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HomeMy WebLinkAbouttaskerroadlandbay1-4UfAL WAL ft U 1 f `A5' 1. Methods and materials used in the construction of the improvements herein shall conform to the current County construction standards and specifications and/or current VDOT standards and. specifications. 2. Measures to control erosion and siltation, including detention ponds serving as silt basins during construction, must be provided prior to issuance of the site development permit. The approval of these plans in no way relieves the developer or his agent of the responsibilities contained in the Virginia Erosion and Sediment Control Handbook. 3. A permit must be obtained from the Office of the Resident Engineer, Virginia Department of Transportation (VDOT) and Frederick County prior to construction in existing State right--of-way. 4. Approval of this plan does not guarantee issuance of an entrance permit by VDOT when such permit is required under State law. 5. The exact location of all guard rails will be determined by VDOT personnel. "A joint inspection will be held with the Developer, County Representatives, and Representatives of the Virginia Department of Transportation (VDOT) to determine if and where guard rail and/of paved ditches will be needed. The developer will be responsible for providing guardrail and paved ditches as determined by this joint inspection." Refer to Virginia Department of Transportation (VDOT) Guard Rail and Paved Ditch Specifications. 6. An approved set of plans and all applicable permits must be available at the construction site. Also, e representative of the developer must be available at all times. 7. Warning signs, markers, barricades or flagmen should be in accordance with the Manual on Uniform Traffic Control Devices (MUTCD). 8. All unsuitable material shall be removed from the construction limits of the roadway before placing embankment. 9. All pavement sections on the approved plans are based on a minimum CBR value of 6. CBR values less than 6 will require revised pavement section prepared by Greenway Engineering and approved by the owner. 10. All roadside ditches at grades of more than 5% shall be paved with cement concrete to the limits indicated on the plans and as required at the field inspection. 11. All springs shall be capped and piped to the nearest storm sewer manholes or curb inlet. The pipe shall be minimum 6" diameter and conform to VDOT standard SB -1. 12. Construction debris shall be containerized in accordance with the Virginia litter Control Act; no less than one litter receptacle shall be provided at the construction site. 13. The contractor shall provide adequate means of cleaning mud from trucks and/or other equipment prior to entering public streets, and it is the contractors responsibility to clean streets, allay dust, and to take whatever measures are necessary to insure that the streets are maintained in a clean, mud and dust free condition at all times. 14. Notification shall be given to the appropriate utility company prior to construction of water and/or sanitary sewer lines. Information should also be obtained from the appropriate authority concerning permits, cut sheets, and connections to existing lines. 15. All sanitary sewers and water mains and appurtenances shall be constructed in accordance with the current standards and specifications of Frederick County and/or the Frederick County Public Service Authority. 16, The location of existing utilities shown in these plans are taken from existing records. It shall be the contractors responsibility to verify the exact horizontal and vertical location of all existing utilities as needed prior to construction. The contractor shall inform the engineer of any conflicts arising from his existing utility verification and the proposed construction. 