HomeMy WebLinkAbout20-21 Site PlanVICINITY MAPPROJECT INFORMATION65B-(5)-101.938 acresRPSINGLE FAMILYProperty DataTax Map NumberAreaZoningExisting Use#200015872Legal ReferencesRossum LaneAddressLEGENDPROPOSED SPOT ELEVATIONEASEMENT LINESTORM DRAIN STRUCTURE IDENTIFIEREXISTING SPOT ELEVATIONX 50.0'LIGHT POLESPARKING SPACE TOTALSLOCATION OF TEST PITSEXISTING FIRE HYDRANTEXISTING WATER VALVEPROPOSED WATER METEREXISTING REDUCEREXISTING WATERLINE W/ TEEPROPERTY LINE OF PROJECTEXISTING DITCH LINE EXISTING SANITARY SEWERPROPOSED SANITARY SEWEREXISTING ELECTRIC SERVICEPROP. CURB & GUTTEREXISTING TELEPHONE LINEEXISTING STORM SEWERPROPOSED STORM SEWEREX. 15" RCPPROP. 24" ADSPROPOSED CONTOUREX. INTERMEDIATE CONTOUREXISTING INDEX CONTOUREXISTING EDGE OF PAVEMENTPROPOSED EDGE OF PAVEMENTEXISTING CURB AND GUTTER4850EXISTING FEATURESGASGASGASGASEXISTING GAS LINEEXISTING FENCE LINEEXISTING TREE DRIP LINEPROPOSED FEATURESEXISTING EDGE OF GRAVELPROPOSED EDGE OF GRAVELPROP. REVERSE CURB & GUTTER+PROPOSED TELEPHONEPROPOSED ELECTRICPROPOSED GAS LINEPROPOSED WATER LINE1"WMPROPOSED FIRE HYDRANTPROP. FHCOMMON LABELS & FEATURESNEIGHBORING PROPERTY LINESPROPERTY CORNER FOUNDADA HANDICAP PARKING STALLSIGNSSANITARY MANHOLE IDENTIFIEREROSION & SEDIMENT CONTROL FEATURESINLET PROTECTIONOUTLET PROTECTIONCHECKDAMDIVERSION DIKESILT FENCE W/ WIRE SUPPORTRIP RAPSEDIMENT TRAPCONSTRUCTION ENTRANCEFREDERICK WATER CONSTRUCTION NOTESPermits must be issued from VDOT prior to any construction in a public right-of-way.The Manual on Uniform Traffic Control Devices (MUTCD) must be adhered to when working in a public right of way.The contractor will remove all mud and debris from the public right of way that is left by vehicles entering and leaving the site.Any damage to neighboring properties including county roads and sidewalks, caused by the development of this site will be theresponsibility of the developer. All damage must be repaired to original conditions.A construction entrance must be installed in accordance with the "Virginia Erosion and Sediment Control Handbook" Section 3.02. Thecontractor must maintain this access for the duration of the project.The contractor will be responsible for adequate and positive drainage of this site.The contractor will obtain a Land Disturbance Permit prior to any site work or construction.1.GENERAL NOTES2.3.4.5.6.7.All construction will be done following the laws and guidelines set forth by OSHA and VOSH.The contractor will notify engineer of record of any discrepancies between the approved plans and existing site conditions.8.9.The developer is responsible for the relocation of any utilities required by this site plan.All Erosion and Sediment Control devices shown on this site plan shall be installed prior to construction.All controlled fill must be compacted to a minimum of 95% density following Method 'A' of the Standard Proctor ASTM-D698,AASHTO-T99, or VTM-1 as applicable. Any fill placed under buildings, structures, or pavement must be inspected and approved by aprofessional soils engineer. A geotechnical report supersedes this note if provided.10.11.12.The contractor is responsible for contacting MISS UTILITY prior to any site work. All utilities shown on this plan are approximate locationsand not all utilities may be shown.The contractor will contain all litter and debris on-site. The work must be left in an orderly manner at the end of each workday.An approved set of site plans must be on-site during the construction process.The contractor will notify all utility companies prior to excavation within easements.The contractor will seed and straw, for soil stabilization, any disturbed areas that will be left for more than thirty days.13.14.15.16.17.NAME:CERTIFICATION #EXP. DATE:Note: An on-site pre-construction meeting is required with the Owner, Site Contractor, Public Works, & Designer prior to commencing any site work.RESPONSIBLE LAND DISTURBERThe Responsible Land Disturber is that party responsible for carrying out the land disturbing activity as set forth in the plans.The contractor will possess a Land Disturbance Permit prior to any site work or construction.1.2.3.Owner103 Heath CourtWinchester, VA 22602Rossum Crossing, LLCPhone - (540) 868-7373LIMITS OF CLEARING & GRADING Retention AreasWoodlandsSteep Slopes >50%Lakes & PondsNatural S.W.Wetlands >1ACFloodplainSinkholesFeaturesAllowed0%0%0%10%0%25%25%This project will not disturb any environmental features asdefined by the Frederick County Zoning Ordinance.The owner will be responsible for obtaining or grantingeasements shown on this plan.Easements will be recorded and copies sent to the partiesinvolved.All utilities that will service this site must be placedunderground.No outdoor trash receptacle (dumpster) is proposed. Trashcollection will be handled privately.0%0%0%0%0%0%0%DisturbanceAcreage0 acres0 acres0 acres0 acres0 acres0 acres0 acresExistingDisturbanceProposedEnvironmentalMaximumZoning General Notes1.2.3.4.Surveying & Engineering Firm: GreyWolfe, Inc. (540) 667-2001Zoning Enforcement: Department of Planning (540) 665-5651Site Inspections: Department of Inspections (540) 665-5650Erosion and Sediment Control: Department of Public Works (540) 665-5643Sanitary Sewer and Water: Frederick Water (540) 869-1061VDOT: (540) 535-1824Telephone: Verizon (301) 954-6282Electric: Shenandoah Electric Cooperative (540) 450-0111Gas: Washington Gas Co. (540) 869-1111MISS UTILITY: 1-800-552-7001Contact NumbersSheet IndexSheet 3Cover Sheet & General NotesExisting ConditonsSheet 4Sheet 2Sheet 1Dimensioning PlanTOWNHOUSEProposed UseSheet 5WATER & SEWER DEMANDVDOT GENERAL NOTESV18.V19.V17.V15.V14.V13.V12.V11.V10.V7.V6.V5.V3.V2.V1.All work on this project shall conform to the current editions 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 applicable. In case of a discrepancy or conflict between the Standards or Specifications and Regulations, themost stringent shall govern.All construction shall comply with the latest U.S. Department of Labor, Occupational Safety & Health Administration (OSHA), and VirginiaOccupational Safety & Health (VOSH) Rules & Regulations.When working on VDOT right-of-way, all traffic control, whether permanent or temporary, shall be in accordance with the current editionof VDOT's Work Area Protection Manual. A transportation management plan needs to be submitted for approval and land use permit issuedprior to any execution of work within the VDOT right of way.Design features relating to field construction, regulations, and control or safety of traffic may be subject to change as deemednecessary by VDOT. Any additional expense incurred as a result of any field revision shall be the responsibility of the developer.If required by the local VDOT Land Development Office, a pre-construction conference shall be arranged and held by the engineer and/ordeveloper with the attendance of the contractor(s), various County agencies, utility companies and VDOT prior to initiation of work.The contractor shall notify the local VDOT Land Development Office when work is to begin or cease for any undetermined length of time.VDOT requires 48 hours advance notice prior to any required or requested inspection.Contractor shall ensure adequate drainage is achieved and maintained on the site during and at the end of construction.All water and sewer lines within existing or proposed VDOT right-of-way shall have a minimum thirty-six (36) inches cover and whenpossible shall be installed under roadway drainage facilities at conflict points.Any unusual subsurface conditions (e.g., unsuitable soils, springs, sinkholes, voids, caves, etc.) encountered during the course of constructionshall be immediately brought to the attention of the engineer and VDOT. Work shall cease in that vicinity until an adequate design can bedetermined by the engineer and approved by VDOT.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. Whensoil samples are submitted to private laboratories for testing, the samples shall be clearly identified and labeled as belonging to a project tobe accepted by VDOT and that testing shall be performed in accordance with all applicable VDOT standards and procedures.All roadway fill, base, subgrade material, and backfill in utility/storm sewer trenches shall be compacted in six (6) inch lifts to 95% oftheoretical maximum density as determined by AASHTO T-99 Method A, within plus or minus 2% of optimum moisture for the full width ofany dedicated street right-of-way. At the direction of VDOT, density tests shall be performed by a qualified independent agency inaccordance with VDOT Road and Bridge Specifications. Certified copies of all test reports shall be submitted to VDOT daily, unless specifiedotherwise.VDOT Standard CD and UD underdrains shall be installed where indicated on these plans and/or as specified by VDOT.The installation of any entrances and mailboxes within any dedicated street right-of-way shall meet VDOT minimum design standards and isthe responsibility of the developer.The developer must provide to the VDOT Land Development Office a list of all material sources prior to the start of construction. Copies ofall invoices for materials utilized within any dedicated street right-of-way must be provided to the local VDOT Residency Office prior toacceptance of that work. Unit and total prices may be obscured.Prior to VDOT acceptance of any streets, all required street signage and/or pavement markings shall be installed by the developer or, atVDOT's discretion, by VDOT on an account receivable basis following the Manual On Uniform Traffic Control Devices.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 identifyutility facilities or items that may be in conflict with the proposed construction activity. VDOT approval of these plans does not indemnifythe developer from this responsibility.V4.Aggregate base and subbase materials shall be placed on subgrade by means of a mechanical spreader. Density will be determined using thedensity control strip in accordance with Section 304 of the VDOT Road and Bridge Specifications and VTM-10. A certified compactiontechnician shall perform these tests. Certified copies of test reports shall be submitted to VDOT daily, unless specified otherwise. In additionto checking stone depths, a VDOT representative shall be notified and given the opportunity to be present during the construction and testingof the density control strip.V20.Asphalt concrete pavement shall be placed in accordance with Section 315 of the VDOT Road and Bridge Specifications. Density shall bedetermined using the density control strip as specified in Section 315 and VTM-76. A certified compaction technician shall perform these tests.Certified copies of the test reports shall be submitted to VDOT daily, unless specified otherwise. A VDOT representative shall be notified andgiven the opportunity to be present during the construction and testing of the control strip.V21.Approval of this plan shall expire five (5) years from the date of the approval letter.V24.In accordance with Section 302.03, the foundations for pipe culverts thirty-six (36) inches and larger shall be explored below the bottom ofthe excavation to determine the type and condition of the foundation. The contractor shall report findings of foundation exploration to theengineer and VDOT for approval prior to placing pipe. Foundation designs shall comply with VDOT Road and Bridge Standard PB-1. Wheresoft, yielding, or otherwise unsuitable foundation is encountered, the foundation design and/or need for foundation stabilization shall bedetermined by the engineer and approved by VDOT.V22.VDOT Standard CG-12 Curb Ramps shall be installed where indicated on these plans and/or as specified by VDOT.V25.