DATE: DECEMBER 29, 2005 SHEET 1 OF 12 1. FINAL SUBDIVISION PLAT �'TH OF BC Consultants ` ` \ plannerEs . ineers . curve ors W A K E L A N D MANOR PHASE EIGHT BRADLEY T. RIGGLEMAN Landscape Architects 43 hest Jubal Early Drive NO. 2216 Winchester, VA 22601 JAN 0 5 2006 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultants.com � SHAWNEE MAGISTERIAL DISTRICT SUR� FREDERICK COUNTY, VIRGINIA V:\project�Z003\03032\Surv\Cadfiles\Sec8\SEC 8 PLATS\3032FSP8-02.dwg, 1/5/2006 1:32:02 PM SUR VE-YOR'S CER T/F/CA TE BRADLEY T. R/GGLEMAN, A DUL Y L/CENSE'D LAND SURVEYOR /N THE COMMONWEAL TH OF 19RG/N/A, DO HEREBY CERTIFY THA T / HA VE CAREFILL Y SURVEYED THE PROPERTY DEL/NEA TED BY THIS PLA T, AND THAT /T /S CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF,• THAT /T /S A PORTION OF THE SAME PROPERTY CONVEYED TO CENTEX HOMES, A NEVADA GENERAL PARTNERSHIP, SY DEED DATED ✓UNE 13, 2005 FROM THE WAKELAND MANOR LAND TRUST, AND RECORDED /N INSTRUMENT NUMBER 05001285.3 AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGIN/A. / FURTHER CERTIFY THA T THE LOTS ARE PROPERL Y AND ACCURA TEL Y DESCRIBED AND THAT ALL PROPERTY CORNERS WILL SE SET. JAN 0 5 2006 BRADLEY T. R/GGLEMAN DATE PHASE 8 AREA TABULA T/ON NUMBER OF L 0TS = 50 LOT AREA PHASE 8 121,627 SF OR 2.79215 ACRES OPEN SPACE AREA: PHASE 8 466, 720 SF OR 10.7144.3 ACRES (PARCEL K) TOTAL PHASE 8 588, J47 SF OR IJ 50658 ACRES AVERAGE LOT AREA = 2,412 SF DENS/TY = J 70 UNITS/AC TOTAL AREA TABULA T/ON PHASES 1 THROUGH 8 & WARRIOR DR/kE (NORTH a4 SOUTN) NUMBER OF LOTS= J95 TOTAL LOT AREA . . . . . . . . . . . . . . . . . . . . . .102.41980 ACRES TOTAL DED/CA TED STREET AREA. . . . . . . . . . . . . . J5.26J15 ACRES TOTAL OPEN SPACE AREA . . . . . . . . . . . . . . . . . .47.1246J ACRES PARCEL NOT DEDICATED TO OPEN SPACE PARCEL G" PHASE S/X. . . . . . . . . . . . . . . . . . . .0.02767 ACRES RESIDUAL AREA . . . . . . . . . . . . . . . . . . . . . . . 100 J4J6J ACRES TOTAL SITE AREA DB= DEED BOOK PG= PAGE PL= PROPERTY LINE SNDY= BOUNDARY ROW= R/GHT—OF— WAY /PS= IRON P/PE SET • = J14 " IRON P/PE TO BE SET 285.17887 ACRES LEGEND EX= EX/STING ESMT= EASEMENT STM= STORM DRN= DRAIN SAN= SANITARY SEW= SEWER SD= S/GHT D/STANCE FCSA= FREDERICK COUNTY SANITARY AUTHORITY SRL= BUILDING RESTRICTION LINE ig, DENOTES CIL OF 24' INGRESS/EGRESS ESMT. PR/VA TE STREET, PR/VA TEL Y OWNED AND MAINTAINED. DENOTES PA VED AREAS OF PRIVATE STREETS TOTAL AREA TABULA 77ON BASED ON THE FOLL OWING WAKELAND MANOR RECORDA TIONS AMONG THE LAND RECORDS OF FREDERICK COUNTY, WRG/N/A. PHASE ONE DB 756 PG 482 PHASE TWO INSTRUMENT NO. 0JO026748 PHASE THREE INSTRUMENT NO. 040017089 PHASE FOUR INSTRUMENT NO. 040017090 PHASE F/VE INSTRUMENT NO. 050005082 PHASE SIX INSTRUMENT NO. 050010422 PHASE SEVEN INSTRUMENT NO. 050028911 COMMUNITY CENTER INSTRUMENT NO. 040020906 WARRIOR DRIVE (SOUTH) INSTRUMENT NO. 050001191 WARRIOR DRIVE (NORTH) INSTRUMENT NO. TO BE RECORDED PRIOR TO THIS PLA T DATE: DECEMBER 29, 2005 SHEET 2 OF 12 FINAL SUBDIVISION PLAT BC Consultants WAK ELAND MANOR Planners - Bnjineers • Surveyors Landscape Arcbitec& PHASE EIGHT 43 hest Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.becon.com SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA S,TH OF v BRADLEY T. RIGGLEMAN No. 2216 J N 05 200 4 ` l ,,.k_8 PLATS\3032FSP8-03.dwg, 12/29/2005 11:04:35 AM BC Consultants Planners . EEnBineers . Surveyors WA K E LA N D MANOR BRADLEY T. RIGGLEMAN ;0, landscape Architects 43 West lubal Early Drive PHASE EIGHT No. 2216 Winchester, VA 22601 (540) 665-0475 (540) 665-1674 (Fax) �AN 0 5 200�. www.bcconsultants.com SHAWNEE MAGISTERIAL DISTRICT `�1D FREDERICK COUNTY, VIRGINIA OJOJ2.12-21 AA V:\project\_2003\03032\Surv\Cadfiles\Sec8\SEC 8 PLATS\3032FSP8-04.dwg, 12/29/2005 11:13:26 AM 3 W m 1 Qz W 0 0 IQ O CA2 S 532.3"41'" E 5>0.16" CA) Om II � I I cp EX. 20' SAN. SEW. ESMT. DS 6,56 PG 748 I ►.� I I PARCEL W OPEN SPACE N 466,720 SF II (10.7144.J AC.) 0 20' STY. A DRN. ESMT. 11 I I 341 1'1 340 1 OIUINTON OAKS --1 CIRCLE 339 1 L49 338, 337 336 1 335 334 L.32 ' L25 T 333 1 333 331 1 co _ Y 330 L5�, o 329 V o 3288 ° c 327 326 12.28' R=104.00' 2 L=16,3,..J6'' J Ln I -t aro 178 3\ o P,' 31.9 320 3 211 A��, ��J 322 I;_ 1 323 324 32 L2.3 -f- 4®���A L 4 ®P��� \ ' I EX �� . 20' STM. — \. 50 DRN. ESMT.®AGSM A�/GFCL� 1NST.,f'050002741 11 S 5J:2J'41 E 285.11 ■ a — — zN MATCH LINE '°° 50 '°° s°° SEE SHEET 6 OF 12 1"= 100' LINE TABLE LINE LENGTH BEARING L 1 11.J 00 5082J'41 E L2 107.17 S81:J619 W L.i 129.00 N5J2 '41 W 14 9.57 S.J6:J619 W L5 18.28(TOTAL) S81:J6'19 W L 6 57.24 N5.J2J'41 "W L 7 159.05 SJ6:J6 19 "W L 16 10.90 N81:J6 19 E L 17 124.29 N5J:?J'41 'W L 18 78.00 S.J6:J6'19 W L 19 1.J2. 00 N5.J2.i 41 W L20 70.29 1V.J6:J619 E L21 78.00 S'rii7i4f F CURIE CURIE TABLE I I 2 DATE: DECEMBER 29, 2005 TO BE RECORDED BY SEPARA7F INSTRUMENT PRIOR TO THE RECORDA77ON OF WAKELAND MANOR PHASE EIGHT SUBDIVISION PLAT. * PRIVATE S7R££T, PRIVA ASL Y OHNED & MAINTAINED. RADIUS LENGTH TANGENT CHORD BEARING '414.00' 259.1.J' 129.9.J' 258.76' S .J11?4:J5" 104.00' 16.J.J6' 104.00' 147.08' S 369619" SHEET 4 OF 12 1 BC Consultants Planners . E'npneers . Surveyors Landscape Architects 43 hest Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultants.com FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE EIGHT DEL TA 7:J0 00" ,TH OF f" c) BRADLEY T. RIGGLEMAM No. 2216 IAN 0 5 2006 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA L/NE TABLES LINE LENGTH BEARING LINE LENGTH BEARING L8 79. OJ S81:36'19 "W Z J8 78.00 S48 49'01 "W L 9 84.15 S15JJ'19 "E L.39 244.00 N4170 59 "W L 10 40.00 574 26 41 "W L 40 78.00 S48 49'Ol "W L 11 99.41 S15 J'19 E L41 78.00 S47 08 J5 "W L 12 94. 6J 57720'.39 "W L 42 1,32. 00 S42 5125 "E L 13 144.40 N *46:26"E L 4J 78.00 N47 08'.35 "E L 14 50.00 /11.3.37.3'34 "W L44 1,32.00 S42 5125 "E L 15 61.01 S56 46 26 "W L 45 78.00 S75 77'.39 "W L JJ 188.00 1V15 :YJ'19 W L 46 IJ2. 00 S14 42 21 "E LJ4 7800 574 2641 W L47 78.00 57577:i9 "W L.35 188.00 N15 :3.3'19 "W L 1,32.00 514 42 21 "E LJ6 78.00 574 26'41 "W L52 186.61 S42 5125 "E LJ7 244.00 N4170 59 W L 5,3 114.54 S15 jj'19 "E CUR I/E TABLE 0 ** PR/ VA TE STREFT, PR/VA TEL Y OWNED, AND MAINTAINED. TO SE RECORDED BY SEPARA IF /NS7RUMEN PRIOR TO 7HE RECORDA AON OF WAKE -LAND MANOR PHASE EIGHT SUBDI VISION PLAT. CURVE RADIUS LENGTH TANGENT CHORD BEARING DEL TA j /J00. 00' J7. 69' 18. 84' J7. 68' N 26 J9 25 " E 1:y9 ;i9 " 4 180.00, 85.77' 4.3.72' 84.96' S 297222" E 2778'07" 100 0 5o 100 200 I I 1 100' ®AI� CT/CL I PARCEL K .. OPEN SPACE L I I[ 111-J II S MORE /-FORMA 17 -FOR 5 5-T 2.3'41 •• E 285. 11 ' mms ■ ■ ssmommmsEE ■ ■ MATCH LINE 20STM. DRN ESMT. SAN-N 1636 a7" W 27.65' SEE SHEET f0 OF 12 FOR MORE INFORMA770N y FOR EASEVEN I5 \�Z PARCEL W OPEN SPACE 466,720 SF (10.7144J AC.) "�cr. 20 • sAN ��. �1n ; To � rng r7 D� n 52 T, o (40 z - CARNOUSTIE SAN " 1 1;1 - I " 4� Trn' r� TI " I Q0 9 \ S L3 1 \ ?�86' ¢ E -10 N p 3 L=J7. 6920' 57V / Aj p� ! R-1, JOO.. 00 DRN. ESMT. �� �l A STM N 6.340 17" E • ! S�� /� �� --- 41.64' c ,`'EX. 20' STM. DRN. ESMT. INST. , ' 050005082 EX. 20' SAN. SEW. ESMT INST ,;K 05000508, , DATE: DECEMBER 29, 2005 BC Consultants Planners . Mwineers . Surveyors Landscape AreAitecty 43 heat Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultants.com SHEET 5 OF 12 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE EIGHT SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA T11 �F L u BRADLEY T. RIGGLEMAN a No. 2216 JAN 0 5 2V lq� u EX/S71N6 EASEMENTS DEL/N£ATED HEREON RECORDED /N INSTRUMENT f 050002741 UNLESS OTH£RWlSE SHOWN. PR/VA TE STREET, PRIM TEL Y OWNED, PRIM TEL Y MAINTAINED. S 5,32 3'41 " E 510.16' (TOT R rY/RVF TARLE uR RADIUS LENGTH TANGENT CHORD BEAR/NC DEL N 2 f04.00' 16J.J6' 104.00' 147.08' S J6'J6'19" W 900000" 5 250.00' 7.27' J.64' 1 7.27' S 52:3J740 W 01 40'O1 " �2 W� W 0 20' ST41 W� DRN. ESMT. 20' WA TER MAIN ESMT. * * PR/VA 7E' STREETS; PRIM TEL Y OWNED, AND tu-BRADLEY uOFFINAL SUBDIVISION PLATBC CoansssltuntsMAN 0RP/enoery.60`%Oeers.Surv41ors WAKELAND T. RIGGLEIIANLaodsmpeJuba A arty Dri PHASE EIGHT26 43 heat Jubal Early Drive Winchester. VA 22601 5 0s (540) 685-0475 (540) 665-1874 (Fax) www.bcconsultants.comSHAWNEE MAGISTERIAL DISTRICTSUR� FREDERICK COUNTY, VIRGINIA O C) w Ln X __� ��n��n�nZ��c rinrarifilac\SarR\SEC 8 PLATS\3032FSP8-07.dwg, 12/29/2005 12:35:08 PM 20' STV.. SEE SHEET 6 OF 12 DRN. ESMT. FOR MORE 1NFORMA T/ON 57Y-5_5,i2i'41' E 1J5.00' `20.00 S 5323 41 " E 78.00" �,\0� O�P�� 30 0 15 30 •� �' _. SEE SHEET 8 OF 12 5 �1 �' / 1 = 30' F6R MORE INFORMA TIONCID r 11 0 M p -- -- -- -- (TIE) \ W 0-i Fv I 14 co o O O o f N co N t o -� I/ VI-1 / \ L_ L _/-I l V LJ / v/.-I / v t� / ^ r_ r_ / I /r_ ^ ° r, o o �.� N i of M .,�, -^�- „ Yl w -- -- -- -- _/ n QI� �E I'< 0[ / >� n Oi Q / Z O W ZfO � n . l ,� N o Va INco a 20.00' r O to O n O N M I (TIE) N 5323 41 " W 78.00' 15.251 / �N 532341 " W 129. 00' TOTAL =1� =k 0PRWNED,E STREET, MAVA INTA Y / OWNED, PR/VA TEL Y MA/NTA/NED. / EX/ST/NG EASEMENTS DEL/NEA TED / EX. W ESM ,¢K 050005082 UNLESS OTHEUE RW/SE SHOWN SE ' � EX. 20 " SAN SEW. ESMT. F— -�_ INGRESS/ I I EX. 20' WA TER / R MT. MA//V ESMT. EG E SS ES OO Q S' Q GEC, IZ Z ( PRIVATE STREET) DATE: DECEMBER 29, 2005 SHEET 7 OF 12 H OF L f FINAL SUBDIVISION PLAT BC Cnsa.sultants WAKELAND MANOR Planners Engineers Surveyors U BRADLEY T. RIGGLEMAN a Landscape Architects Drive PHASE EIGHT No. 2216 43 West Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1674 (Fax) JAN 0 5 20J6 www.bcconsultants.com V �'O SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA c�T i ��•��r„��.r� ?nni\n,�n32\Surv\Cadfiles\Sec8\SEC 8 PLATS\3032FSP8-08.dwg, 12/29/2005 12:36:37 PM * �c FRI VA TE STREET, PR/VA TEL Y 20" WATER OWNED, PR/VATEL Y MAINTAINED. tn MAIN ESMT. _ SEE SHEET 9 OF 12 FOR MORE /NFORMA LION o S 5323 41 " E 79. 00' kn 20' I° � e of co L__ ,I �o 04 o, I co "' I c cf) ; QV' I' co i O N CID p o O �;o M o;, UI � I �LI ." I"I LIQ = I p 0)04 co Z� coo° N o a co N I� U N 53'2J 41 " W 78. DO' O CD w J .— 20' SAN. ^O I SEW. ESMT. �1 O Q O WZ I W� rL CID . ' .., ' M a� `�' N �3 23 41�= 129.00O TAL) 20 ! ", c_ S 36 36'19 " W 9.57' N 5323 41 " W 69..j1 ' 1 DATE: DECEMBER 29, 2005 BC Consuttunts Planners - Engineers - Surveyors Landscape Architects 43 West Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultants.com N 5323'41 " W 57.24' rj8.28 EX. 20' SAN. SEW. ESMT. — WA TER (PRIVATE STREET) MAIN ESMT. * EXISTING EASEMENTS DELINEATED HEREON RECORDED IN INSTRUMENT ,f 050005082 UNLESS OTHERWISE SHOWN SHEET 8 OF 12 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE EIGHT SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA sll , OF D .- u BRADLEY T. RIGGLEMAN No. 2216 AN 5 2006 )SLM ✓:\prof•ect\-2003\03032\5urv\Caddies\sects\5t�- a VLHIJ\.:v.)trZ)r0-v7.uvv9, iL/ /cvv ice..