HomeMy WebLinkAbout02-22 Design Plan1COVER SHEETN/A
Gas:Shenandoah Gas Co.
P.O. Box 2400
Winchester, VA 22604
(540) 869-1111
Phone:Verizon
P.O. Box 17398
Baltimore, MD 21297
(301) 954-6282
Water/Sewer: Frederick Water
P.O. Box 1877
Winchester, VA. 22604
(540) 868-1061
UTILITY NOTICE REQUIRED
Contractors shall notify all public utility operators who maintain underground utility lines in the
area of proposed excavating or blasting at least two (2) working days, but not more than ten (10)
working days, prior to commencement of excavation or demolition. Names and telephone
numbers of the operators of underground utility lines appear below. These numbers shall also be
used to serve in an emergency condition.
CALL "MISS UTILITY"
VIRGINIA UTILITY PROTECTION SERVICE (VUPS) AT 811 OR 1-800-552-7001, 48 HOURS
PRIOR TO THE START OF WORK. EXCAVATORS MUST NOTIFY ALL PUBLIC UTILITY
OPERATORS WHO MAINTAIN UNDERGROUND UTILITY LINES IN THE AREA OF
PROPOSED EXCAVATING OR BLASTING AND HAVE THOSE FACILITIES LOCATED BY THE
UTILITY COMPANIES PRIOR TO COMMENCING EXCAVATION. THE EXCAVATOR IS
RESPONSIBLE FOR COMPLIANCE WITH ALL COUNTY REQUIREMENTS, VIRGINIA CODE
AND REGULATIONS.
VICINITY MAP
SCALE: 1" = 1000'
OWNER
SNOWDEN II LLC
3201 JERMANTOWN ROAD, SUITE 150
FAIRFAX, VA 22030
571-581-4791
DEVELOPER
SNOWDEN II LLC
3201 JERMANTOWN ROAD, SUITE 150
FAIRFAX, VA 22030
571-581-4791
Power:Rappahannock Electric Coop
137 Kelly Court
Front Royal, VA 22630
1-800-552-3904 STEPHENSON VILLAGE IISTONEWALL MAGISTERIAL DISTRICTFREDERICK COUNTY, VIRGINIAJAN. 21, 2022
CMM/ZJ
22-02
15
2760B
Plan Revisions
Rev No Date Comment
01 4/13/2022 AGENCY COMMENTS
02 4/18/2022 FC GIS ROAD NAME COMMENTS
03 5/10/2022 VDOT AND FC PLANNING COMMENTS
04 6/07/2022 VDOT COMMENTS
05 06/27/2022 FC PLANNING COMMENTS 151 Windy Hill LaneWinchester, Virginia 22602Telephone: (540) 662-4185Fax: (540) 722-9528www.greenwayeng.comFND1971ENGINEERINGSHEET OF
DESIGNED BY:
FILE NO.
SCALE:
DATE:
LIST OF SERVICES: CIVIL ENGINEERING I GIS I LAND SURVEYING I ENVIRONMENTAL I ANALYTICAL LABORATORY I QUALITY CONTROL TESTING & INSPECTIONS PROUDLY SERVING VIRGINIA & WEST VIRGINIAOFFICES IN: WINCHESTER, VA & MARTINSBURG, WVSTEPHENSON VILLAGE II
MASTER DEVELOPMENT PLAN
STONEWALL MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
FREDERICK COUNTY ADMINISTRATOR
APPROVALS
DATE
FREDERICK COUNTY PLANNING DIRECTOR DATE
MASTER DEVELOPMENT PLAN NUMBER 02-22
15 2003 GDP 01 04/13/2022
Sheet List Table
Sheet #Sheet Title Rev. No. Rev. Date
1 Cover Sheet
2 General Notes and Legend
3 Overall Boundary Map
4 Proffered GDP and Project Development Plan
5 Overall Environmental Sheet
6 Development Aggregate Tabulation Sheet
7 Road Classification & Required Landscaping Plan
8 Land Use Plan and Sheet Index
9 Land Use Plan
10 Land Use Plan
11 Land Use Plan
12 Land Use Plan
13 Land Use Plan
14 Proffer Compliance Sheet
05 06/27/2022
01 04/13/2022
01 04/13/2022
05 06/27/2022
01 04/13/2022
01 04/13/2022
04 06/07/2022
03 05/10/2022
03 05/10/2022
03 05/10/2022
03 05/10/2022
03 05/10/2022
03 05/10/2022
01 04/13/2022
FIRE MARSHAL'S NOTE
GENERAL NOTES VDOT GENERAL NOTES PROJECT NOTES LEGEND
N/A
2GENERAL NOTES AND LEGENDSTEPHENSON VILLAGE IISTONEWALL MAGISTERIAL DISTRICTFREDERICK COUNTY, VIRGINIAJAN. 21, 2022
CMM/ZJ
2760B
22-02
15
Fire lane markings and signage:
Any "No Parking" signs and yellow painted curb locations will be installed
by field inspection at the direction of the Fire Marshal's Office.
FREDERICK WATER PROJECT INFORMATION
WATER AND SANITARY SEWER USAGE
WATER DEMAND 308,270 GPD
SANITARY SEWER DISCHARGE 308,270 GPD
Calculation of demand/discharge
WATER DEMAND
*Residential: 235 gpd per connection
*Commercial: 75 gpd per 1,000 sf
*Industrial: 25 gpd @ 10 persons per acre
SEWER DISCHARGE
Sewer discharge equals water demand 151 Windy Hill LaneWinchester, Virginia 22602Telephone: (540) 662-4185Fax: (540) 722-9528www.greenwayeng.comFND1971ENGINEERINGSHEET OF
DESIGNED BY:
FILE NO.
SCALE:
DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIAOFFICES IN: WINCHESTER, VA & MARTINSBURG, WVMDP NUMBER: #02-22
1. Greenway Engineering, Inc. (GE) issued this plan set based on project criteria dictated by the client and municipal codes. This plan set is
not considered complete or appropriate for construction until ALL necessary agencies have given approval AND this plan set is signed
and sealed by a licensed professional. Any work, planning, scheduling, material purchases and/or construction prior to approvals and
licensed/professional sealing will be performed at the risk of the personnel authorizing work. GE shall be held harmless from and costs,
time delay and/or material changes incurred on work started before this plan set receives approvals and seals.
2. Methods and materials used in the construction of the improvements herein shall conform to current County Construction Standards and
Specifications and/or current VDOT Standards and Specifications.
3. The Engineer shall not have control over or charge of and shall not be responsible for construction means, methods, techniques,
sequences or procedures nor for safety precautions and programs in connection with work shown on these plans. The Engineer is not
responsible for the contractor's schedules or failure to carry out the work. The Engineer is not responsible for acts of omissions of the
contractor, subcontractor, or their agents or employees, or any other person performing portions of the work.
4. The Contractor, Owner or Developer shall be responsible for securing any third party inspection/testing service to insure construction
compliance with these plans and specifications. It is Greenway Engineering's recommendation that a third party inspection/testing
service be employed to ensure that project is completed and materials installed meet the details and specifications in these plans.
5. The location of existing utilities shown in these plans are taken from existing records. It shall be the contractors responsibility to verify the
exact horizontal and vertical location of all existing utilities as needed prior to construction. The contractor shall be responsible for the
digging of all test holes that may be required, whether recommended or not by these plans, to determine the exact location and elevation
of existing utilities. If any conflicts arising from this existing utility verification or if during the course of construction, any object of an
unusual nature is encountered, the contractor shall cease work in that area and immediately notify Greenway Engineering at (540)
662-4185 and/or the proper authority. Greenway Engineering or any engineer associated with these plans shall not be responsible or
liable for any construction cost that may be associated with the installation or reinstallation any utility or other improvements if not
notified of any discrepancies between actual field conditions and the approved plan.
6. The approval of these plans in no way relieve the developer, the contractor, or their agents of any legal responsibility which may be
required by the code of Virginia or any other ordinance enacted by the County nor does it guarantee the issuance of any required permit
by the County, VDOT or any other Agency.
7. An approved set of plans and all applicable permits must be available at the construction site at all times during construction. A
representative of the developer must be available at all times.
8. Prior to the initiation of any land disturbing activities the Developer, the Contractor or the Responsible Land Disturber shall obtain a Land
Disturbance Permit from the County Engineer's office. The Contractor, Developer or his agent shall be responsible for obtaining a Virginia
Stormwater Management Program (VSMP) Permit and shall be responsible for the registration of the construction site as required by law.
They shall also be responsible for obtaining and maintaining on site a Stormwater Pollution Prevention Plan (SWPPP). The approval of
these plans in no way relieves the developer or his agent of the responsibilities contained in the Virginia Erosion and Sediment Control
Handbook.
9. The Developer or his agent shall be responsible for obtaining any required permits from the Virginia Department of Environmental Quality
(DEQ) or the United States Army Corp of Engineers for any plan wetland disturbance as shown on these plans. They shall also be
responsible the identification and delineation of any wetlands that may be present on the construction site.
10. The contractor shall provide adequate means of cleaning mud from trucks and/or other equipment prior to entering public streets, and it is
the contractors responsibility to clean streets, allay dust, and to take whatever measures are necessary to insure that public streets are
maintained in a clean, mud and dust free condition at all times.
11. A permit must be obtained from the Office of the Resident Engineer, Virginia Department of Transportation (VDOT) and Frederick County
prior to any construction activities within existing State right-of-way.
12. The developer will be responsible for any damage to the existing streets and utilities which occurs as a result of his construction project
within or contiguous to the existing right-of-way.