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 guardrail layout to be given by VDOT after grading is mostly complete.The foundations for all box culverts shall be investigated by means of exploratory borings advanced below proposed foundation elevation todetermine the type and condition of the foundation. The contractor shall submit copies of borehole logs and report findings of foundationexploration to the engineer and VDOT for approval prior to constructing box. Foundation designs shall comply with VDOT Road and BridgeStandard PB-1. Contrary to the Standard, where rock is encountered and cast-in-place box is proposed, the thickness of bedding shall besix (6) inches. Where soft, yielding, or otherwise unsuitable foundation is encountered, the foundation design and/or need for foundationstabilization shall be determined by the engineer and approved by VDOT.V26.V8.The contractor shall notify the Traffic Operations Center at (540) 332-9500 for any traffic control plan that impacts a VDOT maintainedInterstate or Primary roadway to provide notification of the installation and removal of the work zone.V9.The contractor shall be responsible for maintaining a VDOT permitted temporary construction entrance(s) in accordance with Section 3.02 ofthe Virginia Erosion and Sediment Control Handbook. Furthermore, access to other properties affected by this project shall be maintainedthrough construction.V16.A post installation visual/video camera inspection shall be conducted by the Contractor on all pipes identified on the plans as storm sewerpipe and a select number of pipe culverts. For pipe culverts, a minimum of one pipe installation for each size of each material type will beinspected or ten percent of the total amount for each size and material type summarized. All pipe installations on the plans not identified asstorm sewer pipe shall be considered as culvert pipe for inspection purposes. Additional testing may be required as directed by the AreaLand Use Engineer or their representative.V23.Rev. June 2013Unit Profile PlanSCALE 1"= 2000'Sheet 6Storm Sewer Profiles & Drainage MapsSheet 7Frederick Water Plan12PROP EPPROP CG-6PROP EGPROP CG-6RSA1IPOPCDDDSFRRSTCELCG AVERAGE DAILY3,290USE (GALLONS)MAXIMUM DAILY4,935USE (GALLONS)MAXIMUM PEAK210FLOWRATE (GPM)THESE NUMBERS ARE ESTIMATES FOR 14 UNITS AT 235 GPD15'5'5'5'30% = 0.58 acresFront:Left Side:Right Side:Rear:Open Space MinimumStoop SetbacksPer CodeDensity Proposed9.3 units/acre = 1810 units/acre = 19Density Max.Zoning DataProposed Building Data39% = 0.75 acresOpen Space ProposedWood Framed26-38 feetProposed HeightType of Construction14,400 sfFootprint40 feetMax. Height AllowedTabulationUnitUse For ParkingAn inspection by the Fire Marshall's office will determine where curbing must be painted yellow."No Parking - Fire Lane" signs will be placed on the site by the Fire Marshall's direction.The contractor must align the fire hydrants to the direction as determined by the Fire Marshall.FIRE MARSHALL GENERAL NOTES1.2.3.Burning brush piles of natural vegetation requires a permit. Burning construction debris is prohibited.4.Emergency vehicle access must be provided at all times. Fire hydrants will be always be left unobstructed.5.3.2.1.DEPARTMENT OF INSPECTION GENERAL NOTESBuildings shall comply with the Virginia Uniform Statewide Building Code & Sections 311, S (storage) and Section 304, B (business) of theInternational Building Code/2009. Other codes that apply are ICC/ANSI A117.1-3-03 Accessible and the Usable Buildings & Facilities.Proposed 22,000 sq ft single story warehouse/business shall comply with Chapter 5 for height and area (T503). Limitations for type of construction inTable 503 of the 2009 IBC and Fire Protection shall be installed as required in Chapter 9 IBC.Building shall comply with ANSI Handicap A117.1-3-03 for parking, entrance, and egress. All required egress shall be accessible.Landings at doors shall not exceed 1:48 slope and thresholds shall not exceed 0.5" and walkways shall not exceed 1:20 slope; HC Signage shallcomply with USBC 1106.8.Special Inspection requirements of Chapter 17 of IBC shall apply to this structure and must be sealed by a Virginia Registered Design Professional.(Soils, concrete, steel, etc.); specifically, fill for slab exceeding code shall require an engineered foundation.A design professional licensed of the Commonwealth of Virginia shall seal the structural plans submitted for building permits.Maximum slope across handicap parking stalls shall not exceed 2%, handicap signage shall comply with USBC 1106.8.All required egress doors shall be accessible to a minimum exterior area for assisted rescue, section 1007.8 IBC. Note fire ratings around this door ifthis section is utilized. Required exits shall not exceed maximum travel distance listed in Table 1016.1. If building does not meet the exceptions forincreased travel distance, additional accessible exits may be required along the perimeter of the building.APPROVALS2.Frederick County Zoning Administrator approval expires at five (5) years from the date of site plan approval.The Frederick Water approval is valid for three (3) years from date of approval. If construction is not in progress at the endof this period, Authority approval shall be void.3.1.Site Plan approval from VDOT will expire three (3) years from the date of the approval letter.4.The Frederick County Department of Public Works approval is not enough to begin site development. The owner/contractor must obtaina Land Disturbance Permit and agree to periodic inspections.The Frederick County Department of Inspections approval does not constitute a building permit. Building plans must be submitted andapproved prior to constructing any structure. Furthermore, the site must meet all ADA requirements and be approved by Inspections.5.Final Site Plan Approved by Frederick County Planning Department ReviewerDateSP # 20 - 21Frederick County Zoning AdministratorDate4.5.6.7.8.18 Townhouses2 per unit36 req'dTRIP GENERATION DATAMiss Utility must be contacted prior to planting. Advise engineer of record of any conflicts in planting locations and utility markings.Landscaper must stake and guy all trees. Stake locations must avoid utilities.Trees and shrubs shall be healthy and free of insect eggs, larvae, and disease. The plants shall have ample roots and be well branched.The planter shall guarantee all plants for one year.Landscaper shall use shredded mulch in all planting beds and around trees. Tags from each plant will be provided to the owner.Plant substitutions will be allowed with the written approval of the Frederick County Planning Department.All plantings shall conform with the Frederick County Zoning Ordinance §165-203.01B.LANDSCAPING NOTES4.3.2.1.DATA TAKEN FROM THE I.T.E. TRIP GENERATION MANUAL V. 10ITECODEITE USEUNITSINOUTTOTALAM PEAK HOURADT5.INOUTTOTALPM PEAK HOUR220TOWNHOUSE18279851395Erosion & Sediment Plan - Phase 1Sheet 8VDOT Entrance & Detail PlanSheet 9Sheet 10Grading PlanErosion & Sediment Control NotesSheet 112.20 acresDisturbed Area32 sfSign AreaMonument Sign Data8 ft Monument Sign HeightSEE FREDERICK COUNTY ZONINGORDINANCE §165-201.06SCALE: AS SHOWNDESIGNED BY:DRAWN BY:CHECKED BY:PROJECT #:SHEETNO.DATE DESCRIPTION
REVISIONS
ROSSUM CROSSING
REDBUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIATSGROTS0473 103 Heath Court
Winchester, VA 22602
(540) 686-7373
fax (540) 301-1100 Rev. Jan. 20191.Frederick Water's Water and Sewer Standards and Specifications are available at www.frederickwater.com2.The contractor shall adhere to Frederick Water standards and specifications in effect at the time of construction.3.The contractor shall coordinate with and arrange for inspection by Frederick Water.4.The contractor shall connect a new sewer line to an existing manhole by core drilling the manhole.5.A new water (or forced sewer) main shall be connected to an existing main by a wet tap.Frederick Water shall furnish all needed material and make the tap.a. An Application for Wet Tap shall be submitted and the initial fee paid before the tap is made.6.Exact locations of water and sewer services on new lines are to be coordinated with Frederick Water's inspector.7.Frederick Water's maintenance division shall furnish and install all water meters through 2 inch in size.It is the 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 yoke bar shall be between 20 and 23 inches.d. All components of the meter box assembly shall be in proper working order.8.For services that connect to existing lines:a. Frederick Water shall furnish and install:i. all ⅝"x¾", ¾", 1", 1½" and 2" water servicesii. all sewer services.b. The owner/developer shall:i. coordinate (or have the contractor coordinate) the location of the service lateral withFrederick Water's engineering assistantii. submit an Application for Service and pay the required fees.9.All water service lines must have a backflow prevention assembly (double check valve or RPZ, as required). The assembly must meetASSE standard number 1015 or 1013.10.All fire lines must have a backflow prevention assembly (detector double check valve or RPZ, as required). The assembly shall meet ASSEstandard number 1048 or 1047. Any exterior, privately owned fire line, interior or exterior, shall also have a fire service HP Protectus IIImeter. This assembly shall be installed immediately before the backflow prevention unit. Radio read remotes are required.11.Frederick Water shall review the mechanical plan(s) for design and material approval of a building's:a. domestic water meter and its backflow prevention device, and/or itsb. Fire service line's backflow prevention device.12.DEQ must also approve sewer pump stations. Frederick Water requires a copy of DEQ's Certificate to Operate and a copy of the station'sDEQ approved O&M manual. These documents must be received before substantial completion is issued and water meters released.Each unit has 1 garage and 1 driveway space25.5'25.5'0'26'Front:Left Side:Right Side:Rear:Building Setbacks#125.5'0'0'#225.5'0'0'#325.5'0'0'#425.5'0'0'#525.5'0'0'#625.5'0'0'#725.5'0'0'#825.5'0'0'26'#925.2'0'43.1'26'#1025.2'12'0'#1125.2'0'0'#1225.2'0'0'#1325.5'0'0'#1426'26'26'26'26'26'26'33.3'33.3'33.3'33.3'20'Lot Width:20'20'20'20'20'20'20'20'20'20'20'20'20'1830Lot Area:183018301830183018301830183018301830201719701970197025'0' / 10'0' / 10'Min.20'18'1500Unroofed Decks, &SITERT. 657 - SENSENY RD.C
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COVER SHEETDATE: JANUARY 25, 2021151 OFALL DOCUMENTS PREPARED BY STOWE ENGINEERING AREINSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARENOT INTENDED TO BE SUITABLE FOR REUSE BY THE OWNER OROTHERS ON EXTENSIONS OF THE PROJECT OR ANY OTHER PROJECT.ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BYSTOWE ENGINEERING WILL BE AT THE USERS SOLE RISK.9 extra spaces are provided(1) 12'x20' Playground Set18/30 = 0.601 per 30 unitsRecreational UnitLife Safety PlanLandscaping PlanSheet 12Sheet 13Lighting PlanSheet 14Erosion & Sediment Plan - Phase 225.2'25.2'0'0'#1525.2'0'0'#160'0'#1733.3'33.3'33.3'20'20'20'19701970197025.2'0'58.8'#1833.3'20'19705.A waiver to the Master Development Plan requirementwas granted by processing a site plan in lieu of a MDP by letter dated 12/31/20.18.Lighting PlanSheet 151 8/30/21 REV. PER VDOT, FIRE M., PUBLIC WORKS, FRED. WATER
2 12/12/21 AGENCY REVIEW TS
TSTimothy S. Stowe12/13/21
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REVISIONS
ROSSUM CROSSING
REDBUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIATSGROTS0437FOR
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W 65B-(5)-10ROSSUM CROSSING, LLC200015872ZONED: RPUSE: RES1.938 ACRESSENSENY RD. - RT. 657VARIABLE WIDTH R.O.WDB 373, PG 349PB 6, PG 205SHED152 OFIRF 12"IRF 58"IRF 12"IRF 58"IRF 58"IRF 58"IRF 58"IRF 58"IRF 58"(TBR)GARAGE(TBR)HOUSE(TBR)EX. D/W(TBR)TREE(TBR)TREE(TBR)PINE TREES(TBR)10" PERSIMMONFENCED GARDEN(TBR)N 74°02'14" W - 290.14'C1RADIUS = 7604.44'LENGTH = 58.65'TANGENT =29.32'CHORD = 58.65'BEARING = S 71°20'25" EDELTA =0°26'31"C2RADIUS = 7674.44'LENGTH = 6.43'TANGENT =3.22'CHORD = 6.43'BEARING = S 71°08'36" EDELTA =0°02'53"C3RADIUS = 25.00'LENGTH = 40.26'TANGENT =26.01'CHORD = 36.05'BEARING = S 23°24'46" EDELTA =92°16'10"EX. SHED1.2' FROM LINEPPC1IRF 58"TELE PED.TELE PED.N 19°23'45" E - 159.31'S 74°01'41" E - 100.00'N 22°43'19" E -
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'PPPPPPPPPPPPEX. 4' CHAINLINK FENCE - REMOVEEX. 4' CHAINLINK FENCE - REMOVE 65B-(5)-8THELMA MASONDB 410, PG 487ZONED: RPUSE: RES±0.45 ACRES65B-(5)-7CHARLES C. SIMS150003753ZONED: RPUSE: RES±0.45 ACRES65B-(6)-25LUIS M. CORONA ESPINOZA200015392ZONED: RPUSE: VACANT±0.5 ACRES65B-(5)-6LOIS ANN RANNELLS130000230ZONED: RPUSE: VACANT±0.45 ACRES#2434 SENSENY ROAD#2444 SENSENY ROADSHEDSHEDSHED65B-(6)-26MARIA G. JUAREZ RAMIREZ200006596ZONED: RPUSE: RES.±0.5 ACRES65B-(6)-27MOLDEN REAL ESTATE CORP.090008353ZONED: RPUSE: RES.±0.5 ACRES65B-(5)-34VICTOR S. HERNANDEZ170000128ZONED: RPUSE: RES.±0.5 ACRES#138 ROSSUM LANE65D-((1)-(3)-22LEWIS W. STROTHER, SR.DB 609, PG 537ZONED: RPUSE: RES.±0.3 ACRES#101 EDGEWOODDRIVESHED65D-((1)-20QUEEN M. JACKSONDB 600, PG 100ZONED: RPUSE: RES.±0.24 ACRES#127 ROSSUMLANE#102 EDGEWOODDRIVE65D-((1)-19FB PROPERTY HOLDINGS020013046ZONED: RPUSE: RES.±0.2 ACRES#137 ROSSUMLANEEDGEWOOD DRIVE - RT. 86540' R.O.W25'CLIRF 58"20'20'GRAPHIC SCALE0'ALL DOCUMENTS PREPARED BY STOWE ENGINEERING AREINSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARENOT INTENDED TO BE SUITABLE FOR REUSE BY THE OWNER OROTHERS ON EXTENSIONS OF THE PROJECT OR ANY OTHER PROJECT.ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BYSTOWE ENGINEERING WILL BE AT THE USERS SOLE RISK.ABANDON THE EXISTING WELL ANDDRAINFIELD WHEN FOUND, PERHEALTH DEPARTMENT REGULATIONS103 Heath Court
Winchester, VA 22602
(540) 686-7373
fax (540) 301-1100EX. 4' CHAINLINK FENCE - REMOVE(TBR)EX. 15" CMP (TBR)37'1 8/30/21 REV. PER VDOT, FIRE M., PUBLIC WORKS, FRED. WATER
2 12/12/21 AGENCY REVIEWTimothy S. Stowe12/13/21
GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASEX. 20' WATER
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15'25.5'FHFH8" PVCINV=651.0'INLETTOP=653.3'INV=651.1'SSMH BRIM=661.20'INV=652.20'FH20'GARAGE
UNIT 125' BRL
12.0'
25' BUFFER LINE
30.00'UNIT 2GF=656.8'24" CMPINV=639.79'15" CMPINV=641.02'15" CMPINV=640.63'SSMH ARIM=659.50'INV=645.50'25' BUFFER LINENEW INV=639.63'UNIT 520'UNIT 4UNIT 320'UNIT 6UNIT 7UNIT 1020'UNIT 9UNIT 820'20'20'20'20'20'40'20.5'40'
GARAGE
GF=656.8'
GARAGE
GF=656.8'
GARAGE
GF=656.8'
GARAGE
GF=656.8'1,830 sfFF=657.8'91.5'
91.5'1,830 sfFF=657.8'1,830 sfFF=657.8'1,830 sfFF=657.8'1,830 sfFF=657.8'GARAGE
GF=659.1'
GARAGE
GF=659.1'
GARAGE
GF=659.1'
GARAGE
GF=659.1'
GARAGE
GF=659.1'1,830 sfFF=660.0'1,830 sfFF=660.0'1,830 sfFF=660.0'1,830 sfFF=660.0'1,830 sfFF=660.0'GARAGEGF=661.4'40'GARAGEGF=661.4'GARAGEGF=661.4'GARAGEGF=661.4'GARAGEGF=659.9'98.5'GARAGEGF=659.9'GARAGEGF=659.9'GARAGEGF=659.9'UNIT 112,345 sfFF=660.5'33.33'25.17'58.82'
20'
20'
20'
20'
20'
20'
20'
20'UNIT 121,970 sfFF=660.5'UNIT 131,970 sfFF=660.5'UNIT 141,970 sfFF=660.7'UNIT 151,970 sfFF=662.2'UNIT 161,970 sfFF=662.2'UNIT 171,970 sfFF=662.2'UNIT 181,970 sfFF=662.2'DECKDECKDECKDECKDECKDECKDECKDECKDECKDECK37.00'MAILBOXDECK
DECK
DECK
DECK
DECK
DECK
DECK
DECK
30'ARV6" TEE8" GV8"X6" REDUCER0+00
1+00
1+65
0+000+861+001+792+00
3+00
3+22
0+00
1+00
1+22
0+001+001+641+712+00
3+00
3+213+48DI-3B-6'TOP=658.46'INV=656.41'DISCHARGEUD-4 INTO DI-3DI-3B-6'TOP=659.49'INV=655.49'DISCHARGEUD-4 INTO DI-315" RCPINV=655.95'REPLACE W/ 15" RCP24.00'TOP WALL=653.0'DATE: JANUARY 25, 2021SCALE: 1" = 20'DESIGNED BY:DRAWN BY:CHECKED BY:PROJECT #:SHEETNO.DATE DESCRIPTION
REVISIONS
ROSSUM CROSSING
REDBUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIATSGROTS0437FOR
DIMENSIONING AND UTILITY PLAN
ROSSUM LANE -
R
T
.
