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HomeMy WebLinkAbout66-22 Site PlanOWNER / DEVELOPER: Madison II, LLC 558 Bennys Beach Road Front Royal, VA 22630 Contact: Mr. David Madison Tel: 540-974-0584 TAX MAP#64H-1-1 PARCEL DATA (OVERALL): Zoning: I Area: Existing Use: Proposed Use: Historical Structures and Sites: None ENGINEER/LANDSCAPE ARCHITECT: Painter -Lewis, PLC 817 Cedar Creek Grade, Suite 120 Winchester, Virginia 22601 Contact: John C. Lewis, P.E.,L.L.A. Tel: 540-662-5792 RP -Residential Performance District and B2-Business General District 51.26 acres total (5 acres of 62, 46.26 acres of RP, 4,75 acres dedicated to public R-O-W) Vacant Commercial (132), Residential Apartments (512 Units) and Townhouses (102 Units) (RP), Public Roads Environmental Features: Wetlands - 2.05 acres of wetlands have been identified on the site. Flood plains - FIRM Map No. 51069CO209D shows that a portion of the parcel is within Zone X. This zone is characterized by areas of 1% annual chance flood with average depths of less that 1 foot. Steep SLOPES - Approximately 0.02 acres of steep slopes (>50%) have been identified on the site. Project Phasing: Phasing for the construction of this project will be in accordance with Items #4, 6a, and 6b of the approved Proffer Statement for Madison Village, Parcel TM#64-A-18. The approved Proffer Statement can be found on Sheet 69. Buffers and Screening: Zoning District Buffers: RP against RP: RP against (vacant) RA: RP against (residential) RA: B2 against B2 62 against RP: no buffer required no buffer required Category B buffer (30' inactive/20'active w/ full screen) No Buffer or Screen required Category B buffer (25' inactive/25'active w/ full screen) Residential Separation Buffers: Townhouses against Multifamily: Category B: Full Screen in 30' Inactive/20' Active Townhouses against Multifamily (on -site): no buffer required Road Efficiency Buffer: The existing woodland shall be preserved and maintained as the Road Efficiency Buffer along Rt. 522. Storm Water Management: Storm water quantity and quality controls will be provided throughout the development in multiple, underground & surface facilities. RP ZONING: Area: 46.26 acres Existing Use: Vacant Proposed Use: Residential Residential Density: Maximum=640/46.26=13.8 units per acre Minimum=420/46.26= 9.1 units per acre Apartment Units Proposed: 512 Townhome Units Proposed: 102 Open Space Requirements: Required: 30%, 13.88 acres Proposed: 30%, 13,88 acres (26% or 3.61 acres is covered by environmental features.) Recreational Units: Required: 1 rec. unit per 30 housing units Required: 614/30= 20,47 rec. units Recreational Units will include a community building and swimming pool in both Phase 1 and Phase 3, plus hiking trails generally throughout the development. See Sheet 2 for unit details. Parking Requirements: Minimum Parking Requirement: 2 spaces per unit Apartment Parking Spaces Required: 512 x 2=1,024 Apartment Parking Spaces Provided: 1,047 spaces including 40 ADA spaces Townhouse Parking Spaces Required: (PH1&2)82 x 2=164 + (PH3)20 x 2.5=50 = 214 Townhouse Parking Spaces Provided: 246: 1 surface space and 1 garage space (min.) at each lot + 42 off -lot spaces Public R-O-W Spaces Provided: 37 Parking Restriction Lines: Street Setback: Required-10' Yard Setback: Required-5' Sign Setback: Required-10' Townhouse Lot Dimensions: Minimum Lot Size: 1,500 sf Minimum Lot Width: 22' end unit, 18' interior unit Building Restriction Lines: From Public or Private Road right of way: 25' with garage 15' without garage From off-street parking: 15, Side Yard Setback: 10, Rear Yard Setback: 20' Setbacks for Unroofed Decks, stoops, landings: Front from off-street parking: 10, Front from private/public road: 15, Side Yard: 5' Rear Yard: 5' Minimum Parking Required: 2 spaces/unit(Phases 1 &2) 2.5 spaces/unit(Phase 3) Maximum Main Building Height: 40' Maximum Accessory Building Height: 20' Multi -family Dimensions: Maximum impervious area: 60% Building Restriction Lines: From public roadway: 35' From offstreet parking or driveways: 20' Side(perimeter): 50' Rea r(perimeter): 50' Rear for balconies/decks: 20' Building spacing side to side: 20' Building spacing side to back: 35' Building spacing back to back: 50' Building Height: 60' Principal Structure: 60' (or up to 80' with increased setbacks) Accessory Structure: 20' B2 ZONING: Area: 5.00 acres Existing Use: Vacant Proposed Use: Commercial Building Restriction Lines: Front Yard Major Street Setback: Required- 50' Front Yard Minor Street Setback: Required- 35' Rear Yard Setback: Required- 0' Side Yard Setback: Required- 0' Maximum Building Height: Allowed- 35' (60' for office use and hotels) Sign Setback: Required- 10' Parking Requirements: Parking Restriction Lines: Street Setback: Required-10' Yard Setback: Required-5' Open Space Required: 15% " A separate Site Plan submittal will be required for the B2 Area. General Notes: rt•I' of Transportation Staunton Staunton District COUNTY LOCATION 1. All work and materials shall conform to the current standards of Frederick County, Virginia, the regulations of Rev. June 19, 2013 the Americans with Disabilities Act, where applicable, and all applicable codes. VDOT General Notes FREDERICK COU 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 2. Erosion and sediment control shall conform to the standards and specifications of the Commonwealth of Bridge Specifications and Standards, the Virginia Erosion and Sediment Control Regulations, and any other applicable state, federal or local Virginia, where applicable. regulations. In case of a discrepancy or conflict between the Standards or Specifications and Regulations, the most stringent shall govern. V2. All construction shall comply with the latest U.S. Department of Labor, Occupational Safety and Health Administration (OSHA), and Virginia 3. It shall be the responsibility of the Contractor to notify "Miss Utility" at 811 at least two (2) working days, but not Occupational Safety and Health (VOSH) Rules and Regulations. more than ten (10) days prior to commencement of any land disturbing activity. V3. When working within VDOT right-of-way, all traffic control, whether permanent or temporary, shall be in accordance with the current edition of VDOT's Work Area Protection Manual. A transportation management plan needs to be submitted for approval and land use permit issued prior to 4. No disturbed areas shall be denuded more than thirty (30) days. The contractor shall stabilize all denuded any execution of work within the VDOT right of way. areas within seven (7) days after the end of construction. V4 The developer shall be responsible for relocating, at his expense, any and all utilities, including traffic signal poles, junction boxes, controllers, etc., owned by VDOT or private/public utility companies. It is the sole responsibility of the developer to locate and identify utility facilities or items that 5. All existing utilities have been shown based upon the best available information. However, there may be may be in conflict with the proposed construction activity. VDOT approval of these plans does not indemnify the developer from this responsibility. existing utilities which are not shown and should be located. Therefore, it will be the responsibility Of the V5. Design features relating to field construction, regulations, and control or safety of traffic may be subject to change as deemed necessary by VDOT. Contractor to verify the location of all existing utilities prior to construction. Any discrepancies between these Any additional expense incurred as a result of any field revision shall be the responsibility of the developer. plans and the actual field conditions shall be reported immediately to the Engineer, the owner, and the appropriate utility Company. V6. If required by the local VDOT Land Development Office, apre-construction conference shall be arranged and held by the engineer and/or developer with the attendance of the contractor (s), various County agencies, utility companies and VDOT prior to initiation of work. V7. VDOT for length VDOT LOCATION MAP: 1 " = 2000' 6. All proposed utilities shall be installed underground. The contractor shall notify the local Land Development Office when work is to begin or cease any undermined of time. requires and shall receive 48 hours advance notice prior to any required or requested inspection. 