HomeMy WebLinkAbout04-17 Design PlanLAKE FRED
MASTER DEVELOPMENT
GENERAL NOTES
1. THIS MASTER DEVELOPMENT PLAN INCLUDES THE FOLLOWING PARCELS ('THE PROPERTY-):
PARCEL 1041 INSTRUMENT ID ZONE AREA
87 A 103 200422116 R5 352.96 AC (PORTION)
87D 1 2 31C 20085829 R5 41.62 AC
2. THE SITE BOUNDARY AND TOPOGRAPHIC INFORMATION SHOWN HEREON IS DELINEATED BASED ON
PLAN /02-16, WHICH
3. THE SITE IS ZONED R5 (RESIDENTIAL RECREATIONAL COMMUNITY) DISTRICT AS ADMINISTERED BY THE FREDERICK COUNTY ZONING
ORDINANCE (ZONING ORDINANCE-).
4. THE PROPOSED USE FOR THIS SITE IS SINGLE FAMILY RESIDENTIAL (ATTACHED AND DETACHED). THE PROJECT WILL CONSIST OF
A TOTAL OF 2,130 DWELLING UNITS, RESULTING IN A GROSS PROJECT DENSITY OF 2.30 DWELLING UNITS PER ACRE.
5. ALL CONSTRUCTION SWILL CONFORM TO CURRENT FREDERICK COUNTY, VDOT, AND OTHER STATE STANDARDS AND SPECIFICATIONS,
AS APPLICABLE.
4
6. THE PROJECT W�PUBLIC WATER AND SANITARY SEWER SERVICE. ALL WATER AND SEWER FACILITIES SHALL
BE COMPLETED PE FREDERICK WATER QUIREMENTS.
7. THE SITE WILL BE PROVIDED WITH ELECTRIC AND GAS THROUGH THE EXTENSION OF EXISTING LINES
8. ALL UTILITIES MUST BE PLACED UNDERGROUND
9. ALL BUFFER AND SCREENING REQUIREMENTS SHALL BE DETERMINED AT THE TIME OF SUBDIVISION PLANS AND SHALL BE
ESTABLISHED BASED ON PROPOSED HOUSING TYPES AND EXISTING USES IN ACCORDANCE WITH SECTION 165-203.02 OF THE
FREDERICK COUNTY ZONING ORDINANCE.
10. APPLICABLE DIMENSIONAL STANDARDS FOR RESIDENTIAL LOTS SHALL BE ESTABUSHED AT THE TIME OF SUBDIVISION PLANS IN
ACCORDANCE WITH THE REQUIREMENTS OF THE R5 DISTRICT OF THE FREDERICK COUNTY ZONING ORDINANCE.
11. THE FOLLOWING ARE PREVIOUSLY APPROVED LAND DEVELOPMENT APPUCATIONS ASSOCIATED WITH THIS PROJECT:
MASTER DEVELOPMENT PLAN /06-00: APPROVED: MAY 2, 2001
SHENANDOAH PHASE I, SEC. 1-5, AND RACHEL
CARSON DRIVE SUBDIVISION DESIGN PLM! /11-01: APPROVED: APRIL 7, 2006
SHENANDOAH PHASE II, SECTION 1-6: SUBDIVISION
DESIGN PLAN /12-01: APPROVED: APRIL 7, 2006
REVISED MASTER DEVELOPMENT PIAN #03-07: APPROVED: DECEMBER 5, 2007
SHENANDOAH MODEL COURT REVISION TO ADD
LOT 429 PIN' 878-1-1-C: SUBDIVISION DESIGN
PLM! f02-10: APPROVED: JUNE 3, 2011
MASTER DEVELOPMENT PLAN /01-13 APPROVED: AUGUST 22, 2013
PRIVATE STREET WAIVER APPROVED: AUGUST 13, 2014
MASTER DEVELOPMENT PLAN #06-14 APPROVED: AUGUST 22, 2014
4
MASTER DEVELOPMENT
PIAN
/03-15
APPROVED:
JULY 1, 2015
7
MASTER DEVELOPMENT
PLAN
102-16
APPROVED:
DECEMBER 7,
APPROVED BY THE FREDERICK COUNTY DIRECTOR OF PLANNING AND DEVELOPMENT
;IGNATURE DATE
APPROVED BY THE FREDERICK COUNTY ADMINISTRATOR
SIGNATURE
LANSD
MPD #04-1
AN REVISION 4
OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA
APPLICANT
UP, LLC
C 3863 CENTERVIEW DRIVE SUITE 300
CC CHANTILLY, VA 20151
ATT- MR MICHAFI CART)MAN
10/20/2017
DATE
DESIGNER & ENGINEER
BOWMAN CONSULTING GROUP LTD.
101 SOUTH STREET SE
LEESBURG, VA 20175
(703) 443-2400
SHEET INDEX
1 COVER SHEET
2 SITE TABULATIONS AND DETAILS
3 EXISTING CONDITIONS & ENVIRONMENTAL FEATURES PLAN
4 MASTER DEVELOPMENT PLAN OVERALL
5 TRANSPORTATION PLAN
6 PLANNED TRANSPORTATION NETWORK
VICINITY MAP
1"=2000'
OWNERS
MREC SHENANDOAH V1, LLC SHENANDOAH HOMEOWNERS
A4 ASSOCIATION INC.