7
3
6
VARIABLE WIDT
H
R
.
O
.
W
SPEED LIMIT = 2
5
M
P
H 65B-(5)-10ROSSUM CROSSING, LLC200015872ZONED: RPUSE: RES1.938 ACRESSENSENY RD. - RT. 657VARIABLE WIDTH R.O.WDB 373, PG 349PB 6, PG 205SPEED LIMIT = 45 MPH153 OFIRF 12"IRF 58"IRF 12"IRF 58"IRF 58"IRF 58"IRF 58"IRF 58"N 74°02'14" W - 290.14'C1RADIUS = 7604.44'LENGTH = 58.65'TANGENT =29.32'CHORD = 58.65'BEARING = S 71°20'25" EDELTA =0°26'31"C2RADIUS = 7674.44'LENGTH = 6.43'TANGENT =3.22'CHORD = 6.43'BEARING = S 71°08'36" EDELTA =0°02'53"C3RADIUS = 25.00'LENGTH = 40.26'TANGENT =26.01'CHORD = 36.05'BEARING = S 23°24'46" EDELTA =92°16'10"EX. SHED1.2' FROM LINEPPC1IRF 58"TELE PED.TELE PED.N 19°23'45" E - 159.31'
N 22°43'19" E -
1
9
4
.
5
5
'
S 22°43'19" W -
1
5
7
.
8
8
'
S 22°55'07" W
-
1
6
0
.
1
5
'PPPPPPPPPPEX. 4' CHAINLINK FENCE - LEAVE IN PLACE 65B-(5)-8THELMA MASONDB 410, PG 487ZONED: RPUSE: RES±0.45 ACRES65B-(5)-7CHARLES C. SIMS150003753ZONED: RPUSE: RES±0.45 ACRES65B-(6)-25LUIS M. CORONA ESPINOZA200015392ZONED: RPUSE: VACANT±0.5 ACRES65B-(5)-6LOIS ANN RANNELLS130000230ZONED: RPUSE: VACANT±0.45 ACRES65B-(6)-26MARIA G. JUAREZ RAMIREZ200006596ZONED: RPUSE: RES.±0.5 ACRES65B-(6)-27MOLDEN REAL ESTATE CORP.090008353ZONED: RPUSE: RES.±0.5 ACRES65B-(5)-34VICTOR S. HERNANDEZ170000128ZONED: RPUSE: RES.±0.5 ACRES65D-((1)-(3)-22LEWIS W. STROTHER, SR.DB 609, PG 537ZONED: RPUSE: RES.±0.3 ACRES65D-((1)-20QUEEN M. JACKSONDB 600, PG 100ZONED: RPUSE: RES.±0.24 ACRES65D-((1)-19FB PROPERTY HOLDINGS020013046ZONED: RPUSE: RES.±0.2 ACRESEDGEWOOD DRIVE - RT. 86540' R.O.WIRF 58"25' BUFFER25' BUFFER (15' INACTIVE/10' ACTIVE) (MAJOR COLLECTOR- FULL SCREEN50' ROAD EFFICIENCY BUFFERIRF 58"8" SEWER MAIN APR. 20' FREDERICK WATER ESMT8" SEWER
PR. 20' FREDERI
C
K
W
A
T
E
R
E
S
M
T
8" SEWER
8" WATER
8" WATER LINE APR. 20' FREDERICK WATER ESMTWMWMWMWMWM58" WM(TYP)WMWMWMWMWMWMWMWV3-WV'sWVWVWV60' OF 15" RCPES-1ES-150'
50'
24'8" SEWER LINE B8" WATERPR. 6' BOARD ON BOARD PRIVACY FENCES 74°01'41" E - 100.00'SWM RET. WALL SEEDETAILS SHT 715" PVC W/ DI-1's20'20'GRAPHIC SCALE0'ALL DOCUMENTS PREPARED BY STOWE ENGINEERING AREINSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARENOT INTENDED TO BE SUITABLE FOR REUSE BY THE OWNER OROTHERS ON EXTENSIONS OF THE PROJECT OR ANY OTHER PROJECT.ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BYSTOWE ENGINEERING WILL BE AT THE USERS SOLE RISK.20'12'RECREATIONALFACILITY-UNIT103 Heath Court
Winchester, VA 22602
(540) 686-7373
fax (540) 301-1100
35
'
R
25'R2
5
'
R
24'20'R5'R4.5'R9'8'20'22'CURB CUTPR. 6' BOARD O
N
B
O
A
R
D
P
R
I
V
A
C
Y
F
E
N
C
E
8" TAP BYFREDERICKWATERCONNECTION BYCONTRACTOR20' DRAINAGE EASEMENT12" PVC W/ 8" Y
A
R
D
D
R
A
I
N
S
25' BUFFER (15'
I
N
A
C
T
I
V
E
/
1
0
'
A
C
T
I
V
E
)20' DRAINAGEEASEMENTALL WATER METERSARE 58" WITH TRAFFICLIDS. REFER TODETAIL ON SHEET 5ALL SEWERLATERALS ARE4" SDR 35/26WMWMWM40' INACTIVE/10' ACTIVE)8'
9'WMWM45°45°45°8" TEE
ES-110'SEE APPROVED PLANS TITLED "SENSENY RD. -ROSSUM LN. - TWINBROOK CIR., PUBLICIMPROVEMENT PLAN" BY GREENWAYENGINEERING DATED OCTOBER 15, 2007, ANDREVISED JUNE 25, 2021 FOR IMPROVEMENTSTO SENSENY ROAD AND ROSSUM LANE SUCHAS SIDEWALKS, CURBING, PAVING, ANDSTORM SEWER IMPROVEMENTS.4' SIDEWALK PE
R
A
P
P
R
O
V
E
D
P
L
A
N
S PROPOSED 5' SIDEWALKCG-6RCG-6CG-6RPR. 6' BOARD ON BOARD PRIVACY FENCECOLLECTOR (TYP)8" DOWNSPOUTLIGHTPOLEDRAINAGEEASEMENTBOONE COURTMARLOW COUR
T
PR. SIGN15' FROM R.W10' ACTIVE15' INACTIVEINACTIVE10'ACTIVE15'5' S/W (TYP)PR. 7' PED. ESMT (TYP)24" GRASS STRIP (TYP)CLEANOUTS AT LATERALBENDS (TYP)AREA DENOTESHATCHEDFOR PONDEASEMENTDRAINAGE24" GRASS STRIP (TYP)5' S/W (TYP)
PR. 7' PED. ESM
T
(
T
Y
P
)CG6 BYOTHERS1 8/30/21 REV. PER VDOT, FIRE M., PUBLIC WORKS, FRED. WATER
2 12/12/21 AGENCY REVIEWTimothy S. Stowe12/13/21
GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASEX. 20' WATER
E
S
M
T
.
DB 581, PG 40
EX. SIGHT DISTANCE ESMT.200010851EX. 20' WATER
E
S
M
T
.
DB 581, PG 40 EX. ELECTRIC ESMT. (NO WIDTH)DB 364, PG 1158" PVC Wat
e
r
l
i
n
e 4" PVC Sewer ForcemainEX. SSMHRIM=656.57'INV IN=638.96'INV OUT=638.76'15" RCPINV=653.95'649650652655657
6606
5
0
655
65
8 659648.0'x648.0'x647.2'x659.0'xx 661.0'x 659.0'x 658.0'x 659.6'x 659.5'x 659.3'x 659.0'x 658.7'x 658.0'x 657.3'x 659.4'x 658.7'x 658.8'x 658.7'x 658.3'658.3' x658.4' x8" PVCINV=651.0'INLETTOP=653.3'INV=651.1'20'GARAGE
UNIT 130.00'UNIT 2GF=656.8'24" CMPINV=639.79'15" CMPINV=641.02'15" CMPINV=640.63'654UNIT 520'UNIT 4UNIT 320'UNIT 6UNIT 7UNIT 1020'UNIT 9UNIT 820'20'20'20'20'20'GARAGE
GF=656.8'
GARAGE
GF=656.8'
GARAGE
GF=656.8'
GARAGE
GF=656.8'1,830 sfFF=657.8'1,830 sfFF=657.8'1,830 sfFF=657.8'1,830 sfFF=657.8'1,830 sfFF=657.8'GARAGE
GF=659.1'
GARAGE
GF=659.1'
GARAGE
GF=659.1'
GARAGE
GF=659.1'
GARAGE
GF=659.1'1,830 sfFF=660.0'1,830 sfFF=660.0'1,830 sfFF=660.0'1,830 sfFF=660.0'1,830 sfFF=660.0'GARAGEGF=661.4'GARAGEGF=661.4'GARAGEGF=661.4'GARAGEGF=661.4'GARAGEGF=659.9'GARAGEGF=659.9'GARAGEGF=659.9'GARAGEGF=659.9'UNIT 112,345 sfFF=660.5'20'
20'
20'
20'
20'
20'
20'
20'UNIT 121,970 sfFF=660.5'UNIT 131,970 sfFF=660.5'UNIT 141,970 sfFF=660.7'UNIT 151,970 sfFF=662.2'UNIT 161,970 sfFF=662.2'UNIT 171,970 sfFF=662.2'UNIT 181,970 sfFF=662.2'DECKDECKDECKDECKDECKDECKDECKDECKDECKDECK37.00'MAILBOXDECK
DECK
DECK
DECK
DECK
DECK
DECK
DECK6586576576
5
7 649652651655656657658659660659 650655658
655
654
0+00
1+00
1+65
0+000+861+001+792+00
3+00
3+22
0+00
1+00
1+22
0+001+001+641+712+00
3+00
3+213+48655DI-3B-6'TOP=658.46'INV=656.41'DISCHARGEUD-4 INTO DI-3DI-3B-6'TOP=659.49'INV=655.49'DISCHARGEUD-4 INTO DI-315" RCPINV=655.95'REPLACE W/ 15" RCP24.00'647.0'xDATE: JANUARY 25, 2021SCALE: 1" = 20'DESIGNED BY:DRAWN BY:CHECKED BY:PROJECT #:SHEETNO.DATE DESCRIPTION
REVISIONS
ROSSUM CROSSING
REDBUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIATSGROTS0437FOR
GRADING PLAN
ROSSUM LANE -
R
T
.
7
3
6
VARIABLE WIDT
H
R
.
O
.
W 65B-(5)-10ROSSUM CROSSING, LLC200015872ZONED: RPUSE: RES1.938 ACRESSENSENY RD. - RT. 657VARIABLE WIDTH R.O.WDB 373, PG 349PB 6, PG 205154 OFIRF 12"IRF 58"IRF 12"IRF 58"IRF 58"IRF 58"IRF 58"IRF 58"N 74°02'14" W - 290.14'C1RADIUS = 7604.44'LENGTH = 58.65'TANGENT =29.32'CHORD = 58.65'BEARING = S 71°20'25" EDELTA =0°26'31"C2RADIUS = 7674.44'LENGTH = 6.43'TANGENT =3.22'CHORD = 6.43'BEARING = S 71°08'36" EDELTA =0°02'53"C3RADIUS = 25.00'LENGTH = 40.26'TANGENT =26.01'CHORD = 36.05'BEARING = S 23°24'46" EDELTA =92°16'10"EX. SHED1.2' FROM LINEPPC1IRF 58"TELE PED.TELE PED.N 19°23'45" E - 159.31'
N 22°43'19" E -
1
9
4
.
5
5
'
S 22°43'19" W -
1
5
7
.
8
8
'
S 22°55'07" W
-
1
6
0
.
