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HomeMy WebLinkAbout39-18 Site Plan© ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C Know what's R FINAL SITE PLAN - SP #39-18 STARBUCKS - STEPHEN'S CITY OPEQUON MAGISTERIAL DISTRICT TAX PARCEL #85-A-148F 131 TOWN RUN LANE STEPHENS CITY, FREDERICK COUNTY, VA 01/28/2019 OWNER / APPLICANT / ENGINEER OF RECORD PROJECT DESCRIPTION NARRATIVE VICINITY MAP SCALE: 1" = 2000'SHEET INDEX LEGEND 1. RECORDED OWNER:INSITE DEVELOPMENT SERVICES, LLC 1400 SIXTEENTH STREET, SUITE 300 OAK BROOK, ILLINOIS 60523 630-617-9100 2. APPLICANT:INSITE DEVELOPMENT SERVICES, LLC 1400 SIXTEENTH STREET, SUITE 300 OAK BROOK, ILLINOIS 60523 630-617-9100 3. PLAN PREPARER:KIMLEY-HORN AND ASSOCIATES, INC. 11400 COMMERCE PARK DRIVE, SUITE 400 RESTON, VA 20191 703-674-1321 CONTACT: ROSS STEVENS, P.E. MINOR CONTOUR MAJOR CONTOUR FACE OF CURB GAS LINE TELEPHONE LINE SANITARY SEWER EXISTING CONDITIONS PROPOSED CONDITIONS WATER LINE ELECTRIC LINE THE PROPOSED PROJECT IS FOR A ±2,193 SF RESTAURANT. THE CURRENT SITE IS A VACANT RESTAURANT AND IS ZONED B-2, GENERAL BUSINESS DISTRICT, PER THE FREDERICK COUNTY, VA ZONING MAP. THE PROPOSED IMPROVEMENTS WILL CONSIST OF DEMOLISHING THE EXISTING BUILDING, AND CONSTRUCTING A NEW STARBUCKS BUILDING WITH DRIVE-THRU, PAVING, UTILITIES, STORMWATER MANAGEMENT STRUCTURES, AND LANDSCAPING. NO VARIANCES OR EXCEPTIONS TO THE ZONING, DEVELOPMENT CODE, OR CURRENT PROFFERS ARE ANTICIPATED. THE SITE PLAN PREVIOUSLY APPROVED FOR THE EXISTING VACANT RESTAURANT IS SP #46-87. UTILITY CONTACTS 1. SANITARY SEWER/FREDERICK WATER WATER:P.O. BOX 1877 WINCHESTER, VA 22604 540-868-1061 2. POWER:RAPPAHANNOCK ELECTRIC COOPERATIVE 137 KELLEY COURT FRONT ROYAL, VA 22630 540-622-5124 3. TELEPHONE:VERIZON 404 HILLSDALE LANE WINCHESTER, VA 22602 540-665-3156 4. GAS:WASHINGTON GAS (SHENANDOAH GAS) P.O. BOX 2400 WINCHESTER, VA 22604 540-869-1111 RESPONSIBLE LAND DISTURBER CERTIFICATE RLD #: _______________________________________ NAME: _______________________________________ TELEPHONE NUMBER: _________________________ NORTH APPROVAL BLOCK LAND DEVELOPMENT APPLICATION NUMBER ___________________________________ ZONING ADMINISTRATOR ___________________ DATE APPROVED BY THE FREDERICK COUNTY ZONING ADMINISTRATOR SITE PLAN VALID FOR FIVE (5) YEARS FROM APPROVAL DATE FREDERICK WATER PROJECT INFORMATION WATER AND SANITARY SEWER USAGE WATER DEMAND: SEE SHEET C-451 SANITARY SEWER DISCHARGE: SEE SHEET C-451 CALCULATION OF DEMAND / DISCHARGE WATER DEMAND: RESTAURANT: 2400 GALLONS PER DAY SEWER DISCHARGE: SEWER DISCHARGE EQUALS WATER DEMAND CO V E R S H E E T C-000 SITE SITE PLAN STATISTICS TAX MAP NUMBER:85 A 148F PARCEL:131 TOWN RUN LANE NEAREST INTERSECTION:TOWN RUN LANE / FAIRFAX PIKE ZONING:B-2 (GENERAL BUSINESS DISTRICT) OVERLAY DISTRICT:INTERSTATE AREA (IA) MAGISTERIAL DISTRICT:OPEQUON EXISTING USE:EXISTING RESTAURANT PROPOSED USE OF STRUCTURES:RESTAURANT WITH DRIVE-THRU PARCEL AREA (IN ACRES):0.9967 ACRES LAND DISTURBANCE (IN ACRES):1.21 AC ACRES SITE/LEASE AREA (IN ACRES):0.9967 ACRES GROSS FLOOR AREA:±2,193 SF NET FLOOR AREA:±1,989.5 SF FLOOR AREA RATIO (F.A.R.):0.05 ALLOWED F.A.R.:1.0 FRONT SETBACK REQUIRED, PROVIDED:35', 58.8' SIDE SETBACK REQUIRED, PROVIDED:0', 28' and 82.9' REAR SETBACK REQUIRED, PROVIDED:0', 116.1' MAXIMUM BUILDING HEIGHT PROVIDED:20'-4" MAXIMUM BUILDING HEIGHT REQUIRED:35' PARKING REQUIRED:1.4 SPACES/100 SF SEATING FLOOR AREA = 1.4/100 SF X 1351 SF = 19 SPACES PARKING PROVIDED:27 SPACES (2 ADA) INTERIOR LANDSCAPING REQUIRED:5% OF PARKING AREA = 10,800 SF*.05 = 540 SF INTERIOR LANDSCAPING PROVIDED:965 SF MINIMUM LANDSCAPING REQUIRED:15% (43,416 SF * 0.15 = 6,512 SF) MINIMUM LANDSCAPING PROVIDED:36.2% (43,416 SF * 0.362 = 15,715 SF) WETLANDS ON SITE (Y/N):NO WETLANDS PERMITS REQUIRED (Y/N), PERMIT #:NO RPA ON SITE (Y/N):NO KNOWN HISTORIC BUILDINGS OR FEATURES (Y/N):NO KNOWN PLACES OF BURIAL (Y/N):NO METHOD FOR SOLID WASTE STORAGE:DUMPSTER METHOD OF SOLID WASTE COLLECTION:TRASH TRUCK BUILDING CODE USE GROUP/TYPE OF CONSTRUCTION:USE: A2 ASSEMBLY, TYPE V-B SHEET LIST TABLE Sheet Number Sheet Title C-000 COVER SHEET C-010 ALTA SURVEY C-020 ALTA SURVEY C-100 EXISTING CONDITION & DEMOLITION PLAN C-150 EROSION & SEDIMENT CONTROL PLAN - PHASE 1 C-151 EROSION & SEDIMENT CONTROL PLAN - PHASE 2 C-152 EROSION & SEDIMENT CONTROL NOTES C-153 EROSION & SEDIMENT CONTROL DETAILS C-200 SITE PLAN C-220 LIFE SAFETY PLAN C-230 PHOTOMETRIC PLAN (BY OTHERS) C-250 SITE PLAN DETAILS C-251 SITE PLAN DETAILS C-252 SITE PLAN DETAILS C-253 SITE PLAN DETAILS C-254 SIGN DETAILS C-260 SIGHT DISTANCE PLAN C-270 MAINTENANCE OF TRAFFIC PLAN C-280 TOWN RUN LANE TYPICAL SECTIONS C-300 GRADING PLAN C-310 STORMWATER QUANTITY CALCUATIONS C-311 STORMWATER QUALITY CALCUATIONS C-320 INLET DRAINAGE AREA MAP C-400 UTILITY PLAN C-410 UTILITY PROFILES C-450 DRAINAGE DETAILS C-451 UTILITY DETAILS L-100 LANDSCAPE PLAN L-150 LANDSCAPE DETAILS NOTES: 1. THE INFORMATION SHOWN ON THIS PLAT IS BASED ON AN ACTUAL FIELD RUN SURVEY COMPLETED ON APRIL 24, 2018. 2. MERIDIAN BASED UPON PLAT RECORDED IN INSTRUMENT NO. 160010653. 3. TITLE COMMITMENT FURNISHED BY FIRST AMERICAN TITLE INSURANCE COMPANY, COMMITMENT NO. NCS-889179-CHI2, WITH AN EFFECTIVE DATE OF JANUARY 21, 2018 AT 8:00 A.M. 4. UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND EXISTING DRAWINGS. THE SURVEYOR MAKES NO GUARANTEES THAT THE UNDERGROUND UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEYOR FURTHER DOES NOT WARRANT THAT THE UNDERGROUND UTILITIES SHOWN ARE IN THE EXACT LOCATION INDICATED, ALTHOUGH HE DOES CERTIFY THAT THEY ARE LOCATED AS ACCURATELY AS POSSIBLE. 5. ACCORDING TO FEMA FLOOD INSURANCE RATE MAP NO. 51069C0330D, DATED SEPTEMBER 2, 2009, THE PROPERTY SHOWN HEREON LIES WITHIN AN AREA DESIGNATED AS ZONE X (AREA DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN). 6. NO OBSERVABLE EVIDENCE OF CURRENT EARTH MOVING WORK, BUILDING CONSTRUCTION OR BUILDING ADDITIONS WAS FOUND ON THE SUBJECT PROPERTY AT THE TIME OF THE FIELD SURVEY. TITLE EXCEPTIONS AS NUMBERED IN SCHEDULE B-2 OF THE ABOVE REFERENCED TITLE COMMITMENT: 3. THE LOCATION OF THE EASEMENT GRANTED TO CHESAPEAKE AND POTOMAC TELEPHONE COMPANY OF VIRGINIA BY INSTRUMENT RECORDED IN DEED BOOK 272 AT PAGE 554 IS SHOWN HEREON. 4. THE 20-FOOT WATER AND SEWER EASEMENT GRANTED IN DEED AND DEED OF PARTIAL RELEASE RECORDED IN DEED BOOK 482 AT PAGE 229 IS ON ADJACENT LAND, AS SHOWN HEREON. [INTENTIONALLY DELETED] 5. THE DESCRIPTION OF THE LOCATION OF THE EASEMENT GRANTED TO POTOMAC EDISON POWER COMPANY BY RIGHT OF WAY AGREEMENT RECORDED IN DEED BOOK 472 AT PAGE 605 IS AMBIGUOUS AND, THEREFORE, CANNOT BE PLOTTED. 6. THE DESCRIPTION OF THE LOCATION OF THE EASEMENT GRANTED TO POTOMAC EDISON POWER COMPANY BY RIGHT OF WAY AGREEMENT RECORDED IN DEED BOOK 511 AT PAGE 642 IS AMBIGUOUS AND, THEREFORE, CANNOT BE PLOTTED. 7. THE LOCATION OF THE EASEMENT GRANTED TO POTOMAC EDISON POWER COMPANY BY RIGHT OF WAY AGREEMENT RECORDED IN DEED BOOK 616 AT PAGE 510 IS SHOWN HEREON. 8. THE 20-FOOT WIDE WATER AND SEWER EASEMENT GRANTED TO FREDERICK COUNTY SANITATION AUTHORITY (NOW KNOWN AS FREDERICK WATER) BY DEED OF EASEMENT RECORDED IN DEED BOOK 482 AT PAGE 221 IS ON ADJACENT LAND, AS SHOWN HEREON. [INTENTIONALLY DELETED] 9. THE 20-FOOT WIDE WATER AND SEWER EASEMENT GRANTED TO FREDERICK COUNTY SANITATION AUTHORITY (NOW KNOWN AS FREDERICK WATER) BY BILL OF SALE RECORDED IN DEED BOOK 484 AT PAGE 604 IS ON ADJACENT LAND, AS SHOWN HEREON. [INTENTIONALLY DELETED] 10. THE LOCATIONS OF THE 20-FOOT WIDE PERMANENT WATER EASEMENT AND 20-FOOT WIDE PERMANENT SEWER EASEMENT GRANTED TO FREDERICK COUNTY SANITATION AUTHORITY (NOW FREDERICK WATER) BY DEED OF EASEMENT RECORDED IN DEED BOOK 840 AT PAGE 822 ARE SHOWN HEREON. 11. THE LOCATION OF THE 20-FOOT WIDE PERMANENT WATER LINE EASEMENT GRANTED TO FREDERICK COUNTY SANITATION AUTHORITY (NOW KNOWN AS FREDERICK WATER) BY DEED OF EASEMENT RECORDED IN DEED BOOK 918 AT PAGE 1803 DOES NOT AFFECT THE SUBJECT PROPERTY. [INTENTIONALLY DELETED] 12. THE 1-FOOT X 10-FOOT EASEMENT DELINEATED ON THE PLAT ATTACHED TO THE DEED, DEED OF ASSUMPTION, DEED OF PARTIAL RELEASE, NON-DISTURBANCE AGREEMENT AND VENDOR'S LIEN RECORDED IN DEED BOOK 503 AT PAGE 90 IS SHOWN HEREON. THE PARCEL SHOWN IS A PORTION OF THE LAND DESCRIBED IN THE AFOREMENTIONED DEED. 13. THE LOCATION OF THE EASEMENT GRANTED TO SHENANDOAH GAS COMPANY BY EASEMENT AND RIGHT OF WAY RECORDED IN DEED BOOK 619 AT PAGE 686 IS SHOWN HEREON. 14. THE LOCATION OF THE 10-FOOT WIDE EASEMENT GRANTED TO SHENANDOAH GAS COMPANY BY EASEMENT AND RIGHT OF WAY RECORDED IN DEED BOOK 749 AT PAGE 1409 IS SHOWN HEREON. 15. THE LOCATION OF THE EASEMENT GRANTED TO SHENANDOAH GAS COMPANY BY EASEMENT AND RIGHT OF WAY RECORDED IN DEED BOOK 749 AT PAGE 1412 DOES NOT AFFECT THE SUBJECT PROPERTY. [INTENTIONALLY DELETED] 16. THE LOCATION OF THE DRAINAGE EASEMENT GRANTED TO THE COMMONWEALTH OF VIRGINIA BY DRAINAGE EASEMENT AND RIGHT OF WAY RECORDED IN DEED BOOK 621 AT PAGE 255 DOES NOT AFFECT THE SUBJECT PROPERTY. [INTENTIONALLY DELETED] 17. THE LOCATION OF THE 1.5-FOOT ENCROACHMENT DELINEATED ON EXHIBIT "B" ATTACHED TO THE AGREEMENT RECORDED IN DEED BOOK 875 AT PAGE 302 IS SHOWN HEREON. 18. THE LOCATIONS OF THE INGRESS/EGRESS ACCESS EASEMENT AND SIGN EASEMENT DESCRIBED IN DEED AND DEED OF EASEMENTS RECORDED IN DEED BOOK 917 AT PAGE 1136 DO NOT AFFECT THE SUBJECT PROPERTY. [INTENTIONALLY DELETED] 19. THE PROPERTY LINES SHOWN HEREON REFLECT THE ADJUSTED BOUNDARY LINES AS ESTABLISHED BY THE BOUNDARY LINE ADJUSTMENT PLAT ATTACHED TO THE DEED OF BOUNDARY LINE ADJUSTMENT AND DEED OF GIFT OF EXCHANGE RECORDED AS INSTRUMENT NO. 160010653. 20. THE DESCRIPTION OF THE LOCATION OF THE EASEMENT GRANTED TO COMCAST OF CALIFORNIA/MARYLAND/PENNSYLVANIA/VIRGINIA/WEST VIRGINIA, LLC, BY GRANT OF EASEMENT RECORDED AS INSTRUMENT NO. 120001778 IS AMBIGUOUS AND, THEREFORE, CANNOT BE PLOTTED. [INTENTIONALLY DELETED] 21. THE PARCEL SHOWN HEREON IS A PORTION OF THE PROPERTY DESCRIBED IN APPENDIX "A" ATTACHED TO THE MEMORANDUM OF LEASE BY AND BETWEEN SCULLY LIMITED (LANDLORD) AND JEFFERSON NATIONAL BANK (TENANT) RECORDED IN DEED BOOK 597 AT PAGE 75. THE DESCRIPTION OF THE LEASED PREMISES IN THE AFOREMENTIONED MEMORANDUM OF LEASE IS AMBIGUOUS AND THEREFORE CANNOT BE PLOTTED. 