86 ENE VIEW DRIVE SUIT 300 140 BALD EAGLE DRIVE
CHANTILLY, VA 20151 OPEQUON, VA 22663
(703) 464-9478
10 20/2017 10/20/2017
IGNATURE DATE §GNATURE DATE
HOMEOWNERS ASSOCIATION
SHENANDOAH HOMEOWNERS LAKE FREDERICK HO
ASSOCIATION INC. rv�=363 C T RVIEW DRIVE SUITE 300
140 BALD EAGLE DRIVE CHANTILLY, VA 20151
OPEQUON, VA 22663
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APPLICANT
UP, LLC
C 3863 CENTERVIEW DRIVE SUITE 300
CC CHANTILLY, VA 20151
ATT- MR MICHAFI CART)MAN
10/20/2017
DATE
DESIGNER & ENGINEER
BOWMAN CONSULTING GROUP LTD.
101 SOUTH STREET SE
LEESBURG, VA 20175
(703) 443-2400
SHEET INDEX
1 COVER SHEET
2 SITE TABULATIONS AND DETAILS
3 EXISTING CONDITIONS & ENVIRONMENTAL FEATURES PLAN
4 MASTER DEVELOPMENT PLAN OVERALL
5 TRANSPORTATION PLAN
6 PLANNED TRANSPORTATION NETWORK
VICINITY MAP
1"=2000'
OWNERS
MREC SHENANDOAH V1, LLC SHENANDOAH HOMEOWNERS
A4 ASSOCIATION INC.
86 ENE VIEW DRIVE SUIT 300 140 BALD EAGLE DRIVE
CHANTILLY, VA 20151 OPEQUON, VA 22663
(703) 464-9478
10 20/2017 10/20/2017
IGNATURE DATE §GNATURE DATE
HOMEOWNERS ASSOCIATION
SHENANDOAH HOMEOWNERS LAKE FREDERICK HO
ASSOCIATION INC. rv�=363 C T RVIEW DRIVE SUITE 300
140 BALD EAGLE DRIVE CHANTILLY, VA 20151
OPEQUON, VA 22663
7
10/20/2017
DATE
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6742—D—ZP-001
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07/27/16 PER CLIENT REVISION
110/20/171PER P&R COMMENTS 1
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DESIGN
RAWN CHKD
SCALE
H. AS SHOWN
V.
JOB No.
6742-04-032
DATE
DECEMBER 14, 2012
FILE No.
6742—D—ZP-001
SHEET 1 OF 6
S!N
z
_ PHASE VI PHASE III ,
178 UNITS 9
326 UNITS 222 UNITS
♦ LS �'-"` PHASE IIA
' 79 UNITS
PHASE VII ♦ ; AGE
3 UNITS ` ! ♦
\ I /
�\ 299 UNTTS__JL1
t `\ 699 UNITS"
, 000t
�` _lam 0 i
V�
woo
goo
G PHASE IV
_r_ 4 203 UNITS
PHASE V usEAL
�
145 UNITS PHASE IA IL
ACE fRB3l'RICT® 200 UNITS
1Gt RZSMCrZD ,f
PHASING PLAN
SCALE: 1"=800'
PHASING SCHEDULE
PROPOSEDPHASE
PROPOSED USE
TOTALAREA
(ACRES
AREAINLOTS
(ACRES)
AREAINROW
ANDPRIVATE
STREETS(ACRES)
3S% OPEN SPACE
REQUIREDFORNOW
AGE RESTRICTED
IACRESII
45% OPEN SPACE
REQUIREDFOR
AGERESTRICTED
(ACRES)
OPENSPACE
PROVIDED (ACRES)
%OPEN SPACE
PROVIDED
PHASE IB
Residential
27.90
9.63
1 4.41
9.n
PHASE IIB
13,83
50%
PHASE ITR
Residential
74.38
23.90
1627
26.03
MIN. LOT SIZE: 3,750 SF
34.21
46%
PHASE ill
Residential
56.14
14.06
6.70
19.65
-
35.38
631A
PHASE IV
Age ResMcted
Residential
8483
35.43
9.49
-
38.17
39.91
47%
PHASE V
Age Restricted
Residential
8L30
25.94
7.85
-
3658
47.61
59%
PHASEVI
Residential
90.37
3817
1647
3L63
PHASE II PHASE III PHASE IV
35,73
4D%
PMASE VIIResitlentlal
PHASE IX
BM05
25.70
10,76
76.02
43.59
S4%
PHASE VIII
Resitlentlal
85.83
34.44
1138
3004
PAVEMENT SECTION
8,01
45%
PHASE IX
Residential
6143
Z7.Q
6.88
21.85
..
2650
42%
TOTAL PROPOSED
W
643.23
234.72
93.24
166.99
74.76
315.77
491A
/
FROM OFF STREET PARKING IAT: 15'
1
' 1.01
TRANSPORTATION PAVEMENT DESIGN GUIDE FOR
SIDE YARD: 10'
3
4
"
1.11
5.93
36.60
REAR YARD: 20'
20 MPH
EXISTING/OTHER
REAR YARD BACK TO BACK OPTION: N/A
' 0.15 '
0.28
" 0.47
rL�
2.16
LAKE TRAIL(VDGIF PROPERTY ' 15.89 ' 7.72 ' 1.43 ' 7.93 • 3.67
PHASE TOTALS 213.85 14.75 7.89 11.9 7.54 7.52
t Community center require bination of community building, outdoor pool /bathhouINGNIA12uch as play coons.
"Trail system recreation unit calculations are based on the trail system shown on the Master Development Plan sheet and are subject to change with final engineering.
"Phase I values reflect existing facilities.