• PRIVATE STREET, PRIVATEL Y OWNED, PRIVATEL Y MAINTAINED. 2 �O 5 5323'41 " E 'O co �; Nk CO I N co � Qo co h co Q `-; co ry o SIo cry N co -- L -- -- o° M =I N CO W W p O Lid m W� co W : O O co i 20' STY. DRN. ESMT- TIE= 0.,30' 78.00' N ii N532J 4I " W 78.00_L N 36:36'19" E -- -- (T/E) 10.j6_-_ 3,3J SEE SHEET 8 OF 12 FOR MORE INFORMA TION DATE: DECEMBER 29, 2005 BC Consultants Planners . Engineers . Surveyors Landscape Architects 43 hest Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultants.com 20' WA TER MAIN ESMT. END O O w co III Ln J17 I ,316 I o 20' WA TER 20' 5,r MAIN ESMT. DRN. ESMT. — STV S 532341" E 135.00' IL574!—N 35 J6'19 " E 39.00' * * PRIVATE STREET, PRI VA TEL Y OWNED, PR/VA TEL Y MAINTAINED. 5' 30 0 15 30 I.. I 1.._ 30' SHEET 9 OF 12 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE EIGHT SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA TH OF u BRADLEY T. RIGGLEMAN No. 2216 JAN 05 2006 lq� SUR VO4. V:\project\_2003\03032\Surv\Cadfiies\Sec8\SEC 8 PLATS\3032FSP8-10.dwg, 12/29/2005 12:40:38 PM WAY ER OAS urE or NT golclocE TR ORO me ��� 20' STY SN S 817819' W ORN. ESMT. 42..75' SN-S 48Y901' W 76.5X N 48'49'01 " E _ _ 78.00' _SN-N 025274" E - — 117.86' (TOTAL) ; SEE SHEET 5 OF 12 FOR MORE INFORMA 1701V • 20' SAN. SEW. ESMT. 01 /5 SPA(LOT /1E) N 6955 J9 " E i 4.3.2J' 59'(CL 1/0 355 0 __N 47•08.35" E 78.00� 2, 964 SF o I I 20. TO CL , ul 20' WA TER C , _ MAIN ESMT. kc , 2, 964 5F �0 I ° IJO ti 354 ti I I ti ' p 2,,184 SF � I �, I ,f' 129 357 ti 2,,184 SF o I I 353 I or 06 I 128 ^1 -� 0 2,,194 SF- 127-- O �: o;� 358 ti �°0 2,184 SF oI°o 352 ,126 o 0 2,184 sF o o O Vi ,y 125 I b I I Ii!-S 4 1' 25 25 E 359 w o ti 3 51 ti I 2, 964 SF o I 124 ° o° 2,,184 5F o° ' 12.E O S 47'08'J5 W -- 78.00_ �-) 350 Z 00 Ia 2,,184 SF 1 121 ►�, : o ti I 349 119 ° I I R I o 348 ' 2,964 SF 0 ,f 117 °O M-p T H . . SEE kHEET » Of -;NE 30 0 15 30 S 48749 01 " W 78.00_ 4 (riE) -- 1"= 30' 5 �04 49 b0" W I * * PRIVA TE STREET, PRIVA TEL Y 8.65' CUR l/E TABLE OWNED, PRIVATE\_ Y MAINTAINED. �Q' UR V RAD/US . " �7-64- TNGEN T CHORD BEARING 4 0 8 DEL TA 74.32 84927.180N122" W 2 DATE: DECEMBER 29, 2005 SHEET 10 OF 12 FINAL SUBDIVISION PLAT ' pTH OF Dr BC Consnitants Planners . Ebji- W neers .Surveyors A K E L A N D MANOR R Landscape A arty 43 West Jubal Early Drive ve PHASE EIGHT U BRADLEY T. RIGGLEMAN Y Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) NO. 2216 www.bcconsultants.com JAN 0 -5 2,0064 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA O CO GJ N 75'17:79" E -- 78.00_ o `�---- ---� o 360' 2,9645F o I \ ; O 1 118 O , "E 361 ti 2,,184 SFIN 41 o I O , \, tv 2,,184 SF o ►v 4 8 ,,- \ I 1 114 O ID 345 4 -- ( ) ^i 0 20 O o m I . r N 74 26 41 " E 78. 00' I Cn Cn 0 2, 964 SF o 0 -- -- -- -- I m ; (nE� 1 112 I Z 20' WATER m N 153�19" w , MAIN ESMT. 5.88' ' 347 s-75'17;39" w 78.00' I0 2, 964 SF o I I IZ S81:�6'19'?y (1, o .I 111 I R1 7-9 0,3' 8.6/ --' cn 98 57 346 2,194 SF v: I O 109 I A/ A /' C-/ A A/ /1 A d A A/ /1 L) 346 L_ / VL/ ,V —I/ V = w w: ' 2,184 SF ' ^.. /A1107 20' SAN. o o ti 344 ,0 2,184 SF Z.,SEW. -Syr pow ' O 1 105 � y� S 7426'41 -- -- -- -- Co40.00' o 343 w a r\ Io 2,184 SF o P fGmw0CMG ZQ"'E �Z ; 10.E b * * PRI VA TE STREET, PRI VA TEL Y 3 42 w o OWNED, PRIVA TEL Y MAINTAINED. I O 6; SF 00 O 30 0 15 30 1"= 30' s 7476 41 " w 78.00' CURVE TABLE SEE SHEET 5 OF 12 FOR MORE INFORMA AON UR VfjRADIUS LENGTH TANGEw CHORD BEARING DEL TA 1 4 1 180.00' 85. 77' 43. 72 ' 84.96 ' N 29 72 22 " W 2778 07 DATE: DECEMBER 29, 2005 BC Consultunts Planners . Engineers. Surveyors Landscape Architects 43 hest Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1674 (Fax) www.bcconsultants.com SHEET 11 OF 12 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE EIGHT SHAWNgE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA TH OF _ 1 BRADLEY T. RIGGLEMAN a No. 2216 tJAN 0 5 2004 ��o irv\r'arifilPc\CPrR\SFC R PLATS\3032FSP8-12.dwg, 12/29/2005 12:44:20 PM 74 11X, OPEN SPACE 200 0 100 200 400 PARCEL 6' 75 WA KEL A ND MANOR 76 / FUTURE PHASE NINE 1"= 200' 78 \ 77 N/F PROPERTY OF 87 pR�VC CENTEX HOMES /NST. ,f 050012853 86 \ ?'85 84 V 0 79 WA KEL A ND MA NOR FU TURE PHASE TEN 80 i 92 83 WAKELAND MANOR PHASE THREE 81 INST. 04D01708 �? 93 94 °\a� o ss �� QP�� �G ��jf 96 98 97 \Q P�\P �'y J 190 Z O 191 c \ TOa 192 18 p V1 194 pa 195 �O , �1� °0 °O 1 'ENE G� Q' O 11 V h� 2 JCL E 196 29 I') OAKS�� A,1.97 ��1 198 / Q� Q'O�Op `� ^ 4WAKELAND MANOR 199 ^_PHASE FIVE 200 ,INS'T . f 050005082 201 2 1 20.3 s N \� o�/c�\3 3 Qp�G�heP's� s C�y� e� pOp �y-s'c�k9\ -36 363 346 \ v �* �� 211 DO 45 �E <210 � 232 \ , ous \ \�<�� \A \p� � CARN LANE 209 \ / 213 \ E WAKELAND MANOR 231 �2 O - = \ 207•, 2oa PHASE SI 214 INST ,¢' 050010422 E TALAMORE 206 " LAN -- --- --T� 205 \ 216 OWENS PARCEL F' 1 204 — — 217 22� ' _ 221 220, _ I NOTES: -- 218 21s '\ 1 /) DENOTES CONSERVATION EASEMENT AREAS TO SE RECORDED BY SEPARATE INSTRUMENT. 2) RIPARIAN BUFFER DELINEATED IN APPROXIMATE LOCATION AS SHOWN ON THE SUED/VISION DESIGN PLAN AS APPROVED SY THE DEPARTMENT OF PLANNING AND DEVELOPMENT ON SEPTEMBER 19, 2005. DATE: DECEMBER 29, 2005 SHEET 12 OF 12 FINAL SUBDIVISION PLAT ; , ��'yTH OF yj BC Consultegnts WAKELAND MANOR Planners • Engineers . Surveyors v BRADLEY T. RIGGLEMAN P;, Landscape Architects 43 West Jubal Early Drive PHASE EIGHT No. 2216 Winchester, VA 22601 JACJ Q 2UU� (540) 665-0475 (540) 665-1874 (Fax) V www.bcconsultants.com 0 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA OJOJ2.12-21 AA CD CD N VIRGINIA. FREDERICK COUNTY. SCT. is instrument of writing was produced to the on n . 0 o, aoob ax s 9 a .,n, 1 kith oertide:ate of acknowledgement thereto annexed was a 'ttod to rmord. T iraposed by Scx- 58.1-802 of S4 fl , aad 58.1-801 have been bald, if assessable 4,e» It'4le?O-V , Clerk JA N 1 3 2006 COMMONWEALTH of VIRCjINIA DEPARTMENT OF TRANSPORTATION 14031 OLD VALLEY PIKE GREGORYA. WHIRLEY EDINBURG, VA 22824 ACTING COMMONWEALTH TRANSPORTATION COMMISSIONER January 11, 2006 Mr. Bradley T. Riggleman, L.S. C/O BC Consultants 43 West Juba! Early Drive Winchester, VA 22601 Ref: Wakeland Manor - Phase Eight Off Route 756, Macedonia Church Road & Route 642, Tasker Road Frederick County Dear Brad: A VDOT review has been completed on the final plat dated December 29, 2005 for the referenced project. The plat appears to reflect the information shown on the approved project plans and is therefore approved by this letter. The application for subdivision of this property appears to have significant measurable impact on Route 642, Tasker Road, the VDOT facility which would provide access to the property. This section of street is currently not in the State's Secondary Road System. All entrance design and drainage features must meet State requirements if the street is to be eligible for acceptance. A complete set of construction plans will be required for review. We are returning five (5) signed copies of the plat to your office, one copy is being retained for our work file. Please provide one copy of the plat of dedication fully signed and recorded at the appropriate County Clerk's Office prior to the issuance of any land use permit from VDOT. If there are any questions, please feel free to call. Sincerel MITI � Barry J. Sweitzer, Trans. Roadway Engineer For: Lloyd A. Ingram, Transportation Engineer BJS/rf Enclosures xc: Mr. Bob Hawkins, Mr. Mark Cheran VirginiaDOT.org WE KEEP VIRGINIA MOVING 540/ 665-5651 FAX: 540/665-6395 Januaryl8, 2006 Mr. Bradley T. Riggleman BC Consultants 43 West Juba] Early Drive Winchester, VA 22601 RE: Final Plats-Wakeland Manor Phase 8 Dear Brad: This letter is to confirm that the Final Plats for Wakeland Manor Phase 7 have been approved. This phase calls for fifty (50) single family detached urban lots. Please return a copy of the recorded plats to this office. If you have any questions, please feel free to call. Sincerely, Mark R. Cheran Zoning and Subdivision Administrator MRC/bad cc: Centex Homes, 3684 Centerview Dr., Ste. 100, Chantilly, VA 20151 Gene Fisher, Shawnee Magisterial District Supervisor June Wilmot, Shawnee Magisterial District Commissioner Robert A. Morris, Shawnee Magisterial District Commissioner Jane Anderson, Real Estate 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 5401665-6395 January18, 2006 Mr. Bradley T. Riggleman BC Consultants 43 West Jubal Early Drive Winchester, VA 22601 RE: Final Plats-Wakeland Manor Warrior Drive (North Portion) Dear Brad: This letter is to confirm that the Final Plats for Wakeland Manor Warrior Drive (North Portion) have been approved. These plats show dedications and easements. Please return a copy of the recorded plats to this office. If you have any questions, please feel free to call. Sincerely, Mark R. Cheran �-- Zoning and Subdivision Administrator MRC/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 I October 17, 2005 BC Consultants Attention: Bradley T. Riggleman 43 W. Jubal Early Drive Winchester, Virginia 22601 RE: Wakeland, Phase 8 Final Plats; 0 Review Dear Mr. Riggleman: of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 I have had the opportunity to review the Final Plats for Wake]and, Phase 8, received by our office on October 11, 2005. I offer the following comments: 1. On Sheets 4 and 5 of 11, please reflect the approved Subdivision Design Plan more accurately in regards to the numerous buffers and easements within Parcel K. 2. On Sheet 8 of 11, the approved SDP has Lot 326 at 2,928 SF, but the Final Plats indicate 2,940 SF. Please explain. 