17. The developer will be responsible for any damage to the existing streets and utilities which occurs as a result of his construction project within or contiguous to the existing right-of-way. 18. When grading is proposed within easements of utilities, of permission on from all involved companies must be provided to Frederick County Public Service Authority prior to issuance of grading and/or site development permits. 19. The developer will be responsible for the relocation of any utilities which is required as a result of his project. The relocation should be done prior to construction. 20. These plans identify the location of all known gravesites. Gravesites shown on this plan will be protect -d in accordance with state law. In the event gravesites are discovered during construction, the owner and engineer must be notified immediately. 21. The contractor is to verify field conditions prior to and during construction and notify Greenway EnginFpring at (540) 662-4185 immediately of any discrepancies between actual field conditions and the approved plan. 22. Controlled tills shall be compacted to 957* of maximum density as determined by method "A" per standard proctor AASHTO-T99, ASTM -D698, or VTM-1 as applicable. Density shall be certified by a registered professional engineer and results submitted to Frederick County prior to pavement construction. If a geotechnical report has been prepared, it should supersede the requirements in this note. 23. Contractors shall notify operators who maintain underground utility lines in the area of proposed excav". .lag or blasting at least two (2) working days, but not more than ten (10) working days, prior to commencement of excavation or demolition. Names and telephone numbers of the and operators underground utility lines in Frederick County appear below. These numbers shall also be used to serve in an emergency condition. FCSA CONSTRUCTION NOTES I. The Authority's Water and Sewer Standards and Specifications are available at c -wa er.com 2. The water and sanitary sewer portion of these plans are valid for two years from date of FCSA approval. 3. Water and sewer lines are to be constructed in accordance with these plans and shall meet all Authority requirements. 4. The contractor shall coordinate with, and arrange for inspection by, the Authority. 5. When an existing water main is tapped for the installation of a new line: a) The Authority shall furnish all labor and material. b) The developer/contractor must: 1. make application and pay deposit 2. mark the tap location. 6. The contractor shall tie-in a new sewer line to an existing manhole by core drilling the manhole. 7. Exact locations of water and sewer services on new lines are to be coordinated with the Authority's Inspector. 8. The Authority's maintenance department shall furnish and install all water meters through 2" in size. It is the developer's/contractor's responsibility to have the meter box assembly installed correctly. Before a permanent meter is installed: a) The meter box, with its frame and cover, must be properly aligned with the coppersetter. b) The frame and cover shall be set to final grade. c) The distance between the top of the cover and the coppersetter shall to be between 18 and 21 inches. d) All components of the meter box assembly shall be in proper working order. 9. For water and sewer services that connect to existing lines: a) The location of the service lateral is to be coordinated with the Authority's Engineering Assistant. b) An Application for Service must be made and fees paid before work will begin. c) The Authority shall furnish and install all 5/8", 3/4" and 1" water services. d) For all 1 1/2" and 2" water services, the Authority shall make the tap and bring the piping to the property line. The contractor shall furnish and install the meter vault assembly. The Authority will install the meter. e) The Authority will install all sewer laterals. 10. Any water service line must have a backflow prevention assembly (double check valve or RPZ, as required). The assembly roust meet ASSE standard No. 1015 or 1013. 