1
5
'PPPPPPPPPP65B-(5)-8THELMA MASONDB 410, PG 487ZONED: RPUSE: RES±0.45 ACRES65B-(5)-7CHARLES C. SIMS150003753ZONED: RPUSE: RES±0.45 ACRES65B-(6)-25LUIS M. CORONA ESPINOZA200015392ZONED: RPUSE: VACANT±0.5 ACRES65B-(5)-6LOIS ANN RANNELLS130000230ZONED: RPUSE: VACANT±0.45 ACRES65B-(6)-26MARIA G. JUAREZ RAMIREZ200006596ZONED: RPUSE: RES.±0.5 ACRES65B-(6)-27MOLDEN REAL ESTATE CORP.090008353ZONED: RPUSE: RES.±0.5 ACRES65B-(5)-34VICTOR S. HERNANDEZ170000128ZONED: RPUSE: RES.±0.5 ACRES65D-((1)-(3)-22LEWIS W. STROTHER, SR.DB 609, PG 537ZONED: RPUSE: RES.±0.3 ACRES65D-((1)-20QUEEN M. JACKSONDB 600, PG 100ZONED: RPUSE: RES.±0.24 ACRES65D-((1)-19FB PROPERTY HOLDINGS020013046ZONED: RPUSE: RES.±0.2 ACRESEDGEWOOD DRIVE - RT. 86540' R.O.WIRF 58"IRF 58"WVEW-150'
50'S 74°01'41" E - 100.00'20'20'GRAPHIC SCALE0'ALL DOCUMENTS PREPARED BY STOWE ENGINEERING AREINSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARENOT INTENDED TO BE SUITABLE FOR REUSE BY THE OWNER OROTHERS ON EXTENSIONS OF THE PROJECT OR ANY OTHER PROJECT.ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BYSTOWE ENGINEERING WILL BE AT THE USERS SOLE RISK.103 Heath Court
Winchester, VA 22602
(540) 686-7373
fax (540) 301-1100
AT-GRADE
LIGHTPOLEBOONE COURTMARLOW COUR
T
7.5%
5.0%
6.4%
3.2%
2.0%
7.1%
4.3%
5.7%
3.2%
2.0%7.6%5.6%4.0%2.0%6.0%4.8%3.6%2.0%1 8/30/21 REV. PER VDOT, FIRE M., PUBLIC WORKS, FRED. WATER
2 12/12/21 AGENCY REVIEWTimothy S. Stowe12/13/21
0+000+501+001+502+002+503+00645650655660WATERLINE B6650+000+501+00645650655660645650655660WATERLINE A6656650+00 - WET TAP EX. 8" PVC WATERLINE BY FW
0+04 - INSTALL 8" GATE VALVE
0+83 - INSTALL 8"X6" TEE, 3 GV's,
AND FH ASSEMBLY W/ BOLLARDS
1+22 - INSTALL 8" TEE & 3 GV's
0+46 - 15" RCP X-ING
0+00 - AIR RELEASE VALVE 18" MIN.8" CL 52 DIP0+87 - SAN. SEWER X-ING
1+48 - WATERLINE B
1+48 - INSTALL 8" TEE & 3 GV's
1+64 - 45° BEND
1+71 - 45° BEND
1+76 - SAN. SEWER X-ING
3+21 - 45° BEND
3+48 - FH ASSEMBLY
W/ BOLLARDS 8" CL 52 DIP48" MIN. COVER48" MIN. COVER3+500+04 - 6" TEE & FH ASSEMBLY W/ BOLLARDS
0+08 - 8"X6" REDUCER
0+10 - 8" GATE VALVE
0+12 - 1" SADDLE - L18
0+25 - 1" SADDLE - L17
0+45 - 1" SADDLE - L16
0+65 - 1" SADDLE - L15
0+82 - 1" SADDLE - L14
1+05 - 1" SADDLE - L13
1+25 - 1" SADDLE - L12
1+67 - 1" SADDLE - L2
1+86 - 1" SADDLE - L3
1+96 - 1" SADDLE - L4
2+16 - 1" SADDLE - L5
2+56 - 1" SADDLE - L6
2+76 - 1" SADDLE - L7
2+96 - 1" SADDLE - L8
3+12 - 1" SADDLE - L9
3+33 - 1" SADDLE - L10
2+36 - 1" SADDLE - L11
3+38 - 8" GATE VALVE & 8X6 REDUCER
0+93 - 1" SADDLE - L1
BOONE COURTMARLOW COURTROSSUM LANE0+000+501+001+50635640645650655660635640645650655660SEWER LINE A0+000+501+001+502+002+503+00645650655660645650655660SEWER LINE B6656656656650+00 - EX. SSMH
0+31 - WATERLINE X-ING
RIM=656.57'
INV. IN = 638.96'
NEW INV = 638.96'
1+65 - SSMH A
INV OUT = 638.76'
RIM=659.50'
INV. IN = 645.60'
INV OUT = 645.40'8"
SDR
-35
/26
@
3
.90%
0+83 - OVERHEAD POWER
0+86 - SSMH A
RIM=659.50'
INV. IN = 645.60'
INV OUT = 645.40'
0+0 - SSMH B
RIM=661.20'
L18 - 4" IN = 653.0'8" SDR-35 @ 8%1+79 - SSMH C
RIM=657.70'
INV. IN = 646.80'
INV OUT = 646.60'
3+22 - SSMH D
RIM=654.60'
L9 & L10 - 4"IN = 648.8'
0+10 - WATER SERVICE-L180+20 - L17- 4" LAT. -INV=651.4'8" SDR-35 @ 1.08%8" SDR-35 @ 1.00%8" W/L (10' HOR. SEP.)18" Min.0+73 - PR. STORM X-ING
CL ROSSUM LN
INV OUT = 652.20'
0+24 - WATER SERVICE-L17
0+40 - L16- 4" LAT. -INV=649.8'
0+60 - L15- 4" LAT. -INV=648.2'
0+80 - L14- 4" LAT. -INV=646.6'
0+44 - WATER SERVICE-L16
0+64 - WATER SERVICE-L15
0+80 - WATER SERVICE-L14
1+00 - L13- 4" LAT. -INV=646.4'
1+04 - WATER SERVICE-L13
1+20 - L12- 4" LAT. -INV=646.6'
1+40 - L11- 4" LAT. -INV=646.9'
1+24 - WATER SERVICE-L12
INV OUT = 648.10'
3+13 - WATER SERVICE-L9
L1 & L2 - 4"IN = 649.3'
1+82 - L3- 4" LAT. -INV=647.5'
1+88 - WATER SERVICE-L3
1+98 - WATER SERVICE-L4
2+02 - L4- 4" LAT. -INV=647.7'
2+22 - L5- 4" LAT. -INV=647.9'
2+62 - L6- 4" LAT. -INV=647.9'
2+82 - L7- 4" LAT. -INV=648.1'
3+02 - L8- 4" LAT. -INV=648.1'
2+18 - WATER SERVICE-L5
2+58 - WATER SERVICE-L6
2+78 - WATER SERVICE-L7
2+98 - WATER SERVICE-L8
1+69 - WATERLINE B XINGINV.TOP OF BENCHBOONE COURTMARLOW COURTROSSUM LANEDATE: JANUARY 25, 2021SCALE: 1" = 20'DESIGNED BY:DRAWN BY:CHECKED BY:PROJECT #:SHEETNO.DATE DESCRIPTION
REVISIONS
ROSSUM CROSSING
REDBUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIATSGROTS0437FOR
WATER & SEWER PROFILES & DETAILS
155 OFL = restrained length of pipe (PVC or DIP)HORIZONTAL BEND 45°, 22 1/2°, 11 1/4° D 6" 8" 12" 16" 18" 20" 24" L (ft) 20 20 20 20 20 20 20 L TEE, CROSS, WYEany joint that falls within the specified length ofeach branch of the fitting shall be restrained.In addition to restraining each joint of the fitting, D = pipe diameterLLLL-2- TEE, CROSS, WYE AND HORIZONTAL BENDRESTRAINED JOINTS FOR D 6" 8" 12" 16" 18" 20" 24" L (ft) 60 60 100 120 120 140 160DDDL = restrained length of pipe (PVC or DIP)D = pipe diameterFEB 09Both joints of the fitting shall be restrained. In addition, all joints withinthe specified length on the large side of the reducer shall be restrained. REDUCERL L (ft) 60 60 100 120 120 140 160 D 6" 8" 12" 16" 18" 20" 24" Lfalls within the specified length shall be restrained.In addition to restraining the connection, any joint that VALVE, DEAD ENDL 8" 12" 16" 18" 20" 24" 8" -- 60 80 100 120 140 D1 12" -- -- 60 80 100 120 16" -- -- -- 40 60 100 18" -- -- -- -- 40 80 20" -- -- -- -- -- 60 -3- GATE VALVE AND DEAD ENDRESTRAINED JOINTS FOR REDUCER, 6" 40 60 100 120 120 140 D2D1LDL = restrained length ofD = pipe diameterpipe (PVC or DIP)L (ft)D2L = restrained length ofD = pipe diameterpipe (PVC or DIP)FEB 09as requiredconcrete pad 1'-6" dia. x 6" deep2" min. - 6" max.locator marker3'2'7'3'18" dia.concreteencasementBOLLARD DETAIL1'-6"stonestone to beminimum of 6"above top of basemechanical jointswivel tee with6" branchscrew type adjustable valve box6" dia. schedule 40 steelpipe filled with concreteand painted yellowtrench widthas requiredstone6" stonegradefinishedfinishedgradejointrestraintsFIRE HYDRANT ASSEMBLYNOTE:Weep holes shall not be subject to being submerged. Ifinstallation is in an area having a high groundwater table, theAuthority's engineer shall be contacted for hydrant relocation.filter cloth-6- 8" X 8" X 16"solid block8" X 8" X 16"solid blockDIP; not toexceed 20 ft.APR 09valve box adaptorLuLdLu = up bend restrained length of pipe (PVC or DIP)up benddepthdepth 4 ft. min.down bend Ld = down bend restrained length of pipe (PVC or DIP)finished gradeLuLd-4- VERTICAL OFFSETRESTRAINED JOINTS FOR 45° Ld (ft) 20 40 60 80 Lu (ft) 20 20 20 20 Each side of any vertical offset bend shall be restrained. In addition, any joint that falls within the specified length on each side of the fitting shall be restrained. D 6" 8" & 12" 16", 18" & 20" 24" 22 1/2° Ld (ft) 20 20 40 40 Lu (ft) 20 20 20 20 D 6" 8" & 12" 16", 18" & 20" 24" 11 1/4° Ld (ft) 20 20 20 20 Lu (ft) 20 20 20 20 D 6" 8" & 12" 16", 18" & 20" 24"DD = pipe diameterFEB 098"stone STANDARDstone concrete6"6"8"8"concrete1/2 O.D.12"12"8"8"concrete6"12"8"stone 8"12"1/2 O.D.6"8"TRENCH & BEDDINGgeneral backfillgeneral backfillgeneral backfill24" selectbackfill24" selectbackfillCONCRETE CRADLECONCRETE ENCASEMENTAll backfill to be compacted to 95%of ASTM D698 maximum density.CONCRETE ARCH24" selectbackfill24" selectbackfillgeneral backfilllocation markerlocation markerlocation markerlocation-1- markerMAR 183' minimum2'LP18"treated 2"x 4" withtop 6" painted green4" pipe at 2.00%minimum grade36" min.coverpropertylinesolvent weld cap8" x 4" gasketed bell wyespigot by gasketed bell 45° bendlocation marker5'stonegradefinished45°GRAVITY SEWER LATERALFOR MAIN WITH COVER 15 FT OR LESSgasketed pipe and fittingsAll pipe and fittings shall be SDR 35/26 .-22- FEB 096" stone Panella Model PA4SV-CSK (4") cast ironcleanout cap with standard gasket and brassplug having a countersunk square headconcrete skid pad24" dia. x 6" deepsanitarysewer main wye 45° bend12"gradefinished45°GRAVITY SEWER CLEANOUT6" stoneCapitol Foundry of VA, Inc. trafficbearing cleanout/lamphole frameand cover , Item No. VB-9*SAll pipe and fittings shall be SDR 35/26.S-24- FEB 09INSTALLATION NOTES:1. Exact location of meter box assembly to be approved prior to installation.2. Water service crossing street: a. Encase in 3" diameter SCH40 PVC or SDR21 pipe. The piping shall run from one foot beyond sidewalk, across the street, to one foot beyond sidewalk. b. Install 12 gauge solid insulated copper wire (for line tracing) from corporation stop to into the meter box [wrap wire around corporation stop; wire to be taped to top of PET at 10 foot intervals; come up into meter box; wrap aroundbottom of angle ball valve; terminate with 12" tail piece].4"20"-23"36"stone 6"1" CTS polyethylenetubing (PET) 200psi with SS insertsat all connectionssaddle withcorp stopmeter byF.C.S.A.sidewalk18"treated 2"x 4" with top 6" painted blue 36"48"12"38"24"1" coupling (PJ X FIP) andMIP plastic plug on 6' tail pieceOpposite SideSame Side45°finishedgradeMETER INSTALLATION12 gauge solid insulatedcopper wire for line tracing,taped at 10 foot intervalsTHIS WATER SERVICE CONFORMS TO THE UNIFORM STATEWIDE BUILDING CODE36"48"8" min.8" min.meter boxand cover3/4" iron stake-8- 58" x 34", 34" AND 1"JAN 19 1'-6"35" max.12" or 16" (typ.)6" stone4'-0"variable3'-0" min.4'-0" max.8"1. Manhole sections shall have an external coating of approved polymer film water proofing prior to installation.2. If adjustment elevation exceeds two inches use concrete adjustment rings with a exterior coating of water proofing.3. Final slope adjustment of manhole frame shall be by shims and non-shrink grout.4. Skid pad to be placed around manholes located in shoulders of roads.5. Flat top shall be used if height from invert out to rim is four feet or less. Frame to be 4" in height.NOTES :5"pipe to manholeconnection to beby flexible sleevetop of bench to besame elevation as topof pipe1" nominal size butyljoint sealant to beapplied on lowerledge of jointtop of manhole at grade in pavement areasunless otherwise directed (top shall be set 24"min. above grade in undeveloped areas)invert channel to provide asmooth transition in to out,for all connectionsprecast invert orgrout bottom toform channeljoint gasket shall beeither o-ring or profileconcrete ASTMC-1504000 psi2'-0" max.6"exterior of all sections tohave waterproof coating3/4" x 2" butyljoint sealant24" min. in undeveloped areassquare skid pad 6"thick aroundmanhole frame indeveloped areasfinishedgradefinishedgrade3/4" concrete anchorbolts (4 each)STANDARD MANHOLEadjustment rings(11" max.)steel reinforcedpolypropylene steps24" min.clear opening6. There shall be a 0.20 foot drop in elevation through the manhole.3/4 dia.-15- 6" stoneFEB 09ALL DOCUMENTS PREPARED BY STOWE ENGINEERING AREINSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARENOT INTENDED TO BE SUITABLE FOR REUSE BY THE OWNER OROTHERS ON EXTENSIONS OF THE PROJECT OR ANY OTHER PROJECT.ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BYSTOWE ENGINEERING WILL BE AT THE USERS SOLE RISK.103 Heath Court
Winchester, VA 22602
(540) 686-7373
fax (540) 301-1100Inside drop system manufactured by Royal Environmental Systems, Inc..stone4 ftboot3 ftminimumdropmultiplefasteninglugsDROP MANHOLEIntraFlow Low-ProfileInside Drop3/4 dia.-16- FEB 096"standard 3' conesection for 4'diameter manhole8"x 8"x 16"solid block(as requiredper pipe size)brass nipplesaddleFIP X FIP lever ballvalvestone34" concrete wedgeanchor bolt - 4 ea.4'finished grade ofpavement or earth2" adjustment ring withbutyl joint sealant on topand bottom as necessaryCertainTeed Rexus 24"manhole cover no. CDRU60EHwatervalvesewervalveNOTES:1. All piping shall be 2" diameter2. For forced sewer 4" or less in diameter install tee in main (no saddle)3. Quick disconnect (cam and groove) couplinga. coupling to be polypropyleneb. FIP X male adapter mates with,c. female coupler X MIP4. Valve shall be H-Tech, Inc.a. water - Model 993 w/2" NPT connectionb. sewer - Model 986 steel body w/2" NPT connection5. Brace shall be 1-1/2" X 1-1/2" X 3/16" aluminum angle iron w/u-bolt around elbow of valvebrace for sewerAND VACUUM VALVE VAULT-11- COMBINATION AIR RELEASEMAR 182" MIP X FIP corp stopbrace for waterbrass nipple1 8/30/21 REV. PER VDOT, FIRE M., PUBLIC WORKS, FRED. WATER