3. On Sheets 10 and 11 of 11, please insert a 20' FC BRL on all lots. I am returning the preliminary copy of the final plats to make the necessary revisions. Before the final plats are officially approved by this office, the approval signatures of the Frederick County Sanitation Authority and the Virginia Department of Transportation must be provided on the revised final plats. An appropriate guarantee will also be required prior to final plat approval. If you have any questions, please feel free to call. Sincerely, Bernard S. Suchicital Planner I BSS/bad Attachment 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 BC Consultants Planners - Engineers - Surveyors • Landscape Architects TRANSMITTAL Date: October 05, 2005 Project Name To: Frederick Co. -Dept. of Planning & Development BC Project #: 107 North Kent Street Suite 202 Winchester, VA 22601-5039 (540)665-5651 Via: Attn: Mr. Bernard S. Suchicital Purpose: Wakeland Manor, Phase Eight 03032.82 Mail or- 11 ,1W 41ell" led Review and Comment Copies Description 2 Wakeland Manor Phase Eight (Townhouse) plats for your initial review and comments. Remarks: For initial review. VDOT may not want to sign off on the phase eight plats since they do not contain public Copy To: Received By: Date: streets. I am awaiting comments from them. Phase Seven has been approved by your office and is awaiting bond posting by Centex. Warrior Drive North plat is in your office for review. Both are to be recorded before Phase Eight. Please call if you have any questions or concerns. I would like to address any comments you may have on the Warrior Drive North plats as soon as possible. From: Brad T. Riggleman L.S. The BC Consultants, Inc 43 West Jubal Early Drive, Winchester, VA 22601 (540)665-0475 (540) 665-1874 (Fax) www.bccon.com V:\Project\_2003\03032\Surv\C_ `1es\Sec 8\SEC 8 PLATS\3032FSP801.dwr. ' 0/6/2005 11:44:26 AM WC/N/TY MAP SCALE- 1 "=2000' APPROVED BY "X FREDER/CK COUNTY SAN/TAT/ON AUTHOR/TY DATF FREDER/CK COUNTY SUED/V/S/ON ADM/N/STRA TOR DATE I� VA. DEFT OF TRAIVSPORTA T/ON DA 7F OWNER'S CONSENT THE PLAT771VG OF THE PROPERTY SHOWN HEREON FOR THE PURPOSE OF A SUEDIWS/ON /S MADE WITH THE FREE CONSENT, AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNER(5), PROPRIETORS, AND 7RU57FE5 /F ANY. FOR- CENTEX HOMES DA 7F STA 7E OF COUNTY OF TO WIT /, A NOTARY PUBLIC /N AND FOR THE COUNTY AND STA7F AFORESAID, DO HEREBY CER77FY THAT --- —__ , WHOSE NAME(S) ARE SIGNED TO THE FOREGOING WRI77NG DA 7FD _______ _— ___— HA VE PERSONALL Y APPEARED BEFORE ME, /N MY COUNTY AFORESAID, AND ACKNOWLEDGED THE SAME. G/VEN UNDER MY HAND THIS NOTARY PUBLIC MY COMM/SS/ON EXPIRES DAY OF , 2004. NOTES 1. EX7ER/OR BOUNDARY DEL/NEA 7ED HEREON /S FROM A BOUNDARY SURVEY PERFORMED BY BC CONSUL TANT5, DA 7FD DECEMBER 5, 200J 2. FL000 NOTE- ZONE C', COMMUNITY NO.- 51006—� PANEL: 0200 B, DA7F• 7-17-78 ,j THE PROPERTY DEL/NEA TAED HEREON /S SHOWN ON FREDER/CK COUNTY TAX MAP 75, PARCELS 100 & 101, AND ARE ZONED RP. 4. ALL LOTS ARE SINGLE FA MIL Y ATTACHED —URBAN. 5. BUILDING RE5TR/C770N LINES ARE 20' FROM THE FACE OF CURB ON PR/VA7F SIREET5 AND J5' FROM PUBLIC STREET RIGHT —OF —WA YS. BRL S /DEN77F/ED THUS (BRL) ARE CREA 7FD BY A U77L/TY EASEMENT THA T /S MORE RES7R/C77VE THAN THE MIN/MUM ZONING SETBACK REOU/REMENT, AND W/LL REVERT TO THE BRL ESTABL/SHED BY ZONING OF THE PROPERTY /F THE EASEMENT /S VA CA 7FD OR OU/TCLA/MED, OR /F WR/17EN PERM/SS/ON /S OBTAINED FROM THE U77L/TY COMPANY ALLOWING ENCROACHMENT INTO THE EASEMENT. 6 JO' SU/LDING (SIDE) AND 50' BUILDING (REAR) SEPARA77ON RES7R/C77ONS APPL Y AS PER THE SUEDIW5101V DESIGN PLAN FOR WAKELAND MANOR, PHASE EIGHT AS APPROVED ON SEPTSUSER 19, 2005 BY THE DEPARTMENT OF PLANNING AND DEVELOPMENT. DATE: SEPTEMBER 26, 2005 SHEET 1 OF 11 Z,TH OF FINAL SUBDIVISION PLAT BC Consultants' WAKELAND MANOR Runners . 6nvinee" . Surveyors Landscape Architects PHASE EIGHT U BRADLEY T. RIGGLEI�AN 43 Nest ]ubal Early Drive No. 2216 Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.beconsultants.com ` SHAWNEE MAGISTERIAL DISTRICT �VD .cat 4 FREDERICK COUNTY, VIRGINIA V:\ProjectL2003\03032\Surv\C;--'�les\Sec 8\SEC 8 PIATS\3032FSP802.dwo ' 0/6/2005 11:43:14 AM SUR VE-YOR S CERT/F/CA TE /, BRADLEY T. R/GGYEMAN, A DUL Y LICENSED LAND SURVEYOR /N 7HE CVMN6WH£AL TH OF NRUN/A, DO HEREBY CER77FY THAT / HAVE CAREFULL Y SURVEYED THE PROPERTY DE7.INEA7ED BY THIS PLAT, AND THAT /T IS CGWRECT 76 THE BEST OIL MY KNOIKEDGE AND BELIEF,• THAT /T IS A PC1R77CYV Ole THE SAME PROPERTY COWVEYED 70 CEN7FX HGII a A NEVADA GENERAL PARTNERSHIP, BY DEED DA7ED WNE 1.1 2005 FRO/ 7HE WAKELAND MANOR LAND TRUST, AND RE-CCRDEO /N INSTRUMENT NUMBER 050012853 AMONG THE LAND RECORDS CF FREDERIff COUNTY, WRGYN/A. / FURTHER GER77FY 7HAT 7HE 107S ARE PROIPERL Y AND ACCURA7EL Y DESCR/BED AND THAT ALL PROPERTY CORNERS WLL BE SET. BRADLEY T. RIGa"AN DAX PHASE 8 AREA TABULA T/ON NUMBER OF L 0TS = 50 LOT AREA PHASE 8 121,626 SF OR 2.79216 ACRES OPEN SPACE AREA: PHASE 8 467,720 SF OR 10. 7144J ACRES (PARCEL K) TOTAL PHASE 8 588,3475F OR 13 50658 ACRES A VERAGE LOT AREA = 2, 412 SF DENS/TY = 3.70 UNITS/AC TOTAL AREA TABULA T/ON PHASES 1 7HR000H 8 & WARRIOR DR/1C (NAR7H & SOU7H) NUMBER OF L 0TS= 395 TOTAL LOT AREA . . . . . . . . . . . . . . . . . . . . . .102.41980 ACRES TOTAL DEDICATED 57REET AREA . . . . . . . . . . . . . . . 35.26315 ACRES TOTAL OPEN SPACE AREA . . . . . . . . . . . . . . . . . .47.1246J ACRES PARCEL NOT DED/CA TED TO OPEN SPACE PARCEL "G" PHASE S/X. . . . . . . . . . . . . . . . . . . .0.02767 ACRES RESIDUAL AREA . . . . . . . . . . . . . . . . . . . . . . . 100.34363 ACRES TOTAL SITE AREA 285..17887 ACRES OB= DEED BOOK PG= PAGE PL= PROPERTY LINE BNDY= BOUNDARY ROW= RIGHT —OF —WA Y IRS= IRON PIPE SET •= 3/4" IRON PIPE TO BE SET LEGEND EX= EXIS7NG ESMT= EASEMENT 57Y= STORM DRN= DRAIN SAN= SANITARY SEW= SEWER 50= SIGHT D/STANCE FCSA= FREDERICK COUNTY SAN/TARY AUTHORITY BRL= BUILDING RES7RIC77ON LINE F1 DENOTES C/L OF 24' INGRESS/EGRESS ESMT. PR/VA TF STREET, PR/VA 7FL Y OWNED AND MAINTAINED. DENOTES PAVED AREAS OF PR/VAIF STREETS TOTAL AREA TABULA 77ON BASED ON THE FOLLOWING WAKELAND MANOR RECORDA 77ONS AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGIN/A. PHASE ONE DB 756 PG 482 PHASE 7WO INSTRUMENT NO. 0JO026748 PHASE THREE INSTRUMENT NO. 040017089 PHASE FOUR INSTRUMENT NO. 040017090 PHASE FIVE INSTRUMENT NO. 050005082 PHASE SIX INSTRUMENT NO. 050010422 PHASE SEVEN INSIRUMENT NO. 0500 COMMUNITY CEN7FR INSTRUMENT NO. 040020906 WARRIOR DRIVE (SOUTH) INSTRUMENT NO. 050001191 WARRIOR DRIVE (NORTY) INSTRUMENT NO. 0500 DATE: SEPTEMBER 26, 2005 BC Consultants planners . EzVioeers . Skuwyers Landscape Architects 43 West Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.becon.com SHEET 2 OF 11 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE EIGHT v BRADLEY T. RIGGLEMAN a No. 2216 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA V:\Project\ 2003\03032\Surv\Ca '-•'es\Sec 8\SEC 8 PIATS\3032FSP803.dwg-1/6/2005 11:42:24 AM 74 OPEN SPACE PARCEL B' 75 76 78 87 DRY 86 85 84 V ' 7/ � O / � O WAKELAND MANOR / FI J T//RF PHA -SF ,V/iVF N/F / PROPERTY OF CENTEX HOMES /NST. Z 05001285J G PA p 95 'ADZ .... �................................... . :::::.: ................ ........... �.: 98 \� ::.. ........................ .u� . ::: _ ::!t} ' • - - :::.........::. • : " : ' ` .::.::: •:.. ;:: :... Imo._::.. z u `�/ 189 ° a 27 P �� x.: 188 0 :::::::::: :':.In U,:..:::.:: z i 186 �'• 185 WAKELAND MANOR FUTURE PHASE TEN 190 1� 192 193 195 28 OQ. ,19 \ pG\ - N '� f84 tA PRE ti G I_ 29 P �3►Ob0 �. 1 �A r OQ vy0 WAKELAND MANOR P _ 0 - 1 1J� - .................. .... ... :.. J_ � �' . �................................................ _PHASE FIVE 3► 'V :::::'.:� ,� oo a VNST. 4 050005082 b h Y :.. h +� L= :::::::::: :::: :::: V Q.A.► 9 :.".... it `�(j �f�` a 211 212 i ARNOUST/E _4 �� ,•: LANE 209 , 21.J 2 1 1 ::.....::":� / Z- WAKELAND MANORON N ►•� SI 214 207, _ 2O8NSrHA'SE 0500f0422 I 198 ' F i 1� Zoe 203 233 2,J2 231 LANE - TALAMORE _ _ _ 206 \ \ /y a NS PARCEL "C" PARCEL "F" 204 205 216 % 217 e 220 221 y 218 219 I 200 0 100 200 400 1"= 200' DATE: SEPTEMBER 26, 2005 BC Consultants planners . Awmeers • Surrem" Landscape Architects 43 heat Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultants.com SHEET 3 OF 11 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE EIGHT �� "T11 OF r �P u BRADLEY T. RIGGLEMAN a No. 2216 .q4h �4 0 — SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 03032.12-21 AA V:\Project\_2003\03032\Surv\Ca �s\Sec 8\SEC 8 PLATS\3032FSP804.dwg -1/6/2005 11:41:44 AM 0 S 5373'41� 5510.16 I I � I I o � �'''� A 11 � � �� �.N ,�✓' EX. 20' SAN. u SEW. ESUT. 4 m = I SOB 686 PG 748 PARCEL 'K' Q = AAEN SPACE Q N 468,720 JW LINE L1 L2 L3 L4 L5 L6 L7 L16 L17 L18 II (10.7144.J AC.) J o� EX. 20' STM. DRN. ESMT. t INST. ,f II To Be Recorded EX. 20' .STi1/. 50 I I DRN. ESUT. INS , j' J 1050002741 rn- zN MATCH LINE ,SEE -WirT 5 Of- 11 L/NE TABLE LENG7H BEARING 11.7 00 S0873'41 E 107.17 S81:J619'W 9.57 536:J619 W 18.28(TOTAL) S81:J619 W 57.24 NW 23'41 'W 159.05 S36:J6'19 W 10.90 N81:J619 E 124.29 N5373'411W FJ4pze� 341 I ' 340 I QUINTON OAKS —1 CIRCLE * * L 339 338 33A -- L16 co <n 336 _ 33�591 3ft31 I r-II--� R=104. 00' L=16-T 36' I� •a C! ?,. #4o 04 �00 � o�iiaroa o�`ara cie�csE iNN D S 5323'41 " E 285.11 ' 100 0 50 100 200 1"= 100' * PRIM 7F SNEE T, PRIM 7R Y OWNED & MAINTAINED. CURVF RADIUS LENGTH TANGENT I CNORD I BEARING DEL TA CUR!/E TABLE 1 1414.00' 259.1.J' 129.9.J' 1 258.76' S .JIV4',J5' W 10:J0'00' 2 104.00' 163.36' 104.00' 1 147.08' 1 S 36:36'19" W 1 893.059' DATE: SEPTEMBER 26, 2005 SHEET 4 OF 11 tiTH OF FINAL SUBDIVISION PLAT BC Consultants' WA K ELA N D MANOR PHASE EIGHT off'¢► BRADLEY T. RIGGLEMAN 00, Planners - Avineers - su"eyors Landscape Mchitects 43 West Jubal Early Drive NO. 2216 Winchester, VA 22601 (540) 665-0475 (540) 665-1674 (Fax) www.bcconsultante.com SHAWNEE MAGISTERIAL DISTRICT '4D FREDERICK COUNTY, VIRGINIA V:\Project\_2003\03032\Surv\C7 "4es\Sec 8\SEC 8 PLATS\3032FSP805.dwo ' 0/6/2005 11:50:25 AM L/NE TABLES LINE LENGTH BEARING L/NE LENGTH BEARING L8 79.03 581:i619 W L38 78.00 S48 49'01 W L9 84.15 S15:iJ'19 E L39 244.00 N4170 59 "W L 10 40.00 574 26 41 "W L 40 78.00 S48 49'01 "W L 11 99.41 515:j3'19 "E L41 78.00 547 08'35 "W L 12 94.63 57720'39 "W L 42 132.00 5425125 "E L 13 144.40 N56*4626"E L 43 78.00 N4708'35 "E L 14 50.00 N3373:j4 W L44 132.00 S42 5125 "E L 15 61.01 556 46 26 "W L 45 78.00 S7577'39 "W L 33 18800 N15 :j3'19 WW L 46 132.00 514 42 21 "E L34 78.00 74 26'41 "W L47 78.00 57577'39 "W L 35 188.00 N15:j3'19 "W L48 132.00 514 42 21 "E L36 78.00 S7426'41 "W L52 186.61 5425125"E L37 244.00 1 N4170'59 "W L53 114.54 51533'19 "E MIME TABLE PR/VA TE STREET, PR/VA TEL Y OWNED, AND MAINTAINED. CURIE RADIUS LENGTH TANGENT CHORD BEARING DEL TA .j 1300.00' 37.69' 18.84' 37.68' N 26:j925" E 1:j9'39" 4 180. 00, 85. 77' 43. 72' 84. 96' 5 297222" E 2778'07" 100 0 50 100 200 I I 1"= 100' - - "v aioa i a�i s I ciicc PARCEL I � AAEN SPACE D-1 21� I I .SEE &YEET 4 OF 11 FOR ,��- NFORMA nGw S 5373'41 " E 285.11 ' z A--k4 V� hv� �C m sa,_sma■t,EN■■ (MATCH LINE EX. 20' STM. DRN ESMT. INST. Z To Be Recorded SAN N 16:X37" W PARCEL W h 2785' CPZW SPACE SEE S'/EET fo c- 11 466,720 Sr 7S (10.7144.3 AC.) \\Z I L¢ Co 1� U) L¢ �52 •• „� ��•. \ 4 : (0 o i CV9TIE Ica O� \� L ova ►� �;�'��s a L1 'StK - ' 3 L=37.69 AjI�`.10 SW - h 'S a 2.� o I Oa DRN. ESMT. S7M-N 5340'17" E •. !� '� �,�c 41.64 N EX. 20' STM. DRN. ESMT. INS'. ,1 050005082 EINSTO, SAN. SEW . 0 0500050 2SMT.� DATE: SEPTEMBER 26. 2 105 SHEET 5 OF 11 FINAL SUBDIVISION PLAT BC Consultants WAKELAND MANOR p/aonLe.. &ee.U. su."