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RAM
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APPROVED BY
OF1 5
DRAWN BY
DRAWING SCALE
DATE
PROJECT
ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES
ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE
PROJECT. THEY ARE NOT INTENDED OR REPRESENTED
TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON
THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER
PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION
OR ADAPTATION BY PENNONI ASSOCIATES FOR THE
SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS
SOLE RISK AND WITHOUT LIABILITY OR LEGAL
EXPOSURE TO PENNONI ASSOCIATES; AND OWNER
SHALL INDEMNIFY AND HOLD HARMLESS PENNONI
ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND
EXPENSES ARISING OUT OF OR RESULTING THEREFROM.
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4-15-2020
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MD
P
LOCATION MAP
Scale: 1" = 2000'
NO
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T
H
CALL 1-800-552-7001
CALL BEFORE YOU DIG
ALWAYS CALL 811 BEFORE YOU DIG IN VIRGINIA
SECTION 56-265.17 REQUIRES THREE WORKING DAYS
NOTICE TO UTILITIES BEFORE YOU EXCAVATE, DRILL OR
BLAST VIRGINIA UTILITY PROTECTION SERVICE, INC.
TICKET NUMBER(S):
PREPARED BY:
PENNONI ASSOCIATES INC.
117 East Piccadilly Street
Winchester, VA 22601
T 540.667.2139
F 540.665.0493 APPROVAL BLOCK
Approved by the County Administrator Date
Approved by the Director of Planning and Development Date
Owner and Applicant
PROJECT SUMMARY
PARCEL TM# 64-A-10 27.06 ACRES
PARCEL TM# 64-A-12 114.38 ACRES
PARCEL TM# 63-A-150 0.31 ACRES
TOTAL GROSS SITE AREA 141.75 ACRES
PROPOSED ROW DEDICATION/RESERVATION +/-4.28 ACRES FUT. WARRIOR DR.
EXISTING ZONING R-4
PROPOSED USE MIXED USE
MAX. RESIDENTIAL UNITS ALLOWED 645
COMMERCIAL DEVELOPMENT REQUIRED 107,500 SF.
MAX. BUILDING HEIGHT 80' PER PROFFER MODIFICATION #10
"COMMERCIAL BUILDINGS, RETAIL BUILDINGS, OFFICE BUILDINGS, HOTEL BUILDINGS, AND SHARED
COMMERCIAL AND RESIDENTIAL BUILDINGS MAY BE CONSTRUCTED UP TO 80 FEET IN HEIGHT; HOWEVER,
ARCHITECTURAL SCREENING FEATURES MAY BE PERMITTED TO EXCEED THIS HEIGHT ALLOWANCE BUT SHALL
BE LIMITED TO A MAXIMUM STRUCTURAL HEIGHT OF 90 FEET."
OPEN SPACE: PER PROFFER MODIFICATION #6
"A MINIMUM OF 15% OF THE GROSS AREA OF THE MIXED-USE COMMERCIAL/RESIDENTIAL LAND BAYS,
AND 100% OF THE GROSS AREA OF THE BUFFALO LICK RUN STREAM VALLEY LAND BAY IDENTIFIED ON
THE PROFFERED GENERALIZED DEVELOPMENT PLAN SHALL BE DESIGNATED AS COMMON OPEN
SPACE."