13. Warning signs, markers, barricades or flagmen should be in accordance with the State and Federal Manual on Uniform Traffic Control
Devices (MUTCD).
14. The exact location of all guard rails and paved ditches will be determined by VDOT personnel. "A joint inspection will be held with the
Developer, County Representatives, and Representatives of the Virginia Department of Transportation (VDOT) to determine if and
where guard rail and/or paved ditches will be needed. The developer will be responsible for providing guardrail and paved ditches as
determined by this joint inspection." Refer to Virginia Department of Transportation (VDOT) Guard Rail and Paved Ditch Specifications.
15. All unsuitable material shall be removed from the construction limits of the site plan before placing embankment.
16. All pavement sections shown on these approved plans are based on a minimum CBR value of 6 and are for preliminary design only. Final
pavement design shall be based upon actual field tested CBR values. The Contractor or Developer shall be responsible for field tests
per VDOT standards to obtain actual CBR values for final design. Final pavement designs will be approved by VDOT and/or the
Owner/Developer, which ever applicable, prior to installation.
17. All springs shall be capped and piped to the nearest storm sewer manholes or curb inlet. The pipe shall be minimum 6" diameter and
conform to VDOT standard SB-1.
18. When grading is proposed within easements of utilities, letters of permission from all involved companies must be provided to the County
Public Works Department prior to issuance of grading and/or site development permits.
19. Notification shall be given to the appropriate utility company prior to construction of water and/or sanitary sewer lines. Information should
also be obtained from the appropriate authority concerning permits, cut sheets, and connections to existing lines.
20. The Developer and/or Contractor shall be responsible to supply all utility companies with copies of the approved plans and advise them
that all grading shall conform to the approved plans, and further that the utility companies shall be responsible for horning these plans
and the finished grades in the installation of their utility lines.
21. All utilities to be located underground.
22. Contractors shall notify operators who maintain underground utility lines in the area of proposed excavating or blasting at least two (2)
working days, but not more than ten (10) working days, prior to commencement of excavation or demolition.
23. The developer will be responsible for the relocation of any utilities which is required as a result of his project. The relocation should be
done prior to construction.
24. All parking lot/street light and dry utility design shall be performed and provided separately by others. All dry utility and or lighting
information shown hereon is as specified by others and is included for informational purposes only, as directed by the Owner, Developer
and/or public agency requirements. Greenway Engineering has not performed the lighting and/or dry utility design and does not warrant
and is not responsible for the degree and/or adequacy of illumination on this project or the adequacy of the dry utility to service the site.
25. All sanitary sewers, water mains and appurtenances shall be constructed in accordance with the current standards and specifications of
the Frederick County Sanitation Authority.
26. All stormwater piping and structures shown on these plans are only accurate to the inlet or manhole locations as shown hereon. Detail
design of stormwater structures were not provided to Greenway Engineering. Actual pipe alignments will be based upon developed
structural shop drawings as provided by the manufacturer. Contractor shall make adjustments to pipe alignments base on provided shop
drawings. Greenway Engineering will not be held responsible or liable for any discrepancies or changes caused by the structural design.
Contractor may submit shop drawings to Greenway Engineering for review and approval at contractor's expense. Shop drawings will be
reviewed for compliance with design plans. The Owner or Developer will be responsible for any redesign as a result of structural shop
drawing design.
27. Controlled fills shall be compacted to 95% of maximum density as determined by method "A" per standard proctor AASHTO-T99,
ASTM-D698, or VTM-1 as applicable. Density shall be certified by a registered professional engineer and results submitted to Frederick
County prior to pavement construction. If a geotechnical report has been prepared, it should supersede the requirements in this note.
28. Refer to Geotechnical Engineer for methods, materials and details for construction of all earthwork activities.
29. Any retaining wall 2 ft. or greater in height shall require the issuance of a separate building permit.
30. Construction debris shall be containerized in accordance with the Virginia Litter Control Act; no less than one litter receptacle shall be
provided at the construction site.
31. These plans identify the location of all known gravesites. Gravesites shown on this plan will be protected in accordance with state law. In
the event gravesites are discovered during construction, the owner and engineer must be notified immediately.
32. Individual sign permits will be required from the Zoning Office for all free standing and/or facade signs prior to erecting the sign and may
require a separate building permit..
V1. All work on this project shall conform to the current editions of and latest revisions to the Virginia Department of Transportation(VDOT) Road and Bridge Specifications and Standards, the Virginia Erosion and Sediment Control Regulations, and any otherapplicable state, federal or local regulations. In case of a discrepancy or conflict between the Standards or Specifications andRegulations, the most stringent shall govern.
V2. All construction shall comply with the latest U.S. Department of Labor, Occupational Safety and Health Administration (OSHA),and Virginia Occupational Safety & Health (VOSH) Rules and Regulations.
V3. When working within VDOT right-of-way, all traffic control, whether permanent or temporary, shall be in accordance with thecurrent edition of VDOT’s Work Area Protection Manual. A transportation management plan needs to be submitted for approvaland land use permit issued prior to any execution of work within the VDOT right of way.
V4 The developer shall be responsible for relocating, at his expense, any and all utilities, including traffic signal poles, junctionboxes, controllers, etc., owned by VDOT or private / public utility companies. It is the sole responsibility of the developer tolocate and identify utility facilities or items that may be in conflict with the proposed construction activity. VDOT approval ofthese plans does not indemnify the developer from this responsibility.
V5. Design features relating to field construction, regulations, and control or safety of traffic may be subject to change as deemednecessary by VDOT. Any additional expense incurred as a result of any field revision shall be the responsibility of the developer.
V6. If required by the local VDOT Land Development Office, a pre-construction conference shall be arranged and held by theengineer and/or developer with the attendance of the contractor (s), various County agencies, utility companies and VDOT priorto initiation of work.
V7. The contractor shall notify the local VDOT Land Development Office when work is to begin or cease for any undeterminedlength of time. VDOT requires and shall receive 48 hours advance notice prior to any required or requested inspection.
V8. The contractor shall notify the Traffic Operations Center at (540) 332-9500 for any traffic control plan that impacts a VDOTmaintained Interstate 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 withSection 3.02 of the Virginia Erosion and Sediment Control Handbook. Furthermore, access to other properties affected by thisproject shall be maintained through construction.
V10. Contractor shall ensure adequate drainage is achieved and maintained on the site during and at the end of construction.
V11. All water and sewer lines within existing or proposed VDOT right-of-way shall have a minimum thirty-six (36) inches coverand when possible shall be installed under roadway drainage facilities at conflict points.V12. Any unusual subsurface conditions (e.g., unsuitable soils, springs, sinkholes, voids, caves, etc.) encountered during thecourse of construction shall be immediately brought to the attention of the engineer and VDOT. Work shall cease in that vicinityuntil an adequate design can be determined by the engineer and approved by VDOT.
V13. All fill areas, borrow material and undercut areas shall be inspected and approved by a VDOT representative prior toplacement of fill. A VDOT representative shall be present to insure the soil sample(s) obtained for CBR’s is representative ofthe location. When soil samples are submitted to private laboratories for testing, the samples shall be clearly identified andlabeled as belonging to a project to be accepted by VDOT and that testing shall be performed in accordance with all applicableVDOT standards and procedures.
V14. All roadway fill, base, subgrade material, and backfill in utility/storm sewer trenches shall be compacted in accordance withthe lift thicknesses, density and moisture requirements as specified in the current VDOT Road and Bridge Specifications.Certified copies of test reports shall be submitted to VDOT daily, unless specified otherwise.
V15. VDOT Standard CD and UD underdrains shall be installed where indicated on these plans and/or as specified by VDOT.
V16. A post installation visual/video camera inspection shall be conducted by the Contractor on all pipes identified on the plans asstorm sewer pipe and a select number of pipe culverts. For pipe culverts, a minimum of one pipe installation for each size ofeach material type will be inspected or ten percent of the total amount for each size and material type summarized. All pipeinstallations on the plans not identified as storm sewer pipe shall be considered as culvert pipe for inspection purposes.Additional testing may be required as directed by the Area Land Use Engineer or their representative.
V17. The installation of any entrances and mailboxes within any dedicated street right-of-way shall meet VDOT minimum designstandards and is the responsibility of the developer.
V18. Prior to VDOT acceptance of any streets, all required street signage and/or pavement markings shall be installed by thedeveloper in accordance with the Manual On Uniform Traffic Control Devices.
V19. The developer shall provide the VDOT Land Development Office with a list of all material sources prior to the start ofconstruction. Copies of all invoices for materials utilized within any dedicated street right-of-way must be provided to the localVDOT Land Development Office prior to acceptance of the work. Unit and total prices may be obscured.
V20. Aggregate base and subbase materials shall be placed on subgrade by means of a mechanical spreader. Density will bedetermined using the density control strip in accordance with Section 304 of the VDOT Road and Bridge Specifications andVTM-10. A certified compaction technician shall perform these tests. Certified copies of test reports shall be submitted to VDOTdaily, unless specified otherwise. In addition to checking stone depths, a VDOT representative shall be notified and given theopportunity to be present during the construction and testing of the density control strip.
V21. Asphalt concrete pavements shall be placed in accordance with Section 315 of the VDOT Road and Bridge Specifications.Density shall be determined using the density control strip as specified in Section 315 and VTM-76. A certified compactiontechnician shall perform these tests. Certified copies of test reports shall be submitted to VDOT daily, unless specifie otherwise.A VDOT representative shall be notified and given the opportunity to be present during the construction and testing of thecontrol strip.