22. THE TERMS AND CONDITIONS OF THE DEED OF DEDICATION AND STATEMENT OF CONSENT TO SUBDIVISION RECORDED IN DEED BOOK 485 AT PAGE 449 DO NOT AFFECT THE SUBJECT PROPERTY. [INTENTIONALLY DELETED] 23. THE PARCEL SHOWN HEREON DOES NOT HAVE FRONTAGE ON VIRGINIA ROUTE 277, AS DESCRIBED IN THE AGREEMENT RECORDED IN DEED BOOK 500 AT PAGE 239. [INTENTIONALLY DELETED] 24. THE PARCEL SHOWN HEREON IS GENERALLY THE LAND DESCRIBED AS THE "SCULLY TRACT" IN THE AGREEMENT RECORDED IN DEED BOOK 680 AT PAGE 112, AND REFLECTS THE CURRENT BOUNDARY LINE ADJUSTMENT RECORDED AS INSTRUMENT NO. 160010653. THE LOCATION OF THE PARKING LOT PAVING REFERENCED IN THE AFOREMENTIONED AGREEMENT NO LONGER ENCROACHES AS A RESULT OF THE CURRENT BOUNDARY LINE ADJUSTMENT. 25. THE DRAINAGE EASEMENT GRANTED TO R.C.G.T., INC. BY DEED OF DRAINAGE EASEMENT RECORDED IN DEED BOOK 917 AT PAGE 1149 IS A BLANKET EASEMENT OVER THE PROPERTY. [INTENTIONALLY DELETED] 26. THE LOCATIONS OF THE ELEMENTS OF THE AGREEMENT RECORDED IN DEED BOOK 917 AT PAGE 1153 DO NOT AFFECT THE PROPERTY SHOWN HEREON. V A . N A D 8 3 N O R T H Z O N E S T A T E G R I D ABBREVIATION DEFINITION SANITARY CLEAN OUT CONCRETE POST FIRE HYDRANT GUY ANCHOR GAS LINE MARKER GAS METER GAS VALVE MAIL BOX METAL LIGHT POLE METAL POST METAL SIGN POST NO PARKING SIGN POLYVINYLCHLORIDE PIPE REINFORCED CONCRETE PIPE SANITARY MANHOLE TELEPHONE RISER BOX WATER METER WOOD POWER POLE WATER VALVE LEGEND ALTA/NSPS LAND TITLE SURVEY OF THE LAND OF WINCHESTER CAPITAL GROUP, INC. INSTRUMENT NUMBER 100006311 INSTRUMENT NUMBER 160010652 INSTRUMENT NUMBER 160010653 131 TOWN RUN LANE OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA IRON ROD FOUND IRON ROD SET U/G WATER LINE SITE VICINITY MAP SCALE: 1"=300' P-K NAIL FOUND SURVEYOR'S CERTIFICATE TO WINCHESTER CAPITAL GROUP, INC., INSITE REAL ESTATE INVESTMENT, LLC, FIRST AMERICAN TITLE INSURANCE COMPANY, STEPHENS CITY, VA (131 TOWN RUN) LLC, AN ILLINOIS LIMITED LIABILITY COMPANY, AND MB FINANCIAL BANK, N.A., A NATIONAL BANKING ASSOCIATION: THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2016 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, 6(B), 7(A), 7(B)(1), 7(C), 8, 9, 11, 13, 14, 16, 17, 18, 19 AND 20 OF TABLE A THEREOF. THE FIELDWORK WAS COMPLETED ON APRIL 24, 2018. DATE OF PLAT OR MAP: MAY 3, 2018 REVISED: OCTOBER 23, 2018 METES AND BOUNDS DESCRIPTION TAX MAP PARCEL 85-A-148F FREDERICK COUNTY, VIRGINIA "BEGINNING AT AN IRON ROD FOUND AT THE NORTHWESTERLY CORNER OF THE NORTH STAR ENTERPRISES, LLC LAND, AND IN THE EASTERLY RIGHT OF WAY LINE OF VIRGINIA SECONDARY ROUTE 1012 (TOWN RUN LANE); THENCE WITH THE EASTERLY RIGHT OF WAY LINE OF TOWN RUN LANE, N 51° 03' 24" E - 120.95 FEET TO AN IRON ROD SET AT THE SOUTHWESTERLY CORNER OF THE MYKONOS PROPERTIES, LLC LAND; THENCE WITH THE SOUTHERLY LINE OF THE MYKONOS PROPERTIES, LLC LAND, S 73° 15' 25" E - 263.00 FEET TO AN IRON ROD FOUND AT THE SOUTHWEST CORNER OF THE R.C.G.T., INC. LAND AND THE NORTHWEST CORNER OF THE WINCHESTER CAPITAL GROUP, INC. LAND (PARCEL 85-A-148E); THENCE WITH THE WESTERLY LINE OF THE WINCHESTER CAPITAL GROUP, INC. LAND (PARCEL 85-A-148E), S 32° 03' 46" W - 207.05 FEET TO AN IRON ROD FOUND AT THE NORTHEAST CORNER OF THE NORTH STAR ENTERPRISES, LLC LAND; THENCE WITH THE NORTHERLY LINE OF THE NORTH STAR ENTERPRISES, LLC LAND FOR THE THREE FOLLOWING COURSES: N 52° 11' 38" W - 52.05 FEET TO AN IRON ROD FOUND; THENCE N 54° 31' 43" W - 59.51 FEET TO AN IRON ROD FOUND; THENCE N 53° 23' 41" W - 182.41 FEET TO THE POINT OF BEGINNING." CONTAINING . . . . . . 0.9967 ACRES U/G GAS MAIN C-010 NOTES: 1. THE INFORMATION SHOWN ON THIS PLAT IS BASED ON AN ACTUAL FIELD RUN SURVEY COMPLETED ON APRIL 24, 2018. 2. MERIDIAN BASED UPON PLAT RECORDED IN INSTRUMENT NO. 160010653. 3. TITLE COMMITMENT FURNISHED BY FIRST AMERICAN TITLE INSURANCE COMPANY, COMMITMENT NO. NCS-908208-CHI2, WITH AN EFFECTIVE DATE OF MAY 21, 2018 AT 8:00 A.M. 4. UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND EXISTING DRAWINGS. THE SURVEYOR MAKES NO GUARANTEES THAT THE UNDERGROUND UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEYOR FURTHER DOES NOT WARRANT THAT THE UNDERGROUND UTILITIES SHOWN ARE IN THE EXACT LOCATION INDICATED, ALTHOUGH HE DOES CERTIFY THAT THEY ARE LOCATED AS ACCURATELY AS POSSIBLE. 5. ACCORDING TO FEMA FLOOD INSURANCE RATE MAP NO. 51069C0330D, DATED SEPTEMBER 2, 2009, THE PROPERTY SHOWN HEREON LIES WITHIN AN AREA DESIGNATED AS ZONE X (AREA DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN). 6. NO OBSERVABLE EVIDENCE OF CURRENT EARTH MOVING WORK, BUILDING CONSTRUCTION OR BUILDING ADDITIONS WAS FOUND ON THE SUBJECT PROPERTY AT THE TIME OF THE FIELD SURVEY. TITLE EXCEPTIONS AS NUMBERED IN SCHEDULE B-2 OF THE ABOVE REFERENCED TITLE COMMITMENT: 3. THE LOCATION OF THE EASEMENT GRANTED TO CHESAPEAKE AND POTOMAC TELEPHONE COMPANY OF VIRGINIA BY INSTRUMENT RECORDED IN DEED BOOK 272 AT PAGE 554 DOES NOT AFFECT THE SUBJECT PROPERTY. 4. THE 20-FOOT WATER AND SEWER EASEMENT GRANTED IN DEED AND DEED OF PARTIAL RELEASE RECORDED IN DEED BOOK 482 AT PAGE 229 IS ON ADJACENT LAND, AS SHOWN HEREON. 5. THE DESCRIPTION OF THE LOCATION OF THE EASEMENT GRANTED TO POTOMAC EDISON POWER COMPANY BY RIGHT OF WAY AGREEMENT RECORDED IN DEED BOOK 472 AT PAGE 605 IS AMBIGUOUS AND, THEREFORE, CANNOT BE PLOTTED. 6. THE DESCRIPTION OF THE LOCATION OF THE EASEMENT GRANTED TO POTOMAC EDISON POWER COMPANY BY RIGHT OF WAY AGREEMENT RECORDED IN DEED BOOK 511 AT PAGE 642 IS AMBIGUOUS AND, THEREFORE, CANNOT BE PLOTTED. 7. THE ZONING BOUNDARY LINES AND RESPECTIVE PARCEL ZONING DESIGNATIONS AS DELINEATED ON THE FINAL PLAT OF SUBDIVISION OF THE LAND OF SCULLY, LTD., RECORDED IN DEED BOOK 908 AT PAGE 1021 ARE SHOWN HEREON. 8. THE 20-FOOT WIDE WATER AND SEWER EASEMENT GRANTED TO FREDERICK COUNTY SANITATION AUTHORITY (NOW KNOWN AS FREDERICK WATER) BY DEED OF EASEMENT RECORDED IN DEED BOOK 482 AT PAGE 221 IS ON ADJACENT LAND, AS SHOWN HEREON. 9. THE 20-FOOT WIDE WATER AND SEWER EASEMENT GRANTED TO FREDERICK COUNTY SANITATION AUTHORITY (NOW KNOWN AS FREDERICK WATER) BY BILL OF SALE RECORDED IN DEED BOOK 484 AT PAGE 604 IS ON ADJACENT LAND, AS SHOWN HEREON. 10. THE 35' BRL (BUILDING RESTRICTION LINE) AND THE JOINT ACCESS EASEMENT DELINEATED ON THE FINAL PLAT OF SUBDIVISION OF THE LAND OF SCULLY, LTD., RECORDED IN DEED BOOK 931 AT PAGE 227 ARE SHOWN HEREON. 11. THE LOCATION OF THE 20-FOOT WIDE PERMANENT WATER LINE EASEMENT GRANTED TO FREDERICK COUNTY SANITATION AUTHORITY (NOW KNOWN AS FREDERICK WATER) BY DEED OF EASEMENT RECORDED IN DEED BOOK 918 AT PAGE 1803 DOES NOT AFFECT THE SUBJECT NEW PRIVATE INGRESS-EGREES ACCESS EASEMENTS. 12. THE 60' WIDE STRIP DELINEATED ON THE PLAT ATTACHED TO THE TERMS AND CONDITIONS OF THE DEED OF DEDICATION AND STATEMENT OF CONSENT TO SUBDIVISION RECORDED IN DEED BOOK 485 AT PAGE 449 IS VA SEC RTE 1085, STICKLEY DRIVE AS SHOWN HEREON. 13. VA SEC RTE 1085, STICKLEY DRIVE, SHOWN HEREON, IS THE DEDICATED STRIPS TO VIRGINIA ROUTE 277, AS DESCRIBED IN THE AGREEMENT RECORDED IN DEED BOOK 500 AT PAGE 239. 14. THE 1-FOOT X 10-FOOT EASEMENT DELINEATED ON THE PLAT ATTACHED TO THE DEED, DEED OF ASSUMPTION, DEED OF PARTIAL RELEASE, NON-DISTURBANCE AGREEMENT AND VENDOR'S LIEN RECORDED IN DEED BOOK 503 AT PAGE 90 IS ON ADJACENT LANDS AS SHOWN HEREON. 15. THE 35' BRL AND JOINT ACCESS EASEMENT DELINEATED ON THE PLAT ATTACHED TO THE LEASE DATED MAY 19, 1993, BY AND BETWEEN SCULLY, LTD., LESSOR, AND WHITE PROPERTIES, INC., LESSEE, RECORDED IN DEED BOOK 797 AT PAGE 341 ARE SHOWN HEREON. 16. THE LOCATION OF THE EASEMENT GRANTED TO SHENANDOAH GAS COMPANY BY EASEMENT AND RIGHT OF WAY RECORDED IN DEED BOOK 749 AT PAGE 1412 DOES NOT AFFECT THE SUBJECT NEW PRIVATE INGRESS-EGREES ACCESS EASEMENTS. 17. THE ADJACENT TAX PARCEL 85-A-148F SHOWN HEREON IS GENERALLY THE LAND DESCRIBED AS THE "SCULLY TRACT" IN THE AGREEMENT RECORDED IN DEED BOOK 680 AT PAGE 112. 18. THE LOCATION OF THE PARCEL DELINEATED ON EXHIBIT "B" ATTACHED TO THE AGREEMENT RECORDED IN DEED BOOK 875 AT PAGE 302 DOES NOT AFFECT THE SUBJECT NEW PRIVATE INGRESS-EGREES ACCESS EASEMENTS. 19. THE LOCATIONS OF THE INGRESS/EGRESS ACCESS EASEMENT AND SIGN EASEMENT DESCRIBED IN DEED AND DEED OF EASEMENTS RECORDED IN DEED BOOK 917 AT PAGE 1136 DO NOT AFFECT THE SUBJECT NEW PRIVATE INGRESS-EGREES ACCESS EASEMENTS. 20. THE DESCRIPTION OF THE LOCATION OF THE DRAINAGE EASEMENT GRANTED TO R.C.G.T., INC. BY DEED OF DRAINAGE EASEMENT RECORDED IN DEED BOOK 917 AT PAGE 1149 IS AMBIGUOUS AND, THEREFORE, CANNOT BE PLOTTED. 21. THE DESCRIPTION OF THE LOCATION OF THE ELEMENTS OF THE AGREEMENT RECORDED IN DEED BOOK 917 AT PAGE 1153 IS AMBIGUOUS AND, THEREFORE, CANNOT BE PLOTTED. 