MULTI-FAMILY PROFFER MODIFICATION #12 - "THIS HOUSING TYPE CONSISTS OF BUILDINGS THAT CONTAIN MULTIPLE DWELLING UNITS THAT
SHARE A COMMON OUTDOOR AREA AND RESIDENTIAL AND COMMERCIAL MIXED-USE BUILDINGS. DWELLINGS CAN BE ON MULTIPLE FLOORS WITH
BUILDINGS BEING AT LEAST TWO STORIES BUT NOT MORE THAN SIX STORIES. DWELLINGS CAN HAVE INTERNAL OR EXTERNAL CORRIDORS AT THE
DISCRETION OF THE DEVELOPER. MODIFIED APARTMENT BUILDINGS SHALL CONTAIN A MINIMUM OF 16 DWELLING UNITS BUT MAY NOT EXCEED
MORE THAN 64 DWELLING UNITS WITHIN A SINGLE STRUCTURE. DIMENSIONAL REQUIREMENTS SHALL BE AS FOLLOWS:
A. LOT DIMENSIONS
A1 MAXIMUM SITE IMPERVIOUS SURFACE RATIO 0.60
A.BUILDING SETBACKS
B1 FROM PUBLIC ROAD RIGHT-OF-WAY 20 FEET
B2 FROM PRIVATE ROAD RIGHT-OF-WAY,
OFF-STREET PARKING LOT OR DRIVEWAY 10 FEET
B3 SIDE (PERIMETER)15 FEET
B4 REAR (PERIMETER)15 FEET
B5 REAR FOR BALCONIES AND DECKS 20 FEET
B6 MINIMUM ON-SITE BUILDING SPACE: 15 FEET SIDE TO SIDE;
15 FEET SIDE TO BACK;
15 FEET BACK TO BACK
C.MINIMUM PARKING
C1 REQUIRED OFF-STREET PARKING 2 PER UNIT, INCLUSIVE OF GARAGE
D.HEIGHT
D1 PRINCIPAL BUILDING (MAX): 80 FEET
D2 ACCESSORY BUILDING (MAX):50 FEET
D3 MAINTENANCE BUILDINGS (MAX):20 FEET
GENERAL NOTES
1.THIS PLAN IS CONCEPTUAL IN NATURE, AND SHALL BE COMPLIANT WITH THE CURRENT APPROVED PROFFERS AND DESIGN MODIFICATIONS OF
RZ#10-15 (AND ANY APPLICABLE AMENDMENTS TO RZ#10-15) AND THE CURRENT FREDERICK COUNTY ORDINANCES. IN THE EVENT, THERE ARE
AMENDMENTS TO THE AFOREMENTIONED APPROVED PROFFERS AND DESIGN MODIFICATIONS AND/OR THE FREDERICK COUNTY ORDINANCES,
THIS PROJECT MAY AT THE OWNER'S DISCRETION BE COMPLIANT WITH THE THEN APPLICABLE APPROVED PROFFERS AND DESIGN
MODIFICATIONS AND FREDERICK COUNTY ORDINANCES.
2.CONTOUR INTERVAL SHOWN @ 5'.
3.ALL PUBLIC ROADS SHALL BE DESIGNED AND CONSTRUCTED IN ACCORDANCE WITH VDOT STANDARDS AND SPECIFICATIONS. BUFFERS AND
SCREENING WILL ALSO CONFORM TO DESIGN MODIFICATION #7, ON SHEET 2A, IN ADDITION TO APPLICABLE ZONING ORDINANCE
REQUIREMENTS.
4.REQUIRED BUFFER YARDS AND SCREENING SHALL BE IN ACCORDANCE WITH SECTION 165-203.02 BUFFER AND SCREENING REQUIREMENTS OF
THE FREDERICK COUNTY ZONING ORDINANCE.
5.SITE LIGHTING SHALL BE IN COMPLIANCE WITH SECTION 165-201.07 OF THE FREDERICK COUNTY ZONING ORDINANCE.
6.REQUIRED RECREATION AMENITIES WITHIN THE RESIDENTIAL LAND USES SHALL BE IN COMPLIANCE WITH SECTION 165-402.08 OF THE
FREDERICK COUNTY ZONING ORDINANCE AND ARE TO BE PROVIDED AT 1 EQUIVALENT UNIT PER 30 DWELLING UNITS.
7.INTERPARCEL VEHICULAR CONNECTIONS ARE REQUIRED WITHIN EACH LAND BAY FOR THE PURPOSES OF PROVIDING MULTIPLE ACCESS
POINTS TO THE ADJACENT COLLECTOR AND ARTERIAL ROADWAYS TO EACH LAND BAY.
ROAD NOTES
1.LOCATION OF PRIVATE STREETS SUBJECT TO MODIFICATIONS AT THE TIME OF FINAL ENGINEERING.