7. It shall be the responsibility of the Contractor to obtain all permits necessary for construction prior to the V8. The contractor shall notify the Traffic Operations Center at (540) 332-9500 for any traffic control plan that impacts a VDOT maintained Interstate of commencement of work. An approved set of construction documents shall be present on the site at all times. 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 of the 8. Topographic information was derived from a topographic survey performed by Painter -Lewis, P.L.C. A field Virginia Erosion and Sediment Control Handbook. Furthermore, access to other properties affected by this project shall be maintained through survey determined the topographic information which has been based on U.S.C. and G.S. datum and a contour construction, interval of one (1) foot has been established for this project. Contact Painter -Lewis, P.L.C. at 540-662-5792 to V10. Contractor shall ensure adequate drainage is achieved and maintained on the site during and at the end of construction. establish vertical control for project construction. V11. All water and sewer lines within existing or proposed VDOT right-of-way shall have a minimum thirty-six (36) inches cover and when possible shall 9. No soils report was prepared for this project. 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 the course of construction 10. All radii designations indicate face of curb, edge of pavement, or edge of stone pavement, where applicable. shall be immediately brought to the attention of the engineer and VDOT. Work shall cease in that vicinity until an adequate design can be determined by the engineer and approved by VDOT. _- 11. The Contractor shall coordinate the relocation of and the connection to the existing utilities with the VI 3. All fill areas, borrow material and undercut areas shall be inspected and approved by a VDOT representative prior to placement and fill. Where z appropriate utility company, where applicable. CBR testing is required, a VDOT representative shall be present to insure the sample obtained is representative of the location. When soil Q samples are submitted to private laboratories for testing, the samples shall be clearly identified and labeled as belonging to a project to be accepted by VDOT and that testing shall be performed in accordance with all applicable VDOT standards and procedures. 12. The Contractor shall provide all AS BUILT documents and plans to the regulatory agency requiring such. V14. All roadway fill, base, subgrade material, and backfill in utility/storm sewer trenches shall be compacted in accordance with the lift thicknesses, Construction Notes: density and moisture requirements as specified in the current VDOT Road and Bridge Specifications. Certified copies of test reports shall be z submitted to VDOT daily, unless specified otherwise. Erosion and Sediment Control: V15. VDOT Standard CD and UD underdrains shall be installed where indicated on these plans and/or as specified by VDOT. A 1. All Erosion and Sediment Control measures shall be installed prior to an land disturbing activities. All work p Y g V16. A post installation visual/video camera inspection shall be conducted by the Contractor on all pipes identified on the plans as storm sewer pipe O shall be done in accordance with the current edition of the of Commonwealth of Virginia Erosion and Sediment and a select number of pipe culverts, For pipe culverts, a minimum of one pipe installation for each size of each material type will be inspected or Control Handbook. ten percent of the total amount for each size and material type summarized. All pipe installations 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 Uj representative. j 2. All work shall be confined to the designated Limits of Construction. V17. The installation of any entrances and mailboxes within any dedicated street right-of-way shall meet VDOT minimum design standards and is the 3. The Contractor shall be responsible for the installation and maintenance of all Erosion and Sediment Control responsibility of the developer. measures. All Measures shall be inspected daily and after each significant rainfall by the site superintendent or V18. Prior to VDOT acceptance of any streets, all required street signage and/or pavement markings shall be installed by the developer in accordance his representative. Any damaged structures shall be repaired or replaced be the end of that work day. 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 of construction. Copies of all 4.Upon completion of construction, all permanent erosion and sediment control measures shall be installed. invoices for materials utilized within any dedicated street right-of-way must be provided to the local VDOT Land Development Office prior to After stabilization, the temporary Erosion Control devices shall be removed, as approved by the Local Inspection acceptance of the work. Unit and total prices may be obscured. A th 't All t t' h Ilb h k d 1 1 d d d h Ilb • d f d u oil y. vege a Ive cover s a e C eC a regu ar y an any amage areas s a e repalre , e 1 IZe , V20. Aggregate base and subbase materials shall be placed on subgrade by means of a mechanical spreader. Density will be determined using the PROPERTY DEVELOPMENT TABULATION replanted, and mulched, as needed. density control strip in accordance with Section 304 of the VDOT Road and Bridge Specifications and VTM-10. A certified compaction technician shall perform these tests. Certified copies of test reports shall be submitted to VDOT daily, unless specified otherwise. In addition to checking PROPERTY DESCRIPTION AREA (acres) 5. The Contractor shalt provide adequate means of cleaning trucks and other construction equipment rlOr to p q gp stone depths, a VDOT representative shall be notified and given the opportunity to be present during the construction and testing of the density - e public necessary, r I e V21. entering the pu II ROW. If ne es a y, a trash rack shall b used as part of the Construction Entrance to help control strip. Asphalt concrete pavements shall be laced in accordance with Section 315 of the VDOT Road and Bridge Specifications. Density shall be p p p g p y Existing Total Parcel Area 9 51.26 acres in the control of potential mud generated as part of the development of this site. If it is determined that this is not determined using the density control strip as specified in Section 315 and VTM-76. A certified compaction technician shall perform these tests. sufficient, then a wash rack shall be installed, as needed. It is the responsibility of the Contractor to maintain Certified copies of test reports shall be submitted to VDOT daily, unless specified otherwise. A VDOT representative shall be notified and given the RP Zoned Area 46.26 acres opportunity to be present during the construction and testing of the density control strip. 