22. THE PARCEL SHOWN HEREON IS A PORTION OF THE PROPERTY DESCRIBED IN APPENDIX "A" ATTACHED TO THE MEMORANDUM OF LEASE BY AND BETWEEN SCULLY LIMITED (LANDLORD) AND JEFFERSON NATIONAL BANK (TENANT) RECORDED IN DEED BOOK 597 AT PAGE 75. V A . N A D 8 3 N O R T H Z O N E S T A T E G R I D ABBREVIATION DEFINITION SANITARY CLEAN OUT CONCRETE POST FIRE HYDRANT GUY ANCHOR GAS LINE MARKER GAS METER GAS VALVE MAIL BOX METAL LIGHT POLE METAL POST METAL SIGN POST NO PARKING SIGN POLYVINYLCHLORIDE PIPE REINFORCED CONCRETE PIPE SANITARY MANHOLE TELEPHONE RISER BOX WATER METER WOOD POWER POLE WATER VALVE LEGEND ALTA/NSPS LAND TITLE SURVEY OF THE LAND OF WINCHESTER CAPITAL GROUP, INC. INSTRUMENT NUMBER 100006311 OPEQUON MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA IRON ROD FOUND IRON ROD SET U/G WATER LINE SIT E VICINITY MAP SCALE: 1"=300' P-K NAIL FOUND SURVEYOR'S CERTIFICATE TO WINCHESTER CAPITAL GROUP, INC., INSITE REAL ESTATE INVESTMENT, LLC, FIRST AMERICAN TITLE INSURANCE COMPANY THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2016 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, 6(B), 7(A), 7(B)(1), 7(C), 8, 9, 11, 13, 14, 16, 17, 18, 19 AND 20 OF TABLE A THEREOF. THE FIELDWORK WAS COMPLETED ON APRIL 24, 2018. DATE OF PLAT OR MAP: JULY 5, 2018 U/G GAS MAIN DRILL HOLE SET P-K NAIL SET METES AND BOUNDS DESCRIPTION FOR PRIVATE INGRESS/EGRESS ACCESS EASEMENT CROSSING WINCHESTER CAPITAL GROUP, INC. TAX PARCEL 85-A-148E "BEGINNING AT A DRILL HOLE SET IN THE WESTERLY RIGHT OF WAY LINE OF VIRGINIA SECONDARY ROUTE 1085 (STICKLEY DRIVE),AT THE NORTHEAST CORNER OF THE WINCHESTER CAPITAL GROUP, INC. TAX PARCEL 85-A-148; THENCE WITH THE NORTHERLY LINE OF TAX PARCEL 85-A-148, N 61° 17' 15" W - 284.20 FEET TO AN IRON ROD FOUND AT THE NORTHWEST CORNER OF TAX PARCEL 85-A-148, AND IN THE EASTERLY LINE OF THE NORTH STAR ENTERPRISES, LLC LAND; THENCE WITH THE EASTERLY LINE OF THE NORTH STAR ENTERPRISES, LLC LAND, N 32° 03' 46" E - 26.75 FEET TO AN IRON ROD FOUND AT THE SOUTHEAST CORNER OF THE WINCHESTER CAPITAL GROUP, INC. TAX PARCEL 85-A-148F; THENCE WITH A PORTION OF THE EASTERLY LINE OF TAX PARCEL 85-A-148F, N 32° 03' 48" E - 53.39 FEET TO A NAIL SET; THENCE CROSSING THE WINCHESTER CAPITAL GROUP, INC. TAX PARCEL 85-A-148E WITH A NEW EASEMENT LINE, S 61° 17' 15" E - 281.16 FEET TO A PK NAIL SET IN THE WESTERLY RIGHT OF WAY LINE OF VIRGINIA SECONDARY ROUTE 1085 (STICKLEY DRIVE); THENCE WITH THE WESTERLY RIGHT OF WAY LINE OF STICKLEY DRIVE, S 29° 53' 36" W - 80.02 FEET TO THE POINT OF BEGINNING." AREA OF EASEMENT CONTAINING 0.5192 ACRES METES AND BOUNDS DESCRIPTION FOR PRIVATE INGRESS/EGRESS ACCESS EASEMENT CROSSING WINCHESTER CAPITAL GROUP, INC. TAX PARCEL 85-A-148 "BEGINNING AT A DRILL HOLE SET IN THE WESTERLY RIGHT OF WAY LINE OF VIRGINIA SECONDARY ROUTE 1058 (STICKLEY DRIVE), AT THE SOUTHEAST CORNER OF THE WINCHESTER CAPITAL GROUP, INC. TAX PARCEL 85-A-148E; THENCE WITH THE WESTERLY RIGHT OF WAY LINE OF STICKLEY DRIVE, S 29° 53' 36" W - 30.01 FEET TO A NAIL SET IN THE RIGHT OF WAY LINE OF STICKLEY DRIVE; THENCE CROSSING THE WINCHESTER CAPITAL GROUP, INC. TAX PARCEL 85-A-148 WITH A NEW EASEMENT LINE, N 61° 17' 15" W - 285.33 FEET TO A NAIL SET IN THE EASTERLY LINE OF THE NORTH STAR ENTERPRISES, LLC LAND; THENCE WITH A PORTION OF THE EASTERLY LINE OF THE NORTH STAR ENTERPRISES, LLC LAND, N 32° 03' 46" E - 30.05 TO AN IRON ROD FOUND AT THE SOUTHWEST CORNER OF THE WINCHESTER CAPITAL GROUP, INC. TAX PARCEL 85-A-148E ; THENCE WITH THE SOUTHERLY LINE OF TAX PARCEL 85-A-148E, S 61° 17' 15" E - 284.20 TO FEET TO THE POINT OF BEGINNING." AREA OF EASEMENT CONTAINING 0.7153 ACRES C-020 EX I S T I N G C O N D I T I O N & D E M O L I T I O N P L A N C-100 © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C Know what's R PROPERTY LINE LIMITS OF CLEARING AND GRUBBING (1.21 AC OR 52,732 SF) LIMITS OF CURB AND GUTTER REMOVAL PAVEMENT STRIPING TO BE REMOVED LIMITS OF PAVEMENT SAWCUT UTILITY TO BE REMOVED LIMITS OF FULL-DEPTH ASPHALT PAVEMENT REMOVAL LIMITS OF ASPHALT PAVEMENT MILL & OVERLAY LIMITS OF ASPHALT PAVEMENT SEAL COAT LIMITS OF CONCRETE PAVEMENT REMOVAL LIMITS OF GRAVEL PAVEMENT REMOVAL LIMITS OF BUILDING REMOVAL DEMOLITION LEGEND 1.THIS DEMOLITION PLAN IS INTENDED TO AID THE CONTRACTOR DURING THE BIDDING AND CONSTRUCTION PROCESS AND IS NOT INTENDED TO DEPICT EACH AND EVERY ELEMENT OF DEMOLITION. THE CONTRACTOR IS RESPONSIBLE FOR IDENTIFYING THE DETAILED SCOPE OF DEMOLITION AND FOR THE DEMOLITION, REMOVAL, OR RELOCATION OF ITEMS IN CONFLICT WITH THE PROPOSED CONSTRUCTION. 2.CONTRACTOR IS TO RESTORE ALL OFF-SITE DISTURBED AREAS TO EXISTING CONDITIONS AFTER CONSTRUCTION. 3.LOCATIONS OF EXISTING UTILITIES ARE FOR REFERENCE ONLY. CONTRACTOR IS TO FIELD VERIFY THE HORIZONTAL AND VERTICAL LOCATIONS PRIOR TO CONSTRUCTION. 4.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE COORDINATION OF WORK WITH REPRESENTATIVE UTILITY COMPANIES AND FOR THE IMPLEMENTATION OF REQUIRED UTILITY-RELATED WORK. 5.THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE OWNER'S REPRESENTATIVE UPON ENCOUNTERING ANY HAZARDOUS MATERIALS DURING DEMOLITION AND/OR CONSTRUCTION ACTIVITIES. THE CONTRACTOR SHALL DOCUMENT THE SAME TO THE OWNER'S REPRESENTATIVE AND OBTAIN DIRECTION AS TO THE APPROPRIATE ACTION(S) TO BE TAKEN. 6.DISCONNECTION OF SERVICES AND SYSTEMS SUPPLYING UTILITIES TO BE ABANDONED OR DEMOLISHED SHALL BE COMPLETED PRIOR TO OTHER SITE DEMOLITION IN FULL COMPLIANCE WITH APPLICABLE CODES, REGULATIONS, AND THE REQUIREMENTS OF THE UTILITY HAVING JURISDICTION. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATION WITH THE UTILITY, PAYMENT OF ASSOCIATED FEES AND PROCUREMENT OF ALL NECESSARY PERMITS. 7.PRIOR TO REMOVAL OF MATERIALS OVER EXISTING UTILITY SYSTEMS, THE CONTRACTOR SHALL DOCUMENT EXISTING CONDITIONS AND, IF DIFFERENT FROM CONDITIONS AS REPRESENTED ON THE PLANS, NOTIFY THE OWNER'S REPRESENTATIVE AND OBTAIN DIRECTIONS AS TO THE APPROPRIATE ACTION(S) TO BE TAKEN. 8.THE CONTRACTOR SHALL PROTECT AND PREVENT DAMAGE TO EXISTING ON-SITE UTILITY DISTRIBUTION FACILITIES THAT ARE TO REMAIN. ACTIVE UTILITY DISTRIBUTION FACILITIES ENCOUNTERED DURING DEMOLITION AND/OR CONSTRUCTION ACTIVITIES SHALL BE SHUT OFF AT THE SERVICE MAIN WITH THE APPROVAL OF THE OWNER'S REPRESENTATIVE. 9.DURING DEMOLITION AND/OR CONSTRUCTION ACTIVITIES, THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE OWNER'S REPRESENTATIVE UPON ENCOUNTERING ANY EXISTING UTILITIES AND/OR UTILITY SYSTEM STRUCTURES NOT SHOWN ON THESE PLANS. THE CONTRACTOR SHALL DOCUMENT THE SAME AND FORWARD THE INFORMATION TO THE RESIDENT ENGINEER / OWNER'S REPRESENTATIVE, AND OBTAIN DIRECTION AS TO THE APPROPRIATE ACTION(S) TO BE TAKEN. 9.ALL WORK IN THE RIGHT-OF-WAY REQUIRES A RIGHT-OF-WAY PERMIT FROM FREDERICK COUNTY. CONTRACTOR SHALL SECURE ALL REQUIRED CONSTRUCTION PERMITS. ANY PAVEMENT REPLACEMENT WITHIN THE R.O.W. SHALL MATCH THE EXISTING PAVEMENT SECTION. 10. FOR ALL UTILITIES TO BE RELOCATED, THE SERVICE SHALL NOT BE INTERRUPTED WITHOUT PRIOR WRITTEN APPROVAL FROM THE OWNER. 11. CONTRACTOR IS RESPONSIBLE TO SAFEGUARD THE SITE AS NECESSARY TO PERFORM THE DEMOLITION IN SUCH A MANNER AS TO PREVENT THE ENTRY OF UNAUTHORIZED PERSONS AT ANY TIME. 12. THIS DEMOLITION PLAN IS INTENDED TO IDENTIFY THOSE EXISTING ITEMS/CONDITIONS WHICH ARE TO BE REMOVED. IT IS NOT INTENDED TO PROVIDE DIRECTION OTHER THAN THAT ALL METHODS AND MEANS ARE TO BE IN ACCORDANCE WITH STATE, FEDERAL, LOCAL, AND JURISDICTIONAL REQUIREMENTS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL OSHA AND OTHER SAFETY PRECAUTIONS NECESSARY TO PROVIDE A SAFE WORK SITE. 13. ANY UNDERDRAINS ALONG TOWN RUN LANE (ROUTE 1012) DISTURBED DURING DEMOLITION AND/OR CONSTRUCTION SHALL BE RECONNECTED IN ACCORDANCE WITH VDOT STANDARD UD-4 DETAIL. Know what's R ABBREVIATION DEFINITION SANITARY CLEAN OUT CONCRETE POST FIRE HYDRANT GUY ANCHOR GAS LINE MARKER GAS METER GAS VALVE MAIL BOX METAL LIGHT POLE METAL POST METAL SIGN POST NO PARKING SIGN POLYVINYLCHLORIDE PIPE REINFORCED CONCRETE PIPE TELEPHONE RISER BOX WATER METER WOOD POWER POLE WATER VALVE IRON ROD FOUND IRON ROD SET P-K NAIL FOUND DRILL HOLE SET P-K NAIL SET EXISTING CONDITIONS LEGEND DEMOLITION NOTES ER O S I O N & SE D I M E N T C O N T R O L PL A N - P H A S E 1 C-150 © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C Know what's R Know what's R ABBREVIATION DEFINITION SANITARY CLEAN OUT CONCRETE POST FIRE HYDRANT GUY ANCHOR GAS LINE MARKER GAS METER GAS VALVE MAIL BOX METAL LIGHT POLE METAL POST METAL SIGN POST NO PARKING SIGN POLYVINYLCHLORIDE PIPE REINFORCED CONCRETE PIPE TELEPHONE RISER BOX WATER METER WOOD POWER POLE WATER VALVE IRON ROD FOUND IRON ROD SET P-K NAIL FOUND DRILL HOLE SET P-K NAIL SET EXISTING CONDITIONS LEGEND PROPERTY LINE LIMITS OF DISTURBANCE (1.21 AC OR 52,732 SF) EXISTING CONTOUR SOIL BOUNDARY SILT FENCE INLET PROTECTION SWPPP INFORMATION SIGN CONSTRUCTION ENTRANCE WITH WASH RACK TEMPORARY SEEDING SOIL STABILIZATION BLANKET (FOR STEEP SLOPES >25%) EROSION & SEDIMENT CONTROL LEGENDON-SITE SOILS 1C BERKS CHANNERY SILT LOAM (8 TO 15 PERCENT SLOPES) 41C WEIKERT-BERKS CHANNERY SILT LOAMS (8 TO 15 PERCENT SLOPES) 41D WEIKERT-BERKS CHANNERY SILT LOAMS (15 TO 25 PERCENT SLOPES) SEQUENCE OF CONSTRUCTION 1. COORDINATE REMOVAL OR RELOCATION OF UTILITY LINES WITH UTILITY PROVIDERS AND DEVELOPER. 2. INSTALL PERIMETER EROSION CONTROLS INCLUDING INLET PROTECTION AND SILT FENCE. EXISTING ASPHALT TO BE USED FOR CONSTRUCTION ENTRANCE UNTIL THE PAVEMENT REQUIRES REMOVAL. 3. NOTIFY ADJACENT PROPERTY (PIN 85-A-148E) OWNERS AND TENANTS OF ACCESS ROAD CLOSURE PRIOR TO DEMOLITION ACTIVITIES. 4. CONSTRUCT TEMPORARY CONSTRUCTION ENTRANCE. 5. BEGIN DEMOLITION OF EXISTING PARKING FIELD PAVEMENT AND BUTCHER BLOCK BUFFET BUILDING. 6. BEGIN GRADING AND EARTHWORK OPERATIONS ON-SITE, AND PREPARE BUILDING FOUNDATION. PROVIDE TEMPORARY SEEDING FOR ALL DENUDED AREAS. INSTALL STORM DRAINAGE SYSTEM WITH INLET PROTECTION. BLOCK DETENTION BASIN. 7. START BUILDING CONSTRUCTION AND INSTALL UNDERGROUND UTILITIES. 8. COMPLETE ROUGH GRADING OPERATIONS, INSTALL REMAINING CURBING, SIDEWALK, AND PLACE BASE STONE ONSITE AND FOR ACCESS ROAD. COORDINATE WITH DEVELOPER AND ADJACENT PROPERTY (PIN 85-A-148E) OWNERS AND TENANTS FOR ACCESS ROAD OPERATIONS. 9. COMPLETE GRADING, PAVING, AND CURB AND GUTTER IMPROVEMENTS ONSITE AND FOR ACCESS ROAD. COORDINATE WITH DEVELOPER AND ADJACENT PROPERTY (PIN 85-A-148E) OWNERS AND TENANTS FOR ACCESS ROAD IMPROVEMENTS. 10. REPLACE CONCRETE SIDEWALK AND PEDESTRIAN RAMPS WHERE DISTURBED. 11. INSTALL IRRIGATION SYSTEM, SOD, AND LANDSCAPING. PLACE PAVEMENT MARKINGS AND INSTALL SIGNAGE. 