2.PRIVATE STREETS SHALL BE IN ACCORDANCE WITH PROFFER G-8 AND WILL BE DESIGNED TO THE STANDARDS ACCEPTABLE TO THE COUNTY
ENGINEER AND IN CONFORMANCE WITH VDOT CORNER DISTANCE THAT ARE IN FORCE AT THE TIME OF FINAL PRIVATE STREET DESIGN PLAN
APPROVAL BEFORE AN INTERSECTION ENTRANCE AND/OR PUBLIC STREET CAN BE CONNECTED TO THE PRIVATE STREET.
UTILITY NOTES
1.ALL UTILITY LOCATIONS INCLUDING STORM WATER MANAGEMENT FACILITIES ARE CONCEPTUAL IN NATURE AND ARE SUBJECT TO CHANGE
UPON FINAL ENGINEERING.
2.SANITARY SEWER AND WATER SERVICE SHALL BE PROVIDED BY FREDERICK WATER PER THE PHASING PLAN DETAILED IN THIS MASTER
DEVELOPMENT PLAN. SEE SHEET CS002 OF THIS PLAN FOR SANITARY SEWER PHASING AND OFF-SITE IMPROVEMENTS PLAN.
3.NO TREES OR SHRUBS SHALL BE PLANTED IN FREDERICK WATER EASEMENTS.
4.THE DEVELOPMENT'S COVENANTS SHALL GRANT FREDERICK WATER THE RIGHT ENTER ONTO ANY LOT AND PERFORM NECESSARY REPAIR OF
UTILITIES AREA OF ACCESS SHALL BE TO THE UTILITIES ONLY.
5.ALL PROPOSED UTILITIES WILL BE PLACED UNDERGROUND.
LEGEND
PROPERTY
BOUNDARY
APPROX. LOCATION
OF PROPOSED TRAIL
PROPOSED WATER
MAIN
100 YR. FLOODPLAIN
LAND BAY BOUNDARY
EXISTING SANITARY
SEWER MAIN
700
EXISTING
CONTOURS
PREPARED FOR:
OWNER/DEVELOPER
R-150 SPE, LLC
3600 O'DONNELL ST. | SUITE 600
BALTIMORE, MD. 21224
(443) 263-2971
HERITAGE COMMONS
MASTER DEVELOPMENT PLAN
TM# 64-A-12, 64-A-10, 63-A-150
FREDERICK COUNTY, VIRGINIA
SHAWNEE MAGISTERIAL DISTRICT | ZONING: R4
ORIG SUBMISSION DATE: JANUARY 28, 2020
REVISED SUBMISSION DATE: MARCH 18, 2020
R-150 SPE, LLC
3600 O'DONNELL ST. | SUITE 600
BALTIMORE, MD. 21224
(443) 263-2971
Date
PROPOSED SANITARY
SEWER MAIN
EXISTING WATER
MAIN
EXISTING STREAM
Signature
EXISTING
Sheet List Table
Sheet Number Sheet Title
1 Cover Sheet
2 Approved Proffer Statement
2A Approved Proffer Statement
Modification
3 Typical Sections & Details
4 Overall Plan
LANDUSE REQUIREMENTS (PROFFER C2)
LANDBAY LANDUSE RESIDENTIAL
(MIN./ MAX. %)
COMMERCIAL
(MIN. / MAX. %)
1
USES ALLOWED IN B1; B2; B3 DISTRICTS AND
DESIGN MODIFICATION DOCUMENT
0%100%
2
USES ALLOWED IN RP; B1; B2; B3 DISTRICTS
AND DESIGN MODIFICATION DOCUMENT
75% MIN. AC.
80% MAX. AC.
20% MIN. AC.
25% MAX. AC.
3
USES ALLOWED IN RP; B1; B2; B3 DISTRICTS
AND DESIGN MODIFICATION DOCUMENT
0% MIN. AC.
20% MAX. AC.
80% MIN. AC.
100% MAX. AC.
BUFFALO LICK
RUN
OPEN SPACE; PUBLIC TRAIL SYSTEM; ROAD
AND PEDESTRIAN CROSSING; UTILITIES
CROSSING
N/A N/A
DAVID L. FRANK
Lic. No.1061
APPROXIMATE AREAS
IN ACRES TOTAL DISTURBED % DISTURBED % IN O.S.AREA IN O.S.