V22. In accordance with Section 302.03, the foundations for pipe culverts thirty-six (36) inches and larger shall be explored belowthe bottom of the excavation to determine the type and condition of the foundation. The contractor shall report findings offoundation exploration to the engineer and VDOT for approval prior to placing pipe. Foundation designs shall comply with VDOTRoad and Bridge Standard PB-1. Where soft, yielding, or otherwise unsuitable foundation is encountered, the foundation designand/or need for foundation stabilization shall be determined by the engineer and approved by VDOT.
V23. VDOT Standard Guardrail shall be installed where warranted and/or as proposed on these plans in accordance with VDOT’sinstallation criteria. Final approval of the guardrail layout to be given by VDOT after grading is mostly complete.
V24. Approval of these plans shall expire five (5) years from the date of the approval letter.
V25. VDOT Standard CG-12 Curb Ramps shall be installed where indicated on these plans and/or as specified by VDOT.
V26. The foundations for all box culverts shall be investigated by means of exploratory borings advanced below proposedfoundation elevation to determine the type and condition of the foundation. The contractor shall submit copies of borehole logsand report findings of foundation exploration to the engineer and VDOT for approval prior to constructing box. Foundationdesigns shall comply with VDOT Road and Bridge Standard PB-1. Contrary to the Standard, where rock is encountered andcast-in-place box is proposed, the thickness of bedding shall be six (6) inches. Where soft, yielding, or otherwise unsuitablefoundation is encountered, the foundation design and/or need for foundation stabilization shall be determined by the engineerand approved by VDOT.
Rev. No. Date
01 04/13/2022
PROPOSED SANITARY LATERAL CLEANOUT
CENTERLINE
EXISTING SPOT ELEVATION
STORM DRAIN STRUCTURE IDENTIFIER
SANITARY MANHOLE IDENTIFIER
PROPOSED SPOT ELEVATION
EXISTING CURB AND GUTTER
PROPOSED EDGE OF PAVEMENT
EXISTING EDGE OF PAVEMENT
EXISTING INDEX CONTOUR
EXISTING INTERMEDIATE CONTOUR
PROPOSED CONTOUR
PROPOSED STORM SEWER
EXISTING STORM SEWER
PROPOSED TELEPHONE LINE
EXISTING TELEPHONE LINE
TRANSITION TO REVERSE CURB
PROPOSED CURB AND GUTTER
PROPOSED ELECTRIC SERVICE
EXISTING ELECTRIC SERVICE
PROPOSED SANITARY SEWER
EXISTING SANITARY SEWER
PROPOSED GAS LINE
EXISTING GAS LINE
FENCELINE
FLOW LINE
PROPOSED WATERLINE W/ TEE
PROPERTY LINE
EXISTING TELEPHONE PEDESTAL
EXISTING WATERLINE W/ TEE
EXISTING UTILITY POLE/GUIDE WIRE
SIGNS
PROPOSED REDUCER
EXISTING FIRE HYDRANT/VALVE/METER
INDICATES THE NUMBER OF TYPICAL PARKING SPACES
PARKING INDICATOR
HANDICAP PARKING
PROPOSED BUILDING ENTRANCE
VEHICLES PER DAY COUNT
PROPOSED FIRE HYDRANT/VALVE/METER
LIGHT POLE
EXISTING EASEMENT LINE
PROPOSED EASEMENT LINE
EXISTING TREE LINE
PARCEL IDENTIFICATION NO. :
SITE LOCATION :
44-A-31A
FREDERICK COUNTY
CURRENT ZONING :
CURRENT USE :
PROPOSED USE :
R4, RESIDENTIAL PLANNED
UNDEVELOPED
RESIDENTIAL PLANNED COMMUNITY
TOTAL SITE AREA :
COMMUNITY DISTRICT
PROJECT INFORMATION
386.24 ACRES
FREDERICK WATER CONSTRUCTION NOTES
1. Frederick Water’s Water and Sewer Standards and Specifications are available at www.frederickwater.com
2. 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 yoke bar.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 with Frederick Water’s engineering assistant.ii. 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 meet ASSE 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 ASSE standard number 1048 or 1047. Any privately owned fire line, interior or exterior, shall also have a fire service HP Protectus III meter. 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 its b. Fire service line’s water meter and 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’s DEQ approved O&M manual. These documents must be received before substantial completion is issued and water meters released.
January 2019
The development of different housing types is permitted to occur simultaneously throughout the various Land Bays within
Snowden Bridge. In order for development to occur, a Master Development Plan and Subdivision Design Plan must be
approved for the applicable Land Bay by Frederick County, all required improvements must be bonded and all streets serving
land uses must be developed to standards acceptable to the County.
LAND BAY DEVELOPMENT NARRATIVEREZONING TIA BY PHR&A - 02/07/2003
PREVIOUS REZONING :#06-03
3OVERALL BOUNDARY MAP1" = 300'STEPHENSON VILLAGE IISTONEWALL MAGISTERIAL DISTRICTFREDERICK COUNTY, VIRGINIAJAN. 21, 2022
CMM/ZJ
2760B
22-02
15151 Windy Hill LaneWinchester, Virginia 22602Telephone: (540) 662-4185Fax: (540) 722-9528www.greenwayeng.comFND1971ENGINEERINGSHEET OF
DESIGNED BY:
FILE NO.
SCALE:
DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIAOFFICES IN: WINCHESTER, VA & MARTINSBURG, WVMDP NUMBER: #02-22
Rev. No. Date
01 04/13/2022
ADJOINING PROPERTY OWNERS
SNOWDEN BRIDGE II
MASTER DEVELOPMENT PLAN
AREA
SEE NOTES ADDRESSING ABOVE CHART IN PROFFER 3. USES, DENSITY & MIX OF HOUSING TYPES A. (2) (1-4)
MIN. MAX.
20 Ac. ±NA NA
24 Ac. ±NA NA
475 Ac. ±
Convenience Commercial/Daycare 7 Ac.±NA NA
SFD (Housing Unit Type 1,2,4,5 & RP District SFD )30 53
Townhouse (Housing Unit Type 6 & RP District Townhouses)10 30
MULTIFAMILY:7 30
(Condominiums, Elderly Housing, Housing Unit Type 3-Cottage
House & RP District Duplex, Multiplex, Atrium & Garden
Apartment)
126 Ac.± 30 53
SFD (Housing Unit Type 1,2, & 5)
Multifamily (Condominiums, Elderly Housing, Housing Unit Type
3-Cottage House)
26 Ac. ±NA
(Retail, Office & Public Service Satellite Facility)
LAND USE ACREAGE % RANGE OF
HOUSING UNIT TYPES
JORDAN SPRING ELEMENTARY SCHOOL
COMMUNITY PARK
MIXED RESIDENTIAL:
ACTIVE ADULT:
COMMERCIAL CENTER NA
LAND BAY BREAKDOWN
LAND BAY
V
IV
III
II
I
LAND BAY BREAKDOWN NARRATIVE
THE ACTUAL ACREAGE IDENTIFIED FOR EACH LAND BAY IS BASED ON THE BUBBLE
DIAGRAM CALCULATED ON THE PROFFERED GENERALIZED DEVELOPMENT PLAN
AND MAY FLUCTUATE WITHIN 5% OF THE TOTAL ACREAGE BASED ON FINAL
SURVEY WORK.
THE TABLE ON THIS SHEET REPRESENTS THE RANGES FOR THE REFERENCED
HOUSING TYPES AS PROPOSED. THE FINAL MIX WILL NOT EXCEED THE 2,465 UNIT
CAP, EXCLUSIVE OF THE AFFORDABLE HOUSING FOR THE ELDERLY (PROFFER
SEC. 11) AND WILL BE COMPRISED OF HOUSE TYPE COMBINATIONS
REPRESENTING A MIXTURE IDENTIFIED IN THE TABLE. THE MINIMUM AND
MAXIMUM PERCENTAGES ESTABLISHED APPLY TO THE GENERAL CATEGORIES OF
SINGLE FAMILY, TOWNHOUSES, MULTIFAMILY AND ACTIVE ADULT UNITS AND ARE
NOT INTENDED TO PERTAIN TO ANY ONE HOUSING TYPE IN THOSE CATEGORIES.
THE HOUSING UNIT TYPE MAXIMUM PERCENTAGE FOR THE GENERAL
CATEGORIES OF SINGLE FAMILY, TOWNHOUSE, MULTIFAMILY AND ACTIVE ADULT
WILL NOT EXCEED THE PERCENTAGES IDENTIFIED IN THE TABLE AND WILL NOT
EXCEED THE TOTAL UNIT CAP OF 2,465, EXCLUSIVE OF THE AFFORDABLE
HOUSING FOR THE ELDERLY (PROFFER SEC. 11) BASED ON ANY COMBINATION.
THE TOTAL COMMERCIAL AREA WILL BE A MINIMUM OF 4% OF THE GROSS SITE
AREA OR 33 ACRES AND WILL BE LOCATED WITHIN LAND BAYS III AND V.
THE HIATT RUN CORRIDOR AND THE WETLANDS INTERMITTENT RAVINE CHANNEL
ARE APPROXIMATELY 125 ACRES. THE REMAINING 113.5 ACRES OF REQUIRED
OPEN SPACE WILL BE PROVIDED WITHIN LAND BAYS I, II, III AND IV.