PHASE IAEXISTING/AMEN
( DED)
Age Restricted
Residential
185.09
43.61
22.21
-
8329
119.27
6496
PHASE IIA (EXISTING)
Age Restricted
Residential
3L24
14.46
3.92
-
14.06
12.86
41%
COMMERCIAL
Commercial
2877
CLARKE COUNTY
N/A
37.94
TOTAL EXISTING/OTHER
283.04
58.07
2613
127.37
33233
Q%
TOTALPR0IECT
976.27 1
29229 1
13137 1
166.99 1
702.13 1
447.90 1
49%
RECREATION UNIT SUMMARY
RECREATION UNITS REQUIRED:_ -----------
LOT PHASING TABULATIONS
PHASE
PROPOSED
SINGLE FAMILY
DETACHED
PROPOSED
SINGLE FAMILY
ATTACHED
LOT
TOTAL
DIMENSION
23
0
177
200
PHASEIB
0
REQUIREMENTS
0
136
PHASE IIB
178
0
0
178
PHASE III
SDIGLZ rams SMAM lar.
206
0
MIN. LOT SIZE: 3,750 SF
PHASE IV (AGE RESTRICTED)
203
MIN. YARDS:
0
203
FROM PUBLIC OR PRIVATE ROW: 25'
145
106
0
67
(THE FRONT SETBACK MAY BE REDUCED TO 15' PROVIDED
145
173
PHASE IX
THAT THE RESIDENTIAL UNIT UTILIZES A REAR ALLEY FOR
0
0
ACCESS AND THERE ARE NO DRIVEWAYS ON THE PRIVATE
TOTAL
1276
OR PUBLIC ROAD FRONTING THE RESIDENTIAL UNIT.)
253
2130
SIDE YARD DETACHED OPTION:
5'
`
RECREATION UNITS PROVIDED
SIDE YARD ATTACHED OPTION IW
SEWER
GAS SEPARATION FROM
Q
w
aILL
SAN. SEW.)
AS APPLCABLE SMWATER
P_RNATE STREET
REAR YARD: 15'
TYPE
"PHASE I
PHASE II PHASE III PHASE IV
MIND" BUILDING SPACING ATTACHED 017W&
20'
PHASE VII PHASE VIII
PHASE IX
TOTALS
COMMUNITY BUILDING t
�V
QTY REC UNITS QTY REC UNITS I QTY tRECUNI
QTY REC UNITS
QTY REC UNITS QTY I
REC UNITS
TOWNHOU8IG
QTYRFC
2
UNITS
148.14
PHASE ]B :.
MIN. IAT SIZE: 1,500 SF
PAVEMENT SECTION
o
,d136 UMTS
MIN. IAT WIDTH END UNIT 22'
�
MIN. LOT WIDTH INTERIOR UNIT: 18'
PLAYCOURTS
..
30' 61,
MIN. YARDS:
ROAD SECTIONS SHALL BE DESIGNED IN
W
\
FROM PUBLIC OR PRIVATE ROW
WITH GARAGE: 25'
•V . /
1
J
FROM PUBLIC OR PRIVATE ROW WITHOUT GARAGE: 15'
1 1.48 1 1.48 1
" 5.37 " 4.87 • 3.20
/
FROM OFF STREET PARKING IAT: 15'
1
' 1.01
TRANSPORTATION PAVEMENT DESIGN GUIDE FOR
SIDE YARD: 10'
3
4
"
1.11
5.93
36.60
REAR YARD: 20'
20 MPH
` 0.18 ` 0.10 • 0.1,
REAR YARD BACK TO BACK OPTION: N/A
' 0.15 '
0.28
" 0.47
rL�
2.16
LAKE TRAIL(VDGIF PROPERTY ' 15.89 ' 7.72 ' 1.43 ' 7.93 • 3.67
PHASE TOTALS 213.85 14.75 7.89 11.9 7.54 7.52
t Community center require bination of community building, outdoor pool /bathhouINGNIA12uch as play coons.
"Trail system recreation unit calculations are based on the trail system shown on the Master Development Plan sheet and are subject to change with final engineering.
"Phase I values reflect existing facilities.
' 4.50 '
5.66
6.25
6.53
' 12.01
12.85 1
LOT PHASING TABULATIONS
PHASE
PROPOSED
SINGLE FAMILY
DETACHED
PROPOSED
SINGLE FAMILY
ATTACHED
EXISTING LOTS
TOTAL
PHASE IA (AGE RESTRICTED)
23
0
177
200
PHASEIB
0
136
0
136
PHASE IIB
178
0
0
178
PHASE III
16
206
0
222
PHASE IV (AGE RESTRICTED)
203
0
0
203
PHASE V (AGE RESTRICTED)
PHASE VII
PHASE Vill Ica
145
106
0
67
0
0
145
173
PHASE IX
169
0
0
169
TOTAL
1276
601 1
253
2130
NOTE: PHASE 1A AND IIA ARE COMPRISED OF EXISTING RECORDED LOTS PURSUANTTO PRIOR
SUBDIVISION PLAN APPROVALS #11-01 AND 12-01, RESPECTIVELY. PHASE IIA INCLUDES
METALMARK DRIVE.