11. All fire lines shall have a fire service meter assembly and a backflow prevention assembly (detector double check valve or RPZ, as required). The assembly shall meet ASSE standard No. 1048 or 1047. Radio read remotes are required. VP0T GENERAL NOTES V1. All work on this project shall conform to the current editions of and latest revisions to the Virginia Department of Transportation (VDOT) Road and Bridge Specifications and Standards, the Virginia Erosion and Sediment Control Regulations, and any other applicable state, federal or local regulations. In case of a discrepancy or conflict between the Standards or Specifications and Regulations, the most stringent shall govern. V2. All construction shall comply with the latest U.S. Department of Labor, Occupational Safety and Health Administration (OSHA), and Virginia Occupational Safety & Health (VOSH) Rules and Regulations. V3. When working within VDOT right-of-way, all traffic control, whether permanent or temporary, shall be in accordance with the current edition of VDOT's Work Area Protection Manual. Furthermore, all traffic control flaggers must be certified in accordance with Section 104.04(c) of the VDOT Road and Bridge Specifications. V4 The developer shall be responsible for relocating, at his expense, any and all utilities, including traffic signal poles, junction boxes, controllers, etc., owned by VDOT or private / public utility companies. It is the sole responsibility of the developer to locate and identify utility facilities or items that may be in conflict with the proposed construction activity. VDOT approval of these plans does not indemnify the developer from this responsibility. V5. Design features relating to field construction, regulations, and control or safety of traffic may be subject to change as deemed necessary by VDOT. Any additional expense incurred as a result of any field revision shall be the responsibility of the developer. V6. Prior to initiation of work, the contractor shall be responsible for acquiring all necessary VDOT land use permits for any work within VDOT right-of-way. V7. If required by the local VDOT Residency Office, a pre -construction conference shall be arranged and held by the engineer and/or developer with the attendance of the contractor, various County agencies. utility companies and VDOT prior to initiation of work. V8. The contractor shall notify the local VDOT Residency Office when work is to begin or cease for any undetermined length of time. VDOT requires and shall receive 48 hours advance notice prior to any required or requested inspection. V9. The contractor shall be responsible for maintaining adequate access to the project from the adjacent public roadway via a construction entrance that is constructed and maintained in accordance with Section 3.02 of the Virginia Erosion and Sediment Control Handbook. Furthermore, access to other properties affected by this project shall be maintained through construction. The Developer shall have, within the limits of the project, an employee certified by the Virginia Department of Conservation and Recreation (VDCR) in Erosion and Sediment Control who shall inspect erosion and siltation control devices and measures on a continuous basis for proper installation and operation. Deficiencies shall be promptly rectified. V10. Contractor sh&I1 ensure adequate drainage is achieved and maintained on the site during and at the end of construction. V11. All water and sewer lines within existing or proposed VDOT right-of-way shall have a minimum thirty-six (36) inchies cover and when possible shall be installed under roadway drainage facilities at conflict points. V12. Any unusual subsurface conditions (e.g., unsuitable soils, springs, sinkholes, voids, eaves, etc.) encountered during the course of construction shall be immediately brought to the attention of the engineer and VDOT. Work shall cease in. that vicinity until an adequate design can be determined by the engineer and approved by VDOT. V13. All