2 12/12/21 AGENCY REVIEWTimothy S. Stowe12/13/21
0+000+501+001+502+002+503+00645650655660655660STORM SEWER A6656653+504+001+49- ES-1 - INV 650.20'6456500+00 - PROPERTY LINE0+17 - INV 648.8'15"RCP0.8%0+000+501+001+502+00645650655660655660STORM SEWER A6656656456500+00 - PROPERTY LINE
0+17 - INV 648.8'0+000+501+001+502+002+50645650655660655660ENTRANCE CULVERT PROFILE6656656456500+74 - ES-1 - INV 656.8'
1+34 - ES-1 -INV 656.2'
1+29 - CL ROSSUM LANE
2+11 - INV=653.9'
1+55 - DI 3B (6' THROAT)PR. 15" RCP @ 3.3%PR. 15" RCP @ 1.0%10-yr HGLTOP=652.0'3" ORIFICE=649.0'TOP=653.5'0+25 - DI-1 - 4" ORIFICE @ 649.2'15" ORFICE=650.2'INV=649.0'
1+41 - ES-1 -INV 6560'
TOP=659.49', INV=655.49'REPLACE EX. 15" RCP1+67 - DI-1RIM=656.7', INV=650.3'1+87 - DI-1RIM=656.7', INV=651.0'2+07 - DI-1RIM=656.7', INV=651.7'2+27 - DI-1RIM=656.7', INV=652.3'2+47 - DI-1RIM=656.7', INV=653.0'2+67 - DI-1RIM=656.7', INV=653.7'3+07 - DI-1RIM=659.0', INV=655.0'3+27 - DI-1RIM=659.0', INV=655.3'3+47 - DI-1RIM=659.0', INV=655.5'3+67 - DI-1RIM=659.0', INV=655.8'3+87 - DI-1
RIM=659.0', INV=656.0'15" PVC @ 3.2%15" PVC @ 1.25%15"RCP0.8%1+38 - DI-1
RIM=653.0', INV=651.1'
1+49- ES-1 - INV 651.1'
1+58 - DI-1
1+78 - DI-1
1+98 - DI-1
2+18 - DI-1
2+38 - DI-1
RIM=653.0', INV=651.1'
RIM=653.0', INV=651.1'
RIM=653.0', INV=651.1'
RIM=653.0', INV=651.1'
RIM=653.0', INV=651.1'15" PVC @ 0%SEE DETAIL SHEET 7 10-yr=651.1'1-yr=650.2'100-yr=652.1'10-yr=651.1'1-yr=650.2'100-yr=652.1'TOP=653.5'RETAINING WALL
0+17 - INV 648.8'
TOP=652.0'
3" ORIFICE=649.0'
0+25 - DI-1 - 4" ORIFICE @ 649.2'
15" ORFICE=650.2'
INV=649.0'
SEE DETAIL SHEET 7
DATE: JANUARY 25, 2021SCALE: 1" = 20'DESIGNED BY:DRAWN BY:CHECKED BY:PROJECT #:SHEETNO.DATE DESCRIPTION
REVISIONS
ROSSUM CROSSING
REDBUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIATSGROTS0437FOR
UNIT PROFILES
156 OFALL DOCUMENTS PREPARED BY STOWE ENGINEERING AREINSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARENOT INTENDED TO BE SUITABLE FOR REUSE BY THE OWNER OROTHERS ON EXTENSIONS OF THE PROJECT OR ANY OTHER PROJECT.ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BYSTOWE ENGINEERING WILL BE AT THE USERS SOLE RISK.103 Heath Court
Winchester, VA 22602
(540) 686-7373
fax (540) 301-11002" OF SM-9.5A& COMPACTED TO 100% DENSITYSUBGRADE FREE OF ORGANICS8" OF 21-B COMPACTED TO95% DENSITYTYPICAL LIGHT PAVEMENT SECTIONUNDER CAR PARKING STALLS ONLY& COMPACTED TO 95% DENSITYSUBGRADE FREE OF ORGANICS4" OF 21-B COMPACTED TO95% DENSITYTYPICAL SIDEWALK SECTION4" OF 3500 PSI CONCRETE W/NATURAL SANDSUBGRADE FREE OF ORGANICS& COMPACTED TO 100% DENSITYPAVEMENT DESIGN IS BASED ON A CBR VALUE OF 6 WHICH IS TYPICALFOR FREDERICK COUNTY. THE VDOT FIELD INSPECTOR MAY REQUIRETHE "FLEXIBLE PAVEMENT DESIGN WORKSHEET" PER THE "2000PAVEMENT DESIGN GUIDE" BASED ON OBSERVED FIELD CONDITIONS. IFSO, THEN THE FINAL PAVEMENT DESIGN IS TO BE SUBMITTED BASEDON ACTUAL CBR VALUES OBTAINED USING VA TEST METHOD 8.CONTRACTOR WILL NOT INSTALL PAVEMENT OR CURBING WITHOUTINSPECTION AND APPROVAL OF VDOT FIELD INSPECTOR.2" OF SM-9.5A3" OF BM-25.08" OF 21-B COMPACTED TO98% DENSITYPRELIMINARY HEAVY PAVEMENT SECTIONFOR VDOT ENTRANCE1 8/30/21 REV. PER VDOT, FIRE M., PUBLIC WORKS, FRED. WATER
2 12/12/21 AGENCY REVIEWTimothy S. Stowe12/13/21
GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASEX. SIGHT DISTANCE ESMT.200010851EX. ELECTRIC ESMT. (NO WIDTH)DB 364, PG 1158" PVC Wat
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655
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8 659648.0'x648.0'x647.2'x659.0'xx 661.0'x 659.0'x 658.0'x 659.6'x 659.5'x 659.3'x 659.0'x 658.7'x 658.0'x 657.3'x 659.4'x 658.7'x 658.8'x 658.7'x 658.3'658.3' x658.4' x654647.0'x30.00'37.00'24.00'649650652648.0'x648.0'xTOP WALL=653.0'15' RP15' RP27'
32'53'18'TOP WALL=653.0'BOTTOM WALL=649.5'53.0'49.5'48.8'46.5' - BOTTOM OF FOOTING48"SWM RETAININIG WALL CONCEPTTREAT FACE WITH SEALANTDETAILED DESIGN AND SEALED DRAWINGS BY CONTRACTORLANDSCAPING AREADATE: JANUARY 25, 2021SCALE: 1" = 40'DESIGNED BY:DRAWN BY:CHECKED BY:PROJECT #:SHEETNO.DATE DESCRIPTION
REVISIONS
ROSSUM CROSSING
REDBUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIATSGROTS0437FOR
STORM SEWER PROFILES & DRAINAGE MAPS
157 OFALL DOCUMENTS PREPARED BY STOWE ENGINEERING AREINSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARENOT INTENDED TO BE SUITABLE FOR REUSE BY THE OWNER OROTHERS ON EXTENSIONS OF THE PROJECT OR ANY OTHER PROJECT.ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BYSTOWE ENGINEERING WILL BE AT THE USERS SOLE RISK.EX. DRAINAGE AREA #40.05 ACRES - CN = 79
EXISTING DRAINAGE AREA #2
0.42 ACRES - CN = 79EXISTING DRAINAGE AREA #31.26 ACRES - CN = 76EXISTING DRAINAGE AREA #10.95 ACRES - CN = 7710-yr = 1.64 cfs10-yr = 4.35 cfs10-yr = 0.19 cfs10-yr = 3.46 cfsPR. DRAI
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10-yr = 1.35 cfs10-yr = 2.58 cfsPR. DRAINAGE AREA #10.60 ACRES - CN = 82PR. DRAINAGE AREA #40.01 ACRES - CN = 7410-yr = 0.03 cfsROUTE THRU POND10-yr = 4.35 cfsPR. DRAINAGE AREA #31.72 ACRES - CN = 8540'0'GRAPHIC SCALE40'40'0'GRAPHIC SCALE40'103 Heath Court
Winchester, VA 22602
(540) 686-7373
fax (540) 301-11003.9" Orifice @ 648.8013" Orifice @ 650.3528' Weir @ 651.58Top of Wall @ 653.043°43°STORMWATER MANAGEMENT POND OUTLET OPENINGSTO BE CAST INTO RETAINING WALL100 yr waterelev 651.931 8/30/21 REV. PER VDOT, FIRE M., PUBLIC WORKS, FRED. WATER
2 12/12/21 AGENCY REVIEWTimothy S. Stowe12/13/21
41D9B41D1B3B41C9B1B1B41D1C41D41D9B41CRO
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E SENSENY ROADDATE: JANUARY 25, 2021SCALE: 1" = 20'DESIGNED BY:DRAWN BY:CHECKED BY:PROJECT #:SHEETNO.DATE DESCRIPTION
REVISIONS
ROSSUM CROSSING
REDBUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIATSGROTS0437FOR
EROSION AND SEDIMENT CONTROL PLAN
158 OFALL DOCUMENTS PREPARED BY STOWE ENGINEERING AREINSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARENOT INTENDED TO BE SUITABLE FOR REUSE BY THE OWNER OROTHERS ON EXTENSIONS OF THE PROJECT OR ANY OTHER PROJECT.ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BYSTOWE ENGINEERING WILL BE AT THE USERS SOLE RISK.CONSTRUCTION ENTRANCECE420 ftWIRE SUPPORTED SILT FENCESFPSPERMANENT SEEDING±1.0 acLIMITS OF CLEARING & GRADINGLCG2.20 ac1 eachSYMBOLE & S DEVICEQUANTITY18 eachINLET PROTECTIONIP4 eachOUTLET PROTECTIONOP1. Permanent or temporary soil stabilization shall be applied to denudedareas within seven days after final grade is reached on any portion of thesite. Temporary soil stabilization shall be applied within seven days todenuded areas that may not be at final grade but will remain dormant forlonger than 30 days. Permanent stabilization shall be applied to areas thatare to be left dormant for more than one year.2. During construction of the project, soil stockpiles and borrow areas shallbe stabilized or protected with sediment trapping measures. The applicant isresponsible for the temporary protection and permanent stabilization of allsoil stockpiles on site as well as borrow areas and soil intentionallytransported from the project site.3. A permanent vegetative cover shall be established on denuded areas nototherwise permanently stabilized. Permanent vegetation shall not beconsidered established until a ground cover is achieved that is uniform,mature enough to survive and will inhibit erosion.4. Sediment basins and traps, perimeter dikes, sediment barriers and othermeasures intended to trap sediment shall be constructed as a first step inany land-disturbing activity and shall be made functional before upstreamland disturbance takes place.5. Stabilization measures shall be applied to earthen structures such asdams, dikes and diversions immediately after installation.6.Sediment traps and sediment basins shall be designed and constructedbased upon the total drainage area to be served by the trap or basin. a. The minimum storage capacity of a sediment trap shall be 134 cubicyards per acre of drainage area and the trap shall only control drainageareas less than three acres. b.Surface runoff from disturbed areas that is comprised of flow fromdrainage areas greater than or equal to three acres shall be controlled bya sediment basin. The minimum storage capacity of a sediment basinshall be 134 cubic yards per acre of drainage area. The outfall systemshall, at a minimum, maintain the structural integrity of the basin during atwenty-five year storm of 24-hour duration. Runoff coefficients used inrunoff calculations shall correspond to a bare earth condition or thoseconditions expected to exist while the sediment basin is utilized.7.Cut and fill slopes shall be designed and constructed in a manner thatwill minimize erosion. Slopes that are found to be eroding excessivelywithin one year of permanent stabilization shall be provided with additionalslope stabilizing measures until the problem is corrected.8. Concentrated runoff shall not flow down curt or fill slopes unlesscontained within an adequate temporary or permanent channel, flume orslope drain structure.9. Whenever water seeps from a slope face, adequate drainage or otherprotection shall be provided.10. All storm sewer inlets that are made operable during construction shallbe protected so that sediment-laden water cannot enter the conveyancesystem without first being filtered or otherwise treated to remove sediment.11.Before newly constructed stormwater conveyance channels or pipes aremade operations., adequate outlet protection and any required temporary orpermanent channel lining shall be installed in both the conveyance channeland receiving channel.12. When work in a live watercourse is performed, precautions shall betaken to minimize encroachment, control sediment transport and stabilizethe work area to the greatest extent possible during construction.Nonerodible material shall be used for the construction of causeways andcofferdams. Earthen fill may be used for these structures if armored bynonerodible cover materials.13.When a live watercourse must be crossed by construction vehicles morethan twice in any six-month period, a temporary vehicular stream crossingconstructed of nonerodible material shall be provided.14. All applicable federal, state and local regulations pertaining to workingin or crossing live watercourses shall be met.15. The bed and banks of a water course shall be stabilized immediatelyafter work in the watercourse is completed.16. Underground utility lines shall be installed in accordance with thefollowing standards in addition to other applicable criteria: a. No more than 500 linear feet of trench may be opened at one time. b. Excavated material shall be placed on the uphill side of trenches. c. Effluent from dewatering operations shall be filtered or passed throughan approved sediment trapping device, or both, and discharged in amanner that does not adversely affect flowing streams or off-site property. d. Material used for backfilling trenches shall be properly compacted inorder to minimize erosion and promote stabilization. e. Restabilization shall be accomplished in accordance with theseregulations. f.Applicable safety regulations shall be complied with.17. Where construction vehicle access routes intersect paved or publicroads, provisions shall be made to minimize the transport of sediment byvehicular tracking onto the paved surface. Where sediment is