12. REMOVE ALL REMAINING TEMPORARY EROSION AND SEDIMENT CONTROL MEASURES IN ACCORDANCE WITH THE LATEST EDITION OF THE VIRGINIA EROSION AND SEDIMENT CONTROL HANDBOOK. UNBLOCK DETENTION BASIN STRUCTURE. DO NOT REMOVE EROSION CONTROL MEASURES UNTIL THE ENTIRE SITE HAS BEEN PERMANENTLY STABILIZED AND ADEQUATE VEGETATION HAS BEEN ESTABLISHED. REMOVAL OF ANY EROSION AND SEDIMENT CONTROL MEASURE SHALL NOT OCCUR UNTIL AUTHORIZED BY THE EROSION AND SEDIMENT CONTROL INSPECTOR. ER O S I O N & SE D I M E N T C O N T R O L PL A N - P H A S E 2 C-151 © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C Know what's R PROPERTY LINE LIMITS OF DISTURBANCE (1.21 AC OR 52,732 SF) EXISTING CONTOUR PROPOSED CONTOUR SOIL TYPE BOUNDARY SILT FENCE INLET PROTECTION SWPPP INFORMATION SIGN CONSTRUCTION ENTRANCE WITH WASH RACK PERMANENT SEEDING SOIL STABILIZATION BLANKET (FOR STEEP SLOPES >25%) EROSION & SEDIMENT CONTROL LEGENDSEQUENCE OF CONSTRUCTION 1. COORDINATE REMOVAL OR RELOCATION OF UTILITY LINES WITH UTILITY PROVIDERS AND DEVELOPER. 2. INSTALL PERIMETER EROSION CONTROLS INCLUDING INLET PROTECTION AND SILT FENCE. EXISTING ASPHALT TO BE USED FOR CONSTRUCTION ENTRANCE UNTIL THE PAVEMENT REQUIRES REMOVAL. 3. NOTIFY ADJACENT PROPERTY (PIN 85-A-148E) OWNERS AND TENANTS OF ACCESS ROAD CLOSURE PRIOR TO DEMOLITION ACTIVITIES. 4. CONSTRUCT TEMPORARY CONSTRUCTION ENTRANCE. 5. BEGIN DEMOLITION OF EXISTING PARKING FIELD PAVEMENT AND BUTCHER BLOCK BUFFET BUILDING. 6. BEGIN GRADING AND EARTHWORK OPERATIONS ON-SITE, AND PREPARE BUILDING FOUNDATION. PROVIDE TEMPORARY SEEDING FOR ALL DENUDED AREAS. INSTALL STORM DRAINAGE SYSTEM WITH INLET PROTECTION. BLOCK DETENTION BASIN. 7. START BUILDING CONSTRUCTION AND INSTALL UNDERGROUND UTILITIES. 8. COMPLETE ROUGH GRADING OPERATIONS, BEGIN INSTALL OF CURBING, GUTTER, SIDEWALK, AND PLACE BASE STONE ONSITE AND FOR ACCESS ROAD. COORDINATE WITH DEVELOPER AND ADJACENT PROPERTY (PIN 85-A-148E) OWNERS AND TENANTS FOR ACCESS ROAD OPERATIONS. 9. COMPLETE GRADING, PAVING, AND CURB AND GUTTER IMPROVEMENTS ONSITE AND FOR ACCESS ROAD. COORDINATE WITH DEVELOPER AND ADJACENT PROPERTY (PIN 85-A-148E) OWNERS AND TENANTS FOR ACCESS ROAD IMPROVEMENTS. 10. REPLACE CONCRETE SIDEWALK AND PEDESTRIAN RAMPS WHERE DISTURBED. 11. INSTALL IRRIGATION SYSTEM, SOD, AND LANDSCAPING. PLACE PAVEMENT MARKINGS AND INSTALL SIGNAGE. 12. REMOVE ALL REMAINING TEMPORARY EROSION AND SEDIMENT CONTROL MEASURES IN ACCORDANCE WITH THE LATEST EDITION OF THE VIRGINIA EROSION AND SEDIMENT CONTROL HANDBOOK. UNBLOCK DETENTION BASIN STRUCTURE. DO NOT REMOVE EROSION CONTROL MEASURES UNTIL THE ENTIRE SITE HAS BEEN PERMANENTLY STABILIZED AND ADEQUATE VEGETATION HAS BEEN ESTABLISHED. REMOVAL OF ANY EROSION AND SEDIMENT CONTROL MEASURE SHALL NOT OCCUR UNTIL AUTHORIZED BY THE EROSION AND SEDIMENT CONTROL INSPECTOR. ON-SITE SOILS 1C BERKS CHANNERY SILT LOAM (8 TO 15 PERCENT SLOPES) 41C WEIKERT-BERKS CHANNERY SILT LOAMS (8 TO 15 PERCENT SLOPES) 41D WEIKERT-BERKS CHANNERY SILT LOAMS (15 TO 25 PERCENT SLOPES) © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C ER O S I O N & SE D I M E N T C O N T R O L NO T E S C-152 · · · · · · · · BMP MAINTENANCE EROSION NOTES © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C ER O S I O N & SE D I M E N T C O N T R O L DE T A I L S C-153 4 TEMPORARY AND PERMANENT SEEDING 7 WIRE SUPPORT SILT FENCE 3 STONE CONSTRUCTION ENTRANCE1CURB INLET SEDIMENT FILTER 2 INLET SEDIMENT FILTER 5 SOIL STABILIZATION BLANKET 6 SOIL STABILIZATION BLANKET SI T E P L A N C-200 © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C Know what's R PROPERTY LINE LIMITS OF DISTURBANCE (1.21 AC OR 52,732 SF) PROPOSED VDOT STD. CG-2 CURB PROPOSED VDOT STD. CG-6 CURB AND GUTTER PROPOSED INTEGRAL CURB PROPOSED PARKING SPACE COUNTER PROPOSED WHEEL STOP PROPOSED ACCESS ROAD LIGHT POLE SITE LEGEND SITE NOTES SITE PLAN STATISTICS EXISTING USE:VACANT RESTAURANT WITH PARKING LOT PROPOSED USE:RESTAURANT WITH DRIVE-THRU SITE AREA:0.99 ACRES LIMITS OF DISTURBANCE:±1.21 ACRES (52,732 SF) BUILDING AREA:2,193 SF SEATING FLOOR AREA:1351 SF (INCLUDES INDOOR AND OUTDOOR PATIO) IMPERVIOUS AREA (WITHIN LOD):0.86 ACRES (70%) PERVIOUS AREA (WITHIN LOD):0.37 ACRES (30%) INTERIOR LANDSCAPING AREA:965 SF (8.9% OF 10,800 SF PARKING AREA) PARKING REQUIRED:1 SPACE/100 SF SEATING FLOOR AREA = 53 SPACES PARKING PROVIDED:27 SPACES (INCLUDING 2 HANDICAP SPACES) LOADING SPACES REQUIRED:1 LOADING SPACE FOR FIRST 10,000 SF OF FLOOR AREA PLUS 1 LOADING SPACE FOR EACH ADDITIONAL 30,000 SF = 1 LOADING SPACES LOADING SPACES PROVIDED:1 ZONING:B-2 (GENERAL BUSINESS DISTRICT) BUILDING HEIGHT MAXIMUM:35' BUILDING HEIGHT PROPOSED:20.33' 1. ALL CONSTRUCTION SHALL CONFORM WITH APPLICABLE STATE AND LOCAL CONSTRUCTION STANDARDS AS IDENTIFIED IN THESE PLANS. THE CONTRACTOR SHALL MAINTAIN A CURRENT RELEASE OF THE STATE AND LOCAL LAND DEVELOPMENT STANDARDS MANUAL ON THE PROJECT SITE FOR REFERENCE DURING CONSTRUCTION OF THE PROJECT. 2. ALL DIMENSIONS ARE TO FACE OF CURB UNLESS OTHERWISE NOTED. ALL CURB RADII GIVEN TO THE FACE OF CURB. ALL CURB RADII TO BE 3' UNLESS OTHERWISE NOTED. 3. ALL PAINT STRIPING, PAVEMENT MARKINGS, AND SIGNAGE SHALL CONFORM TO THE "MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES" OR AS OTHERWISE SPECIFIED. ALL REFERENCED SIGN STANDARDS ARE TAKEN FROM THE "MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES". ALL NEW SIGNS SHALL BE MOUNTED ON GALVANIZED POSTS AND IN ACCORDANCE WITH STATE AND LOCAL REGULATIONS. 4. THE CONTRACTOR IS RESPONSIBLE FOR THE LOCATION AND PROTECTION OF ALL EXISTING UTILITIES DURING CONSTRUCTION. AT LEAST 48 HOURS PRIOR TO ANY DEMOLITION, GRADING, OR CONSTRUCTION ACTIVITY THE CONTRACTOR SHALL NOTIFY "VIRGINIA ONE CALL" @ 1-800-552-7001 FOR PROPER IDENTIFICATION OF EXISTING UTILITIES WITHIN THE PROJECT SITE. 5. THE CONTRACTOR SHALL VERIFY DIMENSIONS AT JOBSITE. 6. CONTRACTOR SHALL INSTALL ACCESSIBLE RAMPS PER VDOT AND ADA STANDARDS AT ALL DRIVE AND BUILDING LOCATIONS AS REQUIRED. 7. CONTRACTOR SHALL VERIFY LOCATION AND DEPTH OF EXISTING STORMWATER STRUCTURES. CONTRACTOR SHALL NOTIFY ENGINEER IF EXISTING CONDITIONS DO NOT MATCH INFORMATION ON PLANS. 8. APPROVAL OF THIS PLAN IS NOT AN AUTHORIZATION TO GRADE ADJACENT PROPERTIES. WHEN FIELD CONDITIONS WARRANT OFF-SITE GRADING, PERMISSION MUST BE OBTAINED FROM THE AFFECTED PROPERTY OWNERS. 9. ALL WORK IN THE RIGHT-OF-WAY REQUIRES A RIGHT-OF-WAY PERMIT FROM FREDERICK COUNTY. CONTRACTOR SHALL SECURE ALL REQUIRED CONSTRUCTION PERMITS. ANY PAVEMENT REPLACEMENT WITHIN THE R.O.W. SHALL MATCH THE EXISTING PAVEMENT SECTION. 10. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, (UNLESS OTHERWISE NOTED ON PLANS) INCLUDING BUT NOT LIMITED TO, ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. AS REQUIRED. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIES REQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED IN BASE BID. 11. EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED OR RELOCATED AS NECESSARY. ALL COST SHALL BE INCLUDED IN BASE BID. 12. ALL UTILITIES SHALL BE INSTALLED UNDERGROUND. 13. ACCESS EASEMENT SHALL BE RECORDED PRIOR TO BUILDING PERMIT APPROVAL. 14. ALL SIGNAGE, INCLUDING BUILDING MOUNTED SIGNAGE, SHALL CONFORM TO THE FREDERICK COUNTY ZONING ORDINANCE §165-201.06. 15. IN AN EFFORT TO IMPLEMENT LOW IMPACT DEVELOPMENT, GUTTER IS NOT PROPOSED ALONG THE HIGH SIDE OF ASPHALT PAVEMENT. 16. PRE-MENU BOARD AND AND ORDER MENU BOARD ARE AT A SIZE AND HEIGHT CONSISTENT WITH FREDERICK COUNTY'S PREVIOUSLY APPROVED PLANS FOR COMPARABLE FAST-FOOD RESTAURANTS WITH DRIVE-THRU. PAVEMENT LEGEND PROPOSED STANDARD DUTY CONCRETE FOR SIDEWALKS (SEE SHEET C-250 FOR PAVEMENT SECTIONS) STARBUCKS GREEN ENTER ARROW STARBUCKS WHITE EXIT ARROW STARBUCKS GREEN ENTER ARROW STARBUCKS WHITE EXIT ARROW 24" WHITE STOP BAR WHITE DIRECTIONAL ARROW (2) 4" YELLOW STRIPING ADA PARKING SYMBOL STRIPING 4" WIDE WHITE STRIPE AT 45° STRIPING LEGEND PROPOSED STANDARD DUTY ASPHALT (SEE SHEET C-250 FOR PAVEMENT SECTIONS) PROPOSED ASPHALT PAVEMENT SEAL COAT PROPOSED ASPHALT PAVEMENT MILL & OVERLAY PROPOSED HEAVY DUTY CONCRETE (SEE SHEET C-250 FOR PAVEMENT SECTIONS) LI F E S A F E T Y P L A N C-220 © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C PROPERTY LINE LIMITS OF DISTURBANCE (1.21 AC OR 52,732 SF) PROPOSED VDOT STD. CG-2 CURB PROPOSED FIRE LANE CURB STRIPING LEGEND PH O T O M E T R I C P L A N (B Y O T H E R S ) C-230 © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C ... NOTE: 1. ALL LIGHTING WILL CONFORM TO SECTION §165-201.07 OF THE FREDERICK COUNTY ZONING ORDINANCE, AND WILL BE DOWNCAST AND FULL CUTOFF. 2. ALL POLE MOUNTED LIGHTS ARE NOT TO EXCEED 25 FEET. MOUNTING HEIGHT IS NOTED IN LUMINAIRE SCHEDULE, THIS SHEET. SI T E P L A N D E T A I L S C-250 © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C 6 STANDARD DUTY ASPHALT 9 HEAVY DUTY CONCRETE 2 ACCESSIBLE PARKING SPACES 1 ADA PARKING SIGN POST DETAIL 3 ADA PARKING SIGN 8 CONCRETE SIDEWALK STOP BAR 24"TYP.4'-0"BACK OF CURB TRAFFIC PAINTWHITE REFLECTIVETWO COATS 7 STOP BAR DETAIL 8" 1' - 0 " CONCRETE SIDEWAL 14" JOINT FILLER 5 FLUSH CONCRETE CURB 11 SIDEWALK DETAIL 12 CONTROL JOINT 13 EXPANSION JOINT 10 R1-1 STOP SIGN 4 INTEGRAL CURB SI T E P L A N D E T A I L S C-251 © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C 15 TYPE B ADA CURB RAMP14TYPE A ADA CURB RAMP 16 DETECTABLE WARNING SURFACE 17 CG-6 CURB AND GUTTER 18 CG-2 CURB 19 CG-9D STANDARD ENTRANCE GUTTER SI T E P L A N D E T A I L S C-252 © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C 21a PIPE BOLLARD DETAIL20DIRECTIONAL SIGN FOUNDATION 24a WAYFINDING GRAPHIC ARROW EXIT 21b PIPE BOLLARD DETAIL II 22 BIKE RACK DETAIL 23 PATIO FENCING ELEVATION 24b WAYFINDING GRAPHIC ARROWS 24c WAYFINDING GRAPHIC ARROW ENTRY 25 WAYFINDING STAR GRAPHIC 26 DUMPSTER ENCLOSURE ELEVATION 28 WHEEL STOP DETAIL27LIGHT POLE BASE DETAIL SI T E P L A N D E T A I L S C-253 © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C 29 VDOT STANDARD NOTES 30 WP-2 PAVEMENT WIDENING DETAIL 31 UD-4 UNDERDRAIN DETAIL SI G N D E T A I L S C-254 © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C 1 DRIVE-THRU SIGN DETAIL 2 THANK YOU / EXIT ONLY SIGN DETAIL SI G H T D I S T A N C E PL A N C-260 © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C Know what's R 1.A DESIGN SPEED OF 35 MPH WAS USED FOR THE SIGHT DISTANCE ANALYSIS, PER VDOT REVIEWER DIRECTION. 