fill areas, borrow material and undercut areas shall be inspected and approved by a VDOT representative prior to placement and fill. Where CBR testing is required, a VDOT representative shall be present to insure the sample obtained is representative of the location. When soil samples are submitted to private laboratories for testing, the samples shall be clearly identified and labeled as belonging to a project to be accepted by VDOT and that testing shall be performed in accordance with all applicable VDOT standards and procedures. V14. All roadway fill, base, subgrade material, and backfill in utility/storm sewer trenches shall be compacted in six (6) inch lifts to 95% of theoretical maximum density as determined by AASHTO T-99 Method A, within plus or minus 2% o f optimum moisture for the full width of any dedicated street right-of-way. At the direction of VDOT, dlensity tests shall be performed by a qualified independent agency in accordance with VDOT Road and Bridge Specifications. Certified copies of test reports shall be submitted to VDOT daily, unless specified, otherwise. V15. VDOT Standard CD and UD underdrains shall be installed where indicated on these plans and/or as specified by VDOT. r VIB. The installation of any entrances and mailboxes within any dedicated street right-of-way shall meet VDOT minimum desilgn standards and is the responsibility of the developer. V17. Prior to VDOT facceptance of any streets, all required street signage and/or pavement markings shall be installed by the developer or, at VDOT's discretion, by VDOT on an account receivable basis fallowing the Manual On Uniform Traffic Control Devices. V18. The developer :shall provide the VDOT Residency Office with a list of all material sources prior to the start of constructiori. Copies of all invoices for materials utilized within any dedicated street right-of-way must be provided to the local VDOT Residency Office prior to acceptance of the work. Unit and total prices may be obscured. V19. Aggregate base and subbase materials shall be placed on subgrade by means of a mechanical spreader. Density will be determined using the density control strip in accordance with Section 304 of the VDOT Road and Bridge Specifications and VTM-10. A certified compaction technician shall perform these tests. Certified copies of test reports shall be submitted to VDOT daily, unless specified otherwise. In addition to checking stone depths, a VDOT representative shall be notified and given the opportunity to be present during the construction and testing of the density control strip. V20. Asphalt concrete pavements shall be placed in accordance with Section 315 of the VDOT Road and Bridge Specifications. Density shall be determined using the density control strip as specified in Section 315 and VTM-76. A certified compaction technician shall perform these tests. Certified copies of test reports shall be submitted to VDOT daily, unless specified otherwise. A VDOT representative shall be notified and given the opportunity to be present during the construction and testing of the control strip. V21. In accordance with Section 302.03, the foundations for pipe culverts thirty ---six (36) inches and larger shall be explored below the bottom of the excavation to determine the type and condition of the foundation. The contractor shall report findings of foundation exploration to the engineer and VDOT for approval prior to placing pipe. Foundation designs shall comply with VDOT Road and Bridge Standard PB -1. Where soft, yielding, or otherwise unsuitable foundation is encountered, the foundation design and/or need for foundation stabilization shall be! determined by the engineer and approved by VDOT. V22. Approval of these plans shall expire three (3) years from the date of the approval letter. V23. VDOT Standard CG -12 Curb Ramps shall be installed where indicated on these plans and/or as specified by VDOT.. V24. VDOT Standard Guardrail shall be installed