THE APPLICANT RESERVES THE RIGHT TO CONVERT MORE OF LAND BAY III TO
ACTIVE ADULT OR AFFORDABLE HOUSING FOR THE ELDERLY. IN NO CASE SHALL
THE PERCENTAGE OF ACTIVE ADULT OR AFFORDABLE HOUSING FOR THE
ELDERLY EXCEED 53% OF THE TOTAL UNIT CAP OF 2,465, EXCLUSIVE OF THE
AFFORDABLE HOUSING FOR THE ELDERLY (PROFFER SEC. 11).
CONSTRUCTION OF SNOWDEN BRIDGE BOULEVARD ENCOMPASSED IN FURTHER
DETAIL IN THE TERMS OF A PERFORMANCE AGREEMENT AND ACCOMPANYING
MONETARY GUARANTY.
REZONING PROFFER "EXHIBIT E"
MINIMUM DESIGN STANDARDS
Housing Unit
Type
Housing Name Minimum Lot
Width
Average Lot
Area (Sq. Ft.)
Minimum Lot
Area (Sq. Ft.)
Minimum
Living Area
(Sq. Ft.)
Min. Front Yard Setback
From R/W or Private
Street to Dwelling
Min. Rear
Yard Setback
to Dwelling
Min. Setback to
Dwelling from
Common
Driveway
Min. Setback Dist.
Between Dwelling Units
Min. Side Yard Setback on
Interior Lot Line Side /
Combined Total Side Yard
Setback / Corner Lot (or End
Unit Townhouse) Side Yard
Min. Setback
to Garage
from Street /
Alley
Min. Setback from Garage to
Interior Lot Line Side Yard /
Corner Lot (or End Unit
Townhouse) Side Yard
Deck Min. Setback to
Interior Lot Line Side
Yard / Corner Lot (or
End Unit Townhouse)
Side Yard
Deck Min. Setback
Rear Yard / Rear
Yard Abutting Open
Space
Front Porches,
Stoops, and Steps
May Extend into
Front Yard
Setback
Detached
Accessary
Building Max.
Height
Maximum
Building
Height
Off Street
Parking
Spaces
1 Carriage 40'NA 4,000 1,400 15'25'NA 10'5'/10'/10'NA/20'3'/10'5'/10'15'/NA 6'20'35'2
2 Non-Alley
Carriage 47'NA 4,700 1,400 15'25'NA 10'5'/15'/10'20'/NA 3'/10'5'/10'3'/3'6'20'35'2
3 Cottage 34'NA 3,264 1,400 15'20'NA 10' on Non Attached
Side 0'/5'/10'NA/20'0'/NA 5'/10'5'/NA 6'NA 35'2
4 Court Yard NA
3,300 NA 2,000 10'NA 3'10'3'/NA/NA (10' from Dwelling
to Perimeter Property Line)
NA/NA (19'
from
Common
Driveway)
3'/NA NA/NA (5' from Interior
Lot Line)
NA/NA (6' from
Perimeter Property
Line)
6'NA 35'2
5 Modified Single
Family 38'NA 3,750 NA 20'15'NA 10' (0' for the Attached
Option)
5'/10'/10' (0' for Zero Lot
Line Side with a Combined
Total of 10')
20'/15'5'/10' (0' Zero Lot Line or
Attached Side)
5'/10' (0' Zero Lot Line
or Attached Side)10'/3'12'20'35'2
6 Modified
Townhouse 16'1,300 1,200 NA
20' (10' for Non Garage
or Rear Loaded Garage
Units)
20'NA
0' (25' from Non
Attached Side Wall of
End Unit to Any Other
Home)
0'/0'/10'20'/5'0'/10'0'/10'5'/5'
12' for a 20'
Setback, 5' for a
10' Setback
20'35'2
6 Modified
Townhouse 18'1,500 1,400 NA
20' (10' for Non Garage
or Rear Loaded Garage
Units)20'NA
0' (25' from Non
Attached Side Wall of
End Unit to Any Other
Home)
0'/0'/10'20'/5'0'/10'0'/10'5'/5'
12' for a 20'
Setback, 5' for a
10' Setback
20'35' 2.25
6 Modified
Townhouse 20' or >1,700 1,600 NA
20' (10' for Non Garage
or Rear Loaded Garage
Units)
20'NA
0' (25' from Non
Attached Side Wall of
End Unit to Any Other
Home)
0'/0'/10'20'/5'0'/10'0'/10'5'/5'
12' for a 20'
Setback, 5' for a
10' Setback
20'35' 2.50 151 Windy Hill LaneWinchester, Virginia 22602Telephone: (540) 662-4185Fax: (540) 722-9528www.greenwayeng.comFND1971ENGINEERINGSHEET OF
DESIGNED BY:
FILE NO.
SCALE:
DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIAOFFICES IN: WINCHESTER, VA & MARTINSBURG, WVMDP NUMBER: #02-22PROFFERED GDP AND PROJECT DEVELOPMENT PLANSTEPHENSON VILLAGE IISTONEWALL MAGISTERIAL DISTRICTFREDERICK COUNTY, VIRGINIA4
N/A
JAN. 21, 2022
CMM/ZJ
22-02
15
2760B
Rev. No. Date
05 06/27/2022
HIATT R
U
N
C
O
R
RI
D
O
R
HIATT RUN CORRID
O
R
EX. SWM
FACILITY FOR
NEIGHBORING
PROPERTY
100 YR
FLOOD
PLAIN
DB 977 PG 1335
75' TREE SAVE AREA
LEGEND
JD STREAMS
JD WETLAND
RIPARIAN BUFFER
EXISTING PROPERTY LINE
NOTES
1.Topography, Site boundary and site design information provided by
Greenway Engineering was used as a base for this exhibit. The contour
interval (C.I.) is 2 feet.
2. The boundaries of jurisdictional wetlands and other Waters of
the United States (WOTUS) within the Snowden 2 project area
were delineated and surveyed by Virginia Waters and Wetlands,
Inc. (VWW) in September and October 2020. The U.S. Army
Corps of Engineers (COE) verified the delineation with a
Preliminary jurisdictional determination (PJD) dated July 28, 2021
(NAO-2021-00803-arl).
3. Limits of impacts to jurisdictional wetlands and other WOTUS
shown hereon are based upon current development plans and renderings
for submission of the joint permit application. Buildings and other
ancillary improvement types, layouts, and proposed uses may vary
somewhat without affecting said permits as long as the nature and scope
of impacts to jurisdictional wetlands and other WOTUS are not changed.
4. Total site drainage area TOTAL = ± 8.47 SQUARE MILES (DRAINAGE
AREA PER USGS STREAM STATS)151 Windy Hill LaneWinchester, Virginia 22602Telephone: (540) 662-4185Fax: (540) 722-9528www.greenwayeng.comFND1971ENGINEERINGSHEET OF
DESIGNED BY:
FILE NO.
SCALE:
DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIAOFFICES IN: WINCHESTER, VA & MARTINSBURG, WVMDP NUMBER: #02-22STEPHENSON VILLAGE IISTONEWALL MAGISTERIAL DISTRICTFREDERICK COUNTY, VIRGINIARev. No. Date
01 04/13/2022
JAN. 21, 2022
CMM/ZJ
2760B
22-02
1" = 250'
5 15OVERALL ENVIRONMENTAL SHEETCONSERVATION EASEMENT
DENOTES STEEP SLOPES >35%
*ALL WETLAND DISTURBANCES ARE CURRENTLY PERMITTED BY THE
U.S. ARMY CORP OF ENGINEERS AND THE VIRGINIA DEPARTMENT OF
ENVIRONMENTAL QUALITY.
Environmental Features Aggregate Table
Environmental Feature Type Existing
Area
Disturbed
Area
Percentage
Disturbed
Floodplain 14.90 AC 1.14 AC 7.7%
Lakes & Ponds 0.0 AC. 0.0 AC 0.0%
Wetlands*0.76 AC 0.01 AC 1.3%
Natural Detention 0.0 AC 0.0 AC 0.0%
Sinkhole 0.0 AC 0.0 AC 0.0%
Steep Slope (>35%)20.13 AC 4.53 AC 22.5%
100 YEAR FLOODPLAIN
NOTES:
HOUSING TYPES 1-6, RP DISTRICT HOUSING, PROFFERED ELDERLY HOUSING, AND CONDOMINIUMS MAY BE USED IN LAND BAY III. LAND
BAY IV MAY USE HOUSING TYPES 1-3, 5, PROFFERED ELDERLY HOUSING, AND CONDOMINIUMS.
RP HOUSE TYPE "E" - "SFD ZERO LOT" LINE SHALL REQUIRE A 10' MAINTENANCE EASEMENT ON THE LOT ADJACENT TO THE ZERO LOT
LINE. THE OPPOSITE SIDE YARD SHALL BE MAINTAINED CLEAR OF ANY OBSTRUCTIONS OTHER THAN A 3' EAVE ENCROACHMENT,
SWIMMING POOLS, NORMAL LANDSCAPING, REMOVABLE PATIO COVERS (EXTENDING NO MORE THAN 5'), GARDEN WALLS OR FENCES.
NO ENCROACHMENTS OTHER THAN A FENCE SHALL BE PLACED IN THE REQUIRED MAINTENANCE EASEMENT AREA. ZERO LOT LINE
SHALL NOT BE ADJACENT TO A ROAD RIGHT-OF-WAY.
.
RP HOUSE TYPE "F" - "SF SMALL LOT" SHALL PROVIDE A MINIMUM OF 20 ON LOT LANDSCAPE PLANTINGS. A 25% MINIMUM SHALL BE
TREES (MIN 2" CAL.) WITH REMAINDER BEING SHRUBS (MIM. 3). DETACHED STRUCTURES SHALL NOT EXCEED 150 SF.