TYPE
PHASE 1
UNITS IREcuNrrs
PHASE 11 PHASE III PHASE IV
UNITS REC UNITS UNITS IRECUNrysli UNITS RK uairrsl
PHASE V
NITS I REC UNITS
PHASE VI
UNITS ITEC UNITES
PHASE VII PHASE VIII
UNITS ITEC UNITS UNITS REC UNITS
PHASE I%
UNITS RIC UNITS
TOTALS
UNITS REC UNITS
SINGLE FAMILY ATTACHED
SINGLE FAMILY DETACHED
136 4.53
200 26.67
0 0.00 206 6.87 0 0.00
257 34.27 16 2.13 203 27.07
0 0.00
Ids 19.33
192 6.40
134 17.87
67 2.23 0
106 14.13 299
0.00
39.87
0 0.00
169 22.53
601
3529
20.03
203.87
SURFACE
BASE ASPHALT
NOTE: CALCULATION ASSUMES ALL SINGA&AAALE FAMILY DETACHED UNITS DEVELOPED AS SINGLE FAMILY SMALL LOT AND THEREFORE SUBJECT TO RECREATION UNIT RATIO OF 4 RECREATION
Yr-
COMBINEDTOTAL
2130
223.90
UNITS PER 30 DWELLINGS INCLUSIVE OF COMMUNITY CENTER REQUIREMENT. THE RECREATION UNIT RATIO APPLICABLE TO SINGLE FAMILY ATTACHED UNITS IS 1 RECREATION UNIT PER
UD4 IF REQUIRE
U04 IF REQUIRE
SANITARY SEWE
300WELUNG UNITS,
(MIN 10'
�w
TELEPHONE WATER MAI
SEPARATION FROM
a
- ELECTRIC
k CABLE (MIN 10'
RECREATION UNITS PROVIDED
SEWER
GAS SEPARATION FROM
Q
w
aILL
SAN. SEW.)
AS APPLCABLE SMWATER
P_RNATE STREET
�zZ
TYPE
"PHASE I
PHASE II PHASE III PHASE IV
PHASE V
PHASE VI
PHASE VII PHASE VIII
PHASE IX
TOTALS
COMMUNITY BUILDING t
QTY REC UNITS
2 148.15
QTY REC UNITS QTY REC UNITS I QTY tRECUNI
QTY REC UNITS
QTY REC UNITS QTY I
REC UNITS
QTY REC UNITS
QTYRFC
2
UNITS
148.14
OUTDOOR POOL/ BATHHOUS
2 29.63
PAVEMENT SECTION
o
TYPE 1 RACHEL CARSON DRIVE
2
29.63
PLAYCOURTS
2 5.56
30' 61,
30 MPH
ROAD SECTIONS SHALL BE DESIGNED IN
W
TYPE2
2
5.56
BOATLAUNCH
TOT LOT
HIKER/ BIKER TRAILS
1 0.37
1 1.48
' 12.77
1 1.48 1 1.48 1
" 5.37 " 4.87 • 3.20
1 0.37
" 3.32
1 1.48
' 6.04
1
' 1.01
TRANSPORTATION PAVEMENT DESIGN GUIDE FOR
1 0.37
3
4
"
1.11
5.93
36.60
LAKE ACCESS TRAILS
20 MPH
` 0.18 ` 0.10 • 0.1,
' 0.18
' 0.15 '
0.28
" 0.47
"
2.16
LAKE TRAIL(VDGIF PROPERTY ' 15.89 ' 7.72 ' 1.43 ' 7.93 • 3.67
PHASE TOTALS 213.85 14.75 7.89 11.9 7.54 7.52
t Community center require bination of community building, outdoor pool /bathhouINGNIA12uch as play coons.
"Trail system recreation unit calculations are based on the trail system shown on the Master Development Plan sheet and are subject to change with final engineering.
"Phase I values reflect existing facilities.
' 4.50 '
5.66
6.25
6.53
' 12.01
12.85 1
"
59.40
1 288.52
STRIP
NOTE:
MIN. 45' RADIUS TO TO EDGE OF PAVEMENT (GUTTER PAN)
UNLESS STREET SERVES LESS THAN 25 OR FEWER
DWELLINGSAND IS LESS THAN 0.25 MILES IN LENGTH.
TYPICAL PRIVATE CUL DE SAC
DETAIL FOR ROADS SERVING
MORE THAN 25 LOTS
(NOT TO SCALE)
TYPICAL PRIVATE CUL DE SAC
DETAIL FOR ROADS SERVING 25
OR FEWER LOTS
(NOT TO SCkf',
ni
EASEMENT
0
- -
4'
PAVEMENT
I
INTERMEDIATE 2' 5' S W 1'
(10, TRAIL P IVIG
CG -6
�1
COURSE CG -6 PLA NO EXCEPT FOR
IP
FILE No.
Qi
TYPE I)
C7
2.08%
O
�
!C" t
Q
SURFACE
BASE ASPHALT
COURSE
Yr-
(IF REQUIRED)
n
w
UD4 IF REQUIRE
U04 IF REQUIRE
SANITARY SEWE
BASE COURSE
(MIN 10'
�w
TELEPHONE WATER MAI
SEPARATION FROM
a
- ELECTRIC
k CABLE (MIN 10'
WATER MAIN)
SEWER
GAS SEPARATION FROM
Q
w
aILL
SAN. SEW.)
AS APPLCABLE SMWATER
P_RNATE STREET
�zZ
TYPICAL SECTION
MANAGEMENT FACILITY MAY
(NOT TO
SCALE)
BE PLACED IN SHOULDER
F_
Or
w
AREA
PRIVATE STREETS
PLANTING
P A
DESIGN
PRIVATE STREET TYPE STRIP PAVEMENT EASEMENT
SPEED
PAVEMENT SECTION
o
TYPE 1 RACHEL CARSON DRIVE
W
I_-
1�
W
(NO DIRECT ACCESS FROM LOTS) 7.