05.00 acres clean streets and to allay dust at all times. B2 Zoned Area V22. In accordance with Section 302.03, the foundations for pipe culverts thirty-six (36) inches and larger shall be explored below the bottom of the Paving and Concrete: excavation to determine the type and condition of the foundation. The contractor shall report findings of foundation exploration to the engineer and Total Route 522 R-O-W Dedication 00.19 acres VDOT for approval prior to placing pipe. Foundation designs shall comply with VDOT Road and Bridge Standard PB-1. Where soft, yielding, or 1. The proposed main drive aisles and parking areas shall receive the minimum pavement sections, as detailed otherwise unsuitable foundation is encountered, the foundation design and/or need for foundation stabilization shall be determined by the engineer Proposed Public R-O-W Dedication on -site p ( ) 04.56 acres on the plans. All points of connection with the existing pavement sections shall be graded as required to provide and approved by VDOT. a smooth transition between the pavement sections Open Space Proposed (within RP) 19.12 acres (41 %) V23. VDOT Standard Guardrail shall be installed where warranted and/or as proposed on these plans in accordance with VDOT s installation criteria. Final approval of the guardrail layout to be given by VDOT after grading is mostly complete. 2. All concrete shall be VDOT classification A-3. All work shall be done in accordance with standard practices. V24. Approval of these plans shall expire three (3) years from the date of the approval letter. Phase 1 Open Space/Units Excavation and Grading: V25. VDOT Standard CG-12 Curb Ramps shall be installed where indicated on these plans and/or as specified by VOOT. 1. Test pits shall be excavated to determine the depths and locations of all of the existing utilities. If conflicts Phase 2 Open Space/Units exist, then the existing utilities shall be lowered or moved to promote the construction of the proposed V26. The foundations for all box culverts shall fo investigated by means of exploratory borings advanced below proposed foundation elevation to 9 p p p determine the type and condition of the foundation. The contractor shall submit copies of borehole logs and report findings of foundation Phase 3 Open Space/Units development. exploration to the engineer and VDOT for approval prior to constructing box. Foundation designs shall comply with VDOT Road and Bridge Standard PB-1. Contrary to the Standard, where rock is encountered and cast -in -place box is proposed, the thickness of bedding shall be six (6) RP Zoned, Townhouse Density 2. All deleterious materials, demolished debris, and cleared and rubbed materials shall be removed and properly inches, Where soft, yielding, or otherwise unsuitable foundation is encountered, the foundation design and/or need for foundation stabilization 9 p p y shall be determined by the engineer and approved by VDOT. RP Zoned, Multifamily Densitv disposed of off -site 3. All topsoil or vegetative cover shall be excavated to its full depth and stockpiled on -site, if applicable, in the areas as directed by the Owner's representative for future finish grading. 4. All borrow fill material, if necessary, shall be obtained by the Contractor and approved by a Certified Geo-Technical Engineer. All fill material shall be placed in lifts of 8" or less and shall be compacted to 95% of ASTM D-698 Maximum Dry Density, or as directed by the Geo-Technical Engineer, 5. No blasting shall be permitted within 25 feet of existing utilities or structures without permission of the Owner. 6. All landscaped islands, slopes, and lawn areas shall receive a minimum of 4" topsoil obtained off -site or from the topsoil stockpile on site. The topsoil shall be graded and raked, prior to application of permanent vegetative cover. 7. All disturbed lawn areas shall be stabilized by the establishment of permanent turf grass installed in accordance with generally accepted practices. FREDERICK WATER PROJECT INFORMATION WATER AND SANITARY SEWER USAGE WATER DEMAND 65,332 gpd SANITARY SEWER DISCHARGE 65,332 gpd CALCULATION OF DEMAND/ DISCHARGE • WATER DEMAND •• RESIDENTIAL: 235 gpd PER CONNECTION •• COMMERCIAL: 75 gpd PER 1,000 SF •• INDUSTRIAL: 25 GAL PER PERSON PER DAY @ 10 PERSONS PER ACRE • SEWER DISCHARGE •• SEWER DISCHARGE EQUALS WATER DEMAND OCT 10 WATER AND SEWER DEMAND CALCULATIONS Apartments: 512 units Based on usage history study, appartment demand is approximately 76 gpd per unit: 38,912 gpd Townhouses: 102 units Residential demand per unit=235 gpd: 23,970 gpd Commercial: 5 acres gross B2 land The net commercial area is approximately 3 acres which will support approximately 32,670 sf of commercial space @ 75 gpd per 1000 sf: 2,450 gpd Total Demand: 65,332 gpd PLANS ARE APPROVED AS NOTED; THE APPLICANT WILL BE REQUIRED TO PERFORM A SANITARY CAPACITY ANALYSIS TO DETERMINE THE IMPACT ON THE SYSTEM FROM THIS PROJECT, THE APPLICANT WILL BE RESPONSIBLE FOR UPGRADES AS NEEDED TO THE SYSTEM IN ORDER TO ACCOMMODATE THE PROPOSED FLOWS FROM THIS PROJECT. UTILITY AND REGULATORY CONTACTS: WATER AND SEWER SERVICE Frederick Water P. 0. Box 1877 Stephens City, VA 22655 540-868-1061 BUILDING INSPECTIONS Frederick County Inspections Department 107 North Kent Street Winchester, VA 22601 540-665-5650 EROSION AND SEDIMENT CONTROL Frederick County Department of Public Works 107 North Kent Street Winchester, VA 22601 540-665-5643 PUBLIC ROAD IMPROVEMENTS Virginia Department of Transportation 2275 Northwestern Pike Winchester, VA 22603 540-535-1818 WINCHESTER REGIONAL AIRPORT NOTES 1. In accordance with the Code of Virginia, Section 15.2-224, and the Federal Aviation Administration Title 14 of the Code of Federal Regulations CFR Part 77, any construction equipment i.e. cranes, derricks, etc, that exceeds the height of the proposed structure(s) in the site plan will require filing Form 7460-1. The form can be filed online at https://oeaaa.faa.gov/`oeaaolexternal/portal, and all conditions of FAA's determination must be met. 2. During the construction phase of the buildings, any cranes that are determined to require an aviation obstruction flag and/or obstruction light visible during operations or lowered at night unless lit should be coordinated with David Foley, Operations Supervisor Winchester Regional Airport Authority, no less that forty-eight hours prior to start at 540-662-5786. 3. Permanent and temporary outdoor lighting should be shielded or full cutoff type in order to minimize light pollution to pilots approaching the Winchester Airport. 4. Controlled burning should be prohibited due to the close proximity to the runway and since the property is within the flight pattern of the Winchester Airport. Unsuitable materials should be hauled away from the construction site appropriately. �Z,T H OF �f�P ,° JOHN �. LE:) Lic, o� 021 ?t�i J n ZONAL F'�,,�1 RESPONSIBLE LAND DISTURBER NAM E: CERTIFICATION: DATE: THE RESPONSIBLE LAND DISTURBER IS THE PARTY RESPONSIBLE FOR CONSTRUCTION & MAINTENANCE OF ALL THE LAND DISTURBING ACTIVITIES AS SET FORTH IN THESE PLANS. ABBREVIATIONS 4.85 acres/96 apts/31 towns 4.62 acres/176 apts/51 towns 9.65 acres/240 apts/20 towns 102units/15.26acres=6.68 units per acre 512units/31.00acres=16.52 units per acre ASSY. ASSEMBLY B.F. BASEMENT FLOOR BML BUILDING MOUNTED LIGHT CG-2, CG-3 VDOT CURB CG-7, CG-6 VDOT CURB & GUTTER CIP CAST IN PLACE CONCRETE CL CLASS CMF CONCRETE MONUMENT FOUND CPP CORRUGATED POLYETHYLENE PIPE CMP CORRUGATED METAL PIPE CMPA CORRUGATED METAL PIPE ARCH CO CLEAN OUT DIA. DIAMETER DS DOWNSPOUT EOP EDGE OF PAVEMENT EOG EDGE OF GRAVEL ESMT. EASEMENT EX. EXISTING F.F. FIRST FLOOR F.F.E. FINISHED FLOOR ELEVATION CONNECTION FHC FIRE DEPARTMENT FLS FIRE LANE SIGN FSL FIRE SERVICE LINE Go. GAUGE GM GAS METER GV GAS VALVE or GATE VALVE HCR HANDICAP RAMP HB BIB HP HIGH PONT INV INVERT IPF IRON PIPE FOUND IPS IRON PIPE SET LP LOW POINT LT. LIGHT POLE MPP METAL POST MH NDC NOEODOWN CURB N.P.S. NO PARKING SIGN N.T.S. NOT TO SCALE OHE OVERHEAD ELECTRIC OHT OVERHEAD TELEPHONE PIV POST INDICATOR VALVE PL PROPERTY LINE PP POWER POLE PR. PROPOSED PVMT PAVEMENT RCP REINFORCED CONCRETE PIPE R.D. ROOF DRAIN SAN. SANITARY SEW. SEWER STD. STANDARD T.B.D. TO BE DEMOLISHED T.B.R. TO BE REMOVED T.B.P. TO BE PRESERVED or PROTECTED TB or T.B. THRUST BLOCK TC TOP OF CURB TEL. TELEPHONE TRB TELEPHONE RISER BOX TVRB TELEVISION RISER BOX TYP or TYP. TYPICAL UGE UNDERGROUND ELECTRIC UGG UNDERGROUND GAS UG CATV UNDERGROUND CABLE