(See Proffer Modification #1)
NOTE:
Other Unit Types Include:
Townhouse, Multifamily, Active Adult Dwellings & RP District Housing
TABLE #3
NON-RESIDENTIAL USE TABULATION BY AREA
OVERALL PROJECT
Land Bay Commericial Use
(33.0 Ac. Required)
School Site (20.0 Ac.
Required)
Public Park (24.0 Ac.
Required)
Land Bay I
Land Bay II
Land Bay III 10.52 Ac.
Totals 36.63 Ac 20.0 24.0
TABLE #5
RECREATIONAL UNIT TABULATION
TOTAL REQUIRED PER SEC. 165-402.08: (2,465/30) = 82.2 RECREATIONAL UNITS
OVERALL PROJECT
Land Bay Residential Dwelling Units Recreational Units
Required
Recreational Units
Provided
Land Bay III
1,233 41.1 103.9
Land Bay III Total 1,725 57.5 109.9
Land Bay IV 740 24.7 71
Totals 180.9
1 Unit = Value of 1 Tot Lot per FCZO Sec. 165-402.08B(1).
Final recreational values to be determined at Subdivision Design Plan phase. (See Proffer Modification #4)
2,465 82.2
TABLE #4
OPEN SPACE TABULATIONS
OVERALL PROJECT
Land Bay Total Required
(238.4 Acres)
Land Bay I (20.0 Ac
Required)20.0 Ac
Land Bay II (24.0 Ac
Required)24.0 Ac
Snowden Bridge I 138.7 Ac
74.9 Ac
Land Bay IV 83.2 Ac
Totals 356.8 Ac or
52.6% of Gross
Project Area
TABLE #2
RESIDENTIAL USE TABULATION BY AREA
OVERALL PROJECT
Housing Type Proposed
Use Area
Percent of
Total Res.
Area (523.0)
Permitted Percentage
Range of Total Area
Land Bay III
Single Family 310.9 Ac 59.4%
All Other 68.8 Ac 13.1%
Land Bay IV
Active Adult 71.9 Ac 13.8%
Totals
Single Family 310.9 Ac 59.4%
40% (237.6 Ac.) Min.
All Other 140.7 Ac 26.9%
60% (356.4 Ac) Max.
AMENITY RECREATIONAL
CREDITS
ACTIVE ADULT RECREATION CENTER
1 - RECREATION CENTER 71
PEDESTRIAN TRAILS
6
20.0
24.0
TOTAL (STEPHENSON VILLAGE II)77
LAND BAY III LAND BAY IV
AREA
LOTS 59.71 AC.
R/W, PRIVATE ROADS AND
ALLEYS 19.36 AC.
OPEN SPACE 74.90 AC.
COMMERCIAL 8.97 AC.
TABLE #7
STEPHENSON VILLAGE II - LAND BAY AGGREGATE TABLE
71.91 AC.
29.32 AC.
83.20 AC.
0 AC
SNOWDEN
BRIDGE
BLVD
13.3 AC.
0 AC.
0 AC.
0 AC.
RP HouseType RP HouseName
Minimum
Lot Width
at SB/RW
Minimum Lot
Area (SF)
Min. Front
Yard
Setback
From RoadRW
Min. Front
Yard SBFrom
Parking orDriveway
Min. Rear
Yard
Setback
Min. Side
Yard
Setback
Detached
/Attached
Min.on-site
BuildingSpacing
Side/Rear
Min. Unroofed Deck or
Stoop Setback from
RW /Side Yard/Rear
Yard
Min. Unroofed Deck or Stoop Setback from
Private or Public Road /Side Yard/Rear Yard
/Rear from Open Space
Maximum
Building
Height
MaximumAccessory
Building
Height
Minimum
Off-street
Parking Per
Unit
B SFD
Traditional 80'15,000 35'- 25' 10'-25' / 5' / 15'-35'20'2
C SFD
Urban 70' / 40'12,000 35'- 25' 10'-25' / 5' / 15'-35'20'2
D SFD
Cluster 60' / 30'8,000 25'- 20' 8'-15' / 5' / 10'-35'20'2
E SFD
Zero Lot Line -6,000 25'- 25' 0'25' / 25' 15' / 20' / 15'-35'20'2
F SFD/SFA
Small Lot -3,750 25' / 15'
w/alleyaccess
- 15'5' / 10'20' (SFA)-15' (10' w/alley)/ 5' / 10' / 5'35'20'2
G Multiplex
3 Unit/4 Unit -3,000 per unit
9,000 / 12,000 35' 20'
25' fromperimeter
boundary
15' fromperimeter
boundary -25' / 10' / 15'15' from Parking or Drivewaay 35'20'2
RP ZONING DISTRICT DIMENSIONAL REQUIREMENTS 151 Windy Hill LaneWinchester, Virginia 22602Telephone: (540) 662-4185Fax: (540) 722-9528www.greenwayeng.comFND1971ENGINEERINGSHEET OF
DESIGNED BY:
FILE NO.
SCALE:
DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIAOFFICES IN: WINCHESTER, VA & MARTINSBURG, WVMDP NUMBER: #02-22 STONEWALL MAGISTERIAL DISTRICTFREDERICK COUNTY, VIRGINIADEVELOPMENT AGGREGATE TABULATION SHEET6
N/A
JAN. 21, 2022
CMM/ZJ
2760B
22-02
15STEPHENSON VILLAGE IILand Bay IV
Land Bay V 26.11 Ac.
Stephenson Village II
TOTAL AREA 158.86 AC. 186.95 AC
13.3 AC.
LAND BAY V
0 AC.
0 AC.
16.00 AC.
26.11 AC
26.11 AC
492 16.4 6
Snowden Bridge I
Stephenson Village II Hyatt Run Trail 4,016 L.F.
TABLE #6
STEPHENSON VILLAGE II
RECREATIONAL UNIT TABULATION
Land Bay III
213.6 AcTotal
Rev. No. Date
01 04/13/2022
VALUE PER CREDIT TOTAL VALUE
$2,485,000
$2,695,000
$35,000 $210,000
$35,000
$35,000
83.2 Ac
Land Bay V 16.0 Ac
7ROAD CLASSIFICATION & REQUIRED LANDSCAPING PLANAS SHOWNSTEPHENSON VILLAGE IISTONEWALL MAGISTERIAL DISTRICTFREDERICK COUNTY, VIRGINIAJAN. 21, 2022
CMM/ZJ
2760B
22-02
15151 Windy Hill LaneWinchester, Virginia 22602Telephone: (540) 662-4185Fax: (540) 722-9528www.greenwayeng.comFND1971ENGINEERINGSHEET OF
DESIGNED BY:
FILE NO.
SCALE:
DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIAOFFICES IN: WINCHESTER, VA & MARTINSBURG, WVMDP NUMBER: #02-22
Rev. No. Date
04 06/07/2022
CLASS III / GS SSAR
TYPICAL ROAD SECTION
55' RW (50' MIN)
LIMITS OF BITUMINOUS SURFACE
LIMITS OF SUBBASE
BITUMINOUS CONCRETE
SIDEWALK 1'
3:1 SLOP
E
1'
STANDARD
MIN.
5'
1/4":1'1/2":1'
3.5'
MIN.
2'
9.5' (MIN)
1/4":1'
SUBBASE
2,001-4,000 AADT
1'
9.5'
STANDARD CG-6
BASE COURSE
LC
1/4":1'
36' (26' MIN)
2'
1/2":1'
MIN.
3.5'
STANDARD
SIDEWALK
3:1 SLOP
E
GRASS
BUFFER
5'
MIN.
1/4":1'
1'
NTS
104' RW (MIN.)
MAJOR COLLECTOR ROAD
TYPICAL ROAD SECTION
BITUMINOUS SURFACE
LIMITS OF SUBBASE
BITUMINOUS
3:1 SLOP
E
SIDEWALK
STANDARD
MIN.
5'
1/4":1'
1'
5'
MIN.
1/2":1'
2'
1/4":1'
SUBBASE
11'11'
STANDARD CG-6
NTS
BASE COURSE
LC
1/4":1'
1'
2'
MIN.
5'
1/2":1'
31'
STANDARD
3:1 SLOP
E
5'
MIN.
1/4":1'
GRASS
BUFFER
31'
LIMITS OF
BITUMINOUS SURFACE
LIMITS OF
CONCRETE
20' MIN.
1'1'
MIN.MIN.STANDARD CG-2
MEDIAN
1/2":1'1/2":1'
R/W12.5'REG
EG
2' SHOULDER
2' SHOULDER
STD.CG-6
ONE WAY
"NO PARKING"12.5'RPRIVATE ROADTYPICAL ALLEY ENTRANCE
NTSCLASS VPUBLIC OR24' MIN.