30' 61,
30 MPH
ROAD SECTIONS SHALL BE DESIGNED IN
W
TYPE2
301 56'
3p MPH
ACCORDANCE WITH VIRGINIA DEPARTMENT OF
E
7YPE3 7
24' 50
25MPH
TRANSPORTATION PAVEMENT DESIGN GUIDE FOR
TYPE 4 -1
22 °°'
20 MPH
SUBDIVISION AND SECONDARY ROADS IN VIRGINIA.
1[�^I
I- -- 10' Min,-'---)
I"5T Ty"Yy S} T -TT - 'sTyz T� 2' Bil. Concrete
B Aggregate Brise
HIKER/BIKER TRAIL DETAIL
I'll
CONSTRUCTION NOTES
1. AS SPECIFIED WITH THIS WAIVER EXHIBIT AND AS SHALL BE FURTHER DETAILED ON SUBSEQUENT DEVELOPMENT PLANS, ALL PRIVATE STREETS SHALL
MEET THE FOLLOWING VDOT STANDARDS:
i. ALL STRUCTURAL SECTION DESIGN STANDARDS;
ii. MATERIAL COMPOSITION AND QUALITY STANDARDS;
iii. CONSTRUCTION STANDARDS, TECHNIQUES, AND WORKMANSHIP QUALITY STANDARDS;
iv. DRAINAGE AND STORM WATER MANAGEMENT SYSTEMS•
V. ALL THE DESIGN, TESTING AND MATERIALS, AND IN-PLACE QUALITY TESTING AND AS -BUILT DRAWINGS FOR THE ROAD SYSTEM MUST BE
CERTIFIED BY THE DEVELOPER, THE BUILDER, AND A REGISTERED PROFESSIONAL ENGINEER IN THE STATE OF VIRGINIA, THAT THE ROADS MEET
ALL OF VDOT STRUCTURAL AND QUALITY STANDARDS, AND THE PLANS ARE SUBMITTED TO THE FREDERICK COUNTY ENGINEER AND THE
FREDERICK COUNTY PLANNING DEPARTMENT.
2. THE LOCATION OF EXISTING UNDERGROUND UTILITIES SHOWN ON THESE PLANS IS TAKEN FROM AVAILABLE RECORDS. THERE MAY BE OTHER UTIUTIES NOT
SHOWN ON THESE PLANS, THE CONTRACTOR SHALL BE RESPONSIBLE FOR DETERMINING THE LOCATION OF ALL UNDERGROUNDU➢LIDES PRIOR TO THE START
OF CONSTRUCTION AND SHALL NOTIFY THE ENGINEER OF ANY DISCREPANCIES IN THE INFORMATION SHOWN ON THESE PLANS, BOWMAN CONSULT
DOES NOT CERTIFY TO THE LOCATION OR EXISTENCE OF ANY UNDERGROUND UTILITY SHOWN ON THISNG GROUP
PLAN. THE CONTRACTOR SHALL CONTACT IMISS UTILITY'
AT 811 PRIOR TO THE COMMENCEMENT OF ANY EXCAVATION.
3. THE DEVELOPER IS RESPONSIBLE FOR ANY DAMAGE TO EXISTING ROADS AND UTILITIES WHICH OCCUR AS A RESULT OF PROJECT CONSTRUCTION WITHIN OR
CONTIGUOUS TO EXISTING RIGHT-OF-WAY.
4. A SMOOTHING GRADE SHALL BE MAINTAINED FROM THE CENTERUNE OF THE EXISTING ROAD TO THE CURB AND GUTTER TO PRECLUDE THE FORMING OF FALSE
GUTTERS AND/OR THE PONDING OF ANY WATER ON THE ROADWAY.
5. ALL CONTROLLED FILL, BASE, AND SUBBASE MATERIAL SHALL BE COMPACTED TO A MINIMUM OF 95% OF THEORETICAL MAXIMUM DENSITY AS DETERMINED BY
AASHTO T-99 METHOD A, AND WITHIN PLUS OR MINUS 2% OF OPTIMUM MOISTURE, FOR THE FULL WIDTH OF ANY DEDICATED RIGHT-OF-WAY. DENSITY MUST
BE VERIFIED BY A QUALIFIED SOILS ENGINEER. CONTROLLED FILLS SHALL BE COMPACTED IN NO GREATER THAN EIGHT -INCH LIFTS(LOOSE THICKNESS) TO
THE SPECIFIED DENSITY, BEGINNING FROM THE EXISTING GROUND SURFACE, UNLESS OTHERWISE APPROVED IN WRITING BY A QUALIFIE SOILS ENGINEER.
6, STORM SEWER AND CULVERT PIPE SHALL BE REINFORCED CONCRETE CLASS III PIPE TO CONFORM TO THE CURRENT PASHTO DESIGNATION M170, UNLESS
OTHERWISE DESIGNATED.
7. ALL MATERIALS AND CONSTRUCTION WILL CONFORM TO CURRENT SPECIFICATION AND STANDARDS OF THE VIRGINIA DEPARTMENT OF TRANSPORTATION AND
FREDERICK COUNTY.
8. ADDITIONAL DITCH LININGS SHALL BE PROVIDED AT THE DEVELOPERS EXPENSE IF DETERMINED NECESSARY BY THE COUNTY INSPECTOR DURING FIELD REVIEW.