where warranted and/or as proposed on these plans in accordance with VDOT's installation criteria. Final approval of the guardrail layout to be given by VDOT after grading is mostly complete. J FIRE AIARSIIALL 'S NOTE Fing lane markings and signage - Any "No Parking" signs and yellow painted curb locations will be installed by field inspection at the direction of the Fire Marshall's Office. TRIP GENERA TION VA TA CLASS USE DWELLING UNITS * TRIP RATE TRIP RATE USE VPD 210 SINGLE FAMILY 921 9.57 10.0 9210 EXISTING SANITARY SEWER (DETACHED) EX C&G PROPOSED CURB AND GUTTER PROP C&G Including TA PN FROM ITE TRIP GENERATIO1 7TH EDITION * i fl�l s'r,4w�•f �t rr rj+�► �j� /��� �r� �r � PROPOSED GAS LINE a Q UTILITY CONTA CTS Water/ Frederick County Sanitation Authority Phone: Verizon Sewer: P.O. Box 1877 P.O. Box 17398 Winchester, VA. 22604 Baltimore, MD 21297 (540) 868-1061 (301) 954-6282 Power: Allegheny Power Gas: Shenandoah Gas Co. P.O. Box 1458 P.O. Box 2400 Hagerstown, MD 21741 Winchester, VA 22604 1-800-654-3317 (540) 869-1111 Virginia Utility Protection Service 1-800-552--.7001 LECEN.D EXISTING INTERMEDIATE CONTOUR - -- - �--- EXISTING TELEPHONE 11NE 33- EXISTING INDEX CONTOUR `� �- �- -� 330 PROPOSED CONTOUR r EXISTING EDGE OF PAVEMENT - EX E/P PROPOSED EDGE OF PAVEMENT PROP E P EXISTING SANITARY SEWER EXISTING CURB AND GUTTER - EX C&G PROPOSED CURB AND GUTTER PROP C&G TRANSITION FROM CG -8 TO CG -8R CG -6 �j -CG-6R - EXISTING TELEPHONE 11NE r _ PROPOSED TELEPHONE LINE r EXISTING STORM SEWER EX. 15 RCP TM PROP. 15" RCP PROPOSED STORM SEWER ~` EXISTING SANITARY SEWER C� PROPOSED SANITARY SEWER 662-7980 EXLSTING ELECTRIC SERVICE Including PROPOSED ELECTRIC SERVICE & Telephone No. EXISTING GAS LINE * i fl�l s'r,4w�•f �t rr rj+�► �j� /��� �r� �r � PROPOSED GAS LINE a Q PROPERTY LINE -v FLOW LINE FENCELIKE COVER SHEET EXISTING POWER POLE { EXISTING TELEPHONE POLE EXIST1l+IG WATERLINE W/ TEE LAND BAY I - WARRIOR PROPOSED WATERLINE W,1 TEE i T, r - PROPOSED FIRE HYDRANT EXISTING WATER VALVE LAND BAYS 6-7 PROPOSED WATER METER 5 EXISTING REDUCER SPACE■ LAN PROPOSED REDUCER UTILITIES PLAN STOP SIGN 7 VEHICLES PER DAY COUNT 100 PROPOSED STREET NAME SIGN + PROPOSED SANITARY LATERAL CLEANOUT THESE PLANS ARE OR CHANGE AN THESE SANITARY MANHOLE IDENTIFIER 12 STORM DRAIN STRUCTURE IDENTIFIER I 6 I EASEMENT LINE - -- CENTERLINE EXISTING SPOT ELEVA'T'ION 12.0 PROPOSED SPOT ELEVATION + 715-1 EXISTING TREE DRIP LINE APPROVAL COU ADMINIS RATOR DA ell ZA P IN DIRECTOR DATE *APPR VAL OF THESE PLANS SHALL EXPIRE FIVE (5) YEARS FROM THE DATE OF PLANNING APPROVAL Project Name: I VICINITY IAP SCALE: 1" = 2000' S LB 7 PROJECT INFORMATION 0 r3 PARCEL IDENTiFICATd.]i ARCEL ARE -AA CURRENT ZONING CURRENT USE TM 75 -((A)) -104E 23.0 ACRES RP/B2 VACANT TM 75--((A))-1.05 156.8 ACRES RP/B2 VACANT TM 75-((A))-117 94.6 ACRES RP/B2 VACANT TM 76-((A))-31 147.9 ACRES RP VACANT T 75M -((2)) -B - 8A 75M -({2))-B SA 2.5 ACRES RP VACANT TOTALS 424.9 ACRES C� URBAN TRADITIONAL 662-7980 SETBACKS DISTANCE D STANCE COMMERCIAL 02) Including FRONT 35' 35' 35' & Telephone No. SIDE 10 10' * i fl�l s'r,4w�•f �t rr rj+�► �j� /��� �r� �r � �! ENVIRONMENTAL FEATURES SEE SHEET 6 FOR TABULATIONS AREA CALCULATIONS COVER SHEET SEE SHEET 2 FOR TABULATIONS C:) C:) KEY • LAND BAY SF -URBAN SF-TRAD. PRAT NAME LAND BAY I - WARRIOR CENTER 3 LAND 3 90 -- OLD DOMINION GREENS LAND BAYS 6-7 4 170 - THE GUARDS 5 ENVIRONMENTALOPEN SPACE■ LAN 6 UTILITIES PLAN 7 118 - CANTER ESTATES 7 PROFFERS AND ADJOINER INFORMATION 8 PROJECT INFORMATION 0 r3 PARCEL IDENTiFICATd.]i ARCEL ARE -AA CURRENT ZONING CURRENT USE TM 75 -((A)) -104E 23.0 ACRES RP/B2 VACANT TM 75--((A))-1.05 156.8 ACRES RP/B2 VACANT TM 75-((A))-117 94.6 ACRES RP/B2 VACANT TM 76-((A))-31 147.9 ACRES RP VACANT T 75M -((2)) -B - 8A 75M -({2))-B SA 2.5 ACRES RP VACANT TOTALS 424.9 ACRES C� URBAN TRADITIONAL 662-7980 SETBACKS DISTANCE D STANCE COMMERCIAL 02) Including FRONT 35' 35' 35' & Telephone No. SIDE 10 10' SAME AS REAR 25' 