transportedonto a paved or public road surface, the road surface shall be cleanedthoroughly at the end of each day. Sediment shall be removed from theroads by shoveling or sweeping and transported to a sediment controldisposal area. Street washing shall be allowed only after sediment isremoved in this manner. This provision shall apply to individualdevelopment lots as well as to larger land-disturbing activities.18.All temporary erosion and sediment control measures shall be removedwithin 30 days after final site stabilization or after the temporary measuresare no longer needed, unless otherwise authorized by the local programauthority. Trapped sediment and the disturbed soil areas resulting from thedisposition of temporary measures shall be permanently stabilized toprevent further erosion and sedimentation.19. Properties and waterways downstream from development sites shall beprotected from sediment deposition, erosion and damage due to increasesin volume, velocity and peak flow rate of stormwater runoff for the statedfrequency storm of 24-hour duration in accordance with the followingstandards and criteria:SOILS MAP - 1"=400'BERKS CHANNERY SILT LOAMS1B41C9BDCCODESOIL NAMEHYDROLOGICGROUPCCLEARBROOK CHANNERY SILT LOAMSWEIKART-BERKS CHANNERY SILT LOAMSCULVERT123 (UD-1)4DIA.15"15"12"4"Q ~ 10-YR0.5 cfsWIDTH (A)4'4'LENGTHWIDTH (B)3'2'2.3 cfs0.6 cfs0.7 cfs12'8'8'8'8'8'6'6'STONE6"6"6"8"OUTLET PROTECTIONVelocity3.3 ft/s1.9 ft/s0.8 ft/s5.7 ft/s SEEDING SCHEDULE (PER SECTION 3.32 OF VESH)1.) Topsoil will be spread at a minimum depth of 4".2.) Pulverized agricultural limestone will be incorporated into the soil at a rate of 92 lbsper 1000 square feet (2 tons per acre).3.) Fertilize with 10-10-10 at a rate of 23 lbs per 1000 square feet (1000 lbs per acre).4.) Seed mix will consist of 75% Kentucky 31 Tall Fescue, 10% Annual Rye, 10% FoxtailMillet, and 5% Red Clover at 200 lbs per acre.5.) Straw mulch will be applied to all seeded areas at the rate of 3500 lbs per acre andanchored with cutback, or emulsified asphalt applied at a rate of 200 gallons per acre.2 eachSEDIMENT TRAPSTTRAP1DRAINAGE1.02OUTLET2.4'OUTLET3'WETPROVIDED67 cy108 cySEDIMENT TRAPOUTLET6'OUTLET3.4'No.AREAHoWVOLUMEVOLUMELENGTHHDRY 67 cyVOLUMEPROVIDED115 cyVOLUMEBOTTOM648.00'ELEV.OUTLET650.4'ELEV.TOP652.5'BERMCompact the bottom of the traps to 95%.E & S CONTROL STANDARDSSITE650.0'LOCATIONENTRANCE1-8 EXIT9-14 EXITPOND EXIT103 Heath Court
Winchester, VA 22602
(540) 686-7373
fax (540) 301-1100E & S CONTROL NARRATIVEProject DescriptionThis site is located on the west side of Rossum Lane and south side of SensenyRoad. The purpose of this plan is to remove a house, garage, and sheds. Thenconstruct a 14 unit townhouse complex with parking.Existing Site ConditionsThis site has been a single family residence since 1957 with a garage and sheds.The remainder of the site was a mowed lawn. In the last two years, the housewas empty and the lot started to become overgrown with brush and saplings.Stormwater flows in 4 directions as shown on the drainage map in the site plan.Eventually, all drainage will flows to Opequon Creek.Adjacent ParcelsThe adjacent parcels are residences.SoilsThis 1.9 acre lot contains three soil types determined from the USDA's "SoilsSurvey of Frederick County, VA." The first is (#1B) Berk silt loams. The second is(#9B) Berk Silt Loams, and finally (#41B) Weikert-Berk Silt Loams. These soils areall shale with poor infiltration and moderate runoff. The site is classified as ahydrologic soils group C/D. These soils have severe erodibility.Erosion Control ProgramPhase 1l Install construction entrance with culvert and a wash rackl Install wire supported silt fencel Install the sediment trapPhase 2l Install inlet and outlet protectionl Grade site and apply compacted gravel to stabilize areas or building and parkingl Grade remaining site and install utilities.l Seed and stabilize exposed surfaces immediately upon reaching final gradeGeneral Erosion and Sediment Control Notes (VESH Table 6-1)ES-1. Unless otherwise indicated, all vegetative and structural erosion and sedimentcontrol practices will be constructed and maintained according to minimumstandards and specifications of the Virginia Erosion and Sediment Control Handbookand Virginia Regulations 4VAC50-30 Erosion and Sediment Control Regulations.ES-2. The plan approving authority must be notified one week prior to thepre-construction conference, one week prior to the commencement of landdisturbing activity, and one week prior to the final inspection.ES-3. All erosion and sediment control measures are to be placed prior to or asthe first step in clearing.ES-4. A copy of the approved erosion and sediment control plan shall bemaintained on the site at all times.ES-5. Prior to commencing land disturbing activities in areas other than indicatedon these plans (including, but limited to, off-site borrow or waste areas), thecontractor shall submit a supplementary erosion control plan to the owner forreview and approval by the plan approving authority.ES-6. The contractor is responsible for installation of any additional erosion controlmeasures necessary to prevent erosion and sedimentation as determined by theplan approving authority.ES-7. All disturbed areas are to drained to approved sediment control measures atall times during land disturbing activities and during site development until finalstabilization is achieved.ES-8. During dewatering operations, water will be pumped into an approvedfiltering device.ES-9. The contractor shall inspect all erosion control measures periodically and aftereach runoff-producing rainfall event. Any necessary repairs or cleanup to maintainthe effectiveness of the erosion control devices shall be made immediately.Frederick County Note:The Public Works and Engineering Department will retain the right to add to ormodify these erosion and sediment control measures during the constructionprocess, within reason, to ensure adequate protection to the public andenvironment.Project DescriptionThis site is located at the intersection of Senseny Road and Rossum Lane inFrederick County, Virginia. The project will replace a single family residencewith a 18-unit townhouse development.Existing Drainage AreaThis project lies within a 2.68 acre drainage area that drains east and west.This drainage area is comprised of four areas and the flow from each is lessthan existing conditions. Within the development; buildings, street, parking lot,and sidewalks were assigned a CN of 98 and the turf areas were assigned aCN of 74. The portions three areas area redirected to the stormwatermanagement pond which reduced the area flowing off-site. A value of 5minutes was used for the time of concentration since it is such a small site.STORMWATER QUANTITY NARRATIVEDRAINAGE AREA #1Existing Drainage AreaThis area contains 0.13 acres of impervious coverage and 0.82 acres of turf fora composite CN of 77 for the 0.95 acres total.1-year event = 1.18 cfs (2,413 cu. ft.)Post-Development AreaThis area contains 0.20 acres of impervious coverage and 0.60 acres of turf fora composite CN of 82 for the 0.60 acres total.1-year event = 1.02 cfs (2,046 cu. ft.)Energy Balance Equation - (1-year storm)(Q-post) < Q-pre x (RV-pre/RV-post)1.02 < 1.18 x (2413/2046)1.02 < 1.39 requirements are met.DRAINAGE AREA #2Existing Drainage AreaThis area contains 0.09 acres of impervious coverage and 0.33 acres of turf fora composite CN of 79 for the 0.42 acres total.1-year event = 0.59 cfs (1,202 cu. ft.)Post-Development AreaThis area contains 0.06 acres of impervious coverage and 0.30 acres of turf fora composite CN of 78 for the 0.36 acres total.1-year event = 0.47 cfs (958 cu. ft.)Energy Balance Equation - (1-year storm)(Q-post) < Q-pre x (RV-pre/RV-post)0.47 < 0.59 x (1202/958)0.47 < 0.74 requirements are met.DRAINAGE AREA #3Existing Drainage AreaThis area contains 0.10 acres of impervious coverage and 1.16 acres of turf fora composite CN of 76 for the 1.26 acres total.1-year event = 1.40 cfs (2,919 cu. ft.)Post-Development AreaThis area contains 0.76 acres of impervious coverage and 0.96 acres of turf fora composite CN of 85 for the 1.72 acres total.1-year event = 3.47 cfs (6,977 cu. ft.)Routed through pond yields:1-year event = 0.24 cfs (6,963 cu. ft.)Energy Balance Equation - (1-year storm) (IF 0.8 since area is over 1 acre)(Q-post) < Q-pre x (RV-pre/RV-post) x IF0.24 < 1.40 x (2919/6963) x 0.80.24 < 0.47 requirements are met.DRAINAGE AREA #4Existing Drainage AreaThis area contains 0.01 acres of impervious coverage and 0.04 acres of turf fora composite CN of 79 for the 0.05 acres total.1-year event = 0.07 cfs (140 cu. ft.)Post-Development AreaThis area contains 0.01 of turf with a CN of 74 for the 0.01 acres total.1-year event = 0.01 cfs (20 cu. ft.)Energy Balance Equation - (1-year storm)(Q-post) < Q-pre x (RV-pre/RV-post)0.01 < 0.07 x (140/20)0.01 < 0.49 requirements are met.20.451.5'2.5'31 cy41 cy3'3.0'31 cy490 cy645.50'647.0'650.0'652.5'"A""B"648.0'649.1'650.0'648.5'647.0'645.5'1 eachCULVERT INLET PROTECTIONCIP300'DIVERSION DIKEDD1 8/30/21 REV. PER VDOT, FIRE M., PUBLIC WORKS, FRED. WATER
2 12/12/21 AGENCY REVIEWTimothy S. Stowe12/13/21
GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASEX. 20' WATER
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EX. SIGHT DISTANCE ESMT.200010851EX. 20' WATER
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e 4" PVC Sewer ForcemainEX. SSMHRIM=656.57'INV IN=638.96'INV OUT=638.76'15" RCPINV=653.95'30.00'24" CMPINV=639.79'15" CMPINV=641.02'15" CMPINV=640.63'37.00'15" RCPINV=655.95'24.00'DATE: JANUARY 25, 2021SCALE: 1" = 20'DESIGNED BY:DRAWN BY:CHECKED BY:PROJECT #:SHEETNO.DATE DESCRIPTION
REVISIONS
ROSSUM CROSSING
REDBUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIATSGROTS0437FOR
EROSION AND SEDIMENT PLAN - PHASE 1
159 OFALL DOCUMENTS PREPARED BY STOWE ENGINEERING AREINSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARENOT INTENDED TO BE SUITABLE FOR REUSE BY THE OWNER OROTHERS ON EXTENSIONS OF THE PROJECT OR ANY OTHER PROJECT.ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BYSTOWE ENGINEERING WILL BE AT THE USERS SOLE RISK.103 Heath Court
Winchester, VA 22602
(540) 686-7373
fax (540) 301-110020'20'GRAPHIC SCALE0'ST1OPOPCIPCIPCELCGLCGLCGLCGLCGLCGLCGSFST2SFSFSFSF0.45 AC.1.02 AC.0.04 AC.0.11 AC.DDDDDDDD0.57 ac to 270 LF of SF0.02 AC.CIP1 8/30/21 REV. PER VDOT, FIRE M., PUBLIC WORKS, FRED. WATER
2 12/12/21 AGENCY REVIEWTimothy S. Stowe12/13/21
GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASEX. 20' WATER
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7 649652651655656657658659660659 650655658
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3+213+48655DI-3B-6'TOP=658.46'INV=656.41'DISCHARGEUD-4 INTO DI-3DI-3B-6'TOP=659.49'INV=655.49'DISCHARGEUD-4 INTO DI-315" RCPINV=655.95'24.00'DATE: JANUARY 25, 2021SCALE: 1" = 20'DESIGNED BY:DRAWN BY:CHECKED BY:PROJECT #:SHEETNO.DATE DESCRIPTION
REVISIONS
ROSSUM CROSSING
REDBUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIATSGROTS0437FOR1510 OFALL DOCUMENTS PREPARED BY STOWE ENGINEERING AREINSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARENOT INTENDED TO BE SUITABLE FOR REUSE BY THE OWNER OROTHERS ON EXTENSIONS OF THE PROJECT OR ANY OTHER PROJECT.ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BYSTOWE ENGINEERING WILL BE AT THE USERS SOLE RISK.EROSION AND SEDIMENT PLAN - PHASE 2
103 Heath Court
Winchester, VA 22602
(540) 686-7373
fax (540) 301-110020'20'GRAPHIC SCALE0'ST1OPCIPCEIPIPIPIPLCGLCGLCGLCGLCGLCGLCGSFSFSFSFSFSFIPIPIPIPIPIPOPOPOPIPIPIPIPIPIPIPIPINSTALL 15 SY OFGROUTED RIP-RAP FOROUTFALL PROTECTIONST2DDDDDDDDCIP1 8/30/21 REV. PER VDOT, FIRE M., PUBLIC WORKS, FRED. WATER
2 12/12/21 AGENCY REVIEWTimothy S. Stowe12/13/21
EX. SIGHT DISTANCE ESMT.