9. DURING ROUGH GRADING OF THE SITE, THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE GEOTECHNICAL ENGINEER IF GROUND WATER SEEPAGE IS IDENTIFIED.
IDENTIFICATION OF SUCH GROUND WATER MAY REQUIRE THAT (ADDITIONAL) UNDERORAINS OR COMBINATION DRAINS BE INSTALLED TO PROTECT THE INTEGRITY OF
THE FILL SLOPES AND/OR FINAL PAVEMENT.
10. STREET SURFACES SHALL BE MM)NTAINED IN A CLEANED CONDITION, MUD AND DUST FREE AT ALL TIMES. ADEQUATE MEANS SHALL BE PROVIDED TO CLEAN
TRUCKS AND OTHER EQUIPMENT USING THE COMPLETED STREETS.
11. STANDARD GUARDRAIL AND HANDRAIL SHALT. BE INSTALLED AT THOSE LOCATIONS AS DESIGNATED DURING FINAL FIELD INSPECTIONS BY FREDERICK COUNTY.
12, ALL DISTURBED RIGHT-OF-WAY MONUMENTS ARE TO BE REPLACED AND VERIFIED BY A CERTIFIED LAND SURVEYOR AT THE DEVELOPERS EXPENSE.
13. ALL RETAINING WALLS 2 FEET IN HEIGHT AND GREATER REQUIRE A SEPARATE BUILDING PERMIT,
14. CONTRACTOR/DEVELOPER SHALL OBTAIN ALL NECESSARY PERMITS PRIOR TO CONSTRUCTION.
15. DRAINAGE AND STORMWATER MANAGEMENT WILL BE PROVIDED IN ACCORDANCE WITH VDOT AND VIRGINIA SWM REGULATIONS.
16. PRIVATE STREET WAIVER APPROVED BY BOARD OF SUPERVISORS ON AUGUST 13, 2014.
I__ 4• Min.___
��llabal 1lm� 211 1111-TILL=I I1 �'IJJ�
Appim. f' Mulch
- UndisUobed Soil Baso
KGA
NOTE: Lake trail to be constructed as mutually agreed with VDGIF.
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07/27/18 PER CLIENT REVISION
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OB/2J/i7 PER CLIENT REVISION
10/20/17 PER P&R COMMENTS
DESIGN
OR BBR
DRAWN CHKD
SCALEV:
_ AS SHOWN
JOB No.
6742-04-032
DATE
DECEMBER 14, 2012
FILE No.
6742-D-ZP-001
SHEET
2 OF 6
�;�j/ _ '\ "' _ \ 5 :�,� \ jj� % _ ENVIRONMENTAL FEATURES TABU
\ J \T
\ \\ \\\ J { (( // _ 1 } \ % / \ ` - \ NOTE: TABULATIONS REFLECT THE APPLICATION AREA OF 648.09 kC.,
Q) ( \\ 1 i ``.� \ / ` AND NOT THE ENTIRE PROJECT AREA OF 926.27 AC.
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ADJACENT OWNER TABLE
Map Label
ACREAGE
%OF
OPEN SPACE
%
TOT
LSITE
OPEN SPACE
300.89
100.00%
R5
46.43%
FLOODPLAIN
87B 13880
-
R5
Open Sace
LAKES AND PONDS
-
-
RA
Residential
STREAMS
4.30
1.43%
RA
0.66%
WETLANDS
2.10
0.70%
RA
0.32%
STEEP SLOPES >50%)
1.44
0.48%
0.22%
\ \\ \\\ J { (( // _ 1 } \ % / \ ` - \ NOTE: TABULATIONS REFLECT THE APPLICATION AREA OF 648.09 kC.,
Q) ( \\ 1 i ``.� \ / ` AND NOT THE ENTIRE PROJECT AREA OF 926.27 AC.
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ADJACENT OWNER TABLE
Map Label
Parcel ID Number
Owner Name
Zone
Land Use
1
87A 103B
COMMONWEALTH OF VIRGINIA -DEPT OF GAME& INLAND FISHERIES
R5
Lake
2
87B 13880
SHENANDOAH HOME OWNERS ASSOCIATION INC
R5
Open Sace
3
86A 273C
GIBSON BOBBY W & GIBSON GLADYS E
RA
Residential
4
96A 273B
GOLUDAYLARRYS& GOLUDAYBONNIEM
RA
Residential
5
86A272
DOVELL DANIELA
RA
Residential
6
E
ROW
7
86A223
WHITMAN ROBERT GREY TRUSTEE
RA
Residential
8
86A 220
RANDALL W & SUSAN A
RA
Residential
9
86A 218
MAXIO LC
RA
Vacant
10
87A 15
MADISON II LLC
RA
Residential
11
87A 302
MREC SHENANDOAH VA LLC C/O LANSDOWNE DEVELOPMENT GROUP LLC
R5
Vacant
12
87A95D
SANDY OR SLONAKER LLC
RA
Vacant
13
87 5 1
WHITMAN ROBERT GREY TRUSTEE
RA
Vacant
14
87A 103C
MREC SHENANDOAH VA LLC C/O LANSDOWNE DEVELOPMENT GROUP LLC
R5
Vaunt
15
87B 52139U
LAKE FREDERICK HOMEOWNERS ASSOC INC
R5
Open Space
16
87V 521395
LAKE FREDERICK HOMEOWNERS ASSOC INC
RS
Open Space
17
97V S2139W
FREDERICK COUNTY SANITATION AUTHORITY
R5
Vacant
18
87A 103
MREC SHENAN DOAH VA LLC C/O LANSDOWN E DEVELOPMENT GROUP LLC
R5
Vacant
19
94A1
WHEATLAN DS LLC C/O PAPPAPORT MANAGEMENT COMPANY
R5
Vacant
20