25' ENVIRONMENTAL FEATURES SEE SHEET 6 FOR TABULATIONS AREA CALCULATIONS SEE SHEET 2 FOR TABULATIONS C:) C:) DWELLING UNIT TABULATIONS LAND BAY SF -URBAN SF-TRAD. PRAT NAME 1 - WARRIOR CENTER (132) 2 130 - OLD DOMINION GREENS 3 90 -- OLD DOMINION GREENS 4 170 - THE GUARDS 5 210 - THE CAMP AT MOSBY STATION 6 145 58 CANTER ESTATES 7 118 - CANTER ESTATES 14 DENSITY CALCULATIONS ALLOWED - 4/ACRE = 1605 UNITS PROPSED = 921 UNITS 2.3 ACRE THESE PLANS ARE OR CHANGE AN THESE IN CONFORMANCE WITH FREDERICK COUNTY STANDARDS AND ORDINANCES. ANY DEVIATION PLANS SHALL BE APPROVED BY THE ZONING ADMINISTRATOR PRIOR TO CONSTRUCTION O �YNERS CERTIFICATE a P butiC THE J ES L. BOWMAI TRU"til � .J rr . rJ -4:_ C FREDERICK DEVELOPUNT CO., INC. TASKED ROAD ADP REV[S1 ON SHAWNEE & OPEQUON MAGESTERIAL DISTRICT Owner.: JASBO INC. f THE JAMES L. BOWMAN TRUST / FREDERICK DEVELOPMENT CO., INC. Developer. SAME AS ABOVE Engineer Certifying Pan: GREENWAY ENGINEERING / GILBERT W. CLIIFORD & ASSOCIATES, IN(C. DATE 7 . o4 DATE DATE Project Number: 2524E Date of Plan: (Month, Day, Year MAY, 2004 Address, Including Zip Code & Telephone No. P.O. BOX 480 112 E. PICCADILLY ST. STEPHENS CITY, VA 22655 WINCHESTER, VA 22602 (540) 869-1800 C� (540) 662-7980 Address, Including Zip Code & Telephone No. SAME AS ABOVE Address, Including Zip Code & Telephone No. 151 WINDY HILL LANE 117 E. PICCADILLY ST. WINCHESTER, VA 22602 WINCHESTER, VA 22602 (540) 662-4185 (540) 667-2139 LC LC Z I la UA Z r� CS Z la 0 U') ca Co Im r1 it � NSU 'on W0) �0 C\2 10 A cu 't P-1 � Ri W 4-1 03 d4) Cy Ln do c .ter Ey Ca. �V \vK7"�' U MARK D. SMITH ' a NN-ol022837 �'I0IVAL � O1P X, R, Na. 091 QN L • . tW W t� C� �V \vK7"�' U MARK D. SMITH ' a NN-ol022837 �'I0IVAL � O1P X, R, Na. 091 QN L I DATE: MAY, 2004 1 SCALE: NONE DESIGNED BY: BSK FILE NO. 25248 SHEET 1 OF 8 C� E- C:) C:) 0 Z 14 E, Z J J _E- ' CC 0 04 W O --, W )0. Cl) C4Z`,r�` J W f� I DATE: MAY, 2004 1 SCALE: NONE DESIGNED BY: BSK FILE NO. 25248 SHEET 1 OF 8 m ul !N - Ca h a." r� C PHASING NOTES: Land Bays indicate areas of development for planning and zoning compliance purposes only and are not to be considered an order of project phasing or schedule of development. Phases (sections) will be developed within each "bay" and shall conform with the areas tabulated for each land bay. Each phase shall meet all minimum requirements set for each land boy. The total of all phase(s) shall not increase the approved density for each I(and bay. Modification of the final approved master plan shall not be required to detail sections; or phasing necessary for subdivision for each land bay. REVISIONS MADE THE FOLLOWING REVISIONS HAVE BEEN MADE TO THIS MASTER DEVELOPMENT PLAN SINCE ITS' APPROVAL ON FEBRUARY 11, 2000, 1) THE ROAD CONFIGURATION IN LAND BAYS 2 AND 3 HAVE BEEN CHANGED TO SHOW A MORE CURVALINEAR LAYOUT. 2) ONE OF THE TWO ORIGINALLY PROPOSED ENTRANCES TO WARRIOR DRIVE HAS BEEN ELIMINATE FROM THE LAND BAY 2 AREA. 3) ASBUILTED ENTRANCES TO THE LAND BAY 1 COMMERCIAL. AREAS (SOUTH OF TASKER ROAD) HAVE BEEN PROVIDED, 4) TWO PROPOSED ENTRANCES OFF OF TASKER ROAD, AND ONE RIGHT IN RIGHT OUT ENTRANCE OFF OF WARRIOR DRIVE INTO THE LAND BAY 1 AREAS HAVE ALSO BEEN SHOWN, 5) THE ENVIRONMENTAL FEATURES HAVE BEEN UPDATED TO MEET THE COUNTY'S MOST CURRENT SUBDIVISION AND ZONING ORDINACES. PARKS AND RECREATION NARRATIVE THE DEVELOPERS WILL ENTER INTO AN AGREEMENT WITH THE DEPARTMENT OF PARKS AND RECREATION THAT ADDRESSES THE REMOVAL OF STRUCTURES THAT ARE LOCATED ON THE DEDICATED PARK PROPERTY, FUTURE ACCESS TO TAX PARCEL 75-((A))-118 CURRENTLY OWNED BY HEGE, PROVISIONS FOR VDOT APPROVED ACCESS TO THE FUTURE PARKS AND RECREATION MAINTENANCE AND PROVISIONS FOR A BICYCLE FACILITY GRANT FOR THE CONTINUANCE OF A BICYCLE FACILITY ALONG WARRIOR DRIVE. Fred& 7a - PROJECT NOTES: . 1 Utility Easements for Gas & Electric to be detailed on Individual, Subdivision/Site Plans. Utility Locations may vary. ^, OPEN 'SPACE. 