�,s PHASE EIGHT Leodscepe .L+c6itecty 43 'test Jubal Early Drive 'Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultante.com r L8 9 Y�j/ h� A jleu�'H v BRADLEY T. RIGGLEMAN a . No. 2216 le dt �4r1J �iUti� Y SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY. VIRGINIA V:\project\_2003\03032\Surv\0- '-Ies\Sec 8\SEC 8 PLATS\3032FSP806.dwr, '()/7/2005 9:44:23 AM PRIM W SNEEr, PRIM TEL Y OWNED, N,-o, PRI VA M Y MAINTAINED. 5 5323'41 " E 510 16' (TOT CUR VE TABLE FuRw RADIUS L--Now TANGENT CHORD REARING DEL M 2 104. 00' 163 J6' 104. 00' 147.08- S 3636'19" W 90 'OQq7" 5 250. 00' 727' -T.64' 727' S 52UW0140, — ,J'40" t4i — — E 20' SW DRN. Ewr 'At 0 20' WA TER MAIN ESMT. * * PRIVATE SMEETS, PRI M 7R Y OWNED, AND PRIM TEL Y MAINTAINED. 20' SAN. SEW Esm r OPEN SPACE PARCEL'K 466,720 SF (10. 71443 A C) TM-5 45*0446" E 156.59 1 S7M-,V 5574J20 N a -/V 5=41" W 147 M73-41- W I.' 6, 23.96 .4 .97 28. 00' N 81'. EX/SANG EASEMENTS DEL/NEA I TD HEREON Rrccmno IN INsImummr / 050002741 UNLESS 07H.-RWSE SHOW : 20' SAN. rw E'sm r F� Aj k'l Y 4 I 2 .J8.00 g8o (m) 314 2, 9J4 SF I 2,184 SF I 2,184 5F I 2,064 5F R( f 'wo 3 f 402 sr W4 e 4M � �o l I 124.2.9_j 28. 00' 20' f 'C SRI- &a .19; _T8. 00' 28.00 28. 00' J8. 00' MAN 7ER N 53-2J '41 W 132. 00' (TOTAL) t) v0,/O* MAIN ESVr 20' 57M. DRN. ESWM r b S7M-5 532J'41 Z' I35 00' C) A 20' SAN. C 30 0 7 15 31 SEE SHEET 7 OF 11 Ancw FAR MOIRE Nf oRm lot= 30' DATE: SEPTEMBER 26. 2005 SHEET 6 OF 11 Uj Uj V) BC Consultants Planners - LViaeem - SkinveMm Landscape Architects 43 West Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) I www.bcconsultants.com FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE EIGHT SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA of 5 BRADLEY To RIGGLEMAN ;P' S U RV $0.1:; V:\nmiect\ 2003\03032\Surv\Ca`' 'is\Sec 8\SEC 8 PLATS\3032FSP807.dwg, .'1/7/2005 9:45:02 AM 20' STM. SEE SHEET 6 OIL 11 DRN. ESMT. FOR MORE INFORMA AAN S7M—S 5J2J'fl"E 1J500' `� 1 20.00T — 30 0 15 30 S 5323_41 " E 78.00' ' / 1"= 30' S SHEET 8 OF 11 .� �1 1� �/ rF MARE INFARMA AAN 1% W � M o ; V ` ,o 1 �` ,en 15.25' • -- -- " -- __ (TIE) \ o' :II :I o oho o h TWO 0 A/A /f'C-/ A A /!1 A d A A //1L) N /—I / \ L- L _/—I / v LJ / V//—I / v l/ / { A W 1 � Cq LLI Q� N �� O h A� aLLI N 1 CO Q Zf: Io �IW� / A ._. 1 car-.1 -- --" -- " ----� a Ar [ •:: 20.10 rr: O N IN (TIE) \ / 5.J2,J4I " W 78.00' 15.25' -„ — N 5J:?J 41 W * * PR/VA TE STREET, PR/VA TEL Y 129. 00 (TOTAL) OWNED, PR/VA IFL Y MAINTAINED. * EX/SANG EASEMENTS DEL/NEA IFD / 2 p' S To' HEREON RECORDED /N INSTRUMENT SHOWN. / EX SEw Ei SEX. 20' SAN. /f` 050005082 UNLESS OTHERWISE SEW. ESMT. I--,' INGRESS/ I I *K EX. 20' WATER / — — — — — _EGRESS ESMT L MAIN ESMT. Q �Op Op Q X S (C Q R(C§, Z( PRIVATE STREET) DATE: SEPTEMBER 26, 2005 SHEET 7 OF 11 BC Consultants Planners • AVrneers . Surveyors Landscape Architects 43 Meet Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 885-1874 (Fax) www.bcconsultants.com tiTx OF Y FINAL SUBDIVISION PLATrcuSBRADLEY rp WA K E LA N D MANOR T. RIGGLEMAN PHASE EIGHT No. 2216 SHAWNEE MAGISTERIAL DISTRICT t`�1'D SO4 FREDERICK COUNTY, VIRGINIA VApro]ectL2003\03032\Surv\C- ' Iles\Sec 8\SEC 8 PLATS\3032FSP808.dwr '0/7/2005 9:46:44 AM �c �c PR/VA TE STREET, PR/VA TEL Y 114- OWNED, PR/VA 7FL Y MAINTAINED. 1 20' WATER MAIN ESMT. 0 SEE SHEET S 53'23'41 " E 78.00' I� M20 I 10, -- -- --- o CIO CV I co I o 20' SAN. ^ O O CO d j :'' `' ' •: SEW. ESMT. �+ ' ni I Q W , Q -1 -- -- '-- -- I O tz Izi `t• ni p tV I w Lu Q co a- 00 cm N M 04 CO N 5-r2341 " W 78. 00' -- h Q u)� N 32 '41 W 129 00'1(TOTAL) 20 FC 8RL S .3¢1 :36'19" W 9.57' I N 53'23'41 " W 8 .31 ' 1 1 DATE: SEPTEMBER 26, 2005 N 537,3 41 " W 57.24' EX. 20' SAN. SEW. ESMT. — V0N7TON OAKS C0N(CL.EX. 20' WA7FR (PRIVATE STREET) MAIN ESMT. EXIS77NG EASEMEWS DEL/NEA 7FD HEREON RECORDED IN INSTRUMENT,# 050005082 UNLESS oTHERWISE SHOWN SHEET 8 OF 11 FINAL SUBDIVISION PLAT BC Consultants WAKELAND MANOR Planners . AWieeers, . Surveyors Landscape AEarly Drive PHASE EIGHT 43 West Jabal Early Drive Winchester, VA 22601 (540) 885-0475 (540) 885-1874 (Fax) www.beconsultants.com SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY. VIRGINIA OF L r v BRADLEY T. RIGGLEMAN 0- No. 2216 V:\project\_2003\03032\Surv\C '-,les\Sec 8\SEC 8 PLATS\3032FSP809.dwr ' 0/7/2005 9:47:41 AM * PRIVATE STREET, PRIVATEL Y OWNED, PR/VA7EL Y MAINTAINED. 20' SW DRN. ESMT. 77E= 0..30' L Q 1 S 5.32.E41 " E 78.00' W �F. oo' o To- L- a^II 0 M ;O 0 N (� M hl Mco °' to I--- I - J w� °I° CO ., ,. a° �- C0o N 3 ;el -- -- -- -- M Qil I" M (oCOi M II eu I °O tooco co N 5.32J41 " W 78.00' N J63619" E (77E� 10. J6' -- -333 -- -- I I SEE SHEET 8 AF 11 �. FOR MORE INFORMA 770V I DATE: SEPTEMBER 26, 2005 BC Consultants planners . Lwmeem . Su wevors Landscape Architects 43 West Jubal Early Drive Winchester, VA 22601 (540) 885-0475 (540) 885-1874 (Fax) www.bcconsultants.com 20' WATER MAIN ESMT. END 20' SAN. SEW. ESMT. OPEN SPACE PARCEL 'K' 466,720 SF 10 •�; I ;. ::.;.;.;.;.:•: SW—S 45t7446' E 20 STA/. i .; .•.•. 56.59' DRN. ESA/T. 9.3 05' =CL—N 5,32341 —N_ 5. 32341" W UINTON OAKS J C BRL 16 1471 I I 20' WA 7ER 20' S7 MAIN ESNT. DRN. ES S7M—S 5323'41 " E 135. 00' _ 318 S7M--N 3636119" E .T9.00' PRIVA 7F STREET, PRIVA 7FL Y OWNED, PRIVA7EL Y MAINTAINED. 30 0 15 30 NEED lot= 30' SHEET 9 OF 11 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE EIGHT u BRADLEY T. RIGGLEMAN ;0' No. 2216 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA V:\projectL2003\03032\Surv\C,ilKiles\Sec 8\SEC 8 PLATS\303ZF5P81U-d U///ZUUS `J:1/:Id AM pWAY 8oI R pul`F XXX FFICIEN 05XX� /DRY. ESMT. S7U-S 48W I. N 48'49101 " E S7M--N 02W'14' E 127.85' (WAU 355 I o 2,964 SF Im 354 2,184 SF Io,OV 129 I 353 2 0 184 Sf � �- 1127 352 2,,1845i o, o /125 351 a�lo 2,1845F 12J o� 350 2,,18451 I 1 121 �~ 349 2,,184 5f Iw 348 Q 2,96451 p 1 117 5 4849101 " W CUR VE- SEE SHEET 5 AF 11 FOR MARE /NFARMA AOYV 30 i 716.T. rrtr vrf is TABLE OWNED, PR/VA ZEL Y MAINTAINED. �URVEJ RADIUS I LENGTH I TANGENT I CHORD I BEARING I DEL TA 4 1 180. 00' 1 85. 77' 1 43. 72' 1 84. 96' 1 N 29 72 22" W 1 2778'07" DATE: SEPTEMBER 26, 2005 BC Consultants Planners . Egvineers - Surveyors Landscape Architects 43 hest Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1674 (Fax) www.bcconsultants.com SHEET 10 OF 11 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE EIGHT SHAWNgE MAGISTERIAL DISTRICT FREDERICK COUNTY. VIRGINIA i'YH GF L l v BRADLEY T. RIGGLEMAN a No. 2216 : \p roj ectL2003\03 032\Su 8\5LU d NLA15\JUJZ1-ZArull.aw- -u///Z-VVD 7:cv:iY m'-' A �\ SEA \ NE r SLn1` 4 s o449av' w �, 665' N 74 26'41 " E 78.00' 20'1WA7ER t 347 MAI ESMr. 1 2,964 SF 00 I / 111 1 I O I L L1I 346 QNO ' °I 0 2,184 SF o I c>: I#f 109 345 ti I 2,184 SF w o 107 w I 344 ��- �• .I N 75'17',39" E 78.00' 360 ' 2, 964 SF 0 1 0l t O 1 118 1 O, 361 ti'� 1 i l 2,,184 SF o I ti 362 ti , 2,,184 SF o w I4 c ;w 363 E w� 0 2,954 SF o I (nE)1112 �I 111 � ' N 15;iJY9 W ' ,'88_ S 75-17;39" W 78.00' Z S8117 ( ) S 36a6'19" 2,85.S�OTgL •v :- rv_7 II :� '� � � ter`, � -, .► -, IIA/A/fir-/ AA//-1 AAAA//1LJ '= Y Y /-1 / \ L_ L _/-1 / v L� / V//-I / v L / / r7r,.:C , / VC +— 20' SAN. SEW. ESMr. o,0 2,,184 SF " a' 4 105 0 „ „ � S 7426'41 W - 343 a ^ 0 2,184 SF o I ffffl e 0§f Q Q nNE s _ co I to 342 4 b * * PR/VATS S7REET, PRIVATEL Y N-4 n� 2 SF o y O o OWNED, PR/VA TEL Y MAINTAINED. 1 OO ' f 101 S 74 26'41 " W 78.00' SEE SHEET 5 OIL 11 FOIR MORE /NFORRMA nOW DATE: SEPTEMBER 26, 2005 CUR VE TABLE 15'URVEJ RADIUS - I LENGTH I TANGENT CHORD I BEAR/NG I DEL TA 4 1 180. 00' 1 85. 77' 1 4.3. 72' 84. 96' 1 N 29 12 22- W 1 27'18 07- BC Consultants Planners . 6/glneers . Surveyors Landscape Architects 43 hest Jubal Early Drive Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bcconsultants.com SHEET 11 OF 11 FINAL SUBDIVISION PLAT WAKELAND MANOR PHASE EIGHT SHAWNgE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA l 5 BRADLEY T. RIGGLEMAN 9 go I f r 71 WUNTY V� ©Lk DERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 September 19, 2005 BC Consultants Attention: Michael R. Tucker 43 W. Jubal Early Drive Winchester, Virginia 22601 RE: Wakeland Manor, Phase 8 - Subdivision Design Plan Dear Mr. Tucker: This letter is to confirm that the Subdivision Design Plan for Wakeland Manor, Phase 8, received by our office on August 5, 2005, has been approved. Enclosed are three (3) full sets of plans for your records and distribution. If you have any questions or concerns, please feel free to contact me at (540) 665-5651. Sincerely, Bernard S. Suchicital Planner I Attachment BSS/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 BC Consultants Planners - Engineers - Surveyors • Landscape Architects AUG 5 2005 TRANSMITTAL Date: August 04, 2005 Project Name: To: Frederick Co. -Dept. of Planning & Development BC Project #: 107 North Kent Street Suite 202 Winchester, VA 22601-5039 Wakeland Manor, Phase Eight 03032.82 (540) 665-5651 Via: Hand Attn: Mr. Bernard S. Suchicital Purpose: Distribution Copies Description 5 Full sets of subdivision plan for approval and distribution. Remarks: Copy To: From: Kevin A. Seward P.E. Received By: Date: The BC Consultants, Inc 43 West Jubal Early Drive, Winchester, VA 22601 (540)665-0475 (540) 665-1874 (Fax) www.bccon.com Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 August 3, 2005 BC Consultants Attention: Michael R. Tucker 43 W. Jubal Early Drive Winchester, Virginia 22601 RE: Wakeland Manor, Phase 8 - Subdivision Design Plan Dear Mr. Tucker: I have had the opportunity to review the revised Subdivision Design Plan (SDP) for Wakeland Manor, Phase 8, received by this department on March 8, 2005. This plan is approvable. Please provide us with a minimum of five full sets of plans, signed by the owner and engineer, for approval and distribution. In addition to the five full sets of plans, include any additional cover sheets as needed. Sincerely, Bernard S. Suchicital Planner I cc: Stephen Plescoe, PE, Centex Homes, 14121 Parke Long Ct., Ste. 201, Chantilly, VA 20151 BSS/bad 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 BC Consultants J U L 2 g 2005 Planners - Engineers - Surveyors - Landscape Architects TRANSMITTAL Date: July 28, 2005 Project Name: To: Frederick Co. -Dept. of Planning & Development BC Project #: 107 North Kent Street Suite 202 Winchester, VA 22601-5039 Via: Attn: Mr. Bernard S. Suchicital Purpose: Copies Description 1 Approval Letters from Review Agencies Wakeland Manor, Phase Eight 03032.82 Hand As Requested Remarks: Copy To: From: Kevin A. Seward P.E. Received By: Date: The BC Consultants, Inc 43 West Jubal Early Drive, Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bccon.com 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 PackaEe 1. One set of approved comment sheets from the following agencies deemed necessary by the Department of Planning and Development staff along with any marked copies of the plan. Applicants should contact the Department of Planning and Development to determine which review agencies are relevant to their Subdivision Plan application. Virginia Department of Transportation Frederick County Sanitation Authority —� Frederick County Fire Marshal Department of Parks and Recreation Department of Public Works Department of Planning and Development —� Street Names Review 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 [Approval Letters from Review Agencies not checked will be provided prior to final approval.] 