T.V. UGT UNDERGROUND TELEPHONE XFMR ELECTRIC TRANSFORMER WL WATERLINE WM WATER METER WPP WOOD POWER POLE WTP WOOD TELEPHONE POLE WV WATER VALVE 25'R RADIUS IN FEET (ALL CURB RADII 5' UNLESS OTHERWISE NOTED) •00.00 PROPOSED SPOT ELEVATION +00.00 EXISTING SPOT ELEVATION HATCHING INDICATES REVERSED PITCH IN THE GUTTER PAN: PITCH TO BE 1 /2" PER FOOT. TRANSITION THE GUTTER OVER A 10 LENGTH (TYP). REV LIST OF DRAWINGS: RHONDA DRIVE STA 10+00-STA 15+80.75 RENA BELL DRIVE STA 10+00-STA 13+38.49 SHEET 10: ROAD PLAN AND PROFILE RHONDA DRIVE STA (15+80.75) STA 13+38.49-STA 25+90.8 SHEET 11: 11 /25/22 ROAD PLAN AND PROFILE DAVID DRIVE STA 9+00-STA 20+50.95 JHLLI lb: 2JL//LJ LATUUI VLAN SHEET 17: 3/27/23 LAYOUT PLAN SHEET 18: 3/27/23 LAYOUT PLAN SHEET 19: STORM SEWER PROFILES STRUCTURES: 11,12,13,14,15,15A,16,17,21,22,BIOTETENTION FILTER #1 SHEET 20: STORM SEWER PROFILES STRUCTURES: 8 9141819 20 23 24 30 31 32 33 36 37 38 48 SHEET 21: STORM SEWER PROFILES STRUCTURES: 25 25A 256 26 27 28 34 35 36 37 39 40 42 46 47 DETENTION STRUCTURE 2A SHEET 22: STORM SEWER PROFILES STRUCTURES: 54 55 56 57 58 59 60 61 62 79 80 81 82 83 92 93 DETENTION STRUCTURE 2C SHEET 23: STORM SEWER PROFILES STRUCTURES: 2A1 45 65 66 67 68 69 70 71 72 73 74 75 76 77111 112127128 SHEET 24: 11 /25 f 22 STORM SEWER PROFILES STRUCTURES: 125126128129 131 142143 SHEET 25: 11/25/22 STORM SEWER PROFILES STRUCTURES: 49 50129130131 132133134135137138139 140141 SHEET 26: 11 /25_/22 STORM SEWER PROFILES STRUCTURES: 79,80,81,82,84,84A,85,86,87,88,89,90,106,113,117,118,DETENTION STRUCTURE 3C SHEET 27: 11/25/22 STORM SEWER PROFILES STRUCTURES: 105 108 109 110111 112114115115A 116121 DETENTION STRUCTURE 3A SHEET 28: 11 /25,f 22 STORM SEWER PROFILES STRUCTURES: 94 95 96 97 98 99.100101 102103104107108 DETENTION STRUCTURE 3B SHEET 29: VDOT STANDARD DETAILS SHEET 30: VDOT STANDARD DETAILS SHEET 31: VDOT STANDARD DETAILS SHEET 32: 9/28/22 SANITARY SEWER PROFILE LINE 1:PS1-MH9 SHEET 33: 9/28/22 SANITARY SEWER PROFILE LINE1: MH9-MH10 LINE 5:MH21-MH25 2 SANITARY SEWER - - 1 LINE : 3-MH13-MH15 SHEET 34: 9 f 28/2 I PROFILE LINE 2: M2 MH 11 MH 2 L 3 M SHEET 35: 9f28f22 SANITARY SEWER PROFILE LINE 4: MH13-MH19-MH22 LINE 6: MH4-MH18 SHEET 36: 9f28f22 SANITARY SEWER PROFILE LINE 7: MH7-MH17-MH16 LINE 8: PS1-MH26 SHEET 37: 2/27 f 23 SANITARY SEWER PROFILE LINE 9: MH5-MH30-MH36 SHLLI 39: JIZU12J SANIIAKY SLWLK FKUFILL LINL 11: Mr SHEET 40: SANITARY SEWER FORCE MAIN PROFILE " PROFILI "I" & "J" APPROVED BY THE ZONING AND SUBDIVISION ADMINISTRATOR SITE PLAN VALID FOR FIVE (5) YEARS FROM DATE OF APPROVAL MADISON VILLAGE SUBDIVISION DESIGN PLAN AND RESIDENTIAL SITE PLAN RESIDENTIAL & COMMERCIAL DEVELOPMENT PHASE 3 REVISION SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SITE PLAN #66-22 PREVIOUS APPROVALS: REZ #03-11, MDP #03-14, SP #45-14, SP#09-20 -LEWIS, P.L.C. PAINTER 817 Cedar Creek Grade, Suite 120 Winchester, Virginia 22601 Telephone (540) 662-5792 Facsimile (540) 662-5793 Email: office@painterlewis.com CONSULTING JOB NO.: 1201007 SHEET: November 25, 2014 ENGINEERS Latest Revision Date: April 3, 2023 �'/, \� � d'�/ ` \\\ `\ \\ \\ \\i` \\`� /f ! R 150 SPE, LLC \ \ j I I Pristine Property �' ! 1 , - / \ \ \ ` ' , 5 34 52 W t 111 I� 1 / ` 64-A-12 \ \\ \ \ �` \ /` r 7.16' -' ° 1i111 1 I \ -.�ulehagement, LLC J \ \ 1111 64- �� Zonin9 -RPB2 ZQ'r(n RA° ° /r'' / ' ` ` /'` ri I !'' // Usey'%acant � USe: Vacant\�/ , -- ,'/� Cleam Propertiesj ,'/TTT /i;i;i�l NV 64a�/ 15 -honing: 1\ / B2 `� . • -'`-�' _ _ __ ,__-' (*' Bt�F—FE _ `�_ /' ' ! Use Vac t I? I 1 ' 30 . 1 I Montie Gibson Jr. .�, _ j ,.-' r'1 , — I••'=--- "'?' 'r ! , / r� �' ; _ /=-- r -,--'— `` - / 1•• o\ _\ \\�tOMM�- 'r B — _-`----' - - `— ' I ° .i I I I 64C-A- 1 3A �,,,,,, ,.ram! 1 y \ --- - 1 i `" I I l� Zoning: RP / ! e `\ l \` ``�` Z\ \-__'(B2� - / ofleal'� PropsKtie� y31 �} , I I� I Use: Vacant / 0 0 7 � I � �_�_� f�3 `�� .� "�,"� \ td � /� ,; , �'\ \ 64' A- 1 4 I ,111 y �hJ \\ ',Zoning: B_2 ! I 1 \ I) -- -\Al, 11 �E�;ij'S V i A A / , 11 42� PHASE COMMERCIAL~, "\ ., � ,gyp ,� ♦ / / f \ " _ _`\ ` a"r,< I o P j ' , I I'j ' BUILDING 501 U-° ! ! "r 11 -_ _ o \ '? `' ".., •� _ /` (��� 1 1 I I II 1 I � 444 / j ,• BUILD A Y I 1 BUILDING 1A Howard F. Sharp, Jr. ---- i�" '- ij/ ,r//' , k I\ I \ I 64C-A-16 \. .0e j "' ,>< %' low Zoning: RP \ BUILDING + - / _ - / 1_ .�'>';� _ =' 1 I , Use: Residential \\ \\ \\\ . �� \ �� - /' � 0 1 ,' .• _./ , w- \\` \\\1 `\I ,� ✓ \ 44 �....... / j/ /v ' c3 8�I' I i I * 1 ..- ' � POQ' \ /�\ \\t , �� � / f11' 1�`,0` ��( :+i_ -`-iii'/ d- - r '._e \ y� ; , ' I I�I I '•,I I /\ BUILDING 3 Howard F. Sharp, Jr. r / 1 i __-_ , \ \ ��G��`%�" _ y/'' �\ II�` 1 64C-A-16 ' �� ',\ ,-`� ` \ l `\/ / / '' 0'� II/ ' .I Zoning: RP 00 Use: Residential �. /' I 1 • `\ ".`r?u \I > ,°\ f 1 f1\ 1 V / /1I /�! /' / / _ '/'r~d / '' �` !/'�/ 'r° ICI I I" ( 1 /100, Michae Idockman A-16 R r ,! !r' j-" \ . I' / / , � Robert E. Wallace 1 P \ r r Res4 / 1 / 64C-2-8 U idtk 1 �/ l , l r d ! / / � � '�( -� Zoning: RP Use: Residential - • Junxuan Z. Guiliani 64C-2-7 1 \ ! ;'"f" s `� \ d -; - ' / ! / i 1 1 �I,�' / r•''/ !!®I� 1 Zoning. RP / ,� `/ `' �'� -_-.8-� N ! 1 , p G,$� , \ 1 .t.7• I Use: Residential r 6• ! _ -' fr✓ r gym. \ 1 r / , ! / j'ir ' d�' ° 1 \ \ \ �! / I f,``\ f ,1/ 1/\ e ,• • .:7,, �;Y:. �.\ d ) / / � / // �,�rc� \lr '/���r-.... C�T/ ! r/ l! C T ® ti' i s%i si d % / w ! ,;// d ;,rr �� _ \ t �.,' , i , / !, , �!; I'r I Donna Lee Dewitt Tr 4C-2 RP //>� ✓ _ - . i ,!r'.r r' \ o\ `•o N . /,✓ /'/ ✓ // '/' / / j 1 �},♦ \\\ 1 1Zoning: r/' , / !I.--'f) \z\\\\ \I Use: Residential - - / / �d. /�,�,�/%• /�_\ -` _ \ /t, I J.A.E. Gillespie, Tr -ti;;+�, / / < / �A >� z ' ! ,fir ,; ,'•r /.., ;, � � � 64C-2-4 BUILDING 71 100 Pristine Property Management, LLC 64-A-135 Zoning: RA Use: Vacant /' 1'.'r'✓�%�'r' -� r ..� Zoning: RP 1 / �,� ,d/,/ / I �r _ems \ /> / , / / / , X///' ,, rd rTl ` _ \ 1 _,- r v r r r/ '// ! / ` / , /' -^6'r� } I i Use: Residential • II !/ , , / / / ! -i \ I / e / R/ }� �/ J.A.E. Gillespie, Tr //// / -�- _ — _ -- -► � `� 1 �� //iI � r-' r l l / , / / r /' ,, � -' i Ej � \ � 64C-2-4 1 ILDING s e, / 1 , 1 1 -�..�. /_�"✓ / �.-�"'� I r f i _ �_ 457.65 _ / Zoning: RP -_-__ - ,AGCROF I Use: Vacant - ---- ,\ •, _,.._`' ' �, i l/ ! /i'/� -� � , ! i i � _�I ((i.°]] � ((t;�3�'y� „�,I, � ROAD _ -- ----------- •^`� `\ \\ \1�.II I1 1/P1~ _ jl _ ', /Airl -- • \I !/ r1 ° 1 'I / • \} \ ? \ _ � Ill/,/� / i 11 \ • � � / v � I ! \- r.. _ -.' �/ I/,f / / /,/ / /i„ I // // ,' 1 ` y ';-„��,.---- - I I / F; ` / . I// 1 1 } t , / MNLDING B `\ , i. `'/,/ , 1 h • // _ \ ; ' , °` \ ; ��_ �',/' / ' / /; I/i /; i �' r' / 'I \ I Jesse Willard Riley, Jr 64-A-17 r / > • \._� // ' I I � \ ---d' �[\\ \° ��, r ro r I/ //� / j It °\ 6 Zoning: RA 1 \ I \� \ • , . I \I i / 11 , 1 1 ( , / ..,, III \ -\ Use: Residential / � u.�' ° I I •'-, iii/ � I i � .� ( i\ ! \ / I I ` I� , I \ I ! / -- �) Th2�mas Bewley kv3 �yi I II 944-18A / / 1 •• \ i //� / , / r F 3 \: RAII y Zonin6\ l -- _ \ --1Zse-- Residential t ! \ \ \ ' - - ) Ey y � � 1 1 I ° �! °0 / I I 1 ---- P 1 i 1 , I \ \ t��3 I / / ! / 7 \\ Ju• I \ y.o, b %, t //'/ / BUILDING 9 \ V ..� '� °\ dJ � � .� 1 '� l '/ r ° /�i r' ! ' i / ) 1\ \ \ \\ � °- ---- � �'�� / �•yi � � II I I� AM I \I \ \ Eh r �,..-r/ I • \ /! / / / !1/ � ° 1 / I � ,/ ,.