200010851
EX. SSMH
RIM=656.57'
INV IN=638.96'
INV OUT=638.76'
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24.00'0+000+501+001+502+002+503+003+504+004+505+005+506+006556606656556606652+80 - 3.5' - SIGHT POINT - NEW ENTRANCE
0+00 - 3.5' OBJECT - RT 657
5+60 - 3.5' OBJECT - RT 866
2+00 - 3.5' OBJECT - RT 865
DATE: JANUARY 25, 2021SCALE: 1" = 20'DESIGNED BY:DRAWN BY:CHECKED BY:PROJECT #:SHEETNO.DATE DESCRIPTION
REVISIONS
ROSSUM CROSSING
REDBUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIATSGROTS0437FOR
VDOT DETAILS AND NOTES
1511 OFALL DOCUMENTS PREPARED BY STOWE ENGINEERING AREINSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARENOT INTENDED TO BE SUITABLE FOR REUSE BY THE OWNER OROTHERS ON EXTENSIONS OF THE PROJECT OR ANY OTHER PROJECT.ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BYSTOWE ENGINEERING WILL BE AT THE USERS SOLE RISK.CL Entrance Profile - Route 736Sectio 2B.04 STOP ign (R1-1Standard: When a sign is used to indicate that traffic is always required to stop, a STOP (R1-1) sign (see Figure 2B-1) shall be used. The STOP sign shall be an octagon with a white legend and border on a red background. Secondary legendsshall not be used on STOP sign faces. If appropriate, a supplemental plaque (R1-3 or R1-4) shall be used to display a secondary legend. Such plaques (see Figure 2B-1) shall have a white legend and border on a red background. If the numberof approach legs controlled by STOP signs at an intersections three or more, the numeral on the supplemental plaque, if used, shall correspond to the actual number of legs controlled by STOP signs. At intersections where all approaches arecontrolled by STOP signs (see Section 2B.07), a supplemental plaque (R1-3 or R1-4) shall be mounted below each STOP sign.Option:The ALL WAY (R1-4) supplemental plaque may be used instead of the 4-WAY (R1-3) supplemental plaque.Support:The design and application of Stop Beacons are described in Section 4K.05.All STOP signs must be 30"x30" in the Edinburg residency.Section 2B.06 STOP Sign PlacementStandard: The STOP sign shall be installed on the right side of the approach to which it applies. When the STOP sign is installed at this required location and the sign visibility is restricted, a Stop Ahead sign (see Section 2C.29) shall beinstalled in advance of the STOP sign. The STOP sign shall be located as close as practical to the intersection it regulates, while optimizing its visibility to the road user it is intended to regulate. STOP signs and YIELD signs shall not bemounted on the same post.Guidance: Other than a DO NOT ENTER sign, no sign should be mounted back-to-back with a STOP sign in a manner that obscures the shape of the STOP sign.Support: Section 2A.16 contains additional information about separate and combined mounting of other signs with STOP signs.Guidance: Stop lines, when used to supplement a STOP sign, should be located at the point where the road user should stop (see Section 3B.16). If only one STOP sign is installed on an approach, the STOP sign should not be placed on the far side of theintersection. Where two roads intersect at an acute angle, the STOP sign should be positioned at an angle, or shielded, so that the legend is out of view of traffic to which it does not apply. Where there is a marked crosswalk at the intersection, the STOPsign should be installed in advance of the crosswalk line nearest to the approaching traffic.Section 3B.16 Stop and Yield LinesStandard: If used, stop lines shall consist of solid white lines extending across approach lanes to indicate the point at which the stop is intended or required to be made. If used, yield lines (see Figure 3B-14) shall consist of a row of solid whiteisosceles triangles pointing toward approaching vehicles extending across approach lanes to indicate the point at which the yield is intended or required to be made.Stop lines should be 24 inches wide and white thermoplastic.Guidance: Stop lines should be used to indicate the point behind which vehicles are required to stop, in compliance with a STOP (R1-1) sign, traffic control signal, or some other traffic control device, except YIELD signs. The individual trianglescomprising the yield line should have a base of 300 to 600 mm (12 to 24 in) wide and a height equal to 1.5 times the base. The space between the triangles should be 75 to 300 mm (3 to 12 in).Option: Yield lines may be used to indicate the point behind which vehicles are required to yield in compliance with a YIELD (R1-2) sign or a Yield Here to Pedestrians (R1-5 or R1-5a) sign.Guidance: If used, stop and yield lines should be placed a minimum of 1.2 m (4 ft) in advance of the nearest crosswalk line at controlled intersections, except for yield lines at roundabout intersections as provided for in Section 3B.24 and at midblockcrosswalks. In the absence of a marked crosswalk, the stop line or yield line should be placed at the desired stopping or yielding point, but should be placed no more than 9 m (30 ft) nor less than 1.2 m (4 ft) from the nearest edge of the intersecting traveledway. Stop lines should be placed to allow sufficient sight distance to all other approaches to an intersection. If used at an unsignalized midblock crosswalk, yield lines should be placed adjacent to the Yield Here to Pedestrians sign located 6.1 to 15 m (20 to50 ft) in advance of the nearest crosswalk line, and parking should be prohibited in the area between the yield line and the crosswalk (see Figure 3B-15). Stop lines at midblock signalized locations should be placed at least 12 m (40 ft) in advance of thenearest signal indication (see Section 4D.15).Support: Drivers who yield too close to crosswalks on multi-lane approaches place pedestrians at risk by blocking other drivers' views of pedestrians.Temporary Traffic Control Plan Tim Stowe - Verification No. _____________ Entrance PlanGeneral Notes:1.This project is classified as a TMP Type "A" project. Traffic on the project is low-volume. The traffic volume for the Rte 736 is 470 vehicles per day (2015 AADT_034) with a posted speed limit of 25 mph.2.The project is located southwest of the intersection with Route 736 and Route 657 in Frederick County.3.The work consists of installing a new moderate volume subdivision entrance for 14 townhouse and removing a single family residence..4.The work zone will be approximately 100 feet in length for the entrance.5.The work zone will consist of shoulder closures and temporary closure on the south bound shoulder of Route 736, and two open cut trenches to extend water and sewer to the property, following the VirginiaWork Area Protection Manual (VWAPM) and the MUTCD.6.The work zone will be in operation Monday through Friday, during day light hours with lane closure only being allowed between 9:00am to 3:00pm. Lane closures will not be allowed from noon the work daybefore a holiday to noon the work day after the holiday as specified in the Road and Bridge Specifications or as approved by the engineer.7.The contractor shall provide an intermediate level Work Zone Safety Coordinator to develop the work zone and at least a basic level Work Zone Safety Coordinator to monitor and maintain the work zone.8.The shoulder closure will follow TTC-4.1 of the VWAPM. The lane closure will follow TTC-23.1 of the VWAPM. Signing project limits will follow TTC-53 of the VWAPM.9.The contractor shall submit a detailed traffic control plan to VDOT for review 14 days prior to any construction on VDOT Right-of-Way.10. The contractor shall maintain adequate access and sight distance to all properties. Emergency Vehicles and Postal Vehicles shall have access to properties at all times.11. All equipment and material storage shall be located outside of the clear zone. The clear zone for this project is 30' beyond the edge of the existing pavement.12. Entrances, Intersections, and Pedestrian Access: The roads must remain open to traffic at all times during construction. A 10' shared use path adjacent to the work zone must remain open duringconstruction.13. The Contractor is responsible for designating a person assigned to the project who will have the primary responsibility, with sufficient authority, for implementing the TMP.14. Contractor personnel assigned to the project must be trained in traffic control to a level commensurate with their responsibilities in accordance with VDOT's work zone traffic control training guidelines.15. At a minimum, the Contractor shall perform daily reviews of the work zone to ensure compliance with contract documents and established specifications and standards.Typical Sections. - See Entrance design PlansDetails - See Entrance Design PlansSchematic layout of work zone - See Entrance Design PlansPublic Communications Plana.The Contractor shall notify the VDOT Project Manager/Residency Administrator of scheduled general work plans and traffic delays a minimum of seven (7) days prior implementation of the work. VDOT willprovide project information to the Staunton District Public Affairs in advance of the start of construction and weekly updates by noon on Thursday for the following weeks work. Changes in the work plansshall be made immediately known to VDOT.b.The Contractor shall notify the VDOT Project Manager/Residency Administrator of specific work requiring lane shifts, lane closures and/or phase changes a minimum of two (2) working days prior toimplementing that specific activity. Activities requiring height, width, and weight restrictions require notification ten (10) working days prior to the specific activity.c.The Contractor shall notify the VDOT Project Manager/Residency Administrator of any unscheduled traffic delays immediately upon knowing the change to the work schedule.Transportation Operations Plan - Not required. The work zone is less than ½ mile in length.RT 736 PHV = 470 x 11% = 47PHV = AADT x 11% RT 736RIGHT TURN ANALYSIS RT 736 - PHV LEFT TURNS = 7 OPPOSING VOLUME RT 736 PHV = 470 x 11% =47PHV = AADT x 11%LEFT TURN ANALYSISEST. PHV RIGHT TURNS - (IN) = 8, (OUT) = 0; EST. PHV LEFT TURNS (IN) =1, (OUT) =7LEFT TURN LANES SHALL BE CONSIDERED WITH LEFT TURN PHV IS >100ESTIMATED THAT 99% WILL BE COMING AND GOING TO SENSENY ROAD (RT 657)ROUTE 736 - LOCAL STREET - POSTED 25 MPHRT 736 Widening ProfilePRELIMINARY PAVEMENT DESIGN IS BASED ON A CBR VALUE OF 6 WHICHIS TYPICAL FOR FREDERICK COUNTY. THE VDOT FIELD INSPECTOR MAYREQUIRE THE "FLEXIBLE PAVEMENT DESIGN WORKSHEET" PER THE "2000PAVEMENT DESIGN GUIDE" BASED ON OBSERVED FIELD CONDITIONS. IFSO, THEN THE FINAL PAVEMENT DESIGN IS TO BE SUBMITTED BASED ONACTUAL CBR VALUES OBTAINED USING VA TEST METHOD 8. CONTRACTORWILL NOT INSTALL PAVEMENT OR CURBING WITHOUT INSPECTION ANDAPPROVAL OF VDOT FIELD INSPECTOR.103 Heath Court
Winchester, VA 22602
(540) 686-7373
fax (540) 301-1100 ITECODEITE USEUNITSINOUTTOTALAM PEAK HOURADTINOUTTOTALPM PEAK HOUR220TOWNHOUSE18279851395280'280'RT 736-25 MPHRT 657 - 45 MPH
RT. 865 - 25 MPH
RT. 866 - 25 MPHGRAPHIC SCALE50'0'50'3%1%CG-11SEE APPROVED PLANS TITLED "SENSENY RD. -ROSSUM LN. - TWINBROOK CIR., PUBLICIMPROVEMENT PLAN" BY GREENWAYENGINEERING DATED OCTOBER 15, 2007, ANDREVISED JUNE 25, 2021 FOR IMPROVEMENTSTO SENSENY ROAD AND ROSSUM LANE SUCHAS SIDEWALKS, CURBING, PAVING, ANDSTORM SEWER IMPROVEMENTS.WP-2 MILL ANDOVERLAY AREA1 8/30/21 REV. PER VDOT, FIRE M., PUBLIC WORKS, FRED. WATER
2 12/12/21 AGENCY REVIEWTimothy S. Stowe12/13/21
30.00'37.00'24.00'DATE: JANUARY 25, 2021SCALE: 1" = 20'DESIGNED BY:DRAWN BY:CHECKED BY:PROJECT #:SHEETNO.DATE DESCRIPTION
REVISIONS
ROSSUM CROSSING
REDBUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIATSGROTS0437FOR1512 OFALL DOCUMENTS PREPARED BY STOWE ENGINEERING AREINSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARENOT INTENDED TO BE SUITABLE FOR REUSE BY THE OWNER OROTHERS ON EXTENSIONS OF THE PROJECT OR ANY OTHER PROJECT.ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BYSTOWE ENGINEERING WILL BE AT THE USERS SOLE RISK.LIFE SAFETY PLAN NOPARKINGORSTANDINGFIRE LANENOPARKINGORSTANDINGFIRE LANENOPARKINGORSTANDINGFIRE LANESIGN TYPE "A"SIGN TYPE "C"SIGN TYPE "D"Standard wording withan arrow on the bottompointing to the right.One sign mountedparallel to the line ofcurbing or pavementedge at the end of thepainted area.Standard wording withan arrow on the bottompointing to the left. Onesign mounted parallel tothe line of curbing orpavement edge at theend of the painted area.Standard wording withno arrow. One signmounted parallel to theline of curbing orpavement.NOPARKINGORSTANDINGFIRE LANENOPARKINGORSTANDINGFIRE LANENOPARKINGORSTANDINGFIRE LANELimits of Fire LaneNo More Than 50 feetBetween Signs7'0" to 7'6"D103.7 Curb Designation. Where curbing is provided adjacent to fire lane, it must bepainted yellow within the limits of the fire lane. In areas without curbing a 6 inch yellowline shall be applied to the edge of pavement. Paint shall be highway traffic grade.6"6"6"6"Curbs shall be identified by a 6 inchyellow paint stripe on the top and side.Rolled curbs shall be identified by a 6inch yellow paint stripe to the top.Roads with no curbs shall be identifiedby a 6 inch yellow stripe.SECTION D101 GENERALD101.1 Scope - Fire apparatus access roads shall be in accordance with this appendix and all other applicable requirements of the International Fire Code.SECTION D102 REQUIRED ACCESSD102.1 Access and loading - Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of anapproved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatusweighing at least 75,000 pounds (34 050 kg).SECTION D103 MINIMUM SPECIFICATIONSD103.1 Access road width with a hydrant - Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet (7925mm), exclusive of shoulders (see Figure D103.1).D103.2 Grade - Fire apparatus access roads shall not exceed 10 percent in grade. Exception: Grades steeper than 10 percent as approved by the fire chief.D103.3 Turning Radius - The minimum turning radius shall be determined by the fire code official.D103.4 Dead Ends - Dead-end fire apparatus access roads in excess of 150 feet (45 720 mm) shall be provided with width and turnaround provisions inaccordance with Table D103.4.TABLE D103.4 REQUIREMENTS FOR DEAD-END FIRE APPARATUS ACCESS ROADSLENGTH (feet)WIDTH (feet)TURNAROUNDS REQUIRED1.Length 0' - 150'a.20' width required,b.no turnaround required2.Length 151'-500'a.20' width requiredb.Turnaround required: 120' hammerhead, 60' "Y", or 96' diameter cul-de-sac3.Length 501'-750'a.26' width requiredb.Turnaround required: 120' hammerhead, 60' "Y", or 96' diameter cul-de-sac4.Length greater 750'a.Special approval requiredD103.5 Fire apparatus access road gatesGates securing the fire apparatus access roads shall comply with all of the following criteria:1.The minimum gate width shall be 20 feet (6096 mm).2.Gates shall be of the swinging or sliding type.3.Construction of gates shall be of materials that allow manual operation by one person.4.Gate components shall be maintained in an operative condition at all times and replaced or repaired when defective.5.Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shallbe approved by the fire code official.6.Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry toolsor when a key box containing the key(s) to the lock is installed at the gate location.7.Locking device specifications shall be submitted for approval by the fire code official.8.Electric gate operators, where provided, shall be listed in accordance with UL 325.9.Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirements of ASTM F 2200.D103.6 Signs. Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING - FIRE LANE signs complyingwith Figure D103.6. Signs shall have a minimum dimension of 12 inches (305 mm) by 18 inches (457 mm) high and have red letters on a white background.Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2.D103.6.1 Roads 20 to 26 feet in width - Fire lane signs as specified in Section 106.3 shall be posted on both sides of the fire apparatus roads that are 20 to26 feet wide.D103.6.2 Roads more than 26 feet in width - Fire lane signs as specified in Section 106.3 shall be posted on one side of fire apparatus access roads more than26 feet wide and less than 32 feet wide.SECTION D104 COMMERCIAL AND INDUSTRIAL DEVELOPMENTSD104.1 Buildings exceeding three stories or 30 feet in heightBuildings or facilities exceeding 30 feet (9144 mm) or three stories in height shall have at least two means of fire apparatus access for each structure.D104.2 Buildings exceeding 62,000 square feet in areaBuildings or facilities having a gross building area of more than 62,000 square feet (5760 m2) shall be provided with two separate and approved fire apparatusaccess roads. Exception: Projects having a gross building area of up to 124,000 square feet (11 520 m2) that have a single approved fire apparatus access roadwhen all buildings are equipped throughout with approved automatic sprinkler systems.D104.3 RemotenessWhere two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overalldiagonal dimension of the lot or area to be served, measured in a straight line between accesses.SECTION D105 AERIAL FIRE APPARATUS ACCESS ROADSD105.1 Where requiredWhere the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shallbe provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of theroof to the exterior wall, or the top of parapet walls, whichever is greater.D105.2 WidthAerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of thebuilding or portion thereof.D105.3 Proximity to buildingAt least one of the required access routes meeting this condition shall be located within a minimum of 15 feet (4572 mm) and a maximum of 30 feet (9144mm) from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus accessroad is positioned shall be approved by the fire code official.D105.4 ObstructionsOverhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building.Other obstructions shall be permitted to be placed with the approval of the fire code official.§ 90-4 General requirements. The following requirements shall apply to all construction or land development activities in areas of the County to which thisarticle applies:A.Means of access for Fire Department apparatus.(1)The means of access for Fire Department apparatus and personnel shall consist of fire lanes, private streets, streets, parking lot lanes or a combinationthereof.(2)Parking in any means of access shall not be permitted within 15 feet of a fire hydrant, sprinkler or standpipe connection or in any other manner whichwill obstruct or interfere with the Fire Department's use of the hydrant or connection.(3)"No parking" signs or another designation indicating that parking is prohibited shall be provided at all normal and emergency access points to structuresand within 15 feet of each fire hydrant, sprinkler or standpipe connection.B.Fire lanes.(1)The Fire Marshal or his/her designated representative, in concert with the local volunteer fire company, may designate both public and private fire lanesas required for the efficient and effective use of fire apparatus. Said fire lanes shall be marked in a manner prescribed by the Fire Marshal or his/herdesignated representative. Parking in a designated fire lane shall be controlled by Chapter 158, Vehicles and Traffic, of the Frederick County Code.(2)Fire lanes shall be at least 20 feet in width, with the road edge closest to the structure at least 10 feet from the structure, be constructed of a hardall-weather surface adequately designed to support any fire apparatus likely to be operated in such fire lane or be of subsurface construction designed tosupport the same loads as the above surfaces and be covered with no more than three inches of soil or sod, or both, and be designed with radii ofsufficient length to allow for safe turning by any fire apparatus likely to be operated on such fire lane.(3)Fire lanes connecting to public streets, roadways or private streets shall be provided with curb cuts extending at least two feet beyond each edge ofthe fire lane.(4)Chains or other barriers may be provided at the entrance to fire lanes or private streets, provided that they are installed according to the requirementsof the Authority Having Jurisdiction.C.Parking lot lanes - Parking lot lanes shall have a minimum of 15 feet clear width between rows of parked vehicles for vehicular access and movement.D.Location of structures.(1)At least three perimeter walls of all industrial, commercial, public or semipublic or residential structures with three or more dwelling units per structureshall be within 200 feet of a street, fire lane, or private street.(2)Structures exceeding 30 feet in height shall not be set back more than 50 feet from a street, fire lane or private street.(3)When any combination of private fire-protection facilities, including but not limited to fire-resistive roofs, fire separation walls, space separation andautomatic fire-extinguishing systems, is provided, and approved by the Fire Marshal or his/her designated representative as an acceptable alternative,Subsection D(2) shall not apply.(4)The Fire Marshal or his/her designated representative may, in concert with the local volunteer fire company, require at least two means of access forfire apparatus to all commercial and industrial structures. Those access ways shall meet the requirements of Subsection B(3).(5)Landscaping or other obstructions shall not be placed around structures or hydrants in a manner so as to impair or impede accessibility for fire-fightingand rescue operations.E.Water supply.(1)Water supply systems shall be designed so as to be capable of supplying at least 1,000 gallons per minute at 20 pounds per square inch. Watersupplies shall be made available and operational before combustibles are on site during construction.(2)In areas developed with single-family detached or duplex dwelling units, there shall be a fire hydrant within 400 feet of all units. In areas developedwith three to five dwelling units per structure, there shall be a hydrant within 300 feet of all units. In areas developed with six or more dwelling unitsper structure, there shall be at least two hydrants within 300 feet of all units. In areas developed with industrial or commercial development(s), thereshall be a hydrant within 300 feet of all portions of any structure. Where one hydrant is dedicated to the operation of a standpipe system, there shall beat least one other hydrant meeting the distance requirements set forth above. The hydrant dedicated to the operation of the standpipe system shall notbe farther than 50 feet from the standpipe. Distance measurements under this section shall be along center-line roadway surfaces or along surfacesmeeting the requirements of a fire lane (designated or undesignated) where appropriate, but in all cases access to each hydrant shall be directly from aroadway and/or fire lane.(3)Fire hydrants shall be marked in accordance with the Frederick County Sanitation Authority policy.(4)Fire hydrants located in parking areas shall be protected by barriers that will prevent physical damage from vehicles.(5)Fire hydrants shall be located within three feet of the curbline of fire lanes, streets or private streets when installed along such access ways.(6)Fire hydrants shall be installed in accordance with the standards of the Frederick County Sanitation Authority.(7)Threads on fire hydrant outlets shall conform to Frederick County Sanitation Authority policy.(8)Fire hydrants shall be supplied by not less than a six-inch diameter main.F.Fire protection during construction. Trash, debris and other combustible material shall be removed from the construction site as often as necessary tomaintain a firesafe construction site.G.Plans. Complete as-built building floor plans, site plans and plans of fire-suppression systems shall be submitted to the Chief Building Official and FireMarshal, or their respective designated representatives, prior to issuance of the final certificate of occupancy.FREDERICK COUNTY FIRE MARSHAL NOTES103 Heath Court
Winchester, VA 22602
(540) 686-7373
fax (540) 301-110020'20'GRAPHIC SCALE0'FIRE HYDRANTFIRE HYDRANTFIRE HYDRANT6" YELLOW STRIPE6" YELLOW STRIPE6" YELLOW STRIPESIGN TYPE "D"SIGN TYPE "D"AC148'150'SIGN TYPE "D"3
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TBOONE COURT1 8/30/21 REV. PER VDOT, FIRE M., PUBLIC WORKS, FRED. WATER
2 12/12/21 AGENCY REVIEWTimothy S. Stowe12/13/215 TOWNHOUSES
GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGAS8" PVC Wat
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1+65
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1+22
0+001+001+641+712+00
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3+213+4824.00'DATE: JANUARY 25, 2021SCALE: 1" = 20'DESIGNED BY:DRAWN BY:CHECKED BY:PROJECT #:SHEETNO.DATE DESCRIPTION
REVISIONS
ROSSUM CROSSING
REDBUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIATSGROTS0437FOR
LANDSCAPING PLAN
1513 OFALL DOCUMENTS PREPARED BY STOWE ENGINEERING AREINSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARENOT INTENDED TO BE SUITABLE FOR REUSE BY THE OWNER OROTHERS ON EXTENSIONS OF THE PROJECT OR ANY OTHER PROJECT.ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BYSTOWE ENGINEERING WILL BE AT THE USERS SOLE RISK.103 Heath Court
Winchester, VA 22602
(540) 686-7373
fax (540) 301-1100 SEEDING SCHEDULE (PER SECTION 3.32 OF VESH)1.) Topsoil will be spread at a minimum depth of 4".2.) Pulverized agricultural limestone will be incorporated into the soil at a rate of 92 lbsper 1000 square feet (2 tons per acre).3.) Fertilize with 10-10-10 at a rate of 23 lbs per 1000 square feet (1000 lbs per acre).4.) Seed mix will consist of 75% Kentucky 31 Tall Fescue, 10% Annual Rye, 10% FoxtailMillet, and 5% Red Clover at 200 lbs per acre.5.) Straw mulch will be applied to all seeded areas at the rate of 3500 lbs per acre andanchored with cutback, or emulsified asphalt applied at a rate of 200 gallons per acre.LANDSCAPING NOTESMiss Utility must be contacted prior to planting. Advise engineer of record of any conflicts in planting locations andutility markings. Landscaper must stake and guy all trees. Stake locations must avoid utilities.Trees and shrubs shall be healthy and free of insect eggs, larvae, and disease. The plants shall have ample roots andbe well branched.The planter shall guarantee all plants for one year.Landscaper shall use shredded mulch in all planting beds and around trees. Tags from each plant will be provided tothe owner.Plant substitutions will be allowed with the written approval of the Frederick County Planning Department.All planting shall conform to with §165-203.01B of the Frederick County Zoning Ordinance. (Plant selection, plantingprocedures, and maintenance).4.3.2.1.5.6.NO TREES, SHRUBS, OR FENCES SHALL BE PLACED WITHIN ENTRANCE SIGHT LINESNO TREES, SHRUBS, OR FENCES SHALL BE PLACED WITHIN FREDERICK WATER EASEMENTSNO TREES, SHRUBS, OR FENCES SHALL BE PLACED WITHIN 5' OF UTILITY LINESSite DataParking Stalls1 per 10 Stalls7/10 = 1CalculationRequirementImpervious Area < 100,000 sf1 per 2,000 sf51,749/2000 = 26Trees27Impervious Area > 100,000 sf1 per 5,000 sf0/5000 = 0HeightMatureSymbolBotanical NameHeight or CaliperPlanting SizeCommon NameQuantityShade Trees25' +DW2" CaliperCornus KousaKousa Dogwood27HeightMatureSymbolBotanical NameHeight or CaliperPlanting SizeCommon NameQuantity3 PLANTS PER 10' = 22525'+DW751.25" CaliperCornus KousaKousa DogwoodEastern CedarEC20'+Juniperus virginiana716'+18" tall7948" tallHHollyIlex (any varities)HeightMatureSymbolBotanical NameHeight or CaliperPlanting SizeCommon NameQuantityROAD EFFICIENCY BUFFER - 199'DW20Cornus KousaKousa Dogwood202020'12'RECREATIONALFACILITY-UNIT20'20'GRAPHIC SCALE0'65B-(6)-26MARIA G. JUAREZ RAMIREZ200006596ZONED: RPUSE: RES.±0.5 ACRES65B-(6)-27MOLDEN REAL ESTATE CORP.090008353ZONED: RPUSE: RES.±0.5 ACRES65B-(5)-34VICTOR S. HERNANDEZ170000128ZONED: RPUSE: RES.±0.5 ACRES65B-(6)-25LUIS M. CORONA ESPINOZA200015392ZONED: RPUSE: VACANT±0.5 ACRES65B-(5)-7CHARLES C. SIMS150003753ZONED: RPUSE: RES±0.45 ACRES65B-(5)-8THELMA MASONDB 410, PG 487ZONED: RPUSE: RES±0.45 ACRES15' INACTIVE10' ACTIVELANDSCAPING BUFFER SCREEN ADJACENT TO NEIGHBORS - 675'Deciduous TreeEvergreen TreeShrubHeadlight Screening16 shrubsHeightMatureSymbolBotanical NameHeightPlanting SizeCommon NameQuantityShrubs1615' POWERLINE TRIMMING3 PLANTS PER 10' = 6025'+1.25" CaliperEastern CedarEC20'+Juniperus virginiana6'+18" tall48" tallHHollyIlex (any varities)Deciduous TreeEvergreen TreeShrub6'+18" tallHHollyIlex (any varities)50' ROAD EFFICIENCY BUFFER6' OPAQUE FENCE6' OPAQUE FENCE225 TOTAL60 TOTAL1 8/30/21 REV. PER VDOT, FIRE M., PUBLIC WORKS, FRED. WATER
2 12/12/21 AGENCY REVIEWHeightMatureSymbolBotanical NameHeight or CaliperPlanting SizeCommon NameQuantity6 shrubs per 5 units, 2 trees per 5 units25'+DW1.25" CaliperCornus KousaKousa Dogwood96'+18" tall36HHollyIlex (any varities)ORNAMENTAL LANDSCAPINGTreeShrub
GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASEX. ELECTRIC ESMT. (NO WIDTH)DB 364, PG 1150.51.02.05.00.51.02.05.00.51.02.05.00.51.02.05.00.51.02.05.00.51.02.05.00.51.02.05.00.51.02.05.00.5
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5.00.51.02.05.00.51.02.05.00.51.02.05.00.51.02.05.00.51.02.05.00.51.02.05.00.51.02.05.00.51.02.05.00.51.02.05.00.51.02.05.00.51.02.05.00.51.02.05.00.51.02.05.00.51.02.05.00.51.02.05.00.51.02.05.00.51.02.05.00.51.02.05.00.51.02.05.00.51.02.05.03.01.00.5DATE: JANUARY 25, 2021SCALE: 1" = 20'DESIGNED BY:DRAWN BY:CHECKED BY:PROJECT #:SHEETNO.DATE DESCRIPTION
REVISIONS
ROSSUM CROSSING
REDBUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIATSGROTS0437FOR1514 OFALL DOCUMENTS PREPARED BY STOWE ENGINEERING AREINSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARENOT INTENDED TO BE SUITABLE FOR REUSE BY THE OWNER OROTHERS ON EXTENSIONS OF THE PROJECT OR ANY OTHER PROJECT.ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BYSTOWE ENGINEERING WILL BE AT THE USERS SOLE RISK.LIGHTING PLAN
103 Heath Court
Winchester, VA 22602
(540) 686-7373
fax (540) 301-110020'20'GRAPHIC SCALE0'LIGHTING SHALL CONFORM TO FREDERICK COUNTY ZONINGORDINANCE §165-201.07All outdoor lighting fixtures shall be designed, shielded, aimed,located and maintained to shield adjacent properties and to notproduce glare onto adjacent properties or road rights-of-way.Parking lot fixtures and light fixtures on buildings shall befull-cutoff fixtures.Building-mounted or wall-pack lighting fixtures shall not bemounted more than 25 feet above the finished grade of thebuilding. These fixtures shall be shielded (full-cutoff) so that thelight source is not visible from adjacent properties or roadrights-of-way. Non-cutoff wall-pack lighting fixtures shall not bepermitted.EX. ELECTRIC ESMT. (NO WIDTH)DB 364, PG 1154' ARM (OPTIONAL)20' POLEALED3T150 FIXTUREPLAYGROUNDMARLOW COUR
TBOONE COURT1 8/30/21 REV. PER VDOT, FIRE M., PUBLIC WORKS, FRED. WATER
2 12/12/21 AGENCY REVIEWTimothy S. Stowe12/13/21Calculation SummaryLabelUnitsAvgMaxMinENTRANCE AND PARKING MOUNTED @ 20'Fc2.696.00.0
DATE: JANUARY 25, 2021SCALE: 1" = 20'DESIGNED BY:DRAWN BY:CHECKED BY:PROJECT #:SHEETNO.DATE DESCRIPTION
REVISIONS
ROSSUM CROSSING
REDBUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIATSGROTS0437FOR1515 OFALL DOCUMENTS PREPARED BY STOWE ENGINEERING AREINSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT. THEY ARENOT INTENDED TO BE SUITABLE FOR REUSE BY THE OWNER OROTHERS ON EXTENSIONS OF THE PROJECT OR ANY OTHER PROJECT.ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BYSTOWE ENGINEERING WILL BE AT THE USERS SOLE RISK.LIGHTING PLAN
103 Heath Court
Winchester, VA 22602
(540) 686-7373
fax (540) 301-110020'20'GRAPHIC SCALE0'1 8/30/21 REV. PER VDOT, FIRE M., PUBLIC WORKS, FRED. WATER
2 12/12/21 AGENCY REVIEWTimothy S. Stowe12/13/21