2. One copy of the Subdivision application. 3. The Application Review Fee (check made payable to "Frederick County Treasurer'). 4. One reproducible copy of the Subdivision (if required). Frederick County, Virginia Wakeland Manor, Phase 8 Suudivision Application Reauest for Subdivision Plan Comments Frederick County Sanitation Authority Mail to: Hand deliver to: Frederick County Sanitation Authority 315 Tasker Road Attn: Engineer Stephens City, Virginia P.O. Box 1877 (540) 868-1061 Winchester, Virginia 22604 Please fill out the information as accurately as possible in order to assist the Frederick County Sanitation Authority with their review. Please attach two (2) copies of the Subdivision Plan with this sheet. Applicant's Name: RC Cottsultattts Attn: Dennis Casbeer Address: 43 West Jubal Early Drive Winchester, VA 22601 Phone Number: 540-665-0475 Name of development and/or description of the request: Wakeland Manor Phase 8 — Development of 50 townhouse units with associated Drivate streets and utilities. Location of property: North of Macedonia Church Road, East of Warrior Drive extension Frederick County Sanitation Authority's Comments: .. 31r.f. Frederick County Sanitation Authority use only Date received Review Number: 1 2 3 4 5 (please circle one) Date reviewed Date approved Revisions required Signature and Date � ` - .� ` +� _: / /I/ 1,�-� � ✓; LL - 0 `i_- *** Please return this form to annlicant *** Frederick County, Virginia buodivisi%— Application Request for Subdivision Plan Comments Frederick County Fire Marshal Mail to: Hand deliver to: Frederick County Fire Marshal 1 st Floor Attn: Fire Marshal 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-6350 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the Subdivision Plan with this sheet. Applicant's Name: BC Consultants Attn: Dennis Casbeer Address: 43 West Jubal Early Drive Winchester, VA 22601 Phone Number: 540-665-0475 Name of development and/or description of the request: Wakeland Manor Phase 8 — Development of 50 townhouse units with associated private streets and utilities. Location of property: North of Macedonia Church Road, East of Warrior Drive extension Fire Marshal's Comments: Frederick County Fire Marshal use only Date received #" k)- ` Date,feviewed / a - 4 '04i (Signature and Date Review Number: 1 2 3 4 5 (please circle one) Date approved / -a Revision required *** Pleas&feturn this form to applicant *** Control number SD04-0022 Project Name Wakeland Manor Phase 8 Address 43 West Jubal Early Drive Type Application Subdivision Current Zoning RP Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Adequate Siamese Location Not Identified Emergency Vehicle Access Comments Access Comments Frederick County Fire and Rescue Department Office of the Fire Marshal Plan Review and Comments Date received Date reviewed Date Revised 11 /30/2004 12/9/2004 Applicant BC Consultants City State Zip Applicant Phone Winchester VA 22601 540-665-0475 Tax ID Number Fire District Rescue District 75-A-100 & 101 11 11 Election District Recommendations Shawnee Automatic Fire Alarm System Residential Sprinkler System No Yes 4'e e= e- s Hydrant Location Fire Lane Required Adequate Yes Roadway/Aisleway Width Special Hazards Adequate No Additional Comments d fire lane i.^E .,fi-aficr s adaq Lida e as show j Plan Approval Recommended Reviewed By Signature Yes Timothy L. Welsh , F. Title iWBOAD Frederick County, Virginia Supdivision Application Request for Subdivision Plan Comments RECEIVED Frederick County Department of Parks and Recreation DEC O1 2004 Mail to: Hand deliver to: Frederick County 2nd Floor THE BC CONSULTANTS Department of Parks and Recreation 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5678 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the Subdivision Plan with the sheet. Applicant's Name: BC Consultants Attn: Dennis Casbeer Address: 43 West Jubal Early Drive Winchester, VA 22601 Phone Number: 540-665-0475 Name of development and/or description of the request: Wakeland Manor Phase 8 — Development of 50 townhouse units with associated private streets and utilities. Location of property: North of Macedonia Church Road, East of Warrior Drive extension Department of Parks and Recreation's Comments: See Attached Department of Parks and Recreation use only Date received Review Number: 1 2 3 4 5 (please circle one) Date reviewed Date approved Revision required Signature and Date *** Please return this form to applicant *** Request for Subdivision Comments - Wakeland Manor, Phase 8 Parks and Recreation Department Comments: It does not appear Phase 8 of this development meets recreational or open space requirements for the housing type indicated on the plan. However, the project summary indicates additional recreational units and open space have been included in other areas of Wakeland manor to make- up for what has not been provided in this phase of the project. To provide for the extension of the bicycle/pedestrian facility along Warrior Drive, staff recommends the developer offer a 20' easement within the 80' buffer which parallels Warrior Drive. It is also recommended that a bicycle/pedestrian facility, meeting county standards, be included within this easement. 9 � Parks Signature and Date: j Frederick County, Virginia Aivis—, Application Request for Subdivision Plan Comments Frederick County Department of Public Works Mail to: Hand deliver to: Frederick County Znd Floor Department of Public Works 107 N. Kent Street 107 N. Kent Street Winchester, VA15v�k Winchester, Virginia 22601 (540) 665-5643 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the Subdivision Plan with this sheet. Applicant's Name: BC Consultants Attn: Dennis Casbeer Address: 43 West Jubal Early Drive Winchester, VA 22601 Phone Number: 540-665-0475 Name of development and/or description of the request: Wakeland Manor Phase 8 — Development of 50 townhouse units with associated private streets and utilities. Location of property: North of Macedonia Church Road. East of Warrior Drive extension Department of Public Works Comments: Department of Public Works use only Date received 1 vl oD Review Number: 1 2 3 4 5 (please circle one) Date reviewed I ZI Z.- PY Date approved I ZIZ,0/cy Revision required Signature and Date i Z/ZBloy rMlse relurll tills lurlll to z4pplicalll Frederick County, Virginia SUudiVlSil,.. Application Request for Street Name Comments Subdivision Comments O �C ` 79 Frederick County Department of Planning & Development r Attn: Marcus Lemasters, GIS Manager 107 North Kent Street V- ------ Winchester, Virginia 22601 (540) 665-5651 The GIS Manager will review the proposed street names for this project to ensure their acceptability into the Frederick County Street Name System. Proposed street names will also be routed through the Communication Center Supervisor for review. This step will prevent duplicate street names from being entered. Please attach one copy of the plan indicating proposed names. Applicant's Name: SC Consultants Attn: Dennis Casbeer Address: 43 West Jubal Early Drive Winchester, VA 22601 Phone number: 540-665-0475 Name of development and/or description of the request: Wakeland Manor Phase 8 — Development of 50 townhouse units. Location of property: North of Macedonia Church Road, East of Warrior Drive extension GIS Manager Comments: CARNOUSTIE LANE AND QUINTON OAKS CIRCLE ARE EXTENSIONS OF ROAD NAMES CURRENTLY IN THE SYSTEM AND ARE APPROVED AS PRESENTED IN THE PLAN. PRELIMINARY NUMBERING FOR STRUCTURES HAS BEEN ASSIGNED. GIS OFFICE USE ONLY: Date received /1 ,2�-0 Incomplete Date reviewed Signature and Date: Signature and Date(revision): Date revision received Incomplete Date reviewed_ Date approved /( Z� **/1' Please "return this form to aDDlicant * * * Frederick County, Virginia Wakeland Manor, Phase 8 Suodivision Application Request for Subdivision Plan Comments Frederick County Inspections Department Mail to: Hand deliver to: Frederick County Inspections Department 2nd Floor Attn: Building Official 107 N. Kent Street, Suite 200 107 N. Kent Street, Suite 200 Winchester, VA Winchester, Virginia 22601 (540) 665-5650 Please fill out the information as accurately as possible in order to assist the Inspections Department with their review. Please attach one (1) copy of the Subdivision Plan with this sheet. Applicant's Name: RC Coyisidtasits Attn: Dennis Casbeer Address: 43 West Jubal Early Drive Winchester, VA 22601 Phone Number: 540-665-0475 Name of development and/or description of the request: Wakeland Manor Phase 8 — Development of 50 townhouse units with associated private streets and utilities. Location of property: North of Macedonia Church Road, East of Warrior Drive extension Frederick County Inspections Department's Comments: / & .1 G4WIIi % Frederick County Inspections Department use only Date received Review Number: 1 3 4 5 (please circle one) Date reviewed Date approved Yh 5 Revision required J—r- Signature and Date (J��%NV�-�"r/ �/ S J 1 ICAaG l G111111 L111a 1Vl All AV "IJtJ■1%,"AIA �SWdents An o� F cp F Frederick County Public Schools Administrative Assistant to the Superintendent Mr. Dennis Casbeer BC Consultants 43 West Jubal Early Drive Winchester, VA 22601 Dear Mr. Casbeer: RE: Wakeland Manor Phase 8 Visit us at www.frederick.k1Zva.us December 3, 2004 e-mail: kapocsis@frederick.k1Zva.us This letter is in response to your request for comments concerning the rezoning application for the proposed Wakeland Manor Phase 8 project. Based on the information provided, it is anticipated that the proposed 50 town houses will yield 6 high school students, 6 middle school students, and 16 elementary school students for a total of 28 new students upon build -out. With the impact from Wakeland Manor Phase 7 of 36 new students upon build -out, these 2 phases of Wakeland Manor will have an impact of 64 total students on the school system. Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments nearing or exceeding the practical capacity for a school. The cumulative impact of this project and others of similar nature, coupled with the number of approved, undeveloped residential lots in the area, will necessitate the future construction of new school facilities to accommodate increased student enrollments. The impact of this rezoning on current and future school needs should be considered during the approval process. Respectfully yours, Stephen Kapocsi Administrative Assistant to the Superintendent SMK/dkr cc: 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 BC Consultants Planners - Engineers - Surveyors • Landscape TRANSMITTAL MAY - 9 M FRE'IER!CK COUNTY PLANNING & OEVFLOFi'11ENT Date: May 05, 2005 Project Name: Wakeland Manor, Phase Eight To: Frederick Co. -Dept. of Planning & Developmen BC Project #: 03032.82 107 North Kent Street Suite 202 Winchester, VA 22601-5039 Via: Hand Attn: Ms. Candice E. Perkins Purpose: Approval Copies Description 1 Approval Letters from Fire Marshal, GIS, Parks & Recreation, FCSA, Public Works, Inspections Remarks: Please contact us if you have any questions. Thank you! Copy To: Received By: Date: From: William N. Beran The BC Consultants, Inc 43 West Jubal Early Drive, Winchester, VA 22601 (540) 665-0475 (540) 665-1874 (Fax) www.bccon.com Wakeland Manor, Phase 8 APPLICATION PACKAGE CHECKLIS SUBDIVISION PLAN MAY - 9 2005 This Subdivision Plan application is incomplete if the items listed below are not rp esent at t le time bf 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 Packaze 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. N/A Virginia Department of Transportation ✓ Frederick County Sanitation Authority ✓ Frederick County Fire Marshal ✓ Department of Parks and Recreation ✓ Department of Public Works Department of Planning and Development N/A ✓ Street Names Review ✓ Inspections Department N/A Airport Authority N/A Health Department N/A City of Winchester N/A Town of Stephens City Town of Middletown [Approval Letters from Review Agencies not checked will be provided prior to final approval.] 2. One copy of the Subdivision application. The Application Review Fee (check made payable to "Frederick County Treasurer'). 4. One reproducible copy of the Subdivision (if required). Frederick County, Virginia S, ivision Application Request for Street Name Comments Subdivision Comments _ Frederick County Department of Planning & Development j(1' _. MAY 9 2W5 Attn: Marcus Lemasters, GIS Manager 107 North Kent Street �!---------- FREuERICK COUNTY Winchester, Virginia 22601 (540) 665-5651 The GIS Manager will review the proposed street names for this project to ensure their acceptability into the Frederick County Street Name System. Proposed street names will also be routed through the Communication Center Supervisor for review. This step will prevent duplicate street names from being entered. Please attach one copy of the plan indicating proposed names. Applicant's Name: SC Consni!tasits Attn: Dennis Casbeer Address: 43 West Jubal Early Drive Winchester, VA 22601 Phone number: 540-665-0475 Name of development and/or description of the request: Wakeland Manor Phase 8 — Development of 50 townhouse units. Location of property: North of Macedonia Church Road. East of Warrior Drive extension GIS Manager Comments: CARNOUSTIE LANE AND QUINTON OAKS CIRCLE ARE EXTENSIONS OF ROAD NAMES CURRENTLY IN THE SYSTEM AND ARE APPROVED AS PRESENTED IN THE PLAN. PRELIMINARY NUMBERING FOR STRUCTURES HAS BEEN ASSIGNED. GIS OFFICE USE ONLY: Date received i� •2''0 Incomplete Date reviewed Signature and Date: Signature and Date(revision): Date revision received Incomplete Date reviewed_ Please "return this fo Date approved Frederick County, Virginia SL...,ivision Application Request for Subdivision Plan Comments RECEIVED Frederick County Department of Parks and Recreation DEC 01 M4 Mail to: Hand deliver to: Frederick County 2nd Floor THE BC CONSULTANTS Department of Parks and Recreation 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5678 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the Subdivision Plan with the sheet. Applicant's Name: BC Copisiiltants Attn: Dennis Casbeer Address: 43 West Jubal Early Drive Winchester, VA 22601 Phone Number: 540-665-0475 Name of development and/or description of the request: Wakeland Manor Phase 8 — Development of 50 townhouse units with associated private streets and utilities. Location of property: North of Macedonia Church Road, East of Warrior Drive extension Department of Parks and Recreation's Comments: See Attached Department of Parks and Recreation use only Date received Review Number: 1 2 3 4 5 (please circle one) Date reviewed Date approved Revision required Signature and Date Please return this form to applicant *** M AY - 9 2005 ;:� t, � •.T T I Request for Subdivision Comments - Wakeland Manor, Phase 8 ' Parks and Recreation Department Comments: It does not appear Phase 8 of this development meets recreational or open space requirements for the housing type indicated on the plan. However, the project summary indicates additional recreational units and open space have been included in other areas of Wakeland manor to make- up for what has not been provided in this phase of the project. To provide for the extension of the bicycle/pedestrian facility along Warrior Drive, staff recommends the developer offer a 20' easement within the 80' buffer which parallels Warrior Drive. It is also recommended that a bicycle/pedestrian facility, meeting county standards, be included within this easement. Parks Signature and Date: ,i Frederick County, Virginia S vision Applicati.p, — ------- Reciuest for Subdivision Plan Comments Frederick County Fire Marshal �11 n r1MA AY " 9 Mail to: Hand deliver to: Frederick County Fire Marshal Ist Floor Attn: Fire Marshal 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-6350 FRED-ERICK COUNTY P1 APdP,NG & i?EV LOr^^I'/l NT Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the Subdivision Plan with this sheet. Applicant's Name: BC Consultants Attn: Dennis Casbeer Address: 43 West Jubal Early Drive Winchester, VA 22601 Phone Number: 540-665-0475 Name of development and/or description of the request: Wakeland Manor Phase 8 — Development of 50 townhouse units with associated private streets and utilities. Location of property: North of Macedonia Church Road, East of Warrior Drive extension Fire Marshal's Comments: Frederick County Fire Marshal use only Date received Review Number: 1 2 3 4 5 (please circle one) Date reviewed / a _cam( Date approved / 2~ �c�� 1 Revision required Signature and Date *** Pleas , eturn this form to applicant *** /VO$ 1.144, / p m IRGINIA Control number S D04-0022 Project Name Wakeland Manor Phase 8 Address 43 West Jubal Early Drive Type Application Subdivision Current Zoning RP Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Adequate Siamese Location Not Identified Emergency Vehicle Access Comments Access Comments Additional Comments Frederick County Fire and Rescue Department Office of the Fire Marshal Plan Review and Comments Date received Date reviewed 11 /30/2004 12/9/2004 City Winchester Tax ID Number 75-A-100 & 101 Applicant BC Consultants State Zip VA 22601 Fire District 11 Recommendations Automatic Fire Alarm System No e r_ r� Hydrant Location Adequate Roadway/Aisleway Width Adequate - I a , MAY 9 2005 ,C INTY Date Revised Applicant Phone 540-665-0475 Rescue District 11 Election District Shawnee Residential Sprinkler System Yes Fire Lane Required Yes Special Hazards No Plan Approval Recommended Reviewed By Signature Yes Timothy L. WelshVED Title - nl,F V111- A - Frederick County Public Schools Administrative Assistant to the Superintendent Mr. Dennis Casbeer BC Consultants 43 West Jubal Early Drive Winchester, VA 22601 Dear Mr. Casbeer: RE: Wakeland Manor Phase 8 Visit us at wwwJrederick.k12.va.us December 3, 2004 JD p( ►{ cJ MAY ' 9 2005 o' q e-mail: kapocsis@frederick.klZva.us This letter is in response to your request for comments concerning the rezoning application for the proposed Wakeland Manor Phase 8 project. Based on the information provided, it is anticipated that the proposed 50 town houses will yield 6 high school students, 6 middle school students, and 16 elementary school students for a total of 28 new students upon build -out. With the impact from Wakeland Manor Phase 7 of 36 new students upon build -out, these 2 phases of Wakeland Manor will have an impact of 64 total students on the school system. Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments nearing or exceeding the practical capacity for a school. The cumulative impact of this project and others of similar nature, coupled with the number of approved, undeveloped residential lots in the area, will necessitate the future construction of new school facilities to accommodate increased student enrollments. The impact of this rezoning on current and future school needs should be considered during the approval process. Respectfully yours, Stephen Kapocsi Administrative Assistant to the Superintendent SMK/dkr cc: 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, Virginia Request for Subdivision Plan Comments Frederick County Department of Public Works Mail to: Hand deliver to: Frederick County Zrd Fioer Department of Public Works 107 N. Kent Street 107 N. Kent Street Winchester, VA150 k 9c0 Winchester, Virginia 22601 (540) 665-5643 livision Application C MAY ' 9 2M5 %-'� `' FRELERICK COUNTY PLANNING & OEVELOFMIENT Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the Subdivision Plan with this sheet. Applicant's Name: BC CovisitItatits Attn: Dennis Casbeer Address: 43 West Juba] Early Drive Winchester, VA 22601 Phone Number: 540-665-0475 Name of development and/or description of the request: Wakeland Manor Phase 8 — Development of 50 townhouse units with associated private streets and utilities. Location of property: North of Macedonia Church Road, East of Warrior Drive extension Department of Public Works Comments: Department of Public Works use only Date received 10 0oy Review Number: 1 2 3 4 5 (please circle one) Date reviewed Z6' c Date approved 1 z1z9VCy Revision required fee Signature and Date •. •. •• riease return tins corm to appncant - -- -- Frederick County, Virginia Wakeland Manor, Phase 8 Subdivision Application j L� U LI U Request for Subdivision Plan Comments Frederick County Inspections Department MAY - 9 2005 Mail to: Hand deliver to: L_...__- _.... .