87B 11B
SHENANDOAH HOME OWNERS ASSOCIATION INC
R5
0 enS ace
21
87B 221B
SHENANDOAH HOME OWNERS ASSOCIATION INC
R5
Open Space
22
87B 221A
ISHENANDOAH HOME OWNERS ASSOCIATION INC
RS
0 enS ace
\\
LEGEND
UMTTS OF APPLICATION
EXISTING STRUCTURE
�\ 1 \\\\ \� \\ 11 / 1 1 1 _ \ - EXISTING LOT
(Ill\ zN .' / 1 111 / \ \ \ \ \\ J \ \ \ . } I J / / - EXISTING STREAM
\l\ \
\\\\\\\�\\\�\��// / 1 \ \ l \ \\ ® FLOODPLAIN
-n5-- EX. 5' CONTOUR
\_-�� } / t /// ^\I/\ \ - \ \IIII I' N\% \ \\'� �\�\\\�/�/// / •_� / 1 I \\\1 \ \
\ / L 1 \ ll\ \♦ / )/l \ \- / / /\\\ /
\ STEEP SLOPES (>50%)
l
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DELINEATED WETLANDS
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CURVE TABLE
LINE TABLE
CURVE LENGTH RADIUS LINE LENGTH BEA
/` Cl 84.31 119.35 LI 200.65 N65•t
�)) C2 60.43 96.69 L2 806.04 N64.0
C3 12.51 09.65 L3 768.60 526.1
/-1-4 399.69 S27*1
C41 19.77 61.57 LS 623.82 527.2
1�r/
i® L6 47.38 S26..
\\\11'- / IL7 32.71 Stu
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\NIr 1111111\/ (1(1. \ 1 1 .'( \\\i\ //,�\ / )////��_-\ - 5 ��_ \_// _ \ \ l \
_ \ \ LSI 39.02 S16'5
uo se.7o sw•z
L11 157.99 516`4
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\ L13 15336 S61 s
11/l J \}\ l J�/1-\\ \�/ 5- �-\ ` \\ \� L14 10.37 561.4
_ J 111 1 - \\\\` = \\\\� ` - \ \� \I \ \ /1 III \ /J}\\ ,\ \ \ } \ \y/ . LIS 1037 N64.5
\ ' \ 1 \'t)/ 1 // / 1 l\\1 `�.////�((l i_�,°l J/i \ \ \\ / \ L16 137334 564
✓1111 / (1/(c / I/1 / / \ \\ \\\�\ \\\\\� \ J\11\\\\\ �\ 11 I /i/ / 1 \ // \\\� l�W/ / 3<Y \ \�= / J J/J 1 \\\ / \ \ _ \ L37 893.76 536.2
\�a\�11 / / % /i - e / /!zoNE 71! `/(sem,% 11)}� 111 \ - /^ //ice ✓ \ �� _,�_ \
i r 1 \ i \ L19 260.95 533.1
USE: VACANT / 1 �= _ ) I I ( \ \ \ I /i 1 /.'i// - / ` \\\ \ \ \ \ L20 468 78 s°oi i
L21 829,90 1 507.1
L2 32079 512.2
L233 160.67 S12'2
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1// _// 1111 \ \ I (\\1 I //%� 1 ///�( / -1 \ _ \ L28 798.91 539.4
\fl�/ //I(////�_-/L29 76.23 578.3
1IIII \ �1'\\I1�"1II/(-"�°%/ I\\\\\1Lao 198.69SIVE
1 L31 196,59 578'4
\\\\\1 \\ = 11 I ` L - \�\ - v I (/ ' \ 1//%i/� / - / \�\\\\ // \ \ \ \ Liz 196,9 Nu z,
\ �\ \\ ��\ I (_- /( )) )\\ \� \� / 1 / _ ///� '� \ \\\\ \ / // _\\\ \ \ L34 141390 S78•0
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\ \ \\� � i \\ (� / \ \ \\ L36 1150.40 N291
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L39 184.93 N26*4
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\ -/ / ��\\ \\ \\\� \ - - // /i / 1i I w \\\ _ /5 - \i �. 1\ \\ ` - _ / L42 794.14 563.3
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/ L43 1 350.00 1 5262
\\\ JJ i ' �� \ \\\\ / % ` - / / (I / /i\\ J1 // \ \ ✓� j/ I / / \\ �� �. :=na = _ -_� \ `. `
LM 42.47 516'3:
L45 507.69 566.0
\ \ \\ /// / W\ L46 302.79 N26'S
/ // L47 240.67 N26.1
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L51 84.35 N23'2
` L52 894.77 N71•l
L53 829.38 N18'41
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ll(y// \\ \\\\ \ \L55 380.24
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l 1 \ \ '_ / /// � �,// // / \ \� \\ _ =\ \\ \ \\\ L57 199.65 N19.5
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r1 \; L59 707.32 N19.F
USE' VACANT \ / -� \ / \ /I ( \ \ / ( / \ // 9• // / / \ \ \ \ \
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% / // \\ \ \ 1 I ,. `\ \ / / \ ( \ \ 1\ Il / / //� / / \ - }\\ / } 1 ) I ll \.-.. L61 205.55 N21'21
11\II\I ((\\\ = > �yTwplI\ l 1 _c°�/iii ` _ )) 11 / \ \ _ \ \ 1 I
I� \\\II\ -1 \\ % /J// ////// / a-// /rl I} / ��JJJJ// `/ ///J/\ \// 111 \\\ L62 774.79 N69.0.