SIGN
R/W
"NO PARKING"
SIGN
CL
1/4":1'1/4":1'
BITUMINOUS CONCRETE
LIMITS OF BITUMINOUS SURFACE
LIMITS OF SUBBASE
12'
16' INGRESS/EGRESS EASEMENT
TYPICAL ALLEY SECTION
NTSCLASS V
R/W
R/WR/W
R/W
2'2'
1/2":1'
R/W R/W
1'1'
1/2":1'
2:1
MA
XMAX2:10-2,000 AADT CLASS III CLASS II/ GS SSAR
TYPICAL ROAD SECTION
BITUMINOUS CONCRETE
LIMITS OF SUBBASE
LIMITS OF BITUMINOUS SURFACE
50' RW (43' MIN)
3:1 SLOP
E
STANDARD
SIDEWALK
1/4":1'
R/W
1'
1/2":1'
2'
SUBBASE
1/4":1'
9.5' (MIN)
NTS
9.5' (MIN)
STANDARD CG-6
BASE COURSE
CL
1/4":1'
1'
2'
1/2":1'
29' (24' MIN)
3:1 SLOP
E
SIDEWALK
STANDARD
BUFFER
GRASS
1/4":1'
1'
R/W
EPTYPICAL COURTYARD CLUSTER COMMON DRIVEWAYS
NTS
1/4":1'
CONCRETE
CL
1/4":1'
COMMON AREA
R/W
20'
R/WMOD. CG-9DENTRANCEBASE COURSESUBBASE
BASE COURSE
MAJOR COLLECTOR ROAD
REQUIRED LANDSCAPING
NTS
5
10
PLANT UNITSSYMBOLPLANT TYPE
EVERGREEN TREE
SHADE TREE
ORNAMENTAL TREE 5
2SHRUB
40' TYP.
NOTE:
TREES AND SHRUBS SHALL BE PLANTED IN CLUSTERS AT
AN EQUIVALENT RATE OF TEN PLANT UNITS PER 40 LINEAR
FEET OF COLLECTOR STREET ROADWAY FRONTAGE
R/W R/W
R/WR/W
LC CL
GRASS BUFFER
SIDEWALK/TRAIL
RAISED LANDSCAPED MEDIAN
GRASS BUFFER
40' TYP.
PLANTING SCHEDULE
= TOTAL PLANT UNITS PER 40'
CLASS IV / GS 7
PUBLIC STREET
PUBLIC STREET
PUBLIC STREET
SIDEWALK
BASE COURSE
TYPICAL PRIVATE ACCESS DRIVEWAYS (PAD)
NTS
1/4":1'
LC
1/4":1'
P/L
18' PAVEMENT
20' EASEMENT
P/L
4'4'
LANEBICYLEBICYLELANE
SIDEWALK
VARAIABLE RW
MAJOR COLLECTOR ROAD
**TYPICAL BIFURCATION SECTION**
BITUMINOUS SURFACE
LIMITS OF SUBBASE
BITUMINOUS
3:1 SL
O
P
E
SIDEWALK
TRAIL/
MIN.
5'
1/4":1'
1'
8'
1/4":1'
SUBBASE
VARIABLE VARIABLE
PAVED SHOULDER
NTS
BASE COURSE
LC
1/4":1'
1'
29'
5'
MIN.
DITCH
29'
LIMITS OF
BITUMINOUS SURFACE
LIMITS OF
CONCRETE
VARIABLE
1'1'
MIN.MIN.
STANDARD CG-2
MEDIAN
R/WR/W
CLASS IV / GS 7
PUBLIC STREET
4'
4'
LANEBICYLE
BICYLELANE
4:12:
1
SHLDR
6'
PAVED SHOULDER
DITCH 4:1 2:18'
SHLDR
6'
PEDESTRIAN
SIDEWALK
TRAIL/
PEDESTRIAN
3:1 SL
O
P
E ** ROADEFFICIENCYBUFFER** ROADEFFICIENCYBUFFER** NOTE:
ROAD EFFICIENCY BUFFER MAY BE REDUCED TO A MINIMUM
OF 25' PER MODIFICATION #7 OF PROFFER STATEMENT.
ALL SCREENING AND LANDSCAPING SHALL MEET MINIMUM
ZONING ORDINANCE REQUIREMENTS.
25' MINIMUM 25' MINIMUM
**BETWEEN OLD CHARLES TOWN ROAD AND THE
NORTHERN ENTRANCE INTO STEPHENSON VILLAGE
MIN.
3.5'5'
MIN.MIN.
5'3.5'
MIN.
1'
MIN.
MIN.MIN.
MIN.
40' RW (30' MIN)
STANDARD
SIDEWALK ** SIDEWALK
STANDARD
2'2'
LC STANDARD VDOT CURB
5' (W/O SW)5' (W/O SW)
1/4":1'3:1 SLOP
E
LIMITS OF BITUMINOUS SURFACE
24' (20' MIN.)
3:1 SLOP
E 1/4":1'1/4":1'
1'1'
LIMITS OF SUBBASE
BITUMINOUS CONCRETE
BASE COURSESUBBASE
GRASS
BUFFER
1/2":1'
TYPICAL ROAD SECTION
PRIVATE STREETCLASS INTS
TYPICAL CUL-DE-SAC
WITHOUT RAISED LANDSCAPE ISLANDNTS
28' MIN
CG-6STD.
45' R
90'10'
STD.CG-6
55'
R
FC EP
10'
R/W
R/WR/W
MIN.
5'
MIN.
1/2":1'1/4":1'
5'
MIN.MIN.
10' (MIN W/SW)10' (MIN W/SW)
1'1'
R/W R/W
** ROADEFFICIENCYBUFFERTYPICAL PLANTING DETAIL
NOTE:
A MINIMUM 6' HIGH SCREEN WILL BE PROVIDED UTILIZATING ANY COMBINATION OF
EITHER A SHRUB HEDGE, FENCE, WALL, MOUND OR BERM.
28' MIN.10'10'
28' MIN
STD.CG-6
55' R
65'
R
R/W
EPFC
WITH RAISED LANDSCAPE ISLAND
TYPICAL CUL-DE-SAC
NTS
STD.CG-3
3
0
'R25'REP
EP5' MIN. S/W28' MIN.
-ROAD NAMES CLASSIFIED AS CLASS I OR II
MAY BE DEVELOPED AS PUBLIC OR
PRIVATE STREETS WHICH WILL BE
DETERMINED DURING SUBDIVISION
DESIGN PLAN PROCESS.
-THE PROPOSED SUBDIVISION STREETS
PER THIS MDP REVISION WILL BE DESIGNED
PER THE VDOT ROAD DESIGN MANUAL,
APPENDIX B (1) AND SHALL MEET THE VDOT
SECONDARY STREET ACCEPTANCE
REQUIREMENTS (SSAR).
MOUNTABLEAPRON
STD.CG-2
LOCAL STREETS HAVING ONE POINT OF
ACCESS AND AN ADT GREATER THAN
400 VPD MUST BE CONSTRUCTED AS A CLASS III
ROADWAY.
LOCAL STREETS HAVING ONE
POINT OF ACCESS AND AN ADT
GREATER THAN 400 VPD MUST BE
CONSTRUCTED AS A CLASS III
ROADWAY.
**
ALL STREETS CLASSIFIED AS
COLLECTOR TO BE DESIGNED PER
VDOT ROAD DESIGN MANUAL
APPENDIX A(1), ALL OTHER PUBLIC
STREETS TO BE DESIGNED PER
VDOT ROAD DESIGN MANUAL
APPENDIX B(1).
***
SIDEWALK TO BE PROVIDED ALONG A MINIMUM
OF ONE SIDE OF PRIVATE STREETS
*MINIMUM WIDTH WOULD BE ALLOWED WITH REDUCED
ON STREET PARKING AND WILL BE DETERMINED
DURING SUBDIVISION DESIGN PLAN REVIEW PROCESS.
*
*
*
*
*MINIMUM WIDTH WOULD BE ALLOWED WITH REDUCED
ON STREET PARKING AND WILL BE DETERMINED
DURING SUBDIVISION DESIGN PLAN REVIEW PROCESS.
104' RW (MIN.)
MAJOR COLLECTOR ROAD
ALTERNATIVE TYPICAL ROAD SECTION
BITUMINOUS SURFACE
LIMITS OF SUBBASE
BITUMINOUS
3:1 SLOP
E
MIN.
10'
1/4":1'
1'
8'
MIN.
1/2":1'
2'
1/4":1'
SUBBASE
19'11'
STANDARD CG-6
NTS
BASE COURSE
LC
1/4":1'
1'
2'
MIN.
5'
1/2":1'
27'
STANDARD
3:1 SLOP
E
5'
MIN.
1/4":1'
GRASS
BUFFER
27'
LIMITS OF
BITUMINOUS SURFACE
LIMITS OF
CONCRETE
20' MIN.
1'1'
MIN.MIN.STANDARD CG-2
MEDIAN
1/2":1'1/2":1'
R/WR/W
CLASS IV / GS 7
PUBLIC STREET
SIDEWALK
NOTES:
PREVIOUSLY APPROVED
ASPHALT
BIKE TRAIL
SSS S S
S
S
S
S
SSS
S
SSS
S
S
S
SSSSNOWDEN BRIDGE
BLVD
.
SNOWDEN BRI
D
G
E
B
L
V
D.
SNOWDEN BRIDGE BLVD.