2) A Common Shared Buffer & Screening Easement Shall be �--, provided between all Residential & Comercial Properties\ located on the South Side of Tasker Road. !The location r & Design of this buffer shall be determined during the development �, ] of detailed Design/Construction Plans for the Common Shared " 1 Buffer &Screening Area. 3) All Lots shall be provided with curb, gutter & sidewalks. Street Lights / shall be provided at all street intersections. / 4) Sidewalks shall be provided along Tasker Road & Warrior Drive p � �' OPEN l and may be combined with Bike Trail System. --.� ,% 5) Right -of -Way for Warrior Drive is generally 80'. The portion 4 provided between all Residential & Comercial Properties at Tasker Road may be up to 125' if regtaired by VDOT Burin / the Development of detailed construction drawings. 0-,,-L A A B �.,•~�``- 'IFe�ceI4nd llannr ,/' % -� •.�1i., RP I,1 A ) EFFICIENCY SUFFER (50' REDUCED) I- Z W D Z o Z 0 � a 0 ,�+ �Jakeland �iap r ,,t/)Z��' ..ma y LARIAT -`_ 75-A-161 4� f �/ 7 \ 'SWC el - 44 0 Cl l R ky sw 0-ame z -ie 75-A-100 RP LB % ,. . Qa RVI EFFICIENCY BUFFS' �!r swum it (For Adjoin En� Pyr erty Uwnc--;'/� '� RP 1y (Far Adjoining Property [fwuere, `% '`--- - . /Cy C ,�µl a� Ra 3 Seo die Fa! 8) �% /f See Shoat 8 of 8) °� �•_ `-- p \ / dj• y` O 2 / $� NUM SXMON t Lays 9aPMT1Na \ e1 -Maps MAL use MW eE-vaso+ r s -s CL'�i ROAD EFFICIENCY BUFFER (50 REDUCED) •,�` r ROAD EFFICIENCY Route ��8 C7 Albin VW88o BUFFER (50' REDUCED 84Z _ ° �2 RP - �.: _ �"� -`' '--- arta+ � a� �For Adjoining Pro �� -�►r erw..1 '`��- Hca � Ir .Party Owners.-�_ �- See Sheet 8 of 8) �'' �_ RP by taboo It , r 7AS kpR RSA ,I •• ; Di %]] R01kc,t os• �� �.r � rs' �r -� r IObin C / X _--'Frederlcktowne; Ritates RP �-• [Far Adjoining Property') ' See Sheet 8 of B) Ile /.�.a 4. / ,7 0 OP 4 HUIJE OURT r NOTE: PORTION OF MDP OPEN SPACE AREA THAT HAS BEEN DEDICATED TOO FREDERICK CO. ,FOR USE BY PARKS do RECREA`.TION Frederick Co, Parka - Undeveeloped r. ! RA 400 200 0 400 800 SCALE: 1 �1c c3r,,� .kr,w m 'L 75-A-118 75 -=A -117A NOTE: PORTION OF MDP OPEN SPACE AREA THAT HAS BEEN DEDICATED TO FREDERICK CO. FOR USE BY PARKS & RECREATION r AND BA Y 75-A-108 3 40 Burockar � /► �� f 75-A-109�� &M"an QW" LG stmonydw 75-A-107 i ID // 0Kp Alf ftim Lc. 118 toad. Le 1 75-A-115 s® RE'pL1C � •_ 7/ 4 \ No ROAD EFFICIENCY BUFFER TO UTILITIZE EXISTING WOODLANDS STRIP AS PERMITTED BY FREDERICK COUNTY ZONING, CHAPTER 165, SECTION 165.378 SCREENING (2) FULL SCREEN �b 6'- 8, 2" SM -2A Asphalt 6" 21-B Aggregate IL TO BE SHOWN ON CONSTRUCTION /SITE DEVELOPMEN4T PLANS TYPICAL BIKE TRAIL SECTION NOT TO SCALE _AND BAY AREAS - TASKER ROAD) TYPICAL ROAD EF=FICIENCY BUFFER- TYP. DETAIL NOT TO SCALE (DETAIL TO BE SHOWN ON CONSTRUCTION/SITE DEVELOPMENT PLANS) Full 50' Reduced Single Row of White �- Pines (19' cc) 40' ACTIVE with a 6 Berm 2s ACTIVE 40' INACTIVE• ��#�##�####* # i 25' INACTIVE 80" g Y Right -of -Wary Ri ht f-Wa Property Line Property Line \Plantings shall be a minimum Plantings shall be a minimum of 4' in height at planting of 4' in -height at planting TOTAL SITE OPEN SPACE REQUIRED: 15% (54.84 Acr(-s)* TOTAL SITE- OPEN SPACE PROVIDED: 16% 58.40 Acres f 7M� . g a N w r ` M E, a�� Ot to ms .� LAND BAY ZONING PROP USE AREA ,AREA AREA v PROPOSED ®r.mxs,Aaa=.LC, % CA IN LOTS IN! R W OPEN SPACE TOTAL AREA NO. OF LOTS GROSS DENSITY m t L C Z ii CQ CQ , 1 B-2 BUSINESS/COMMERCIAL 32.74 Ac 3.06 Ac - 35 $0 Ac �,. 1 RP SF -URBAN 0.00 Ac 0.00 Ac 1.32 Ac 2.99 Ac - - .,f 2 RP SF -URBAN 37.26 Ac 7.46 Ac 6.88 Ac 51.60 Ac 130 2.5/Ac 3 RP SF -URBAN 29.91 Ac 5.76 Ac 7.37 Ac 43.04 Ac 90 2.1 /Ac 4 RP SF -URBAN 51.31 Ac 8.74 Ac 9.26 Ac 69.31 Ac 170 2.5/Ac 5 RP SF= -URBAN 45.05 Ac 10.45 Ac 18.79 Ac 74.29 Ac 210 2.8/Ac 6 6 RP SF -URBAN 41.32 Ac 8.91 Ac 3.03 Ar. 53.26 Ac 145 2.7/Ac � RP SF -TRADITIONAL 20.86 Ac 2.69 Ac - 23.55 Ac 58 2.5/Ac 7 RP SF -URBAN 50.21 Ac 9.14 Ac 11.75 Ac 71.10 Ac 118 1.7/Ac 310.08 Ac 516.46 Ac 58.40 Ac 424.94 Ac 921 Overall Density. 