— -._.._.._; Frederick County Inspections Department 2nd Floor F.n�"' q r " '""''`' Attn: Building Official 107 N. Kent Street, Suite 200 PLr.' 107 N. Kent Street, Suite 200 Winchester, VA Winchester, Virginia 22601 (540) 665-5650 Please fill out the information as accurately as possible in order to assist the Inspections Department with their review. Please attach one (1) copy of the Subdivision Plan with this sheet. Applicant's Name: BC Covisitha its Attn: Dennis Casbeer Address: 43 West Jubal Early Drive Winchester, VA 22601 Phone Number: 540-665-0475 Name of development and/or description of the request: Wakeland Manor Phase 8 — Development of 50 townhouse units with associated private streets and utilities. Location of property: North of Macedonia Church Road, East of Warrior Drive extension Frederick County Inspections Department's Comments: /V • ` c''•1 ff Frederick County Inspections Department use only Date received Review Number: 1 �3 4 5 (please circle one) '' Date reviewed Date approved <� Revision required Signature and Date 1 GaJG I CIUI 11 U113 1V1111 IV aIJFII%,alll Frederick County, Virginia Wakeland Manor, Phase 8 Reauest for Subdivision Plan Comments Frederick County Sanitation Authority Mail to: Hand deliver to: Frederick County Sanitation Authority 315 Tasker Road Attn: Engineer Stephens City, Virginia P.O. Box 1877 (540) 868-1061 Winchester, Virginia 22604 Subdivision Application m MAY - 9 2005 Pt "' Please fill out the information as accurately as possible in order to assist the Frederick County Sanitation Authority with their review. Please attach two (2) copies of the Subdivision Plan with this sheet. Applicant's Name: BC Consultants Attn: Dennis Casbeer Address: 43 West Jubal Early Drive Winchester, VA 22601 Phone Number: 540-665-0475 Name of development and/or description of the request: Wakeland Manor Phase 8 — Development of 50 townhouse units with associated private streets and utilities. Location of property: North of Macedonia Church Road, East of Warrior Drive extension Frederick County Sanitation Authority's Comments: f s fry/ Frederick County Sanitation Authority use only Date received Review Number: 1 2 3 4 5 (please circle one) Date reviewed Date approved Revisions required Signature and Date f� *** Please return this form to applicant *** BC ConsnItant. Planners • Engineers • Surveyors • Landscape Architects Fairfax • Winchester Frederick Co. Dept. of Planning & Development - Comment/Response Letter Project Name: Wakeland Manor, Phase 8 Plan Submission: 1st Reviewer: David Beniamino, Planner I Comments Date: Jan.19, 2005 BC Proj. Manager: Kevin Seward BC Project #: 03032.82 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 2, 3, 4 of 20, please label the open space areas and calculate acreage for the parcel. Response: The open space has been labeled and the area given in acres. [See sheets 2 - 4.] 2. Comment: Building restriction lines for the townhouses need to be shown. Building restriction lines for townhouses are: • Front: 20 feet from parking area or driveway • Side: 30 feet from perimeter boundary • Rear: 50 from perimeter boundary Response: J The 20' BRL from parking or private street travelway have been shown. The side and rear perimeter boundary BRL's do not affect this phase. A note explaining the BRL has been added. [See note on sheet 2 and BRL's on sheets 2-4.] 3. Comment: Handicap parking spaces have not been provided per §165-27E(6) of the Frederick County Zoning Ordinance. Response: 1 §165-27E(6) of the Frederick County Zoning Ordinance requires handicapped parking spaces be provided in accordance with the Virginia Uniform Statewide Building Code. The VUSBC does not require handicapped parking spaces be provided in "for sale' townhouse developments. This issue was also discussed with John Trenary with Frederick County Department of Inspections. [No changes made to address this contntent.] 4. Comment: Please list "proposed" next to the 20' sanitary sewer easement extending off the northern end of Carnoustie Lane on sheet 2 of 20. Response: The easement has been labeled as proposed. [See sheet 2.] 5. Comment: Clarification needs to be provided for the 80' road efficiency buffer along Warrior Drive. Will this buffer be constructed as part of the Phase 8 or another earlier section? This should be clearly listed on sheet 2 of 20. Response: A note has been added that states the buffer will be built with the Warrior Drive plans. [See sheet 2.] 6. Comment: The Master Development Plan for Wakeland Manor lists a USGS waterway located to the east of Warrior Drive. However, this waterway, along with the associated 35' riparian buffer, is not shown on this site plan. Please include this in your revised plans. Response: The existing stream and associated riparian buffer have been added. [See sheets 2 - 4.] The BC Consultants, Inc. 43 W. Jubal Early Drive, Winchester, VA 22601 (540) 665-0475 Fax (5403) 665-1874 mm. bcconsultants. coin Wakeland Manor, Phan February 2, 2005 Page 2 7. Comment: Along the northern border between Phase 8 and Phase 10 is a proposed 20' sewer easement that includes a hook-up to the existing 20' sewer easement in Section 8. I would suggest that the portion of this proposed easement that is located entirely within Phase 8 be dedicated at this time, in order to avoid revisions to Phase 8 when the easement is completed in Phase 10. Response: The easement was mistakenly labeled as future when it should have been labeled as existing. This easement is proposed with Phase 5. The labeling will be corrected. (V:\Project\_2003\03031\Engr\Documents\Sec8\WM8 DPD CommOl.doc) 5 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 January 19, 2005 BC Consultants Attention: Michael Tucker 12600 Fair Lakes Circle, Suite 100 Fairfax, Virginia 22033 RE: Wakeland Manor, Phase 8: Subdivision Design Plan Review Dear Mr. Tucker: I have had the opportunity to review the Subdivision Design Plan (SDP) for Wakeland Manor, Phase 8, received by our office on December 10, 2004. Please address the following comments: 1. On Sheet 2, 3 & 4 of 20, please label the open space areas and calculate acreage for the parcel. 2. Building restriction lines for the townhouses need to be shown. Building restriction lines for townhouses are: • Front: 20 feet from parking area or driveway • Side: 30 feet from perimeter boundary • Rear: 50 feet from perimeter boundary 3. Handicapped parking spaces have not been provided per §165-27E(6) of the Frederick County Zoning Ordinance. 4. Please list "proposed" next to the 20' sanitary sewer easement extending off the northern end of Carnoustie Lane on sheet 2 of 20. 5. Clarification needs to be provided for the 80' road efficiency buffer along Warrior Drive. Will this buffer be constructed as a part of phase 8 or another earlier section? This should be clearly stated on sheet 2 of 20. 6. The Master Development Plan for Wakeland Manor lists a USGS waterway located to the east of Warrior Drive. However, this waterway, along with the associated 35' riparian buffer, is not shown on this site plan. Please include this in your revised plans. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Michael Tucker Re: Wakeland Manor, Phase 8 January 19, 2005 Page 2 7. Along the northern border between phase 8 and phase 10 is a proposed 20' sewer easement that includes a hook-up to the existing 20' sewer easement in section 8. I would suggest that the portion of this proposed easement that is located entirely within phase 8 be dedicated at this time, in order to avoid revisions to phase 8 when the easement is completed in phase 10. 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, David M. Beniamino Planner 1 Enclosure cc: Stephen Plescoe, PE, Centex Homes, 14121 Parke Long Court, Ste. 201, Chantilly, VA 20151 Frederick County, Virginia " '-division Application S Request for Subdivision Plan Comments PLP,, Frederick County Department of Public Works ` Mail to: Hand deliver to: Frederick County Znd Flux Department of Public Works 107 N. Kent Street 107 N. Kent Street Winchester, VA,50�k 2CD Winchester, Virginia 22601 (540) 665-5643 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the Subdivision Plan with this sheet. Applicant's Name: BC Consultants Attn: Dennis Casbeer Address: 43 West Jubal Early Drive Winchester, VA 22601 Phone Number: 540-665-0475 Name of development and/or description of the request: Wakeland Manor Phase 8 — Development of 50 townhouse units with associated private streets and utilities. Location of property: North of Macedonia Church Road, East of Warrior Drive extension Department of Public Works Comments: .... rMaSU UMUF11 MIS 1UI"111 LU applWallL 30 FREDERICK COUNTY PLANNING & DEVELOPMENT APPLICATION AND CHECKLIST SUBDIVISION FREDERICK COUNTY, VIRGINIA '10 PLANNING &CCICVEGLOPM Date: IQ O Application # P? MDP? Yes No If no, has MISP requirement been waived by the Planning Director? Yes No if MDP'requirement has not been waived, fill in the following public hearing dates: Planning Commission: Board of Supervisors: Applicant/Agent: RC Consultants Address: 43 West Jubal Early Drive Winchester, VA 22601 Phone Number: 540-665-0475 Owner's Name: Centex Homes Address:3684 Centerview Drive, Suite 100 Chantilly, VA 20151 Please list names of all owners, principals, and/or majority stockholders: Contact Person: Mark Flynn Phone Number: 703-934-2600 NAME OF SUBDIVISION: Wakeland Manor, Phase 8 Number of Lots: Fifty (50) Total Acreage: 13.51 acres Property Location: North of Macedonia Church Road, East of Warrior Drive extension. (Give State Route # and name, distance and direction from intersection) Magisterial District: Shawnee Property Identification Number (P.I.N.): 75-A-100 and 101 (Parent Tract) Property zoning and present use: RP (Residential Performance); present use: vacant/farm Adjoining property zoning and use: RP (Residential Performance); Adjoining use: Single Frederick County, Virginia Subdivision Application Family detached Has a Master Development Plan been submitted for this project? ✓ Yes No If yes, has the final MDP been approved by the Board of Supervisors? ✓ Yes No What was the Master Development Plan title? Wakeland Manor Does the plat contain any changes from the approved MDP? Yes ✓ No If yes, specify what changes: Minimum Lot Size (smallest lot): 2,184 So. FT. Number and types of housing units in this development: Fifty (50) Townhouse Units I have read the material included in this package and understand what is required by the Frederick County Planning Department. I also understand that all required material will be complete prior to the submission of my site pl 7R Signature: Date: 12,-9,- 04 Control number SD04-0022 Project Name Wakeland Manor Phase 8 Address 43 West Jubal Early Drive Type Application Subdivision Current Zoning RP Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Adequate Siamese Location Not Identified Emergency Vehicle Access Comments Access Comments Frederick County Fire and Rescue Department Office of the Fire Marshal Plan Review and