2.THE PROPOSED LANDSCAPING IMPROVEMENTS ARE NOT LOCATED WITHIN THE SIGHT DISTANCE TRIANGLES. NOTES MA I N T E N A N C E O F TR A F F I C P L A N C-270 © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C Know what's R 1.FOR THE PROPOSED ONSITE ACCESS ROAD IMPROVEMENTS, CONTRACTOR SHALL MAINTAIN 10 FT MINIMUM LANE WIDTH FOR VEHICULAR ACCESS. 2.DURING THE CONSTRUCTION, CONTRACTOR SHALL SEQUENCE CONSTRUCTION TO MAINTAIN VEHICULAR ACCESS TO NEIGHBORING PROPERTIES (PIN 85-1-148E AND PIN 85-A-148) NOTES TO W N R U N L A N E TY P I C A L S E C T I O N S C-280 © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C TOWN RUN LANE TYPICAL SECTION A - A' H: 1" = 20', V: 1" = 2' TOWN RUN LANE TYPICAL SECTION B - B' H: 1" = 20', V: 1" = 2' SPOT ELEVATION LEGEND GR A D I N G P L A N C-300 © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C Know what's R PROPERTY LINE EXISTING CONTOUR PROPOSED CONTOUR PROPOSED SLOPE PROPOSED SPOT ELEVATION RIDGE LINE EXISTING STORM PIPE EXISTING CURB INLET EXISTING GRATE INLET PROPOSED STORM PIPE PROPOSED CURB INLET PROPOSED STORM STRUCTURE PROPOSED ADA ROUTE GRADING LEGEND 1. CONTRACTOR IS RESPONSIBLE FOR DEMOLITION OF EXISTING STRUCTURES INCLUDING REMOVAL OF ANY EXISTING UTILITIES SERVING THE STRUCTURE. UTILITIES ARE TO BE REMOVED TO THE RIGHT-OF-WAY. 2. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. 3. EXISTING AND PROPOSED GRADE CONTOUR INTERVALS SHOWN AT 1 FOOT. VERTICAL DATUM NAVD 88. 4. IF ANY EXISTING STRUCTURES TO REMAIN ARE DAMAGED DURING CONSTRUCTION IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO REPAIR AND/OR REPLACE THE EXISTING STRUCTURE AS NECESSARY TO RETURN IT TO EXISTING CONDITIONS OR BETTER. 5. ALL STORM SEWER MANHOLES IN PAVED AREAS SHALL BE FLUSH WITH PAVEMENT, AND SHALL HAVE TRAFFIC BEARING RING & COVERS. MANHOLES IN UNPAVED AREAS SHALL BE 6" ABOVE FINISH GRADE. LIDS SHALL BE LABELED "STORM SEWER". 6. THE CONTRACTOR SHALL ADHERE TO ALL TERMS & CONDITIONS AS OUTLINED IN THE EPA OR APPLICABLE STATE GENERAL N.P.D.E.S. PERMIT FOR STORM WATER DISCHARGE ASSOCIATED WITH CONSTRUCTION ACTIVITIES. 7. PRECAST STRUCTURES MAY BE USED AT CONTRACTORS OPTION. 8. EXISTING PIPES TO BE CLEANED OUT TO REMOVE ALL SILT AND DEBRIS. 9. ALL STORM PIPE ENTERING STRUCTURES SHALL BE GROUTED TO ASSURE CONNECTION AT STRUCTURE IS WATERTIGHT. 10. ALL STORM STRUCTURES SHALL HAVE A SMOOTH UNIFORM POURED MORTAR INVERT FROM INVERT IN TO INVERT OUT. 11. CONTRACTOR SHALL ADJUST AND/OR CUT EXISTING PAVEMENT AS NECESSARY TO ASSURE A SMOOTH FIT AND CONTINUOUS GRADE. 12. CONTRACTOR SHALL ASSURE POSITIVE DRAINAGE AWAY FROM BUILDINGS FOR ALL NATURAL AND PAVED AREAS. 13. TOPOGRAPHIC INFORMATION IS TAKEN FROM A TOPOGRAPHIC SURVEY BY LAND SURVEYORS. IF THE CONTRACTOR DOES NOT ACCEPT EXISTING TOPOGRAPHY AS SHOWN ON THE PLANS, WITHOUT EXCEPTION, THEN THE CONTRACTOR SHALL SUPPLY, AT THEIR EXPENSE, A TOPOGRAPHIC SURVEY BY A REGISTERED LAND SURVEYOR TO THE OWNER FOR REVIEW. 14. CONSTRUCTION SHALL COMPLY WITH ALL APPLICABLE GOVERNING CODES AND BE CONSTRUCTED TO SAME. 15. CONTRACTOR TO MATCH EXISTING GRADE AT PROJECT PROPERTY LINES AND LIMITS OF DISTURBANCE 16. CONTRACTOR TO DEFER TO VDOT STANDARDS FOR SUBSURFACE PREPARATION IN PUBLIC STREETS, MEDIAN OPENINGS, AND TURN LANES 17. NO GRADED SLOPE SHALL EXCEED 3H:1V. 18. ALL ORGANICS AND TOP SOIL SHALL BE REMOVED FROM THE ENTIRE FOOTPRINT. 19. SIDE WALK/SHOULDER GRADE AND CROSS SLOPE IS TO A MAXIMUM OF 14" PER LF (2%, PER ADA) GRADING NOTES 0 GRAPHIC SCALE IN FEET 10 20 40 RIM RIM ELEVATION P PAVEMENT D BUILDING DOOR BC BOTTOM OF CURB TC TOP OF CURB EX EXISTING X.XX XXX XXX SW SIDEWALK ME MATCH EXISTING FL FLOWLINE TW TOP OF WALL BW BOTTOM OF WALL ST O R M W A T E R QU A N T I T Y CA L C U A T I O N S C-310 © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C Know what's R PRE-DEVELOPMENT POST-DEVELOPMENT N O R T H N O R T H D CB A DRAINAGE DIVIDE PERVIOUS AREA A = BASIN DESIGNATION B = AREA IN ACRES C = CURVE NUMBER (CN) D = TIME OF CONCENTRATION LEGEND D CB A DRAINAGE DIVIDE PERVIOUS AREA A = BASIN DESIGNATION B = AREA IN ACRES C = CURVE NUMBER (CN) D = TIME OF CONCENTRATION LEGEND 9VAC25-870-66 WATER QUANTITY COMPLIANCE IN THE EXISTING CONDITION THE VAST MAJORITY OF THE SITE SHEET FLOWS SOUTHWEST DIRECTLY INTO AN EXISTING POND LOCATED OFFSITE. A PORTION OF THE SITE SHEET FLOWS TO A CURB INLET AT THE EXISTING SITE ENTRANCE, WHICH IS THEN CONVEYED VIA PIPE FLOW TO THE EXISTING OFFSITE POND. OUTFALL A REPRESENTS THE POINT OF ANALYSIS FOR THE SITE RUNOFF THAT IS ULTIMATELY CONVEYED TO THE EXISTING POND. THERE IS NO KNOWN FLOODING IN THE EXISTING CONDITION IN THE EXISTING CONDITION, THE VAST MAJORITY OF ADJACENT SITE (CONTAINING THE PROPOSED ACCESS ROAD) SHEET FLOWS SOUTHEAST TO A GRASS SWALE PARALLEL TO STICKLEY DRIVE. OUTFALL B REPRESENTS THE POINT OF ANALYSIS FOR THE ADJACENT SITE RUNOFF THAT IS ULTIMATELY CONVEYED TO THE GRASS SWALE. THERE IS NO KNOWN FLOODING IN THE EXISTING CONDITION THE PROPOSED CONDITION PRESERVES MUCH OF THE EXISTING ONSITE DRAINAGE PATTERNS. THE MAJORITY OF THE SITE WILL CONTINUE TO SHEET FLOW IN THE SOUTHWEST DIRECTION, WILL BE COLLECTED IN A SERIES OF CURB INLETS, AND CONVEYED VIA PIPE FLOW TO THE EXISTING POND. THE PROJECT PROPOSES AN ONSITE BASIN THAT WILL DETAINS RUNOFF FROM THE NORTHEAST PORTION OF THE SITE. THE DETAINED WATER IS RELEASED VIA AN OUTLET CONTROL STRUCTURE THAT CONNECTS TO THE PROPOSED PIPE NETWORK. THE PIPE NETWORK ULTIMATELY OUTFALLS TO THE OFFSITE EXISTING POND. WITH RESPECT TO THE ADJACENT SITE (CONTAINING THE PROPOSED ACCESS ROAD), THE PROPOSED CONDITION PRESERVES THE EXISTING ONSITE DRAINAGE PATTERN. RUNOFF WILL CONTINUE TO SHEET FLOW OVER THE PROPOSED ACCESS ROAD TO THE EXISTING GRASS SWALE ALONG STICKLEY DRIVE. NO STORMWATER IMPROVEMENTS ARE PROPOSED FOR THE ADJACENT SITE. FOR OUTFALL ANALYSIS AREA A TO MEET VIRGINIA DEQ CHANNEL PROTECTION REQUIREMENTS, THIS SITE SATISFIES SECTION 9VAC25-870-66 B.3, WHICH STATES THAT THE ENERGY BALANCE EQUATION MUST BE MET FOR THE ONE-YEAR STORM EVENT. AS SHOWN IN THE WORKSHEET DIRECTLY ABOVE, THE ENERGY BALANCE EQUATION DICTATES THAT THE PEAK RUNOFF RATE FOR THE ONE-YEAR STORM EVENT CANNOT EXCEED 3.53 CFS. IN THE DEVELOPED CONDITION, THIS PROJECT PROPOSES A ONE-YEAR PEAK RUNOFF RATE OF 2.61 CFS. THIS IS LESS THAN THE MAXIMUM PERMITTED; THEREFORE, THIS PROJECT DEMONSTRATES COMPLIANCE WITH VIRGINIA DEQ CHANNEL PROTECTION REQUIREMENTS. FOR OUTFALL ANALYSIS AREA A TO MEET VIRGINIA DEQ FLOOD PROTECTION REQUIREMENTS, THIS SITE PROPOSES TO SATISFY SECTION 9VAC25-870-66 C.1, WHICH STATES: CONCENTRATED STORMWATER FLOW TO STORMWATER CONVEYANCE SYSTEMS THAT CURRENTLY DO NOT EXPERIENCE LOCALIZED FLOODING DURING THE 10-YEAR 24-HOUR STORM EVENT: THE POINT OF DISCHARGE RELEASES STORMWATER INTO A STORMWATER CONVEYANCE SYSTEM THAT, FOLLOWING THE LAND-DISTURBING ACTIVITY, CONFINES THE POSTDEVELOPMENT PEAK FLOW RATE FROM THE 10-YEAR 24-HOUR STORM EVENT WITHIN THE STORMWATER CONVEYANCE SYSTEM. DETENTION OF STORMWATER OR DOWNSTREAM IMPROVEMENTS MAY BE INCORPORATED INTO THE APPROVED LAND-DISTURBING ACTIVITY TO MEET THIS CRITERION, AT THE DISCRETION OF THE VSMP AUTHORITY. SINCE THERE IS NO KNOWN LOCALIZING FLOODING IN THE EXISTING CONDITION, COMPLIANCE WITH VIRGINIA DEQ REQUIREMENTS CAN BE MET BY DEMONSTRATING THAT THE OUTFALL A POST-DEVELOPMENT 10-YEAR PEAK FLOWS ARE LESS THAN THAT OF THE PRE-DEVELOPMENT.AS SHOWN IN THE WORKSHEET DIRECTLY ABOVE, THE PRE-DEVELOPMENT 10-YEAR PEAK FLOW IS 6.49 CFS. IN THE PROPOSED CONDITION, THE FLOW IS REDUCED TO 5.13 CFS. BY REDUCING THE 10-YEAR PEAK FLOW, THIS PROJECT DEMONSTRATES COMPLIANCE WITH VIRGINIA DEQ FLOOD PROTECTION REQUIREMENTS. FOR OUTFALL ANALYSIS AREA B THE PROPOSED IMPROVEMENTS DECREASE THE CONTRIBUTING AREA AND THE QUANTITY OF IMPERVIOUS COVER. AS SHOWN ABOVE, OUTFALL ANALYSIS AREA B WILL MEET VADEQ CHANNEL AND FLOOD PROTECTION REQUIREMENTS SIMILARLY TO THAT OF AREA A. WITH OUTFALL ANALYSIS AREAS A AND B MEETING VADEQ CHANNEL AND FLOOD PROTECTION REQUIREMENTS, THE OVERALL PROJECT IS IN COMPLIANCE WITH VADEQ WATER QUANTITY REQUIREMENTS. Peak Flow Comparison - Outfall B Channel Protection (9VAC25-870-66 B.3.a) cf cfs cf Allowed cfs Proposed cfs Flood Protection (9VAC25-870-66 C) cfs cfs Q10-yr-Pre-Developed 0.80 Q10-yr--Developed 0.40 RV1-yr-Pre-Developed 839 Q1-yr-Developed 2.00 Q1-yr-Developed 0.06 I.F. (improvement factor)0.8 RV1-yr-Developed 134 Q1-yr-Pre-Developed 0.40 2 0.51 0.10 10 0.80 0.40 Storm Frequency (years) Pre-Development (cfs) Post-Development (cfs) 1 0.40 0.06 Project:Date:Initials:JLM A B C D 98 98 98 98 39 61 74 80 - - - - - - - - - - - - D D B B - 98 80 98 61 Area (ac)Area (ac)Area (ac)Area (ac)Area (ac)A CN Pre A 50,690 0.92 0.14 0.10 1.16 95.8 Pre B 6,435 0.13 0.02 0.15 92.5 Total 57,125 0.92 0.14 0.22 0.02 1.31 95.4 Post A 53,055 0.68 0.35 1.03 91.9 Post A Detained 12,243 0.08 0.20 0.28 85.0 Post A Undetained 40,812 0.60 0.15 0.10 0.06 0.90 92.7 Post B 4,070 0.03 0.07 0.09 70.9 Total 57,125 0.68 0.35 0.12 0.13 1.27 89.4 HSG Curve Number Drainage Area Calculations for SCS Method 11/29/18 Curve Numbers Curve Numbers Starbucks - Stephen's City - Land Cover Impervious Open Space (good) - - 5,230 Impervious HSG Curve Number Area (sf) HSG 6,190 Curve Number Area (sf) 40,220 6,190 5,475 3,410 8,833 26,210 6,345 4,140 1,090 5,455 4,280 960 Drainage Area 29,620 15,178 40,220 Total Area (sf) Impervious Open Space (good) 29,620 Area (sf) 9,755 15,178 Area (sf) Cu r v e Nu m b e r HSG Curve Number To t a l A r e a Open Space (good)- HSG Curve Number Area (sf) 2,475 960 2,980 Project:Date:Initials:JLM Calculations for Compliance with VA DEQ Requirements Starbucks - Stephen's City 11/29/18 Project:Date:Initials:JLM L S C V Tc L S C V Tc L V Tc Tc Tc ft ft/ft ft/s min ft ft/ft ft/s min ft ft/s min min min PRE-A 200 0.03 0.85 0.7 4.7 190 0.02 0.85 2.9 1.1 5.8 6 POST-A 45 0.04 0.30 0.1 6.7 415 0.01 0.90 2.3 3.1 9.8 10 Av e r a g e V e l o c i t y Ti m e o f Co n c e n t r a t i o n Fl o w L e n g t h Drainage Area 200' Maximum Overland Flow >200' or Gutter Flow We i g h t e d Ra t i o n a l F a c t o r Gr o u n d S l o p e We i g h t e d Ra t i o n a l F a c t o r Av e r a g e Ve l o c i t y Ti m e o f Co n c e n t r