401.39 Ac zoned RP; 921 Lots: 921/401.313 = 2.3/Ac * NOTE: Open Space Required is 15% (424.94 Total Area Acres, Less 35.80 B--2 Zoned Acres, Tess 23.55 SF -Traditional Acres = 365.59 Acres x 157 = 54.84 Acres) U DARK D SMITH No. 022837 0,4 k_0N L TH 0.; No. 7 91 NAL g a N w r ` M E, a�� Ot to ms I 0 C 7 woo LIJ v Ul E- CA m t L C Z ii CQ CQ M J D Z CJU to 00 >i a, 0 U) CQ WQ,t, l U LO W � 0 U DARK D SMITH No. 022837 0,4 k_0N L TH 0.; No. 7 91 NAL g a N w r ` M E, a�� Ot .� ms 0 C 7 woo v E- CA m t C Z ii M J D Z 0 0 1'' wo m E- W � 0 U DARK D SMITH No. 022837 0,4 k_0N L TH 0.; No. 7 91 NAL DATE: MAY, 2004 SCALE. I" - 400' DESIGNED BY: BSK FILE NO.. 2524' SHEET 2 0- Z E- C Z M J Gy Z 0 E- 0 Iti 6-7 r r -r Z 7•�-i � � W di DATE: MAY, 2004 SCALE. I" - 400' DESIGNED BY: BSK FILE NO.. 2524' SHEET 2 0- Y 03 u7 R M T 1 7 W Ix d d� N e m a at a 0 z z z 0 r Ll) :w .C� Vl Q Ri Q. E co c_i 47 m v CN in to 1�? a 0 T/ 1 \' ` !., r J _ '!!1 / �z r r t • t \ -t _ f _ ,- / -. `.- , C f �V - i •. i ''�. / --s_ --- 1 f TER,, LINA \ I . \ r \ -- 1 r- -- '`�-..�. t ei t Qwners, `- 04QN 1 PRo E \ ,1 �-- -�j 1�Z.+ Se t8 j r ..( SAN17"ASEy4'BR -- S ' { r J `,` - ,• r t — c \ .. ,. :r - f B-2- /'' / - r / 1� TV'Ir �.-�.`�-- �1 !ONNL; op t LID 10 ,0 j+ i � \P 'IN/'` � f , ( -� `� � .- '' � }moi I xx,WIF fIlk _.. a ._ -• . rte_ '' 4 {/ ,� f' .1+650 +•-1 j''� '1 � `. ` �1 � ,/ � `•, — .,,,, 'f ,% " ` \ V r ''! � � � %.''Jr -r \ � � �,r'� . 'i ! �. � 1 � � "� `rw � ��� �`` I 1 /," r •-1 �. `'�`' . ` :�. w � �' 1 t �l / fi t � f I 1'LL S 'I� ' ' 1 ! 1 /�, � -� ..— � � Ae R 9 y �' — 0. S ISL ► `-. N,\, I 1 It .� / %,�,. f` ` r - r \ '+ \`AP /I I ` _� I �/1 fel 1 ! l,,� ��\,''c'' ,�• �J `'� \ `' \ , ~�{ 1 r 4OV/,/ -• ,,,. 1 Cr. % J r� r 1 �\ 1 t 1 \ , / I o�' I I '` c�\ ` _'' rr I IJr i 141) - �' �+ ti`s ` ° �� }� \`� / 1 > 1►�- — !� I yy� �,� ,e,,VO `�, ' , / a r / ,qtr �c' r ` -.� •, i r l 1 !� ! ,� s r, ,� - �'4 /%/ . F. / a S ''r►►r s OR �, � ,� I I ! -•_ / "- J 1 '` C K-) 1W t L 1 1 G / , X-- O ' S �V ` ` r �'" �, 1 .• .• ` ,�, '�C ( f I r ,j / /' �,+ d`� ,rte IV LA 2 lo, JI 1 I I 111 A OU R T I � L -- ., .-- ` \ ,� '- I � 4 � `� � ^,, S } }� �' r \ \!`'�'.� `' -•� �, = �i � 1 � 'r 1 l �►fl f 1 r 1 J'%,S /ri /{% �` 1 1 1 4 •. I �_'� - -�{ 1 �' •,` •, 1/ `r 1 I i l '��` 1 1 I / �,'�,/' I 1 `` -%� 1 r �` " J fi 3 — . �` r `` - - `� 1 �`, �, "' l 1� ---� ,.r I I I `f��1� Vy (EX. POND t I _ ,j 1 I I ' 1.� 1�a `+�. a ` // ?W PUMP STATION � ./Q✓/ r ,tom C ^:�,.� 1 � \ I r. ,1 Bur cker /''.� `' 1 / f 1 G 1 g Q NOTE: PORTION OF MDP OPEN SPACE AREA / ,y ,r r .\ -. ^� ✓ ei �._. , THAT HAS BEEN DEDICATED TO FREDERICK CO. �" ~ -- 1 �` `` �`� `� �g I� _ ureag- FOR USE BY PARKS & RECREATION ---- � � -�� � '*` r ! t ..1--� 1 �1 •� r ! r VQ Frederick Co. Parks — Undeveloped � �� � � RA IN "N I r r a. Fara 75-A-118 ', -- �1 r / �'` \ r �/ Bowman & Glaize� in -- 75—A -117A . 1 . .75.-A-107\', •�— GO 41' k IN, d J 41,1 I�wman 1&1 G °` L.C. n 1 I 75 -,LAS- f 1 �owmart C \ \ NOTE. PORTION OF MDP ©PEN SPACE AREA ! t ,, : -. 1 I r 1 I/ 7/5 f� 1- 5 THAT HAS BEEN DEDICATED TO FREDERICK CO. �, I I �, �� \ ,, 11 � A} FOR USE BY PARKS & RECREATION'/ rl J Illltil '?►�,�. �, I J J _ ow L ND BAY AREAS 0 20000 rr z U u c a w t Q m A"` art 200 4 LAND BAY ZONING PROP USE AREA AREA AREA PROPOSED SCALE: 1 °' = 200' ' �f\ �`I I.---=-. 4 '1 7 IN LOTS INR W OPEN SPACE TOTAL AREA NO. OF LOTS GROSS DENSITY �, ! 2 RP SF—URBAN 37.26 Ac 7.46 Ac 6.88 Ac 51.60 Ac 130 2.5 Ac �,�/,/'��/ / ,_ • ! 3 RP SF—URBAN 29.91 Ac 5.76 Ac 7.37 Ac 43.04 Ac 90 2.1 /Ac 4 SRP 5F—URBAN 51.31 Ac 8.74 Ac 9.26 Ac 69.31 Ac 170 2.5/Ac 5 RP SF—URBAN 45.05 Ac 10.45 Ac 18.79 Ac 74.29 Ac 210 2.8/Ac 3 I � o w um Z z N a � CO �p 02 4 m U rel � E!Pk /01N C) (u> kkvPd Qk W on A e �d o � MARK D. SMITH No,022837 L4AL No 709 SI � DATE: MAY, 2004 SCALE: i'° = 200' DESIGNED BY BSK FILE No. 2524B SHEET 4 OF 8 0 W U) 0'r > U1 2 0 Lo p., crm W EA Z 0 �D C7 � Cr ? Lu Z 0 !� C) wCO�eC W 4{ CO aQ E-, -JW DATE: MAY, 2004 SCALE: i'° = 200' DESIGNED BY BSK FILE No. 2524B SHEET 4 OF 8