1 \) \ 1 > l // 1 \ / } I 1
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1 I#
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/// //^\ \ \\\\\ \ \\ \ ` /// I �%/ (iii/p (T/ e\}\ ' , /L =/i (//// \ (i /i \ I I j / 1 \\ \ \ L65 76.5 s2o•5
L67 676.50 N68.2
d L67 916.00 N62*0
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L711
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`i�l i}ll\\`� �\ _ / \\�_ \moi/ / (• l L77 1 124.25 1 N38.0
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16/04/14 PER AGENCY COMMENT!
M 18/14 PER AGENCY COMMEND.
15/14/15 PER CLIENT REVISION
17/27/16 PER CLIENT REVISION
18/23/17 PER CLIENT REVISION
0/20/17 PER P&R COMMENTS
DR BBR
DESIGN DRAWN I CHKD
SCALE : AS SHOWN
V:
JOB No. 6742-04-032
DATE DECEMBER 14, 2012
FILE No. 6742-D-ZP-001
SHEET 3 DF 6
U
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MUNE NARK TANK
(APPRMUM LOU"" �
SFA
SPD
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SFA
LEGEND
S)
■ ■ LIMITS OF APPLICATION
®� COUNTY BOUNDARY LINE
EXISTING STRUCTURE
-------- EXISTING LOT
EXISTING STREAM
® FLOODPLAIN
\ OPEN SPACE
RECREATIONAL AMENITY
O
• • • • • • PROPOSED 4' LAKE ACCESS TRAIL
LAKE TRAIL PER MDP #06-00
® PROPOSED BOAT LAUNCH
(1) TYPE 1 ROAD
(2) TYPE 2 ROAD
(3) TYPE 3 ROAD
(4) TYPE 4 ROAD
(5) TYPE 5 ROAD
SFD SINGLE FAMILY DETACHED LOTS
SFA SINGLE FAMILY ATTACHED LOTS
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NOTES:
1. PROPOSED LAKE ACCESS TRAIL SEGMENTS REFLECT APPROXIMATE LOCATIONS AND
WILL BE DEFINED WITH SUBDIVISION DESIGN PUNS.
2. PROPOSED LAKE TRAIL TO BE LOCATED AS GENERALLY SHOWN PER VDGIF
APPROVAL FINAL LOCATION OF SAID TRAIL TO BE DETERMINED WITH SUBDIVISION
DESIGN PLANS AND WILL BE CONSTRUCTED PER STANDARDS ACCEPTABLE TO VDGIF.
3. SUBJECT TO HOA APPROVAL, THE IDENTIFIED COMMUNITY BUILDING WITHIN PHASE
MAY BE USED FOR COMMERCIAL PURPOSES EITHER IN ITS ENTIRETY OR IN PART AS
PERMITTED BY THE R5 DISTRICT.
4. LOCATION OF WATER AND SEWER LINES ARE SHOWN WITH TYPICAL SECTIONS ON
SHEET 2 OF 4.
5. SWM/BMP LOCATIONS ARE CONCEPTUAL IN NATURE. FINAL FACILITY LOCATIONS,
SIZES, AND DESIGN WILL BE DEFINED WITH SUBDIVISION DESIGN PLANS.
6. BOUNDARIES OF AREAS DESIGNATED FOR SFD AND SFA LOTS MAY VARY TO
ACCOMMODATE FINAL SUBDIVISION DESIGN, BUT ONLY TO THE EXTENT POSSIBLE
PURSUANT TO OPEN SPACE REQUIREMENTS.
7. A TOTAL OF THREE (3) BOAT LAUNCHES SHALL BE PROVIDED PURSUANT TO VDGIF
SPECIFICATIONS AND APPROVAL CONSISTENT WITH ESTABLISHED MEMORANDUM OF
UNDERSTANDING. ONE (1) BOAT LAUNCH SHALL BE LOCATED AS GENERALLY SHOWN
ON THE MDP CONSISTENT WITH PRIOR PROJECT APPROVALS. THE REMAINING TWO (2)
SHALL BE PROVIDED WITHIN THE PHASES INDICATED IN THE RECREATION UNIT
SUMMARY ON SHEET 2 OF 4, WITH FINAL LOCATIONS AND ACCESS DETERMINED AT
SUBDIVISION DESIGN PER VDGIF APPROVAL.
8. EXISTING CONNECTIONS TO RACHEL CARSON DRIVE MAY BE REMOVED WITH
PROVISION OF SUITABLE VEHICLE TURNAROUNDS ON COTTONTAIL DRIVE AND TUTELO
LANE.
E81STING
PROJECT
ENTRANCE
C01003 =
AREA
(APPROVED WITH
MDP/08-07)
- E>MMG
WASTE WATEI
TBBATYENT
GRAPHIC SCALE
( IN TERT )
1 inch — 400 ft
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V:
JOB No.
6742-04-032
DATE
DECEMBER 14, 2012
FILE No.
6742 -D-ZP-001
� �
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\�\\\ \\ 1 //_\ k 111111 \\I\\\\ ` J 1 / Ill _ ) /I \\ \\ !/ \ CR \
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EXISTING STRUCTURE I\\ \\ \ U
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