a t i o n Gr o u n d S l o p e Ti m e o f Co n c e n t r a t i o n Ca l c u l a t e d Fo r D e s i g n Time of Concentration Calculations Starbucks - Stephen's City 11/29/18 Overland/Sheet Flow (Seelye) Shallow Concentrated Flow (TR-55)Channelized Flow Post Development Total Time of Av e r a g e Ve l o c i t y Ditches/Streams/Pipes Concentration Fl o w L e n g t h Fl o w L e n g t h Peak Flow Comparison - Outfall A Channel Protection (9VAC25-870-66 B.3.a) cf cfs cf Allowed cfs Proposed cfs Flood Protection (9VAC25-870-66 C) cfs cfs Notes 10 3.52 Storm Frequency (years) Pre-Development (cfs) Post-Development (cfs) 1 2 4.33 6.49 2.52 3.18 4.94 RV1-yr-Developed Q1-yr-Pre-Developed RV1-yr-Pre-Developed 0.8 6467 3.52 I.F. (improvement factor) 7673 Q1-yr-Developed Q1-yr-Developed 2.52 Q10-y r-Pre-Developed 6.49 3.34 Technical Release 55 (TR-55) Autodesk Hydraflow Hydrographs Q10-yr--Developed 4.94 • Precipitation Depth Data: • Calculation Methodology: • Calculation Software: NOAA Atlas 14 ST O R M W A T E R QU A L I T Y CA L C U A T I O N S C-311 © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C Know what's R PRE-DEVELOPMENT POST-DEVELOPMENT N O R T H N O R T HDRAINAGE DIVIDE PERVIOUS AREA LEGEND DRAINAGE DIVIDE PERVIOUS AREA LEGEND WATER QUALITY COMPLIANCE THE LIMITS OF ANALYSIS FOR THE WATER QUALITY CALCULATIONS (1.23 AC) INCLUDE THE ENTIRE DISTURBED AREA FOR THE DEVELOPMENT. PER RE-DEVELOPMENT REQUIREMENTS FOR DISTURBED AREAS GREATER THAN 1 ACRE, THE ULTIMATE DEVELOPMENT REQUIRES A PHOSPHORUS LOAD REDUCTION OF 20%. TO SATISFY REQUIREMENTS FOR WATER QUALITY, THE SITE WAS DESIGNED SUCH THAT THE PROPOSED LAYOUT INTRODUCES A NET INCREASE OF OVER 20% OF PERVIOUS COVER. AS SEEN IN THE SPREADSHEETS ABOVE, THIS RESULTS IN A PHOSPHORUS LOAD REDUCTION OF -0.04 LBS. SINCE THE LOAD REDUCITON REQUIREMENT IS NEGATIVE, THIS SITE MEETS VADEQ WATER QUALITY REQUIREMENTS. DEQ Virginia Runoff Reduction Method Re-Development Compliance Spreadsheet - Version 3.0 Project Name: Date: Linear Development Project?No Site Information Post-Development Project (Treatment Volume and Loads) 1.31 #### 20%Linear project?No The site's net increase in impervious cover (acres) is: 0 ✔ Post-Development TP Load Reduction for Site (lb/yr):-0.04 ✔ Pre-ReDevelopment Land Cover (acres) A Soils B Soils C Soils D Soils Totals Forest/Open Space (acres) -- undisturbed, protected forest/open space or reforested 0.00 Managed Turf (acres) -- disturbed, graded for yards or other turf to be 0.02 0.14 0.16 Impervious Cover (acres)0.22 0.92 1.15 1.31 Post-Development Land Cover (acres) A Soils B Soils C Soils D Soils Totals Forest/Open Space (acres) -- undisturbed, protected forest/open space or reforested 0.00 Managed Turf (acres) -- disturbed, graded for yards or other turf to be 0.13 0.38 0.51 Impervious Cover (acres)0.12 0.68 0.80 Area Check OK.OK.OK.OK.1.31 Constants Runoff Coefficients (Rv) Annual Rainfall (inches)43 A Soils B Soils C Soils D Soils Target Rainfall Event (inches)1.00 Forest/Open Space 0.02 0.03 0.04 0.05 Total Phosphorus (TP) EMC (mg/L)0.26 Managed Turf 0.15 0.20 0.22 0.25 Total Nitrogen (TN) EMC (mg/L)1.86 Impervious Cover 0.95 0.95 0.95 0.95 Target TP Load (lb/acre/yr)0.41 Pj (unitless correction factor)0.90 Pre-ReDevelopment Listed Adjusted1 Forest/Open Space Cover (acres)0.00 0.00 Forest/Open Space Cover (acres)0.00 Forest/Open Space Cover (acres)0.00 Weighted Rv(forest)0.00 0.00 Weighted Rv(forest)0.00 Weighted Rv(forest)0.00 % Forest 0%0%% Forest 0%% Forest 0% Managed Turf Cover (acres)0.16 0.16 Managed Turf Cover (acres)0.51 Managed Turf Cover (acres)0.51 Weighted Rv(turf)0.24 0.24 Weighted Rv (turf)0.24 Weighted Rv (turf)0.24 % Managed Turf 13%13%% Managed Turf 39%% Managed Turf 39% Impervious Cover (acres)1.15 1.15 Impervious Cover (acres)0.80 ReDev. Impervious Cover (acres)0.80 New Impervious Cover (acres)0.00 Rv(impervious)0.95 0.95 Rv(impervious)0.95 Rv(impervious)0.95 Rv(impervious)-- % Impervious 87%87%% Impervious 61%% Impervious 61% Total Site Area (acres)1.31 1.31 Final Site Area (acres)1.31 Total ReDev. Site Area (acres)1.31 Site Rv 0.86 0.86 Final Post Dev Site Rv 0.67 ReDev Site Rv 0.67 Pre-ReDevelopment Treatment Volume (acre-ft)0.0941 0.0941 Final Post- Development Treatment Volume (acre-ft) 0.0737 Post-ReDevelopment Treatment Volume (acre-ft) 0.0737 Post-Development Treatment Volume (acre-ft) -- Pre-ReDevelopment Treatment Volume (cubic feet)4,101 4,101 Final Post- Development Treatment Volume (cubic feet) 3,213 Post-ReDevelopment Treatment Volume (cubic feet) 3,213 Post-Development Treatment Volume (cubic feet) -- Pre-ReDevelopment TP Load (lb/yr)2.58 2.58 Final Post- Development TP Load (lb/yr) 2.02 Post-ReDevelopment Load (TP) (lb/yr)* 2.02 Post-Development TP Load (lb/yr)-- Pre-ReDevelopment TP Load per acre (lb/acre/yr)1.96 1.96 Final Post-Development TP Load per acre (lb/acre/yr) 1.54 Post-ReDevelopment TP Load per acre (lb/acre/yr) 1.54 0.54 Max. Reduction Required (Below Pre- ReDevelopment Load) 20% TP Load Reduction Required for Redeveloped Area (lb/yr) -0.04 TP Load Reduction Required for New Impervious Area (lb/yr) 0 -0.04 **TP LOAD REDUCTION NOT REQUIRED N/A 18.43Pre-ReDevelopment TN Load (lb/yr) Final Post-Development TN Load (Post-ReDevelopment & New Impervious) (lb/yr) 14.44 Land Cover Summary-Post Post-ReDevelopment TP Load Reduction Required (lb/yr) Post-Development Requirement for Site Area Nitrogen Loads (Informational Purposes Only) Baseline TP Load (lb/yr) (0.41 lbs/acre/yr applied to pre-redevelopment area excluding pervious land proposed for new impervious cover) 1 Adjusted Land Cover Summary: Pre ReDevelopment land cover minus pervious land cover (forest/open space or managed turf) acreage proposed for new impervious cover. Adjusted total acreage is consistent with Post-ReDevelopment acreage (minus acreage of new impervious cover). Column I shows load reduction requriement for new impervious cover (based on new development load limit, 0.41 lbs/acre/year). Post ReDev. & New Impervious Treatment Volume and Nutrient Load Land Cover Summary-Post Post-Development New Impervious Linear Project TP Load Reduction Required (lb/yr): Treatment Volume and Nutrient Load Land Cover Summary-Post (Final) 2013 Draft Stds & Specs Land Cover Summary-Pre TP LOAD REDUCTION NOT REQUIRED Starbucks Stephens City 11/28/2018 LAND COVER SUMMARY --POST DEVELOPMENTLAND COVER SUMMARY -- PRE-REDEVELOPMENT Maximum reduction required: Enter Total Disturbed Area (acres) →Check: Land cover areas entered correctly? Total disturbed area entered? BMP Design Specifications List: CLEAR ALL (Ctrl+Shift+R) 2011 BMP Standards and Specifications 2013 Draft BMP Standards and Specifications data input cells constant values calculation cells final results Site Compliance Summary Total Runoff Volume Reduction (ft3)0 Total TP Load Reduction Achieved (lb/yr)0.00 Total TN Load Reduction Achieved (lb/yr)0.00 Remaining Post Development TP Load (lb/yr)2.02 Remaining TP Load Reduction (lb/yr) Required 0.00 ** TARGET TP REDUCTION EXCEEDED BY 0.04 LB/YEAR ** Maximum % Reduction Required Below Pre-ReDevelopment Load 20% Site Results (Water Quality Compliance) Area Checks D.A. A D.A. B D.A. C D.A. D D.A. E AREA CHECK FOREST/OPEN SPACE (ac)0.00 0.00 0.00 0.00 0.00 OK. IMPERVIOUS COVER (ac)0.00 0.63 0.06 0.00 0.00 OK. IMPERVIOUS COVER TREATED (ac)0.00 0.00 0.00 0.00 0.00 OK. MANAGED TURF AREA (ac)0.00 0.17 0.01 0.00 0.00 OK. MANAGED TURF AREA TREATED (ac)0.00 0.00 0.00 0.00 0.00 OK. AREA CHECK OK.OK.OK.OK.OK. Site Treatment Volume (ft3)3,213 Runoff Reduction Volume and TP By Drainage Area D.A. A D.A. B D.A. C D.A. D D.A. E TOTAL RUNOFF REDUCTION VOLUME ACHIEVED (ft3)0 0 0 0 0 0 TP LOAD AVAILABLE FOR REMOVAL (lb/yr)0.00 1.46 0.13 0.00 0.00 1.60 TP LOAD REDUCTION ACHIEVED (lb/yr)0.00 0.00 0.00 0.00 0.00 0.00 TP LOAD REMAINING (lb/yr)0.00 1.46 0.13 0.00 0.00 1.60 NITROGEN LOAD REDUCTION ACHIEVED (lb/yr)0.00 0.00 0.00 0.00 0.00 0.00 Total Phosphorus LINEAR PROJECT: FINAL POST-DEVELOPMENT TP LOAD (lb/yr)2.02 TP LOAD REDUCTION REQUIRED (lb/yr)-0.04 TP LOAD REDUCTION ACHIEVED (lb/yr)0.00 TP LOAD REMAINING (lb/yr):2.02 REMAINING TP LOAD REDUCTION REQUIRED (lb/yr):0.00 ** Total Nitrogen (For Information Purposes) POST-DEVELOPMENT LOAD (lb/yr)14.44 NITROGEN LOAD REDUCTION ACHIEVED (lb/yr)0.00 REMAINING POST-DEVELOPMENT NITROGEN LOAD (lb/yr)14.44 ** TARGET TP REDUCTION EXCEEDED BY 0.04 LB/YEAR ** DEQ Virginia Runoff Reduction Method Re-Development Compliance Spreadsheet - Version 3.0 BMP Design Specifications List:2013 Draft Stds & Specs Site Summary 43 1.31 Site Land Cover Summary Pre-ReDevelopment Land Cover (acres) A soils B Soils C Soils D Soils Totals % of Total Forest/Open (acres)0.00 0.00 0.00 0.00 0.00 0 Managed Turf (acres)0.00 0.02 0.00 0.14 0.16 13 Impervious Cover (acres)0.00 0.22 0.00 0.92 1.15 87 1.31 100 Post-ReDevelopment Land Cover (acres) A soils B Soils C Soils D Soils Totals % of Total Forest/Open (acres)0.00 0.00 0.00 0.00 0.00 0 Managed Turf (acres)0.00 0.13 0.00 0.38 0.51 39 Impervious Cover (acres)0.00 0.12 0.00 0.68 0.80 61 1.31 100 Site Tv and Land Cover Nutrient Loads Post- ReDevelopment Post- Development (New Impervious) Adjusted Pre- ReDevelopment Pre- ReDevelopment TP Load per acre (lb/acre/yr) Final Post- Development TP Load per acre (lb/acre/yr) Post-ReDevelopment TP Load per acre (lb/acre/yr) Site Rv 0.67 --0.86 1.96 1.54 1.54 Treatment Volume (ft3)3,213 --4,101 TP Load (lb/yr)2.02 --2.58 Total TP Load Reduction Required (lb/yr)-0.04 0 Pre- ReDevelopment TN Load (lb/yr)18.43 Total Rainfall (in): Final Post-Development Load (Post-ReDevelopment & New Impervious) 14.44 -0.04 Final Post-Development (Post-ReDevelopment & New Impervious) 0.67 3,213 2.02 Total Disturbed Acreage: Update Summary Sheet PrintPrint Preview IN L E T D R A I N A G E AR E A M A P C-320 © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C Know what's R PROPERTY LINE LIMITS OF DISTURBANCE (1.21 AC OR 52,732 SF) DRAINAGE DIVIDE EXISTING CONTOUR PROPOSED CONTOUR A = BASIN DESIGNATION B = AREA IN ACRES C = RATIONAL COEFFICIENT (C) D = TIME OF CONCENTRATION LEGEND D CB A Project:Date:Initials:JLM Area (ac)Area (ac)Area (ac)Area (ac)Area (ac)A C A2a 19,410 0.07 0.37 0.45 0.40 A2b 28,345 0.50 0.15 0.65 0.76 B1 34,930 0.63 0.17 0.80 0.77 B2 37,780 0.62 0.24 0.87 0.73 B3.1 10,670 0.17 0.08 0.24 0.71 B3.2 2,190 0.05 0.05 0.90 Total 2.05 1.02 3.06 0.7 Use the high end of each range for conditions that would speed up surface flow such as steep (>5% Slope) and/or bare surfaces Use the low end of each range for conditions that would slow down surface flow such as flat (<2% Slope) and/or highly vegetated surfaces Runoff Coefficients Starbucks - Stephen's City Area (sf)Area (sf)Area (sf) 89,105 44,220 2,190 0.75 - 0.95 0.90 0.05 - 0.35 - - - 0.30 7,245 3,425 3,155 16,255 27,600 7,330 27,150 10,630 21,765 6,580 To t a l A r e a Ru n o f f Co e f f i c i e n t Drainage Area General Impervious Lawns --- Area (sf)Area (sf) 0.30 Runoff Coefficient Runoff Coefficient Runoff Coefficient 0.90 Runoff Coefficient Runoff Coefficient Total Area (sf) General Impervious Lawns - - - Inlet Drainage Area Calculations for Rational Method 11/29/18 Runoff Coefficients Land Cover Range Use Project:Date:Initials:JLM L S C V Tc L S C V Tc L V Tc Tc Tc ft ft/ft ft/s min ft ft/ft ft/s min ft ft/s min min min Av e r a g e Ve l o c i t y Ti m e o f Co n c e n t r a t i o n Fl o w L e n g t h Drainage Area 200' Maximum Overland Flow >200' or Gutter Flow We i g h t e d Ra t i o n a l F a c t o r Gr o u n d S l o p e We i g h t e d Ra t i o n a l F a c t o r Av e r a g e Ve l o c i t y Ti m e o f Co n c e n t r a t i o n Gr o u n d S l o p e Ti m e o f Co n c e n t r a t i o n Ca l c u l a t e d Fo r D e s i g n Time of Concentration Calculations Starbucks - Stephen's City 11/29/18 Overland/Sheet Flow (Seelye)Shallow Concentrated Flow (TR-55)Channelized Flow Post Development Total Time of Av e r a g e Ve l o c i t y Ditches/Streams/Pipes Concentration Fl o w L e n g t h Fl o w L e n g t h A2a 110 0.05 0.30 0.2 9.7 9.7 10 A2b 175 0.05 0.90 0.7 3.9 3.9 14 B1 200 0.06 0.90 0.8 3.9 205 0.06 0.90 5.0 0.7 4.6 5 B2 45 0.04 0.30 0.1 6.7 415 0.05 0.90 4.6 1.5 8.2 8 NOTE: ·STRUCTURE B5 IS AN OUTLET CONTROL STRUCTURE WITH NO TOP. THE INLET WSE BEING GREATER THAN THE FLOWLINE ELEVATION IS NOT A CONCERN AS THAT STRUCTURE IS DESIGNED TO BE SUBMERGED DURING LARGER STORM EVENTS. NOTE: ·AS SEEN IN THE TABLE, THREE PIPES ARE ABOVE THE DESIGN DISCHARGE. PIPES B3.1-B3 AND B2-B1 ARE PROPOSED AND THEY ARE SURCHARGED BY UNDER 1 CFS. THIS IS NOT EXPECTED TO CREATE ANY ADVERSE CONDITIONS AS THOSE PIPES WILL BACK UP INTO THE BASIN BEFORE OVERFLOWING THE CONNECTED STRUCTURES. THE MAX WSE DURING THE 10-YEAR STORM IN THAT BASIN IS 736.25', WHICH IS LOWER THAN THE RIMS OF THE CONNECTED STRUCTURES. ·THE LAST SURCHARGED PIPE IS PIPE B1-O1. THIS IS AN EXISTING 18" CMP PIPE THAT DISCHARGES FREELY IN THE BASIN SOUTH OF THE SUBJECT PARCEL. WITH THE PIPE DISCHARGING FREELY, THE PIPE WILL NOT OPERATE IN A PRESSURIZED CONDITION DESPITE FLOWING FULL. THEREFORE, HGL's WILL NOT BE A CONCERN. REFERENCE THE TABLE TO THE RIGHT. BUILDING CONNECTION KEYNOTES UT I L I T Y P L A N C-400 © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C Know what's R PROPERTY LINE EXISTING SANITARY SEWER LINE EXISTING SANITARY SEWER MANHOLE PROPOSED SANITARY SEWER LINE PROPOSED SANITARY SEWER CLEANOUT EXISTING STORM PIPE EXISTING CURB INLET EXISTING GRATE INLET PROPOSED HDPE STORM PIPE PROPOSED CURB INLET PROPOSED NYLOPLAST STRUCTURE EXISTING WATERLINE EXISTING FIRE HYDRANT EXISTING WATER METER EXISTING WATER VALVE PROPOSED WATERLINE (TYPE K COPPER) PROPOSED WATER METER PROPOSED FIRE HYDRANT ASSEMBLY PROPOSED SADDLE AND CORP STOP EXISTING GAS LINE EXISTING GAS VALVE PROPOSED GAS LINE EXISTING OVERHEAD POWER LINE PROPOSED UNDERGROUND POWER LINE UTILITY LEGEND 1. EXISTING UNDERGROUND UTILITY INFORMATION PER SURVEY. EXISTING WATERLINE INFORMATION PER RECORD DOCUMENTS PROVIDED BY FREDERICK WATER. 2. CONTRACTOR SHALL NOTIFY ENGINEER IMMEDIATELY OF ANY DISCREPANCIES AND/OR CONFLICTS WITH EXISTING OR PROPOSED UTILITIES. 3. ALL UTILITY CONNECTIONS END AT 5' OUTSIDE THE BUILDING FOOTPRINT. REFER TO ARCHITECTURAL, MECHANICAL, ELECTRICAL, AND PLUMBING PLANS FOR BUILDING LAYOUT AND INTERNAL UTILITY SERVICE. 4. CONTRACTOR SHALL COORDINATE ALL NEW AND RELOCATED UTILITY SERVICES WITH THE APPROPRIATE LOCAL UTILITY COMPANY. 5. ALL PIPE LENGTHS SPECIFIED IN THESE PLANS ARE THE HORIZONTAL DISTANCE AND ARE SHOWN FOR REFERENCE ONLY. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO DETERMINE ACTUAL LENGTHS BASED ON PROPOSED PIPE SLOPE. 6. PIPE LENGTHS IN PLANS ARE MEASURED FROM CENTER OF STRUCTURE TO CENTER OF STRUCTURE UNLESS OTHERWISE NOTED. 7. ALL FILL MATERIAL IS TO BE IN PLACE, AND COMPACTED BEFORE INSTALLATION OF PROPOSED UTILITIES. 8. ALL PROPOSED SANITARY SEWER AND WATER PIPES TO BE PER FREDERICK WATER STANDARDS. 9. FREDERICK WATER TO FURNISH AND INSTALL THE PROPOSED WATER METER, CORPORATION STOP, AND WATERLINE BETWEEN THOSE TWO APPURTENANCES. 10. ALL UTILITIES SHOULD BE KEPT TEN (10') APART (PARALLEL) OR WHEN CROSSING 18" VERTICAL CLEARANCE (OUTSIDE EDGE OF PIPE TO OUTSIDE EDGE OF PIPE). 11. CONTRACTOR SHALL MAINTAIN A MINIMUM OF 48" COVER ON ALL WATERLINES. 12. IN THE EVENT OF A VERTICAL CONFLICT BETWEEN WATERLINES, SANITARY LINES, STORM LINES AND GAS LINES (EXISTING AND PROPOSED), THE SANITARY LINE SHALL BE DUCTILE IRON PIPE WITH MECHANICAL JOINTS AT LEAST 10 FEET ON BOTH SIDES OF CROSSING, THE WATERLINE SHALL HAVE MECHANICAL JOINTS WITH APPROPRIATE THRUST BLOCKING AS REQUIRED TO PROVIDE A MINIMUM OF 18" CLEARANCE. MEETING REQUIREMENTS OF ANSIA21.10 OR ANSI 21.11 (AWWA C-151) (CLASS 50). 13. LINES UNDERGROUND SHALL BE INSTALLED, INSPECTED, AND APPROVED BEFORE BACKFILLING. 14. ALL CONCRETE FOR ENCASEMENTS SHALL HAVE A MINIMUM 28 DAY COMPRESSION STRENGTH AT 3000 P.S.I. 15. EXISTING UTILITIES SHALL BE VERIFIED IN FIELD PRIOR TO INSTALLATION OF ANY NEW LINES. 16. REFER TO INTERIOR PLUMBING DRAWINGS FOR TIE-IN OF ALL UTILITIES. 17. CONTRACTOR IS RESPONSIBLE FOR COMPLYING TO THE FREDERICK COUNTY SPECIFICATIONS WITH REGARDS TO MATERIALS AND INSTALLATION OF THE WATER AND SEWER LINES. 18. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. 19. ALL CONSTRUCTION TO CONFORM TO APPLICABLE FREDERICK COUNTY WATER SYSTEM SPECIFICATIONS AND IN ACCORDANCE WITH FREDERICK COUNTY ORDINANCES. 20. THE CONTRACTOR SHALL VERIFY ALL WATERLINE SIZES PRIOR TO PURCHASE AND INSTALLATION. 21. COORDINATE WITH RAPPAHANNOCK ELECTRIC COOPERATIVE FOR PROPOSED ELECTRIC CONNECTION. 22. COORDINATE WITH WASHINGTON GAS FOR TYING PROPOSED GAS LINE INTO EXISTING GAS LINE. 23. NOTIFY FREDERICK WATER FOR ALL WATER AND SEWER LINE WORK PRIOR TO CONSTRUCTION. 24. THE SITE CONTRACTOR SHALL COORDINATE SERVICE ROUTING OF ALL GAS, TELEPHONE, AND ELECTRICAL LINES WITH THE APPROPRIATE UTILITY COMPANY. ALL CONSTRUCTION MUST COMPLY WITH EACH UTILITY'S STANDARDS AND SPECIFICATIONS AND NOT INTERFERE WITH TREE PLANTING SITES OR EXISTING TREES TO BE PRESERVED. 25. CONTRACTOR TO CALL FOR INSPECTION WHEN EXISTING SEWER IS BEING TAPPED INTO PROPOSED LINE. 26. CONFIRM, SIZE, PRESSURE, AND LOCATION OF EXISTING WATER MAIN. 27. ALL EXISTING WATER, SEWER, AND STORM EASEMENTS ARE RECORDED IN INSTRUMENT 080005730. 28. DRIP IRRIGATION SYSTEM SHALL HAVE 2" OF MULCH COVER. UTILITY NOTES A 4" SANITARY CONNECTION (GREASE SEPARATOR TO BE LOCATED INTERIOR TO BUILDING) B 2" DOMESTIC WATER LINE CONNECTION C GAS METER. CONTRACTOR TO COORDINATE CONNECTION AND SERVICE WITH WASHINGTON GAS. D CT CABINET AND ELECTRIC METER. CONTRACTOR TO COORDINATE CONNECTION AND SERVICE WITH RAPPAHANNOCK ELECTRIC COOPERATIVE. E CONNECT TO ROOF LEADER INV OUT = 736.50 6" HDPE @ 2.0% MIN, CONNECT TO TRUNK WITH INSERTA-TEE W UT I L I T Y P R O F I L E S C-410 © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C Know what's R PROFILE VIEW OF PROPOSED SANITARY SEWER LATERAL TO PROPOSED BUILDING STATIONING SHOWN ALONG CENTERLINE OF PIPE H: 1" = 30', V: 1" = 3' PROFILE VIEW SCALE PROFILE VIEW OF PROPOSED STORM SEWER LINE B STATIONING SHOWN ALONG CENTERLINE OF PIPE H: 1" = 30', V: 1" = 3' PROFILE VIEW OF PROPOSED STORM SEWER LINE A STATIONING SHOWN ALONG CENTERLINE OF PIPE H: 1" = 30', V: 1" = 3' DR A I N A G E D E T A I L S C-450 © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C Know what's R 3 OUTLET STRUCTURE TRASH RACK N.T.S.1 NYLOPLAST DRAIN BASIN WITH SOLID COVER N.T.S.2 OUTLET CONTROL STRUCTURE DETAIL N.T.S. 5 FLARED END SECTION N.T.S.6 DI-3B AND DI3C DETAIL N.T.S.7 DI-3B AND DI3C DETAIL N.T.S. 4 DI-1 DETAIL N.T.S. UT I L I T Y D E T A I L S C-451 © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C Know what's R 1 F.W. CONSTRUCTION NOTES N.T.S.2 TRENCH AND BEDDING DETAIL N.T.S.3 GATE VALVE DETAIL N.T.S.4 FIRE HYDRANT ASSEMBLY N.T.S.5 1.5" WATER METER INSTALLATION N.T.S. 7 SEWER CLEANOUT DETAIL N.T.S.6 WATER MAIN FLUSHING ASSEMBLY N.T.S.8 WATER TEE DETAIL N.T.S.9 FIXTURE DEMAND CALCULATIONS N.T.S. WATER DEMAND: 2400 GPD (ASSUMES AVG 3 GALLONS PER CUSTOMER AND 800 CUSTOMERS PER DAY © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C Know what's R LA N D S C A P E P L A N L-100 IMPERVIOUS PARKING AREA IMPERVIOUS PARKING AREA KEY PLAN SCALE: 1" = 50'-0" INTERIOR LANDSCAPING AREA Location On-Site Use Adjacent Use Screen Required North B-2 B-2 None West B-2 R.O.W.Existing Evergreen hedge South B-2 B-2 None East B-2 B-2 None BUFFER YARDS FREDERICK COUNTY CHAPTER 165: ARTICLE II - SECTION 203.02 (D)(b) Impervious Area Parking Area Provided (See Impervious Parking Area Key Plan) Parking Spaces Provided Minimum Landscaped Area Required (15% of Lot Area) (.9967 acres) 43,416 sf * 15% = Minimum Landscaped Area Provided Perimeter Landscaping Required ( 1 Tree per 2,000 sf of impervious surface) 27,700 sf of Impervious Surface / 2,000 sf = Perimeter Landscaping Provided Interior Landscaping Required (5% of Parking Area) 10,800 sf * 5% = Interior Landscaping Provided (See Impervious Parking Area Key Plan) Interior Landscaping