•'' 1 \ / I ^� .. ! ,b I If'jI 1 , _ r � l � oo 1 , / l� l //1 /,d' 1/ / � ,,/ %„�`"O J/ d / 1 f• i I I I j I I • % \ �1 \\fir°\ ` � :� �\ / !r, �^t; � !f !! � � .! ��' 1 I� ,,t 1} I I j I� Vi l„ lo•_i . ° \I'111 \ ` i I I >I � /d �� lei/� � \ 1 p \ I,� 7,�3'05m,E I IA I r r�rro•pert� Mana emelat and r♦ g 1,I 1,1 Deve pment, L�� 'I �4D-A-3,I I ZO ' g: RJR' ,' ✓' d n ,' Use: R sidential Scale 1 " = 100 ft / t 50 33 Freed M_a or Homeow,riers- ' 1 i4ssociation / r-- �--'" , V 64-1-1-2 \ \ Zoning: RP Use: Residesntial 11 11 \ PHASING DESCRIPTION PHASE 1 Residential Units: 96 a is 31 towns Recreational Units Required: 127 30=4.23 Recreational Units Value: $137,583 Recreational Units Provided: Pool,Clubhouse,Pond Access $375,000 Total Value Provided: $375,000 (+$237,417) Parking Sp aces Re uired: 254 IParkina S aces Provided: 314 Approximate Area: 14.86 acres PHASE 2 Residential Units: 176 a is 51 towns Recreational Units Required: 219 30=7.3 Recreational Units Value: $237,250 Recreational Units Provided: From Phase 1: (+$237,417) Total Value Provided: $237,417 Parking S aces Required: 438 Parkinq Spaces Provided: 441 Approximate Area: 15.7 acres PHASE 3 Residential Units: 240 a is 20 towns Recreational Units Required: 260 30=8.67 Recreational Units Value: $281.667 Recreational Units Provided: Pool & Clubhouse $300,000 Total Value Provided: $300,000 Parking S aces Required: 530 Parking Spaces Provided: 547 490 ®A ts, 57 ®Towns Approximate Area: 20.7 acres TRAFFIC ►MPACT: Frederick County Road Classification for Route 522: Major Arterial Road 2019 Existing Traffic Data -Route 522 Front Royal Pike AADT=15,000 trips Data Source: ITE Manual, Seventh Edition PHASE 1 Land Use 230: Residential Condominium/Townhouse Trips based on Dwelling Units: Dwelling Units=31 Weekday: 31 x5.81=180.1 trips (50% entering, 50% exiting) AM Peak Hour: 31x0.44=13.6 trips (18% entering, 82% exiting) PM Peak Hour: 31xO.52=16.1 trips (64% entering, 36% exiting)-10 trips entering Land Use: 220 Apartment Trips based on Dwelling Units: Dwelling Units=96 Weekday: 96x6.65=638.4 trips (50% entering, 50% exiting) AM Peak Hour: 96xO.55=52.8 trips (29% entering, 71 % exiting) PM Peak Hour: 96xO.67=64.3 trips (61% entering, 39% exiting)-39 trips entering Route 522 Road Right Turn Analysis: (Analysis assumes that traffic on Rt. 522 is split 70/30 northbound/southbound lanes.) Estimated PM Peak Hour Entering: 10+39=49 vehicles Estimated Traffic in Peak Direction of Flow: (0.084)(70%)(15000)=882 vehicles From App. F, Fig. 3-27 VDOT R. D. Manual: taper is required in PHASE 1 PHASE 2 Land Use 230: Residential Condominium/Townhouse Trips based on Dwelling Units: Dwelling Units=82 Weekday: 82x5.81=476.4 trips (50% entering, 50% exiting) AM Peak Hour: 82xO.44=36.1 trips (18% entering, 82% exiting) PM Peak Hour: 82xO.52=42.6 trips (64% entering, 36% exiting)-27 trips ,entering Land Use: 220 Apartment Trips based on Dwelling Units: Dwelling Units=272 Weekday: 272x6.65=1,808.8 trips (50% entering, 50% exiting) AM Peak Hour: 272xO.55=149.6 trips (29% entering, 71% exiting) PM Peak Hour: 272xO.67=182.2 trips (61% entering, 39% exiting)-108 trips entering Land Use: 826 Specialty Retail Trips based on Gross Floor Area (2.8 acresx21,361 sf/acre=59,810 sf) GFA=59,810 Weekday: 59.8x44.32=2,650 trips (50% entering, 50% exiting) AM Peak Hour: 59.8x6.84=409 trips (48% entering, 52% exiting) PM Peak Hour: 59.8x5.02=300 trips (56% entering, 44% exiting)-168 trips entering Route _522 Road Right Turn Analysis: (Analysis assumes that traffic on Rt. 522 is split 70/30 northbound/southbound lanes.) Estimated PM Peak Hour Entering: 27+108+168=703 vehicles Estimated Traffic in Peak Direction of Flow: (0.084)(70%)(14000)=823 vehicles From App. F, Fig. 3-27 VDOT R. D. Manual: full -width turn lane and taper is required in PHASE 2 PHASE 3 Land Use 230: Residential Condominium/Townhouse Trips based on Dwelling Units: Dwelling Units=102 Weekday: 102x5.81=592.6 trips (50% entering, 50% exiting) AM Peak Hour: 102xO.44=44.8 trips (18% entering, 82% exiting) PM Peak Hour: 102xO.52=53 trips (64% entering, 36% exiting)-36 trips entering Land Use: 220 Apartment Trips based on Dwelling Units: Dwelling Units=512 Weekday: 512x6.65=3,404.8 trips (50% entering, 50% exiting) AM Peak Hour: 512xO.55=281.6 trips (29% entering, 71 % exiting) PM Peak Hour: 512xO.67=343 trips (61% entering, 39% exiting)-168 trios entering AADT=592.6+3.404.8+2.650=6.647 gross trips Street AADT Trip Assignments: Rhonda Drive Sta 10+00-15+80: 6,647 gross trips Rena Bell Drive: 2,650 gross trips (100% of commercial trips) Rhonda Drive Sto 15+80-Sta 25+93: 3,997 gross trips David Drive: 4,078 gross trips Truck Traffic is estimated to be less than 1 percent of the total volume. J I >-- I I 0- I 1 N n IZ w w Z O Q r U O q3 J Cn � 1`0 U) f w z o w O :2O Q a_ O Q z a 00 q U U Z 0 m U W � LIJ WCCQ w L1< Q w V) w W O In CN O O \ N Q C] d c0 N N o o v) 1d- r7 N .- O Z g a Z a a J V Q Q Z U � � z< z od o 0 p < � � Y < a U MWQ LwW 0 W WLLI Of o II = LL. w W ■ U a O " ■, N °,' 0-)o o E �cotoh �N�In vi 1 a� o.��c0 W �.14 n. Q �inLa@ U •� i O 4- "- o W . V 0-U) o .s 0 �3:F"LL- 0 E Zr W 100 114 IL 0 Z �w �w zZ oW ,TH 0 O` ell o >" J L ic. No. 021621 0 SIONAL SURVEY: P-L NA DRAWN BY: JOB NO.: P-L 1201007 SCALE: DATE: SHOWN 11/25/22 SHEET: 2 ct Description property delineated on this plan contains 51.26 acres and is located approximately 0.4 miles south of Airport Road on the side of route 522. The site is currently vacant. The property owner proposes to develop the property into a mixed use opment with commercial and residential space. There will be approximately 3,200 linear feet of public road constructed to the development which will be built in three phases. ing Site Conditions existing site is partially wooded and partially open grassed field. The site used to be an active crop farm. The site drains to east. V„J ne USGS Soils map shows the predominant soil types on the site are Clearbrook channery silt loam and Weikert-Berks silt loam. nese soil is moderately deep, gently sloping, and somewhat poorly drained. SLOPEs range from 2 to 24 percent typically. djacent Areas he property to the north is currently zoned B2/RP and is vacant. The properties to the south and west are zoned RA and are ocant, Route 522 borders the eastern boundary or the site and there are two vacant commercial lots and two residential lots n the eastern boundary. -site Areas off -site disturbance is anticipated to occur in association with the work proposed under this plan. tical Areas e existing pond will be protected by two temporary sediment traps and silt fence. The existing stream will be protected by four rporary sediment traps and silt fence. perimeter sediment control devices shall be erected prior to any land disturbing activities and shall remain in place until the e is fully stabilized. e contractor shall perform overlot grading to provide positive drainage and preclude ponding of water. All off site grading and nstruction is to be done with the property owner's consent. t and fill slopes shall be graded at a maximum of 2 horizontal to 1 vertical unless otherwise noted. e total area of disturbance associated with this project is approximately 42 acres. The work shown on these plans will begin in Iv 2014. 1 Where silt fence or earth berms are not present to delineate the limits of disturbance, install orange safety fence as wired to prevent unauthorized disturbance. Inspect the fencing weekly and make repairs as necessary. 2 A 12'w by 70'1 temporary stone construction entrance will be constructed and shall be maintained in a condition which will vent tracking or flow of mud onto the public rights -of -way. This may require periodic top dressing with additional stone or washing and reworking of existing stone as conditions demand and repair and/or cleanout of any structures used to trap invent. All materials spilled, dropped, washed, or tracked from vehicles onto roadways or into storm drains must be removed nediately. The use of water trucks to remove materials dropped, washed, or tracked onto roadways will not be permitted under circumstances. 05 Silt fence will be installed in selected locations downstream from the construction areas as a first measure of construction. It fence will be installed around the downstream side of topsoil stockpiles. Silt fences shall be inspected after each rainfall and least daily during prolonged rainfall. Any required repairs shall be made immediately. Damaged, decomposed or otherwise effective silt fence shall be replaced. Sediment deposits should be removed after each storm event. They must be removed hen deposits reach approximately one-half the height of the barrier. Any sediment deposits remaining in place after the silt ;nce is no longer needed shall be dressed to conform with the existing grade and stabilized. 