Comments Date received 11/30/2004 City Winchester Tax ID Number 75-A-100 & 101 Date reviewed 12/9/2004 Applicant BC Consultants State Zip VA 22601 Fire District 11 Recommendations Automatic Fire Alarm System No Requirements Hydrant Location Adequate Roadway/Aisleway Width Adequate Additional Comments Fire hydrant locations and fire lane identifications adaquate as shown Date Revised Applicant Phone 540-665-0475 Rescue District 11 Election District Shawnee Residential Sprinkler System Yes Fire Lane Required Yes Special Hazards No ®10E nrrc :� FREDERICK COUN- Ty ------------- NNING & DEVELOPMENT Plan Approval Recommended Reviewed By Signature Wv,-- Yes Timothy L. Welsh E� Title _ - - Frederick County, Virginia Subdivision Application Request for Subdivision Plan Comments Frederick County Fire Marshal Mail to: Hand deliver to: Frederick County Fire Marshal 1 st Floor Attn: Fire Marshal 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-6350 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the Subdivision Plan with this sheet. Applicant's Name: BC Consultants Attn: Dennis Casbeer Address: 43 West Jubal Early Drive Winchester, VA 22601 Phone Number: 540-665-0475 Name of development and/or description of the request: Wakeland Manor Phase 8 — Development of 50 townhouse units with associated private streets and utilities. Location of property: North of Macedonia Church Road, East of Warrior Drive extension Fire Marshal's Comments: r\ l Se � �-�-- GG � C r ►m Wl �Q,�� S h cLJ. Frederick County Fire Marshal use only Date received Jl' 3a-- �/ Review Number: 1 1 2 3 Date reviewed / �� Date approved / —044 Signature and Date 5 (please circle one) Revision required *** Pleasoeturn this form to applicant *** Frederick County, Virginia Subdivision Application Request for Street Name Comments Subdivision Comments f � 'F UMFrederick County Department of Planning & DevelopmentNOV 22 2004 Attn: Marcus Lemasters, GIS Manager 107 North Kent Street ----------- Winchester, Virginia 22601 (540) 665-5651 The GIS Manager will review the proposed street names for this project to ensure their acceptability into the Frederick County Street Name System. Proposed street names will also be routed through the Communication Center Supervisor for review. This step will prevent duplicate street names from being entered. Please attach one copy of the plan indicating proposed names. Applicant's Name: BC Consultants Attn: Dennis Casbeer Address: 43 West Jubal Early Drive Winchester, VA 22601 Phone number: 540-665-0475 Name of development and/or description of the request: Wakeland Manor Phase 8 — Development of 50 townhouse units. Location of property: North of Macedonia Church Road, East of Warrior Drive extension GIS Manager Comments: CARNOUSTIE LANE AND QUINTON OAKS CIRCLE ARE EXTENSIONS OF ROAD NAMES CURRENTLY IN THE SYSTEM AND ARE APPROVED AS PRESENTED IN THE PLAN. PRELIMINARY NUMBERING FOR STRUCTURES HAS BEEN ASSIGNED. GIS OFFICE USE ONLY: Date received /1 .2,� 0 Incomplete Date reviewed /- 234 Signature and Date: Signature and Date(revision): Date revision received _ Incomplete Date reviewe °.J D PLA NN NG &IC EVELCP COUNTY MENT Date approved **Please "return this form to applicant *** Frederick County, Virginia Subdivision Application Request for Subdivision Plan Comments RECEIVED Frederick County Department of Parks and Recreation DEC 01 2004 Mail to: Hand deliver to: Frederick County 2nd Floor THE BC CONSULTANTS Department of Parks and Recreation 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5678 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the Subdivision Plan with the sheet. Applicant's Name: BC Consultants Attn: Dennis Casbeer Address: 43 West Juba] Early Drive Winchester, VA 22601 Phone Number: 540-665-0475 Name of development and/or description of the request: Wakeland Manor Phase 8 — Development of 50 townhouse units with associated private streets and utilities. Location of property: North of Macedonia Church Road. East of Warrior Drive extension Department of Parks and Recreation's Comments: See Attached Department of Parks and Recreation use only Date received Review Number: 1 2 3 4 5 (please circle one) Date reviewed Date approved Revision required Signature and Date *** Please return this form to applicant *** i� DEC i FREDERIC'' Y PLANNING & "��h Enuest for Subdivision Comments - Wakeland Manor, Phase 8 Parks and Recreation Department Comments: It does not appear Phase 8 of this development meets recreational or open space requirements for the housing type indicated on the plan. However, the project summary indicates additional recreational units and open space have been included in other areas of Wakeland manor to make- up for what has not been provided in this phase of the project. To provide for the extension of the bicycle/pedestrian facility along Warrior Drive, staff recommends the developer offer a 20' easement within the 80' buffer which parallels Warrior Drive. It is also recommended that a bicycle/pedestrian facility, meeting county standards, be included within this easement. ,�... ) Parks Signature and Date: � C/ F CPST, Frederick County Public Schools Administrative Assistant to the Superintendent Mr. Dennis Casbeer BC Consultants 43 West Jubal Early Drive Winchester, VA 22601 Dear Mr. Casbeer: RE: Wakeland Manor Phase 8 Visit us at www.frederickk1Zva us December 3, 2004 e-mail: kapocsis®frederickk12va.us This letter is in response to your request for comments concerning the rezoning application for the proposed Wakeland Manor Phase 8 project. Based on the information provided, it is anticipated that the proposed 50 town houses will yield 6 high school students, 6 middle school students, and 16 elementary school students for a total of 28 new students upon build -out. With the impact from Wakeland Manor Phase 7 of 36 new students upon build -out, these 2 phases of Wakeland Manor will have an impact of 64 total students on the school system. Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments nearing or exceeding the practical capacity for a school. The cumulative impact of this project and others of similar nature, coupled with the number of approved, undeveloped residential lots in the area, will necessitate the future construction of new school facilities to accommodate increased student enrollments. The impact of this rezoning on current and future school needs should be considered during the approval process. Respectfully yours, Stephen Kapocsi Administrative Assistant to SMK/dkr cc: William C. Dean, Ph.D., Superintendent of Schools E C E 0 V E intendent DEC 1 0 1 , FREDERICK COUNTY PLANNING & DEVFLOPMi 540-662-3889 Ext 112 1415 Amherst Street, Post Office Box 35M, Winchester, VA 22604-2546 FAX 540-662-3890 Frederick County, Virginia Subdivision Request for Subdivision Plan Comments Frederick County Department of Planning and De, Mail to: Hand deliver to: Frederick County 2nd Floor Department of Planning and Development 107 N. Kent Street, Suite 200 107 N. Kent Street, Suite 200 Winchester, VA Winchester, VA 22601 (540) 665-5651 FREDERICK COUNTY PLANNING & DFVFI ng" 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: Dennis Casbeer Address: 43 West Jubal Early Drive Winchester, VA 22601 Phone Number: 540-665-0475 Name of development and/or description of the request: Wakeland Manor Phase 8 — Development of 50 townhouse units with associated private streets and utilities. Location of property: North of Macedonia Church Road, East of Warrior Drive extension Department of Planning and Development's Comments: *** Please return this form to applicant *** APPLICATION PACKAGE CHECKLIST SUBDIVISION PLAN This Subdivision Plan application is incomplete if the items listed below are not present at the p�CEoVE DEC 1 0 FREDERICK COUNTY t' D VELOPMENT 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 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. N/A Virginia Department of Transportation Frederick County Sanitation Authority ✓ Frederick County Fire Marshal ✓ Department of Parks and Recreation Department of Public Works Department of Planning and Development ✓ Street Names Review 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 [Approval Letters from Review Agencies not checked will be provided prior to final approval.] One copy of the Subdivision application. The Application Review Fee (check made payable to "Frederick County Treasurer'). 4. One reproducible copy of the Subdivision (if required). ® E BC Consultants Planners - Engineers - Surveyors - Landscape Archite s TRANSMITTAL Date: December 08, 2004 Project Name: To: Frederick Co. -Dept. of Planning & Development BC Project #: 107 North Kent Street Suite 202 Winchester, VA 22601-5039 Via: Attn: Ms. Candice E. Mills Purpose: Copies Description 2 First Submission - Subdivision Design Plans 1 Frederick Co. Request for Comments Letter FREDERICK COUNTY L__PLANNING & DEVELOPMENT Wakeland Manor, Pha— se Eig 03032.82 Hand Approval 1 Application and Checklist - !�VmY A lz4tM - Firs. MArsV%al , GIS ,Park-5 amlRec rr,.-6,, SC 1404 1 Submission Fee $1,500+ 50 lots $100/lot$=$6,500.00 [Note: Submission fee on Centex Chk. #194840 is $10,900 which is the total combined fee for the submission of plans for Phases 8 and 9] Remarks: Please contact us if you have any questions or require additional information. Thank you. Copy To: Received By: Date: From: Michael R. Tucker PE The BC Consultants, Inc 43 West Jubal Early Drive, Winchester, VA 22601 (540)665-0475 (540) 665-1874 (Fax) www.bccon.com P.O. NO. INVOICE NO. INVOICE DATE JOB IDENTIFICATION GROSS DISCOUNT NET ON 110804-WM9 11/08/04 71551 WM LD PH9 4,400.00 110804-WM9 11/08/04 Invoice total 4,400.00 Vendor payment 4,400.00 4,400.00 110904-WM 11/09/04 71551 WM LD PH8 6,500.00 110904-WM 11/09/04 Invoice total 6,500.00 Vendor payment 6,500.00 6,500.00 Total vendor payment 10,900.00 10,900.00 CHECK NO: 194840 PAYEE:Treasurer of Frederick County VENDOR NO: 028764 DATE: 11/15/04 ftrwARD+ CK7JCNTX3VCCIN LITHOUSA 07-04 5H9-21 T04SF012243M w H- V-e '-DC,,jtjLs CAS6e6-& �ju � ✓✓� i 5 S i v--. 7��5 M E WE�C Document Approval Form PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS `YOU NPnnE__ APPROVAL PLEASE INITIAL AND PROVIDE THE DATE AND TIME OF YOUR APPROVAL. IMF THIS DOCUMENT DOES NOT MEET YOUR APPROVAL PLEASE PROVIDE COMMENTS AS TO WHAT YOU WOULD LIKE TO HAVE COMPLETED. INITIALS DATE & TIME Candice . ? o a S(��� David Mark Susan Eric COMMENTS: C Received by Clerical Staff (Date & Time): P'-)--D W l GJ Please note: The ti, ih0'-`.'i ion%VI1 plans associate i SUBDIVISION #24-04 WARELAND MANOR #8 y Shawnee 50 LOTS With L,,'.; r".lc are loc Acc! in 441�: ,,e rooxr�, —