FLOODPLAINS 11.90 0.90 8%92%11.00
LAKES & PONDS 0.00 0.00 0.00 0.00 0.00
NATURAL RETENTION
AREAS 0.00 0.00 0.00 0.00 0.00
STEEP SLOPES +25%3.50 1.50 42%40%1.40
WETLANDS *-----
WOODLANDS 0.00 0.00 0.00 0.00 0.00
* WETLAND AREA WITHIN BANKS OF BUFFALO LICK RUN IN OPEN SPACE PARCEL & FUTURE WARRIOR DRIVE ROW CROSSING
ENVIRONMENTAL FEATURES
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2019-11-25
RAM
SHEET
APPROVED BY
OF2 5
DRAWN BY
DRAWING SCALE
DATE
PROJECT
ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES
ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE
PROJECT. THEY ARE NOT INTENDED OR REPRESENTED
TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON
THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER
PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION
OR ADAPTATION BY PENNONI ASSOCIATES FOR THE
SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS
SOLE RISK AND WITHOUT LIABILITY OR LEGAL
EXPOSURE TO PENNONI ASSOCIATES; AND OWNER
SHALL INDEMNIFY AND HOLD HARMLESS PENNONI
ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND
EXPENSES ARISING OUT OF OR RESULTING THEREFROM.
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4-15-2020
DAVID L. FRANK
Lic. No.1061
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2019-11-25
RAM
SHEET
APPROVED BY
OF2A 5
DRAWN BY
DRAWING SCALE
DATE
PROJECT
ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES
ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE
PROJECT. THEY ARE NOT INTENDED OR REPRESENTED
TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON
THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER
PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION
OR ADAPTATION BY PENNONI ASSOCIATES FOR THE
SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS
SOLE RISK AND WITHOUT LIABILITY OR LEGAL
EXPOSURE TO PENNONI ASSOCIATES; AND OWNER
SHALL INDEMNIFY AND HOLD HARMLESS PENNONI
ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND
EXPENSES ARISING OUT OF OR RESULTING THEREFROM.
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4-15-2020
DAVID L. FRANK
Lic. No.1061
NOT FOR CONSTRUCTION OR BIDDING
℄
NOTES:
1. FINAL PAVEMENT DESIGN SHALL BE REVIEWED AND
DETERMINED AT THE TIME OF FINAL ROADWAY DESIGN
1/4":1'
FUTURE WARRIOR DRIVE SECTION
(VDOT U4D TYPICAL SECTION)
NOT TO SCALE
FINAL DESIGN IN ACCORDANCE WITH
PROFFER G-6
1.00'12.00'12.00'2.50'
CG-6
4.00'
GRASS
STRIP
5.00'
S/W1.00'
16.00'
VDOT MS-2
MEDIAN
92.00'
RIGHT-OF-WAY
1.00'12.00'12.00'2.50'
CG-6
4.00'
GRASS
STRIP
5.00'
S/W 1.00'
VDOT STD. UD-4
WRAP WITH UD-4 GEOTEXTILE FABRIC
4" OUTLET AT 3.00%
(2.00% MIN.)
VDOT TYPE A-3 CONCRETE
(4" THICK)
1.00'
1/4":1'1/4":1'1/4":1'
3:1
M
A
X
3:1 MA
X
TAX MAP 64-A-12
R 150 SPE, LLC
INST. NO. 120008564
114.378 AC.
TAX MAP 63-A-150
INST. NO. 120008564
0.309 AC.
U.S. ROUTE 522
FRONT ROYAL PIKE
(VARIABLE WIDTH R/W)
TAX MAP 64-A-12
R 150 SPE, LLC
INST. NO. 120008564
114.378 AC.
T.M. 64B-4-E
DANIEL K. HEPNER, &
ANGELA HEPNER
INST. #110004591
TAX MAP 64-A-10
R 150 SPE, LLC
INST. NO. 120008564
INST. NO. 180009156
27.129 AC.
S 44
°
1
6
'
3
4
"
E
1
9
8
5
.
0
2
'
N
8
5
°
5
3
'
2
5
"
E
1
0
0
5
.