09 Temporary diversion dikes will be installed to divert runoff to the temporary sediment traps. The dikes will be constructed with on -site aterials and will be seeded with the temporary seeding mix immediately after installation. The dikes shall be inspected after each rain storm id repairs made to the dikes, flow channels, or outlets as necessary. Adjust dikes to top of fill slope at the end of each day as required to rect flow to sediment traps. 13 Temporary sediment traps will be constructed on the site to control sediment generated from the construction entrance and the earthwork )erations. The trap berms will be constructed with on -site materials and will be seeded with the temporary seeding mix immediately after stallation. This facility will be inspected after each rain storm and repairs made as necessary. .31 Temporary seeding in accordance with the E & S Std & Spec 3.31 will be applied to the topsoil stock pile and all areas hich will not be brought to final grade within 30 days. Embankment or excavated slopes denuded for a period of greater than 0 days shall be temporarily seeded and mulched. All temporary seeding areas will be mulched in accordance with the schedule icluded herein. emporary Seeding SEED TYPE RATE MIN. PURITY(%) MIN. GERM.(%) ept 1 - Feb 15: nnual Ryegrass 75 Ib/ac 98 85 linter Rye 75 Ib/ac 98 85 ay 1 - Aug 31: ;erman Millet 75 Ib/oc 98 85 r eb 16 - Apr 30: ,nnual ryegrass 75 Ib/oc 98 85 lulch: 1.5 ton/ac small grain straw ertilizer: 1000 Ib/ac 10-10-10 38 Tree protection will be established by installing orange safety fencing around the drip lines of selected trees as shown on is plans. Inspect the fencing weekly and make repairs as necessary. EROSION & SEDIMENT CONTROL KEY 3.01 TEMPORARY SAFETY FENCE 3.02 TEMPORARY STONE CONSTRUCTION ENTRANCE ROOD ROAD CONSTRUCTION STABILIZATION 3.05 SILT FENCE $F y_ X X 3.07 INLET PROTECTION �P - 3.09 TEMPORARY DIVERSION DIKE 3.18 OUTLET PROTECTION OP 3.13 TEMPORARY SEDIMENT TRAP 3.30 TOPSOILING - 3.31 TEMPORARY SEEDING - 3.32 PERMANENT SEEDING -- 3.35 MULCHING MU 3.38 TREE PROTECTION -. PHASE II EROSION AND SEDIMENT CONTROL MEASURES 3.01 A protective barrier installed to prevent access by the public to a construction site and erosion and sediment measures. Safety fence is applicable in any instance that may be unsafe to the public. Safety fences shall be located to create a formidable barrier to undesired access while allowing for the continuation of necessary construction operations. The height of the fence shall be a minimum of 4 feet for a plastic fence and 6 feet for a metal fence. 3,05 Silt fence will be maintained from Phase 1 or installed in selected locations downstream from the construction area as a first measure of construction. Silt fences shall be inspected after each rainfall and at least daily during prolonged rainfall. Any required repairs shall be made immediately. Damaged, decomposed or otherwise ineffective silt fence shall be replaced. Sediment deposits should be removed after each storm event. They must be removed when deposits reach approximately one-half the height of the barrier. Any sediment deposits remaining in place after the silt fence is no longer needed shall be dressed to conform with the existing grade and stabilized. 3.07/3.08 A block and gravel, or straw bale and gravel drop inlet sediment filter will be installed around each of the proposed storm water drop inlets immediately after installation. The structure shall be inspected after each rain and repairs made as needed. Sediment shall be removed and the trap restored to its original dimensions when the sediment has accumulated to one half the design depth of the trap. Removed sediment shall be deposited in a suitable area and in such a manner that it will not erode. Structures shall be removed and the area stabilized when the remaining drainage area has been properly stabilized. 3,18 Outlet protection will be provided at the outside of all permanent storm sewer pipes. The stone protection will be installed in accordance with the specifications and details on the plans. 3.19 Rip Rap Outlet protection will be provided at the outlets of the on site storm sewer pipe as indicated on the plans. The stone protection will be installed in accordance with the specifications and details on the plans. 3.30 Replacement of topsoil will generally occur throughout the work site where vegetation is to be reestablished. Topsoil will be uniformly spread and rolled to a minimum depth of 6". Topsoil shall not be placed while in a frozen of wet condition. 3.31 Temporary seeding in accordance with the E & S Std & Spec 3.31 will be applied to the topsoil stock pile and all areas which will not be brought to final grade within 30 days. Embankment or excavated slopes denuded for a period of greater than 30 days shall be temporarily seeded and mulched. To coincide with the anticipated construction dates, the seeding will consist of 50 pounds per acre of German Millet. All temporary seeding areas will be mulched in accordance with the schedule included herein. 3.32 All disturbed areas will be stabilized by permanent seeding in accordance with the schedule included herein. The anticipated time for construction is March 2015 to September 2025. 3.33 Stabilizing fine -graded disturbed areas by establishing permanent grass stands with sod. 3.35 All seeded areas will be mulched in accordance with the schedule included herein. Permanent Stabilization The contractor shall stabilize all denuded land within 7 days after the end of construction. Permanent stabilization shall be applied to areas that are to be left dormant for more than one year. During construction of the project, soil stockpiles shall be stabilized or protected with sediment trapping measures. The contractor is responsible for the temporary protection and permanent stabilization of all soil stockpiles on site as well as soil intentionally transported from the project site. The contractor shall establish vegetation on all areas not otherwise stabilized according the following specification: Seedbed Preparation: a. Scarify top 1" to 2" of soil after final grades have been achieved. b. Add 3 tons per acre pulverized agricultural limestone(1401b/1000sf).ng a SEED TYPE RATE MIN. PURITY(%) MIN, GERM.(%) Tall fescue 120 Ib./ac 97 85 Red clover 8 Ib./ac 95 65 Ladino clover 8 Ib./ac 95 65 Nurse Grass -(season dependent) Sept 1 - Feb 15: Annual Ryegrass 12 Ib./ac 98 85 Winter Rye 12 Ib./ac 98 85 May 1 - Aug 31: German Millet 12 lb./cc 98 85 or Feb 16 - Apr 30: Annual ryegrass 12 Ib./ac 98 85 Mulch: 1.5 ton/ac small grain straw Fertilizer: 1000 Ib/ac 10-10-10 ENVIRONMENTAL FEATURES CHART FEATURE EXISTING AREA IN ACRES EXISTING AREA IN ACRES ALLOWABLE DISTURBANCE (PERCENTAGE) ALLOWABLE DISTURBANCE (ACRES) PROPOSED DISTURBANCE (ACRES) Floodplains O.00 acres 0% 0.00 acres 0.00 acres Lakes, Ponds 0.85 acres 0% 0.00 acres 0.00 acres Wetlands 2.05 acres toy, 0.21 acres 0.34 acres Waterways, Riparian Buffers 3.55 acres 0% 0.00 acres 0.50 acres* Sinkholes 0.00 acres 0% 0.00 acres 0.00 acres Natural Stormwater Retention Areas 0.00 acres 10% 0.00 acres 0.00 acres Steep Slopes 0.02 acres 25% 0.05 acres 0.005 acres *Steep SLOPES: disturbance allowed for utilities, roads, and storm water management. SOILS KEY ID - - .NAME 9B Clearbrook channery silt loam, 2 to 7 percent slopes 9C Clearbrook channery silt loam, 7 to 15 percent slopes 41 B Weikert-Berks channery silt loam, 2 to 7 percent slopes 41C Weikert-Berks channery silt loam, 7 to 15 percent slopes 41D Weikert-Berks channery silt loam, 15 to 24 percent slopes PHASE II SEQUENCE OF CONSTRUCTION 1. Install storm sewer and associated inlet protection and outlet protection measures. 