STE
V
E
D
O
R
W
A
YHALYARD BEND DRIVEZIN
N
I
A
L
A
N
E
HEIRLOOM WAY PENGUIN
CREST
DR
IVE
GRANITE RIDGE
D
R
I
V
EFETLOCK DRIVEPENGUIN CREST DRIVE
GRANITE RIDGE DRIVE MONALISA
DR
IVE
SWANSONG PLACE
B
A
T
I
K
W
A
Y
TEMPEST DRIVELOTUS BLOOM WAYMONSOON WAYHURRICANE WAY
PENGUIN CREST DRIVE
DAFFODIL DRIV
E BLANKENSHIP LANECARRICK BEND
WAY
COACHMAN LAN
E
MO
N
A
L
I
S
A
D
R
I
V
EMO
N
T
R
E
A
L
W
A
Y
F
ESCU
E
WAYCORIANDER DRIVESCOTCH BO
N
N
E
T
D
RI
V
E
FUNNE
L
R
O
D
L
A
N
E
RUBY ROYCE DRIVESUNFLOWER WAYOLEANDER COURT CARDIGAN DR
IVECARDIGAN DR.CINNAMON HILL
WAY
CORONET COU
R
TFORMATT WAYSAFFRON CREST DRIVESCO
T
C
H
B
O
N
N
E
T
D
R
I
V
E
GELDING WAYFLAXEN MANE WAYPLAID HILL
D
R
I
V
E
OLEANDER COURTCASTAWAY PLACE
WAGTAIL LANE
GRANITE RIDGE DRIVECARNATION WAYOLEANDER COURTGRANITE
R
IDGE
DR
IVE
LAWFORD WAYWEBSTER COURTKEYSTONE LANEMAGPIE LANEROOSTER TAIL DRI
V
E
BAMBOO SHOOT LANESAPPHIRE
S
T
R
E
E
TALABASTER LA
NE HEYFORD DRIVEGALAXY PLACE
EDELWEISS WAY
ORIGAMI WAY
HOURGLASS
L
A
N
E
STATESMAN DRIVE
GOSHEN PLACE
1" = 250'151 Windy Hill LaneWinchester, Virginia 22602Telephone: (540) 662-4185Fax: (540) 722-9528www.greenwayeng.comFND1971ENGINEERINGSHEET OF
DESIGNED BY:
FILE NO.
SCALE:
DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIAOFFICES IN: WINCHESTER, VA & MARTINSBURG, WVMDP NUMBER: #02-22
Rev. No. Date
03 05/10/2022
OVERALL SNOWDEN BRIDGE PROJECT AGGREGATE TABLE
ITEM OVERALL PROJECT AREA
THRESHOLD SNOWDEN BRIDGE I STEPHENSON VILLAGE
II
OVERALL PROPERTY
TOTALS
RESIDENTAL 2,465 MAX. UNITS 1233 UNITS 1232 UNITS 2465 UNITS (100%)
SFD 30% MIN - 53% MAX
(739 - 1306) Units 676 UNITS 221 UNITS 897 UNITS (36%)
TH 10% MIN - 30% MAX
(246 - 739) Units 433 UNITS 223 UNITS 656 UNITS (27%)
MF 7% MIN - 30% MAX
(172 - 739) Units 124 UNITS 48 UNITS 172 UNITS (7%)
ACTIVE ADULT 30% MIN - 53% MAX
(739 - 1306) Units 740 UNITS 740 UNITS (30%)
RECREATIONAL 2465/30 = 82.2 UNITS 1233/30 = 41.1 UNITS
PROP. 103.9 REC. UNITS
1232/30 = 41.1 UNITS
PROP. 85 REC. UNITS 82.2 REC. UNITS
OPEN SPACE 239.6 ACRES 182.7 ACRES 174.1 ACRES 340.22 ACRES 8LAND USE PLAN AND SHEET INDEXSTEPHENSON VILLAGE IISTONEWALL MAGISTERIAL DISTRICTFREDERICK COUNTY, VIRGINIAJAN. 21, 2022
CMM/ZJ
2760B
22-02
15
DENOTES PRIVATE PEDESTRIAN TRAIL SYSTEM
6' TRAIL
STONE DUST or WOOD CHIP
PRIVATE PEDESTRIAN TRAIL DETAIL
NTS
PRIVATE PEDESTRIAN TRAIL SYSTEM IS TO BE MAINTAINED
PRIVATELY BY THE SNOWDEN BRIDGE HOME OWNERS
ASSOCIATION. THE SELECTION OF TRAIL MATERIAL IS AT
THE DISCRETION OF THE APPLICANT PROVIDED THEY ARE
NOT PART OF THE RECREATIONAL CREDITS REFLECTED
ON SHEET 6 AND NOT WITHIN THE PUBLIC ROW. THE
APPLICANT MAY BE PERMITTED TO CONSTRUCT THE
PRIVATE PEDESTRIAN TRAIL SYSTEM USING ASPHALT,
CONCRETE, WOOD CHIPS, OR STONE DUST. (PROFFER 9C)
NOTE:
THE PROPOSED SUBDIVISION STREETS IN
LANDBAY III PER THIS MDP WILL BE DESIGNED
PER THE VDOT ROAD DESIGN MANUAL, APPENDIX
B (1) AND SHALL MEET THE VDOT SECONDARY
STREET ACCEPTANCE REQUIREMENTS (SSAR).
STREETS IN LANDBAY IV WILL BE PRIVATE.
PRIVATE STREETS WILL HAVE CROSS-SECTIONAL
DIMENSIONS OF PAVEMENT THICKNESS AND
COMPACTION BASE THICKNESS THAT MEETS OR
EXCEEDS VDOT STANDARDS.
6' TRAIL
ASPHALT OR CONCRETE
20'
LINEAR PARK TRAIL EASEMENT
LINEAR PARK TRAIL DETAIL
NTS
DENOTES SNOWDEN BRIDGE II PROJECT AREA
DENOTES LINEAR PARK TRAIL SYSTEM
HATCHED AREA DENOTES PROVIDED OPEN SPACE
LINEAR PARK TRAIL SYSTEM TO HAVE 20' WIDE EASEMENT
DEDICATED TO FREDERICK COUNTY PARKS AND REC PER
PROFFER 9D. TRAIL TO BE ASPHALT OR CONCRETE AND
QUALIFIES FOR RECREATIONAL CREDITS.
NOTE:
SSSSXX
X
X
X
X
X
X
X
X
X
X
X
S
SSSSSSS
S SSSSSSSSSSS S
S SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS
SS
SSSSSSSSS
SSS SSNOWDEN BRIDG
E
B
L
V
D.
DB 977 PG 1335
75' TREE SAVE AREA
GOSHEN PLACEORIGAM
I
WAYHOURGLASS
LAN
E
STATESMAN DRIVEHEYFORD DRIVE
A
L
A
B
A
S
T
E
R
L
A
N
E
SAPPHIRE STREETBAMBOO SHOOT LANE ROOSTER TA
IL
DRIVEEDELWEISS WAY
HEYFORD DRIVE
GALAXY PLACE
9LAND USE PLAN1" = 100'STEPHENSON VILLAGE IISTONEWALL MAGISTERIAL DISTRICTFREDERICK COUNTY, VIRGINIAJAN. 21, 2022
CMM/ZJ
2760B
22-02
15151 Windy Hill LaneWinchester, Virginia 22602Telephone: (540) 662-4185Fax: (540) 722-9528www.greenwayeng.comFND1971ENGINEERINGSHEET OF
DESIGNED BY:
FILE NO.
SCALE:
DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIAOFFICES IN: WINCHESTER, VA & MARTINSBURG, WVMDP NUMBER: #02-22
Rev. No. Date
03 05/10/2022
HATCHED AREA DENOTES
PROVIDED OPEN SPACE
DENOTES PRIVATE PEDESTRIAN
TRAIL SYSTEM
NOTES:
·ALL PRIVATE ACCESS DRIVES (PAD)
GREATER THAN 150' IN LENGTH
SHALL PROVIDE ADEQUATE
TURNAROUND PROVISIONS FOR
FIRE AND RESCUE APPARATUS
AND SHALL MEET MINIMUM
INTERNATIONAL FIRE CODE
REQUIREMENTS.
·UTILITY ROUTINGS ARE
APPROXIMATE AND WILL BE
REFINED WITH FINAL DESIGN
PLANS.
·PAVEMENT AREAS NOT REFLECTED
GEOMETRICALLY, SHADED ROAD
AREAS REPRESENT EXPECTED
ROW ONLY.
DENOTES LINEAR PARK TRAIL
SYSTEM
VDOT NOTES:
·UTILITY ROUTINGS UNDER PAVED
PORTION OF VDOT ROW MAY BE
PROPOSED FOR VDOT
CONSIDERATION ON A CASE BY
CASE BASIS WITH FINAL DESIGN.
S
S
S
S
S
SSSSSSSSSSSSSS
S
S
S
S
S
SSSSSSSSSSSSSS
S
S SSSSSSNOWDEN BRIDG
E
B
L
V
D.
EX GRAVITY
SEWER
EASEMENT
100 YR
FLOOD PLAIN
BATIK COURTHIATT
RUN
CORR
IDOR
10LAND USE PLAN1" = 100'STEPHENSON VILLAGE IISTONEWALL MAGISTERIAL DISTRICTFREDERICK COUNTY, VIRGINIAJAN. 21, 2022
CMM/ZJ
2760B
22-02
15151 Windy Hill LaneWinchester, Virginia 22602Telephone: (540) 662-4185Fax: (540) 722-9528www.greenwayeng.comFND1971ENGINEERINGSHEET OF
DESIGNED BY:
FILE NO.
SCALE:
DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIAOFFICES IN: WINCHESTER, VA & MARTINSBURG, WVMDP NUMBER: #02-22
Rev. No. Date
03 05/10/2022
HATCHED AREA DENOTES
PROVIDED OPEN SPACE
DENOTES PRIVATE PEDESTRIAN
TRAIL SYSTEM
DENOTES LINEAR PARK TRAIL
SYSTEM
NOTES:
·ALL PRIVATE ACCESS DRIVES (PAD)
GREATER THAN 150' IN LENGTH
SHALL PROVIDE ADEQUATE
TURNAROUND PROVISIONS FOR
FIRE AND RESCUE APPARATUS
AND SHALL MEET MINIMUM
INTERNATIONAL FIRE CODE
REQUIREMENTS.
·UTILITY ROUTINGS ARE
APPROXIMATE AND WILL BE
REFINED WITH FINAL DESIGN
PLANS.