3
5
'
L2 L3
L
4
L5
L6
L
7
L8
L
9
L10
L11
L12
C
1 C2
L13
L1
4
L1
5
C3
L1
6
C4
L
1
7
L18
L19C5
C6
L20
L2
1
L22 L2
3
L24
L25 L26
C7
L2
7
L28 L2
9
L30
C8 L31
C9
L32
L3
3
C
1
1
C
1
0
L34
C12
C1
3
L35
C14
C15
C16
L3
6
S 21
°
5
2
'
3
8
"
W
1
1
2
1
.
7
8
'
L37
L
3
8
S 21
°
5
5
'
3
9
"
W
7
6
1
.
5
2
'
L
1
C1
7 L39
C
1
9
L
4
0
L41
L43C2
4
C25
C26
C27
L44
C29L45
L46
L47L4
8
L49
L50L51
L52
L53L5
4
C40
L55
C42
C43
L
5
6
L57
L58C47
L59
C4
9
L6
0
L
6
1
L
6
2
L63 L64 L65L66
L6
7
L68
L69
L7
0
L71
L7
2
L73
L74
L
7
5
L76
C67
L7
7
L7
8
S 21
°
5
3
'
0
2
"
W
5
8
6
.
1
5
'
L8
0
PARCEL LINE TABLE
LINE #
L1
L2
L3
L4
L5
L6
L7
L8
L9
L10
L11
L12
L13
L14
L15
L16
L17
L18
L19
L20
L21
L22
L23
L24
L25
L26
L27
L28
L29
L30
BEARING
N 85°39'47" E
N 03°37'31" W
N 11°36'28" E
S 74°19'57" W
N 64°13'56" W
N 64°06'58" W
N 43°18'55" E
N 14°08'09" E
N 55°53'42" E
N 01°47'26" E
N 29°25'43" W
N 00°37'13" W
N 43°09'49" W
N 89°31'00" W
N 81°01'54" W
N 68°09'27" W
S 75°25'08" W
N 52°16'48" W
N 03°26'02" W
N 34°10'48" W
N 63°19'08" W
N 09°50'52" W
N 36°30'05" E
N 09°50'52" W
N 03°00'18" W
N 09°50'52" W
N 69°36'31" W
N 09°50'52" W
N 36°18'19" E
N 09°50'52" W
DISTANCE
150.14'
428.07'
287.33'
150.90'
60.25'
20.21'
176.36'
96.73'
51.18'
112.92'
18.12'
53.00'
83.35'
63.26'
105.71'
106.03'
65.61'
54.00'
58.80'
105.49'
70.92'
54.00'
61.26'
103.74'
100.72'
147.57'
63.50'
54.00'
61.70'
21.03'
PARCEL LINE TABLE
LINE #
L31
L32
L33
L34
L35
L36
L37
L38
L39
L40
L41
L43
L44
L45
L46
L47
L48
L49
L50
L51
L52
L53
L54
L55
L56
L57
L58
L59
L60
L61
BEARING
N 09°22'24" W
N 34°56'14" W
N 81°58'06" W
N 46°57'35" W
N 11°48'51" W
N 68°02'24" W
S 03°15'01" E
S 56°54'04" W
N 75°44'02" E
N 63°38'13" E
N 45°23'00" E
S 44°37'00" E
S 29°20'58" E
S 09°50'52" E
S 57°22'53" E
S 09°50'52" E
S 30°00'26" W
S 09°50'52" E
S 03°00'18" E
S 09°50'52" E
S 58°11'33" E
S 09°50'52" E
S 28°45'36" W
S 14°42'45" E
N 84°21'14" E
S 52°16'48" E
S 20°16'08" E
S 58°28'11" E
S 89°31'00" E
N 84°48'03" E
DISTANCE
91.92'
25.05'
100.04'
95.00'
69.90'
241.86'
197.69'
145.10'
35.33'
125.81'
9.50'
102.03'
22.33'
21.03'
64.39'
54.00'
55.40'
80.24'
100.72'
171.07'
64.72'
54.00'
56.84'
94.53'
61.05'
54.00'
65.03'
94.77'
65.47'
36.47'
PARCEL LINE TABLE
LINE #
L62
L63
L64
L65
L66
L67
L68
L69
L70
L71
L72
L73
L74
L75
L76
L77
L78
L80
BEARING
N 50°43'21" E
N 06°18'03" E
N 06°17'49" E
N 11°45'52" E
N 01°46'06" E
N 87°53'59" W
N 02°01'03" E
N 58°03'29" W
N 31°06'19" E
S 58°15'56" E
N 31°28'20" E
N 47°49'37" W
N 51°51'50" W
S 45°22'08" W
N 44°37'54" W
N 68°06'58" W
N 68°06'58" W
S 68°02'20" E