2. Install road base. 3. Install utilities. 4. Remove temporary sediment traps when necessary to allow construction. 5. Install site improvements. 6: Perform final grading. 7. Redistribute topsoil. B. Establish permanent seeding. 9. Install landscaping. 10. Install Water Quality Devices. NOTE: ALL TEMPORARY CONTROLS WILL BE REMOVED WITHIN 30 DAYS ONCE NO LONGER NEEDED. TRAPPED SED1I'MENT MUST BE REMOVED AND STABILIZED. 9VAC25-840-40 MINIMUM STANDARDS 1-19: A VESCP must be consistent with the following criteria, techniques and methods: 1. Permanent or temporary soil stabilization shall be applied to denuded areas within seven days after final grade is reached on any portion of the site. Temporary soil stabilization shall be applied within seven days to denuded areas that may not be at final grade but will remain dormant for longer than 140 days. Permanent stabilization shall be applied to areas that are to be left dormant for more than one year. 2. During construction of the project, soil stockpiles and borrow areas shall be stabilized or protected with sediment trapping measures. The applicant is responsible for the temporary protection and permanent stabilization of all soil stockpiles on site as well as borrow areas and soil intentionally transported from the project site. 3. A permanent vegetative cover shall be established on denuded areas not otherwise permanently stabilized. Permanent vegetation shall not be considered 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 other measures intended to trap sediment shall be constructed as a first step in any land -disturbing activity and shall be made functional before upslope land disturbance takes place. 5. Stabilization measures shall be applied to earthen structures such as dams, dikes and diversions immediately after installation. 6. Sediment traps and sediment basins shall be designed and constructed based 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 cubic yards per acre of drainage area and the trap shall only control drainage areas less than b. Surface runoff from disturbed three acres. areas that is comprised of flow from drainage areas greater than or equal to three acres shall be controlled by a sediment basin. The minimum storage capacity of a sediment basin shall be 134 cubic yards per acre of drainage area. The outfall system shall, at a minimum, maintain the structural integrity of the basin during a 25-year storm of 24-hour duration. Runoff coefficients used in runoff calculations shall correspond to a bare earth condition or those conditions expected to exist while the sediment basin is utilized. 7. Cut and fill slopes shall be designed and constructed in a manner that will minimize erosion. SLOPES that are found to be eroding excessively within one year of permanent stabilization shall be provided with additional slope stabilizing measures until the problem is corrected. 8. Concentrated runoff shall not flow down cut or fill slopes unless contained within an adequate temporary or permanent channel, flume or slope drain structure. 9. Whenever water seeps from a slope face, adequate drainage or other protection shall be provided. 10. All storm sewer inlets that are made operable during construction shall be protected so that sediment -laden water cannot enter the conveyance system without first being filtered or otherwise treated to remove sediment. 10. All storm sewer inlets that are made operable during construction shall be protected so that sediment -laden water cannot enter the conveyance system without first being filtered or otherwise treated to remove sediment. 11. Before newly constructed stormwater conveyance channels or pipes are made operational, adequate outlet protection and any required temporary or permanent channel lining shall be installed in both the conveyance channel and receiving channel. 12. When work in a live watercourse is performed, precautions shall be taken to minimize encroachment, control sediment transport and stabilize the work area to the greatest extent possible during construction. Nonerodible material shall be used for the construction of causeways and cofferdams. Earthen fill may be used for these structures if armored by nonerodible cover materials. 13. When a live watercourse must be crossed by construction vehicles more than twice in any six-month period, a temporary vehicular stream crossing constructed of nonerodible material shall be provided. 14. All applicable federal, state and local regulations pertaining to working in or crossing live watercourses shall be met. 15. The bed and banks of a watercourse shall be stabilized immediately after work in the watercourse is completed. 16. Underground utility lines shall be installed in accordance with the following 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 through an approved sediment trapping device, or both, and discharged in a manner that does not adversely affect flowing streams or off -site property. d. Material used for backfilling trenches shall be properly compacted in order to minimize erosion and promote stabilization. e. Restabilization shall be accomplished in accordance with these regulations. f. Applicable safety regulations shall be complied with. 17. Where construction vehicle access routes intersect paved or public roads, provisions shall be made to minimize the transport of sediment by vehicular tracking onto the paved surface, Where sediment is transported onto a paved or public road surface, the road surface shall be cleaned thoroughly at the end of each day. Sediment shall be removed from the roads by shoveling or sweeping and transported to a sediment control disposal area. Street washing shall be allowed only after sediment is removed in this manner. This provision shall apply to individual development lots as well as to larger land -disturbing activities. 18. All temporary erosion and sediment control measures shall be removed within 30 days after final site stabilization or after the temporary measures are no longer needed, unless otherwise authorized by the VESCP. Trapped sediment and the disturbed soil areas resulting from the disposition of temporary measures shall be permanently stabilized to prevent further erosion and sedimentation. 19. Properties and waterways downstream from development sites shall be protected from sediment deposition, erosion and damage due to increases in volume, velocity and peak flow rate of stormwater runoff for the stated frequency storm of 24-hour duration in accordance with the following standards and criteria. Stream restoration and relocation projects that incorporate natural channel design concepts are not man-made channels and shall be exempt from any flow rate capacity and velocity requirements for natural or man-made channels: a. Concentrated stormwater runoff leaving a development site shall be discharged directly into an adequate natural or man-made receiving channel, pipe or storm sewer system. For those sites where runoff is discharged into a pipe or pipe system, downstream stability analyses at the outfall of the pipe or pipe system shall be performed. b. Adequacy of all channels and pipes shall be verified in the following manner: (1) The applicant shall demonstrate that the total drainage area to the point of analysis within the channel is one hundred times greater than the contributing drainage area of the project in question; or (2) (a) Natural channels shall be analyzed by the use of a two-year storm to verify that stormwater will not overtop channel banks nor cause erosion of channel bed or banks. (b) All previously constructed man-made channels shall be analyzed by the use of a ten-year storm to verify that stormwater will not overtop its banks and by the use of a two-year storm to demonstrate that stormwater will not cause erosion of channel bed or banks; and (c) Pipes and storm sewer systems shall be analyzed by the use of a