·PAVEMENT AREAS NOT REFLECTED
GEOMETRICALLY, SHADED ROAD
AREAS REPRESENT EXPECTED
ROW ONLY.
VDOT NOTES:
·UTILITY ROUTINGS UNDER PAVED
PORTION OF VDOT ROW MAY BE
PROPOSED FOR VDOT
CONSIDERATION ON A CASE BY
CASE BASIS WITH FINAL DESIGN.
SSSSS
SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SSSSSS
SSSSS
SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS S S S
SSSSS
S
S
SSS
S
SSSSSNOWDEN BRIDGE BLVD.PLAID HILL DRIVEFLAXEN MANE WAY
GELDING WAY
SCOTCH BONNET DR.SAFFRON CREST DRIVE
FORMATT WAYCORONET COURTSWANSONG PLACEEX 6" GAS
TRANSMISSION
LINE
EX 6" GAS
TRANSMISSION
LINE
FETLOCK DRIVE
HEIRLOOM WAYPENGUIN CREST DRIVEOLEANDER COURT
O
L
E
A
N
D
E
R
C
O
U
R
T CASTAWAY PLACEWAGTAIL LANEGRANITE RIDGE DRIVECARNATION WAY
GRANITE RIDG
E
D
RI
V
E
LAWFORD WAYWEBSTER COURTKEYSTONE LANE
MAGPIE LANE
OLEANDER COUR
T
11LAND USE PLAN1" = 100'STEPHENSON VILLAGE IISTONEWALL MAGISTERIAL DISTRICTFREDERICK COUNTY, VIRGINIAJAN. 21, 2022
CMM/ZJ
2760B
15151 Windy Hill LaneWinchester, Virginia 22602Telephone: (540) 662-4185Fax: (540) 722-9528www.greenwayeng.comFND1971ENGINEERINGSHEET OF
DESIGNED BY:
FILE NO.
SCALE:
DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIAOFFICES IN: WINCHESTER, VA & MARTINSBURG, WVMDP NUMBER: #02-22
Rev. No. Date
03 05/10/2022
HATCHED AREA DENOTES
PROVIDED OPEN SPACE
DENOTES PRIVATE PEDESTRIAN
TRAIL SYSTEM
DENOTES LINEAR PARK TRAIL
SYSTEM
NOTES:
·ALL PRIVATE ACCESS DRIVES (PAD)
GREATER THAN 150' IN LENGTH
SHALL PROVIDE ADEQUATE
TURNAROUND PROVISIONS FOR
FIRE AND RESCUE APPARATUS
AND SHALL MEET MINIMUM
INTERNATIONAL FIRE CODE
REQUIREMENTS.
·UTILITY ROUTINGS ARE
APPROXIMATE AND WILL BE
REFINED WITH FINAL DESIGN
PLANS.
·PAVEMENT AREAS NOT REFLECTED
GEOMETRICALLY, SHADED ROAD
AREAS REPRESENT EXPECTED
ROW ONLY.
VDOT NOTES:
·UTILITY ROUTINGS UNDER PAVED
PORTION OF VDOT ROW MAY BE
PROPOSED FOR VDOT
CONSIDERATION ON A CASE BY
CASE BASIS WITH FINAL DESIGN.
SSSSSSSSSSSSSSSSSSSSSSSSS
S
S
S
S
S
S
S
S
S
S
S
S
SS
SSSSSS
S
SSSS
SS
S
S
SSS
SS
S
SSSSSSSSSSSSSSSSSSSSS
S
S
S
S
S
S
S
S
SSS
S SSSSSSSSS
SSSSSSSSSSSSSSSSSSSSSSSSSSSS
S
S
S
S
SSSSSSNOWDEN BR
IDGE
BLVD
.
FORMATT WAYCORONET COURT
CINNAMON HILL WAY
CARDIGAN DRIVE
FUNNEL ROD LANESCOTCH
BONN
ET
DR
IV
E
CO
R
I
A
N
D
E
R
D
R
I
V
EFESCUE WAY
MONTREAL WAYCARDIGAN DR.ZINNIA LANEPENGUIN CRES
T
D
R
I
V
EGRANITE RIDGE DRIVETEM
P
E
S
T
D
R
I
V
EPENGUIN CREST DRIVEDAFFODIL
DR
IVE
CARRICK BEND W
A
Y
COACHMAN LANE
RUBY RO
Y
C
E
D
R
I
V
E
SUNFLOWER WAY OLEANDER COURTGRANITE RIDGE DRIVEBLA
N
K
E
N
S
H
I
P
L
A
N
E
12LAND USE PLAN1" = 100'STEPHENSON VILLAGE IISTONEWALL MAGISTERIAL DISTRICTFREDERICK COUNTY, VIRGINIAJAN. 21, 2022
CMM/ZJ
2760B
22-02
15151 Windy Hill LaneWinchester, Virginia 22602Telephone: (540) 662-4185Fax: (540) 722-9528www.greenwayeng.comFND1971ENGINEERINGSHEET OF
DESIGNED BY:
FILE NO.
SCALE:
DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIAOFFICES IN: WINCHESTER, VA & MARTINSBURG, WVMDP NUMBER: #02-22
Rev. No. Date
03 05/10/2022
HATCHED AREA DENOTES
PROVIDED OPEN SPACE
DENOTES PRIVATE PEDESTRIAN
TRAIL SYSTEM
DENOTES LINEAR PARK TRAIL
SYSTEM
NOTES:
·ALL PRIVATE ACCESS DRIVES (PAD)
GREATER THAN 150' IN LENGTH
SHALL PROVIDE ADEQUATE
TURNAROUND PROVISIONS FOR
FIRE AND RESCUE APPARATUS
AND SHALL MEET MINIMUM
INTERNATIONAL FIRE CODE
REQUIREMENTS.
·UTILITY ROUTINGS ARE
APPROXIMATE AND WILL BE
REFINED WITH FINAL DESIGN
PLANS.
·PAVEMENT AREAS NOT REFLECTED
GEOMETRICALLY, SHADED ROAD
AREAS REPRESENT EXPECTED
ROW ONLY.
VDOT NOTES:
·UTILITY ROUTINGS UNDER PAVED
PORTION OF VDOT ROW MAY BE
PROPOSED FOR VDOT
CONSIDERATION ON A CASE BY
CASE BASIS WITH FINAL DESIGN.
S
S
SS
S
S
S
SSSSSSSSSSSSSS
S
S
S
S
S
S
SSSS
S
SSSSSSSSSSSSSSSSSSSSS SS
S
S
EX GRAVITY
SEWER
EASEMENT
100 YR
FLOOD PLAIN
HALY
A
R
D
B
E
N
D
D
R
I
V
E
STEVEDOR WAYZINNIA LANEGRANITE RIDGE
DRIVE
TEM
P
E
S
T
D
R
I
V
E
MONSOON WAY
HURRICANE WA
Y
BLA
N
K
E
N
S
H
I
P
L
A
N
EMONALISA DRIVEHIATT
RUN
CORR
IDOR
BLA
N
K
E
N
S
H
I
P
L
A
N
E
MONALISA DRI
V
E
13LAND USE PLAN1" = 100'STEPHENSON VILLAGE IISTONEWALL MAGISTERIAL DISTRICTFREDERICK COUNTY, VIRGINIAJAN. 21, 2022
CMM/ZJ
2760B
22-02
15151 Windy Hill LaneWinchester, Virginia 22602Telephone: (540) 662-4185Fax: (540) 722-9528www.greenwayeng.comFND1971ENGINEERINGSHEET OF
DESIGNED BY:
FILE NO.
SCALE:
DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIAOFFICES IN: WINCHESTER, VA & MARTINSBURG, WVMDP NUMBER: #02-22
Rev. No. Date
03 05/10/2022
NOTES:
·ALL PRIVATE ACCESS DRIVES (PAD)
GREATER THAN 150' IN LENGTH SHALL
PROVIDE ADEQUATE TURNAROUND
PROVISIONS FOR FIRE AND RESCUE
APPARATUS AND SHALL MEET MINIMUM
INTERNATIONAL FIRE CODE
REQUIREMENTS.
·UTILITY ROUTINGS ARE APPROXIMATE
AND WILL BE REFINED WITH FINAL
DESIGN PLANS.
·PAVEMENT AREAS NOT REFLECTED
GEOMETRICALLY, SHADED ROAD
AREAS REPRESENT EXPECTED ROW
ONLY.
VDOT NOTES:
·UTILITY ROUTINGS UNDER PAVED
PORTION OF VDOT ROW MAY BE
PROPOSED FOR VDOT
CONSIDERATION ON A CASE BY CASE
BASIS WITH FINAL DESIGN.
HATCHED AREA DENOTES
PROVIDED OPEN SPACE
DENOTES PRIVATE PEDESTRIAN
TRAIL SYSTEM
DENOTES LINEAR PARK TRAIL
SYSTEM
14PROFFER COMPLIANCE SHEETN/A STEPHENSON VILLAGE IISTONEWALL MAGISTERIAL DISTRICTFREDERICK COUNTY, VIRGINIAJAN. 21, 2022
CMM/ZJ
2760B
22-02
15151 Windy Hill LaneWinchester, Virginia 22602Telephone: (540) 662-4185Fax: (540) 722-9528www.greenwayeng.comFND1971ENGINEERINGSHEET OF
DESIGNED BY:
FILE NO.
SCALE:
DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIAOFFICES IN: WINCHESTER, VA & MARTINSBURG, WVMDP NUMBER: #02-22