DISTANCE
78.42'
250.31'
194.58'
33.61'
77.20'
470.95'
332.70'
690.24'
199.82'
107.60'
497.94'
272.65'
182.11'
100.32'
140.10'
73.06'
215.45'
209.71'
PARCEL CURVE TABLE
TAG #
C1
C2
C3
C4
C5
C6
C7
C8
C9
C10
C11
C12
C13
C14
C15
C16
C17
C19
C24
C25
C26
C27
C29
C40
C42
C43
C47
C49
C67
RAD
48.50'
2059.54'
933.50'
921.50'
967.50'
921.50'
39.50'
591.50'
751.50'
601.50'
87.50'
696.50'
189.50'
193.25'
280.63'
112.50'
187.50'
123.50'
205.50'
145.50'
80.50'
852.50'
852.50'
807.50'
853.50'
38.68'
807.50'
819.50'
500.00'
DELTA
088°54'22"
004°41'16"
006°35'02"
014°55'58"
006°05'57"
023°20'10"
016°35'29"
005°36'44"
003°06'44"
003°39'59"
019°19'01"
000°52'30"
016°28'42"
002°13'25"
002°54'42"
007°01'02"
036°13'37"
015°32'30"
029°32'02"
029°52'12"
019°17'07"
000°54'11"
019°23'18"
006°07'13"
020°34'45"
010°15'41"
004°18'02"
020°28'22"
023°29'04"
ARC
75.26'
168.51'
107.27'
240.17'
102.99'
375.32'
11.44'
57.94'
40.82'
38.49'
29.50'
10.64'
54.50'
7.50'
14.26'
13.78'
118.55'
33.50'
105.93'
75.85'
27.10'
13.44'
288.48'
86.26'
306.56'
6.93'
60.61'
292.82'
204.94'
TAN
47.58
84.30
53.69
120.77
51.54
190.30
5.76
28.99
20.42
19.25
14.89
5.32
27.44
3.75
7.13
6.90
61.33
16.85
54.17
38.81
13.68
6.72
145.63
43.17
154.95
3.47
30.32
147.99
103.93
CHORD
67.93'
168.46'
107.21'
239.49'
102.94'
372.73'
11.40'
57.92'
40.82'
38.48'
29.36'
10.64'
54.31'
7.50'
14.26'
13.77'
116.59'
33.40'
104.76'
75.00'
26.97'
13.44'
287.10'
86.22'
304.91'
6.92'
60.60'
291.26'
203.51'
BEARING
N 44°55'36" E
N 02°49'03" E
N 81°11'35" W
N 63°55'25" W
N 45°25'00" W
N 23°41'36" W
N 18°08'36" W
N 12°39'14" W
N 22°53'57" W
S 44°46'41" W
S 56°11'47" W
N 43°23'44" E
N 35°35'38" E
N 54°42'34" W
N 59°34'01" W
N 64°31'53" W
S 86°09'09" E
N 83°30'18" E
S 32°15'32" W
S 02°35'18" W
S 21°59'21" E
S 32°14'46" E
S 19°32'31" E
S 15°36'06" E
S 36°49'10" E
S 57°16'23" E
S 60°16'07" E
S 79°16'50" E
N 56°22'26" W
8' OR 10' ASPHALT PEDESTRIAN & BICYCLE TRAIL SECTION
NO SCALE
1 1/2" SM-9.5A
8.00' OR 10.00'
4" VDOT TYPE 1, NO. 21-A1 1/2" SM-9.5A
COMPACTED SUBGRADE
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AS NOTED
CJM
2019-11-25
RAM
SHEET
APPROVED BY
OF3 5
DRAWN BY
DRAWING SCALE
DATE
PROJECT
ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES
ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE
PROJECT. THEY ARE NOT INTENDED OR REPRESENTED
TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON
THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER
PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION
OR ADAPTATION BY PENNONI ASSOCIATES FOR THE
SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS
SOLE RISK AND WITHOUT LIABILITY OR LEGAL
EXPOSURE TO PENNONI ASSOCIATES; AND OWNER
SHALL INDEMNIFY AND HOLD HARMLESS PENNONI
ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND
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4-15-2020
DAVID L. FRANK
Lic. No.1061
NORTH
PROJECT BOUNDARY
1" = 400'
SANITARY SEWER CAPACITY AND
PROJECT PHASING NARRATIVE
THE HERITAGE COMMONS MASTER DEVELOPMENT PLAN REQURIES THAT THE DEVELOPER
CONSTRUCT OFF-SITE AND ON-SITE SANITARY SEWER FACILITIES AS SAIDFORTH BELOW, DUE
TO DOWNSTREAM SANITARY SEWER CAPACITY LIMITATIONS, IN ORDER TO ACHIEVE FULL
BUILD OUT. THE HERITAGE COMMONS PROJECT WILL ALSO PROVIDE EASEMENTS
NECESSARY FOR GRAVITY SEWER OUTFALL ACCESS TO THE PROPOSED HERITAGE
COMMONS PUMP STATION FOR THE ADJACENT UPSTREAM PROPERTY IDENTIFIED AS TAX
MAP 63-A-123-A.
THE HERITAGE COMMONS PROJECT WILL BE DEVELOPED IN TWO SANITARY SEWER OUTFALL
PHASES. THESE PHASES WILL BE BASED ON THE SANITARY SEWER DESIGN FLOWS
GENERATED BY THE DEVELOPMENT PROPOSED BY THIS MASTER DEVELOPMENT PLAN. PUMP
STATION CAPACITIES PROVIDED BY HERITAGE COMMONS WILL BE RESERVED FOR HERITAGE
COMMONS DEVELOPMENT. FUTURE UPSTREAM OFF-SITE DEVELOPMENT ON TAX MAP
63-A-123-A WILL BE RESPONSIBLE FOR ANY ADDITIONAL UPGRADES NECESSARY TO THE
HERITAGE COMMONS PUMP STATION TO ACCOMMODATE THE SANITARY FLOWS GENERATED
BY THAT DEVELOPMENT AND CONVEYED TO THE FACILITY. THE HERITAGE COMMONS PUMP
STATION WILL DISCHARGE ITS FLOWS INTO THE ROUTE 50 PUMP STATION DRAINAGE
NETWORK BY WAY OF A PUMP STATION CONSTRUCTED WITHIN THE PROJECT LIMITS.
·PHASE 1 WILL RESTRICT THE DEVELOPMENT TO 90,000 GPD AND THE DEVELOPER WILL
IMPROVE ONE EXISTING 10" PIPE SEGMENT (IDENTIFIED AS PIPE SEGMENT #1875 IN THE
OFF-SITE GRAVITY SEWER IMPROVEMENT EXHIBIT BELOW).
·PHASE 2 OF THE PROJECT WILL OCCUR WHEN THE OUTFALL CAPACITY HAS BEEN
INCREASED TO ACCOMMODATE ADDITIONAL FLOWS EXCEEDING THE 90,000 GPD CAP OF
PHASE 1. THIS WILL REQUIRE THE PHASE 1 PUMP STATION FACILITY TO BE UPGRADED
BY THE DEVELOPER TO ACCOMMODATE THE FULL BUILD OUT OF THE HERITAGE
COMMONS PROJECT. IN ADDITION TO THE PUMP STATION UPGRADE, PHASE 2 WILL
REQUIRE THE IMPROVEMENT OF 4 EXISTING DOWNSTREAM GRAVITY SEWER PIPE
SEGMENTS BY THE DEVELOPER (IDENTIFIED AS PIPE SEGMENT #''S 1876, 1878, 1882 & 3558
IN THE OFF-SITE GRAVITY SEWER IMPROVEMENT EXHIBIT BELOW). THE OFF-SITE
GRAVITY SEWER PIPE UPGRADES ARE TO OCCUR IN CONJUNCTION WITH THE PUMP
STATION UPGRADE.