Material Required (1 Tree per 10 Parking Spaces) 27 Parking Spaces / 10 = Interior Landscaping Material Provided Notes: 1. Interior Landscaping Requirements calculated based on hatched Impervious Parking Area and Interior Landscaping Area 27,700 sf 10,800 sf 15,715 sf 14 Trees 14 Trees 540 sf 965 sf 3 Trees 3 Trees *See note 1 PERIMETER LANDSCAPING INTERIOR LANDSCAPING *See note 1 FREDERICK COUNTY CHAPTER 165: ARTICLE II - SECTION 202.01 (D)(13) LANDSCAPE CALCULATIONS 27 6,512 sf © ST A R B U C K S ST E P H E N S C I T Y PR E P A R E D F O R IN S I T E R E A L E S T A T E , L . L . C Know what's R LA N D S C A P E D E T A I L S L-150 2X WIDTH OF ROOT BALL DECIDUOUS TREE PLANTING NTSA GUY WIRES (3), WHITE FLAG ON EACH 2 STRANDS OF TWISTED GALVANIZED WIRE EACH SOIL SAUCER: USE PREPARED SOIL, 6" MIN. SET TREE AT ORIGINAL GRADE OR UP TO 1/8 DEPTH OF ROOT BALL ROPES AT TOP OF BALL SHALL BE CUT. REMOVE TOP 1/2 OF BURLAP. NON-BIODEGRADABLE MATERIAL SHALL BE TOTALLY REMOVED PLANTING SOIL MIX PER PLANTING SPECIFICATIONS UNDISTURBED SOIL PEDESTAL TURNBUCKLE (3), GALVANIZED HARDWOOD STAKES 2" SHREDDED HARDWOOD MULCH ARBORTIE SHRUB PLANTING NTSB UNDISTURBED SOIL PEDESTAL SET SHRUB AT ORIGINAL GRADE OR UP TO 1/8 DEPTH OF ROOT BALL 2" SHREDDED HARDWOOD MULCH MAKE (3) - 1" CUTS IN SIDES OF THE ROOTBALL PLANTING SOIL MIX PER PLANTING SPECIFICATIONS 2X WIDTH OF ROOT BALL LANDSCAPE NOTES 1. FREDERICK COUNTY NOTES: 1.1.ALL PLANTING SHALL CONFORM WITH §165-202.01D OF THE FREDERICK COUNTY ZONING ORDINANCE. 1.2.ANY PLANT SUBSTITUTIONS MUST BE APPROVED IN WRITING BY THE FREDERICK COUNTY PLANNING DEPARTMENT. 1.3.NO TREES OR SHRUBS SHALL BE PLACED ON FCSA EASEMENTS. 2. APPLICABLE SPECIFICATIONS AND STANDARDS: 2.1.AMERICAN JOINT COMMITTEE ON HORTICULTURAL NOMENCLATURE 2.2.AMERICAN STANDARD FOR NURSERY STOCK, LATEST EDITION 2.3.LANDSCAPE SPECIFICATION GUIDELINES, LATEST EDITION 3. ALL PLANT MATERIALS SHALL BE EQUAL TO OR BETTER THAN THE REQUIREMENTS OF THE “AMERICAN STANDARD FOR NURSERY STOCK,” LATEST EDITION, AS PUBLISHED BY THE AMERICAN NURSERY AND LANDSCAPE ASSOCIATION (HEREAFTER REFERRED TO AS “ANLA STANDARDS”). ALL PLANTS SHALL BE TYPICAL OF THEIR SPECIES AND VARIETY, SHALL HAVE A NORMAL HABIT OF GROWTH, AND SHALL BE FIRST QUALITY, SOUND, VIGOROUS, WELL-BRANCHED, AND WITH HEALTHY WELL-FURNISHED ROOT SYSTEMS. THEY SHALL BE FREE OF DISEASE, INSECT PESTS, AND MECHANICAL INJURIES. 4. ALL PLANTS SHALL BE NURSERY GROWN AND SHALL HAVE BEEN GROWN UNDER THE SAME CLIMATIC CONDITIONS AS THE LOCATION OF THIS PROJECT FOR AT LEAST TWO YEARS BEFORE PLANTING. NEITHER HEELED-IN PLANTS NOR PLANTS FROM COLD STORAGE WILL BE ACCEPTED. 5. ALL PLANTING AREAS TO CONFORM TO SPECIFIED GRADES AFTER FULL SETTLEMENT HAS OCCURRED AND MULCH HAS BEEN APPLIED. PROVIDE SAUCERS AROUND TREE PITS AS SHOWN ON PLANTING DETAILS. REMOVE ALL TAGS, LABELS, STRINGS, ETC. FROM ALL PLANTS. 6. PLANT MEASUREMENTS: 6.1.ALL PLANTS SHALL CONFORM TO THE MEASUREMENTS SPECIFIED IN THE PLANT SCHEDULE. 6.2.CALIPER MEASUREMENTS SHALL BE TAKEN SIX (6) INCHES ABOVE GRADE FOR TREES UNDER FOUR (4) INCH CALIPER AND TWELVE (12) INCHES ABOVE GRADE FOR TREES FOUR (4) INCHES CALIPER AND OVER. 6.3.MINIMUM BRANCHING HEIGHT FOR ALL SHADE TREES SHALL BE SIX (7) TO EIGHT (8) FEET. 7. DELIVERY, HANDLING, AND STORAGE 7.1.DELIVER PACKAGED MATERIALS IN MANUFACTURER'S UNOPENED CONTAINERS OR BUNDLES, FULLY IDENTIFIED WITH NAME, BRAND, TYPE, WEIGHT, AND ANALYSIS. STORE PACKAGED MATERIALS IN SUCH A MANNER AS TO PREVENT DAMAGE OR INTRUSION OF FOREIGN MATTER. 7.2.DIG BALLED AND BURLAPPED (B& B) PLANTS WITH FIRM, NATURAL BALLS OF EARTH, OF A DIAMETER NOT LESS THAN THAT SHOWN ON THE PLANT LIST NOR LESS THAN RECOMMENDED BY THE AMERICAN STANDARD FOR NURSERY STOCK, AND OF SUFFICIENT DEPTH TO INCLUDE THE FIBROUS AND FEEDING ROOTS. B&B PLANTS WILL NOT BE ACCEPTED IF THE BALL IS CRACKED OR BROKEN BEFORE OR DURING PLANTING OPERATION. 7.3.DELIVER TREES AND SHRUBS AFTER PREPARATIONS FOR PLANTING HAVE BEEN COMPLETED. DO NOT BEND, BIND, OR TIE TREES OR SHRUBS IN SUCH A MANNER AS TO DAMAGE BARK, BREAK BRANCHES OR DESTROY NATURAL SHAPE. IF PLANTING IS DELAYED MORE THAN 6 HOURS AFTER DELIVERY, SET TREES AND SHRUBS IN SHADE, PROTECT FROM WEATHER AND MECHANICAL DAMAGE, AND KEEP ROOTS MOIST BY HEELING-IN BARE ROOT STOCK AND COVERING PLANT BALLS WITH SOIL, PEAT MOSS OR OTHER ACCEPTABLE MATERIAL FOR BALLED STOCK. PLANTS SHALL BE KEPT WELL WATERED AND SHALL NOT REMAIN UNPLANTED FOR LONGER THAN TEN (10) DAYS AFTER DELIVERY. 7.4.PLANTS SHALL BE LIFTED AND HANDLED FROM THE BOTTOM OF THE BALL ONLY. 7.5.DO NOT REMOVE CONTAINER-GROWN STOCK FROM CONTAINERS UNTIL PLANTING TIME. 8. DRAINAGE AND SOIL 8.1.BEFORE PLANTING, DETERMINE THAT AREAS TO RECEIVE PLANT MATERIAL HAVE ADEQUATE SUBDRAINAGE. 8.2.THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR DRAINAGE TESTS AS NECESSARY TO IDENTIFY ANY PROBLEMS PRIOR TO BEGINNING PLANTING OPERATIONS. UPON COMMENCEMENT OF PLANTING OPERATIONS THE LANDSCAPE CONTRACTOR ASSUMES RESPONSIBILITY FOR SOIL CONDITIONS. 8.3.TOPSOIL: SHALL BE A FERTILE, FRIABLE NATURAL LOAM, UNIFORM IN COMPOSITION, FREE OF STONES, LUMPS, PLANTS AND THEIR ROOTS, DEBRIS AND OTHER EXTRANEOUS MATTER OVER 1 INCH IN DIAMETER, CAPABLE OF SUSTAINING VIGOROUS PLANT GROWTH. SOIL SHALL BE HARVESTED AT A SINGLE SOURCE FROM THE O AND/OR A HORIZONS OF THE SOIL PROFILE. 8.3.1.TOPSOIL SHALL HAVE A PH RANGE OF 5.5 TO 7.5. 8.3.2.TOPSOIL SHALL CONTAIN 1.5-5% ORGANIC MATTER BY DRY WEIGHT. 8.3.3.SOIL TEXTURE: SANDY LOAM, SANDY CLAY LOAM WITH THE FOLLOWING PARTICLE SIZE DISTRIBUTION: 8.3.3.1.GRAVEL LESS THAN 10% 8.3.3.2.SILT 15-30% 8.3.3.3.CLAY 20-35% 8.3.3.4.CHEMICAL LEVELS SHALL BE: 8.3.3.5.MAGNESIUM MG 100+ UNITS 8.3.3.6.PHOSPHORUS P205 150+ UNITS 8.3.3.7.POTASSIUM - K20120+ UNITS 9. PLANTING DATES 9.1.PLANTING SHALL BE DONE ONLY WITHIN THE FOLLOWING DATES EXCEPT AS APPROVED BY OWNER. 9.2.DECIDUOUS TREES AND SHRUBS: MARCH 1 TO MAY 31 AND OCTOBER 15 TO DECEMBER 15. 9.3.EVERGREEN TREES, SHRUBS AND VINES: MARCH 1 TO MAY 31 AND SEPTEMBER 1 TO NOVEMBER 15. 9.4.ALL PLANT MATERIAL SHALL BE GUARANTEED BY THE CONTRACTOR FOR A PERIOD OF 1 YEAR FROM THE DATE FINAL ACCEPTANCE TO BE IN GOOD, HEALTHY AND FLOURISHING CONDITION. 10. INSTALLATION OF SOIL MIX FOR TREE PITS ON GRADE 10.1. CONFIRM THAT NATIVE SUBSOIL PROVIDES ADEQUATE DRAINAGE TO ENSURE HEALTHY PLANT GROWTH. 10.2. INSTALL 30-36” OF SOIL MIX FOR TREE PIT BACKFILL ON GRADE: 10.3. SHALL CONSIST OF CLAY LOAM TO SANDY CLAY LOAM SOIL, SAND, AND COMPOSTED PINE BARK FINES AT A RATE OF 5:5:1 TO 10:5:1.5 TO ACHIEVE THE FOLLOWING: 10.3.1.CLAY CONTENT OF SOIL MIX SHALL BE 10-20% OF THE SOIL MIX, BY VOLUME. 10.3.2.MINIMUM AMOUNT OF COARSE TO MEDIUM SAND IN THE MIX SHALL BE 55% 10.3.3.MINIMUM INFILTRATION RATE AT 80-85% COMPACTION SHALL BE 1-3 INCHES PER HOUR. 10.3.4.COMPOSTED PINE BARK FINES SHALL NOT EXCEED 10% OF THE TOTAL SOIL MIX BY VOLUME. 10.4. TILL 4” OF COMPOST INTO THE TOP 6” OF THE INSTALLED SOIL MIX FOR TREE PIT BACKFILL ON GRADE. 11. INSTALLATION OF SOIL MIX FOR MULCHED SHRUB AND PERENNIAL BEDS: 11.1. CONFIRM THAT NATIVE SUBSOIL PROVIDES ADEQUATE DRAINAGE TO ENSURE HEALTHY PLANT GROWTH. 11.2. INSTALL 14” OF SOIL MIX FOR MULCHED SHRUB AND PERENNIAL BEDS ON GRADE: 11.3. SHALL CONSIST OF CLAY LOAM TO SANDY CLAY LOAM SOIL, SAND, AND COMPOSTED PINE BARK FINES AT A RATE OF 5:5:1 TO 10:5:1.5 TO ACHIEVE THE FOLLOWING: 11.3.1.CLAY CONTENT OF SOIL MIX SHALL BE 10-20% OF THE SOIL MIX, BY VOLUME. 11.3.2.MINIMUM AMOUNT OF COARSE TO MEDIUM SAND IN THE MIX SHALL BE 55% 11.3.3.MINIMUM INFILTRATION RATE AT 80-85% COMPACTION SHALL BE 1-3 INCHES PER HOUR. 11.3.4.COMPOSTED PINE BARK FINES SHALL NOT EXCEED 10% OF THE TOTAL SOIL MIX BY VOLUME. 11.4. TILL 4” OF COMPOST INTO THE TOP 6” OF THE INSTALLED SOIL MIX FOR TREE PIT BACKFILL ON GRADE. 12. SEEDING AND SODDING 12.1. LAWN SEED OR SOD VARIETIES SHALL BE AN IMPROVED VARIETY TURF-TYPE TALL FESCUE BLEND. THE LANDSCAPE CONTRACTOR SHALL SELECT FROM VARIETIES APPROVED BY THE PENNSYLVANIA DEPARTMENT OF ENVIRONMENTAL PROTECTION. 12.2. REFER TO THE PENNSYLVANIA DEPARTMENT OF ENVIRONMENTAL PROTECTION STANDARDS AND SPECIFICATIONS FOUND IN THE EROSION AND SEDIMENT POLLUTION CONTROL PROGRAM MANUAL, FOR GUIDELINES, SPECIFICATIONS AND INSTALLATION TECHNIQUES OF SEED AND SOD. 12.3. SATISFACTORY SEEDED LAWN. 12.3.1.AT END OF MAINTENANCE PERIOD, A HEALTHY, UNIFORM, CLOSE STAND OF GRASS HAS BEEN ESTABLISHED, FREE OF WEEDS AND SURFACE IRREGULARITIES, WITH COVERAGE EXCEEDING 90 PERCENT OVER ANY 10 SQUARE FOOT AREA AD BARE SPOTS NOT EXCEEDING 5 INCHES BY 5 INCHES. 12.4. SATISFACTORY SODDED LAWN. 12.4.1.AT END OF MAINTENANCE PERIOD, A HEALTHY, WELL-ROOTED, EVEN-COLORED, VIABLE LAWN HAS BEEN ESTABLISHED, FREE OF WEEDS, OPEN JOINTS, BARE AREAS, AND SURFACE IRREGULARITIES. 13. PLANT PRUNING, EDGING, AND MULCHING 13.1. EACH TREE, SHRUB, OR VINE SHALL BE PRUNED IN AN APPROPRIATE MANNER TO ITS PARTICULAR REQUIREMENTS IN ACCORDANCE WITH ACCEPTED STANDARD PRACTICES AS STATED IN ANSI STANDARDS A300 FOR PRUNING. BROKEN OR BRUISED BRANCHES SHALL BE REMOVED WITH CLEAN CUTS MADE ON AN ANGLE FROM THE BARK RIDGE TO THE BRANCH COLLAR, NO FLUSH CUTS, TO MINIMIZE THE AREA CUT. ALL CUTS SHALL BE MADE WITH SHARP TOOLS. TRIM ALL EDGES SMOOTH. NO TREE WOUND DRESSINGS SHALL BE APPLIED. 13.2. ALL TRENCHES AND SHRUB BEDS SHALL BE EDGED AND CULTIVATED TO THE LINES SHOWN ON THE DRAWING. THE AREAS AROUND ISOLATED PLANTS SHALL BE EDGED AND CULTIVATED TO THE FULL DIAMETER OF THE PIT. SOD THAT HAS BEEN REMOVED AND STACKED SHALL BE USED TO TRIM THE EDGES OF ALL EXCAVATED AREAS TO THE NEAT LINES OF THE PLANT PIT SAUCERS, THE EDGES OF SHRUB AREAS, HEDGE TRENCHES AND VINE POCKETS. 13.3. AFTER CULTIVATION, ALL PLANT MATERIALS SHALL BE MULCHED WITH A TWO TO THREE (2-3) INCH LAYER OF TAN BARK, PEAT MOSS, OR ANOTHER APPROVED MATERIAL OVER THE ENTIRE AREA OF THE BED OR SAUCER. 14. WARRANTY 14.1. ALL PLANT MATERIAL SHALL BE GUARANTEED BY THE CONTRACTOR FOR A PERIOD OF 1 YEAR FROM THE DATE FINAL ACCEPTANCE TO BE IN GOOD, HEALTHY AND FLOURISHING CONDITION.