·PHASE 2 LAND USES CAN NOT OBTAIN BUILDING PERMITS UNTIL SUCH A TIME THAT
INCREASED CAPACITY FOR THE ADDITIONAL FLOW AT THE ROUTE 50 PUMP STATION HAS
BEEN ESTABLISHED. THE FREDERICK WATER ROUTE 522 DIVERSION PROJECT IS THE
PROJECTED SANITARY SEWER SYSTEM CAPITAL IMPROVEMENT PROJECT THAT IS
ANTICIPATED TO PROVIDE THE NECESSARY CAPACITY FOR THE BUILD OUT OF PHASE 2
OF THE HERITAGE COMMONS MDP.
OFF-SITE GRAVITY SEWER
IMPROVEMENT EXHIBIT
N.T.S.
7
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2
TAX MAP 64-A-12
R 150 SPE, LLC
INST. NO. 120008564
114.378 AC.
TAX MAP 63-A-150
INST. NO. 120008564
0.309 AC.
TAX MAP 64-A-12
R 150 SPE, LLC
INST. NO. 120008564
114.378 AC.
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INST. NO. 180009156
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LAND BAY 2
45.2934 AC.
WARRIOR RES. = 2.5848 AC.
COMMERCIAL = 10.6763 AC. (25%)
RESIDENTIAL = 32.0289 AC. (75%)
LAND BAY 1
31.6945 AC.
COMMERCIAL (100%)
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RESIDENTIAL = 10.1780 AC. (20%)
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PARCELS 64-A-12 AND 14 SHALL
PROVIDE A COMMON SHARED
BUFFER SHOULD THIS PORTION
OF THE LANDBAY DEVELOP AS
MULTI-FAMILY RESIDENTIAL.
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AS NOTED
CJM
2019-11-25
RAM
SHEET
APPROVED BY
OF4 5
DRAWN BY
DRAWING SCALE
DATE
PROJECT
ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES
ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE
PROJECT. THEY ARE NOT INTENDED OR REPRESENTED
TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON
THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER
PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION
OR ADAPTATION BY PENNONI ASSOCIATES FOR THE
SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS
SOLE RISK AND WITHOUT LIABILITY OR LEGAL
EXPOSURE TO PENNONI ASSOCIATES; AND OWNER
SHALL INDEMNIFY AND HOLD HARMLESS PENNONI
ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND
EXPENSES ARISING OUT OF OR RESULTING THEREFROM.
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4-15-2020
LEGEND
WATERLINE
GAS LINES
ELECTRIC LINES
SANITARY (GRAVITY)
SANITARY (FORCE)
DAVID L. FRANK
Lic. No.1061
NOTES:
1.DEVELOPMENT ADJACENT ADJOINING EXISTING RESIDENTIAL LAND USE SHALL COMPLY
WITH THE BUFFERS AND SCREENING REQUIREMENTS PER SECTIONS 165-203.02(C),
165-203.02(D) AND 165-203.02(E) OF THE FREDERICK COUNTY ZONING ORDINANCE.
2.THE LOCATIONS OF COMMERCIAL AND RESIDENTIAL LAND USES AND THE REQUIRED
SETBACKS FOR SPECIFIC LAND USES WITHIN EACH LAND BAY SHALL BE GOVERNED PER
THE APPROVED PROFFERS AND DESIGN MODIFICATIONS OF RZ#10-15 AND, WHERE NOT
MODIFIED, THE FREDERICK COUNTY ZONING ORDINANCE. THE APPROVED PROFFERS
SPECIFICALLY ALLOW ANY AREAS WITHIN LAND BAYS 2 AND 3 TO BE EITHER RESIDENTIAL
OR COMMERCIAL PROVIDED THE TOTAL OF EACH TYPE OF LAND USE REMAINS WITHIN ITS
PROFFERED MINIMUM OR MAXIMUM LAND AREA FOR EACH LAND BAY.
3.INTER PARCEL VEHICULAR CONNECTIONS ARE REQUIRED WITHIN EACH LAND BAY TO
PROVIDE SHARED ACCESS POINTS WITHIN EACH LAND BAY TO ADJACENT COLLECTOR
AND ARTERIAL ROADS.