ten-year storm to verify that stormwater will be contained within the pipe or system. c. If existing natural receiving channels or previously constructed man-made channels or pipes are not adequate, the applicant shall: (1) Improve the channels to a condition where a ten-year storm will not overtop the banks and a two-year storm will not cause erosion to the channel bed or banks; or (2) Improve the pipe or pipe system to a condition where the ten-year storm is contained within the appurtenances; (3) Develop a site design that will not cause the pre -development peak runoff rate from a two-year storm to increase when runoff outfalls into a natural channel or will not cause the pre -development peak runoff rate from a ten-year storm to increase when runoff outfalls into a man-made channel; or (4) Provide a combination of channel improvement, stormwater detention or other measures which is satisfactory to the VESCP authority to prevent downstream erosion. improvements. d. The applicant shall provide evidence of permission to make the im p e. All hydrologic analyses shall be based on the existing watershed characteristics and the ultimate development of the subject project. f. If the applicant chooses an option that includes stormwater detention, he shall obtain approval from the VESCP of a plan for maintenance of the detention facilities. The plan shall set forth the maintenance requirements of the facility and the person responsible for performing the maintenance. g. Outfall from a detention facility shall be discharged to a receiving channel, and energy dissipators shall be placed at the outfall of all detention facilities as necessary to provide a stabilized transition from the facility to the receiving channel. h. All on -site channels must be verified to be adequate. I. Increased volumes of sheet flows that may cause erosion or sedimentation on adjacent property shall be diverted to a stable outlet, adequate channel, pipe or pipe system, or to a detention facility. j. In applying these stormwater management criteria, individual lots or parcels in a residential, commercial or industrial development shall not be considered to be separate development projects. Instead, the development, as a whole, shall be considered to be a single development project. Hydrologic parameters that reflect the ultimate development condition shall be used in all engineering calculations. k. All measures used to protect properties and waterways shall be employed in a manner which minimizes impacts on the physical, chemical and biological integrity of rivers, streams and other waters of the state. I. Any plan approved prior to July 1, 2014, that provides for stormwater management that addresses any flow rate capacity and velocity requirements for natural or man-made channels shall satisfy the flow rate capacity and velocity requirements for natural or man-made channels if the practices are designed to (i) detain the water quality volume and to release it over 48 hours; (ii) detain and release over a 24-hour period the expected rainfall resulting from the one year, 24-hour storm; and (iii) reduce the allowable peak flow rate resulting from the 1.5, 2, and 10-year, 24-hour storms to a level that is less than or equal to the peak flow rate from the site assuming it was in a good forested condition, achieved through multiplication of the forested peak flow rate by a reduction factor that is equal to the runoff volume from the site when it was in a good forested condition divided by the runoff volume from the site in its proposed condition, and shall be exempt from any flow rate capacity and velocity requirements for natural or man-made channels as defined in any regulations promulgated pursuant to 62.1-44.15:54 or 62.1-44.15:65 of the Act. m. For plans approved on and after July 1, 2014, the flow rate capacity and velocity requirements of 62.1-44-15:52A of the Act and this subsection shall be satisfied by compliance with water quantity requirements in the Stormwater Management Act (62.1-44.15:24 et seq. of the Code of Virginia) and attendant regulations, unless such land disturbing activities are in accordance with 9VAC25-870-48 of the Virginia Stormwater Management Program (VSMP) Regulations. n. Compliance with the water quality standards set out in 9VAC25-870-66 of the Virginia Stormwater Management Program (VSMP) Regulations shall be deemed to satisfy the requirements of subdivision 19 of this subsection. V, CL Z O � >O W 0:: W cr) J 0 Z 0 Z W LLJ �0 uW) Z n 0 N J 0 I- W J U Q Q Z U N Of Of W W :5mz<} 00 J_0WiE I >UCLP� al Z430tn0 (nJW>QU 4p� ZWU � W W W ®_ Z (n 0 w W Q Qs o 2l► V J o N 0 0) (M O 0 _t, v/ NN j1�3 ■� a7 o.cco�o.� W 0 �0 O o J x><t� 1 U c L 0,E o O W o 0-M.. N U- E ZW ao a C� V) z J � :D Z0 zz oW U P OF D t+P r N C. LEWIS v No. 021621 �k7�e ti$ G IONAL SURVEY: C.I.: P-L NA DRAWN BY: P-L JOB NO.: 1201007 SCALE: DATE: SHOWN 9/28/14 SHEET: 3 \ 9C 41 200 0 200 Scale in Feet WETLANDS 36,876 SF PEM AQUATIC BED -v - �' 4 D_ soil 41B /"/q J I SITE OVERVIEW C 1� E@ vg ORIGINAL GROUND ELEV. } 67 CU. YD./ACRE z (D2) `v COMPACTED .SOIL . 00 FLOW 67 CU. YD./ACRE 4' FILTER ORIGINAL I -III -III -I 11 I-1 I I -III -III -III -III III- cD1) CLOTH GROUND =1 I —III—I I I_I I I Ll—III III III ,II(EXCAVATED) Ems. I I ILI I ** COARSE AGGREGATE CLASS I RIPRAP .5' MIN. *SEE PLATE 3.13-1 TEMPORARY DIVERSION DIKE CROSS SECTION OF OUTLET VUILGI vIL-r►l TEMPORARY SEDIMENT TRAP FILTER FABRIC WITH WIRE MESH SUPPORT STEEL OR ~ —_- WOOD POST 12" FLOW 18" MIN. GRAVEL FILTER*—��, WIRE MESH GRAVEL FILTERED WATER f� GRAVEL RUNOFF WATER — GRAVEL G RUNOFF WATER ; (12 MIN.) BACKFILL a -1 # I - FLOC WITH SEDIMENT # I i i- 3 I V'.T Yry"J S> '? � � ✓3 . 2 , -. �.� I k t � C # ! �- E 4 _ 3 - - -�� ������ �r �.,_`— I ! I-3 It _I.�► ..-.-I__I —__--_=4 — III-- II I I 10 FT MAX SPACING W ITH WIRE SUPPORT FENCE .6 F� MAX SPACINGWITHOUT 7LIWIRE SUPPORT FENCE i SEDIMENT \WIRE MESH CONCRETE GUTTER =!:; f- a 77 12" C RB INLET NOTES: PONDING HT. 1. THIS METHOD OF INLET PROTECTION SHALL IS APPLICABLE WHERE HEAVY CONCENTRATED FLOWS ARE EXPECTED, BUT NOT SPECIFIC APPLICATION STEEL PO FILTER FABRIC WHERE PONDING AROUND THE STRUCTURE MIGHT CAUSE 36, POST ATTACH SECURELY 36" HIGH MAX SIDE OF POST. EXCESSIVE INCONVENIENCE OR DAMAGE TO ADJACENT THIS MEATHOD OF INLET PROTECTION IS APPLICABLE AT CURB INLETS WHERE PONDING �— STRUCTURES AND UNPROTECTED AREAS. IN FRONT OF THE STRUCTURE IS NOT LIKELY TO CAUSE INCONVENIENCE OR DAMAGE TO RfuNOFF 2. GRAVEL SHALL BE VDOT #3, #357, ADJACENT STRUCTURES AND UNPROTECTED AREAS. (RECOMNiE HT. OR #5 COARSE AGGREGATE. \ STORAGE HT. 11- r\ 11 III- --„-� * GRAVEL SHALL BE VDOT #3, #357 OR 5 COARSE AGGREGATE. =1 I 1 ��/% : 111=1 =1 I- MENT FILTER CURB INLET SEDIMENT FILTER 12" MIN.III1z" MIN.III GRAVEL DROP INLET SEDI GRAY L I I �— NOT TO SCALE NOT TO SCALE I III' 4"x6" TRENCH PROPOSED GRADE WITH COMPACTED EXISTING GRADE III ► I- BACKFILL STANDARD DETAIL 16, �� 3" VDOT 21 —A STONE TRENCH WITH NATIVE BACKFILL 3 TYP. 1 8" OGB STONE - --�, ROLLED OR TRACKED SUBSOIL NOTE: -III— 1. INSPECT AND REPAIR FENCE AFTER EACH STORM EVENT AND REMOVE SEDIMENT WHEN _ NECESSARY. NEC 2. REMOVED SEDIMEN T SH ALL BE DE POSITED -III � IIIO O O O O O O O O O O I— TO AN AREA THAT WILL NOT CONTRIBUTE O O O O O O O O O O O O O O O O O O O O O SEDIMENT OFF -SITE AND CAN BE PERMANENTLY —I STABILIZED. 3. SILT FENCE SHALL BE PLACED ON SLOPE 3 TYP. CONTOURS TO MAXIMIZE PONDING EFFICIENCY. I►=1Ii -III=111=1Ii-,1�I►►II�1,;,II I-- CONSTRUCTION ROAD STABILIZATION NOT TO SCALE L. HT. L GRAVEL vif ALTERNATE DETAIL TRENCH WITH GRAVEL SILT FENCE DIVERSION RIDGE REQUIRED WHERE GRADE EXCEEDS 2% EXISTING PAVED ROADWAY SECTIONA — A SEDIMENT BARRIER (TEMP. SEDIMENT TRAP) SUPPLY WATER TO WASH WHEELS IF NECESSARY. 2OR GREATER �I►►,IIII�I� FILTER FABRIC EARTH BERMS TO CT RUNOFF FROM STRUCTION ENTRANCE SEDIMENT TRAP `;: . .• ••ice. ..; �'. : ••;. • 70' MIN: PLAN NOTES: 1. THE ENTRANCE SHALL BE MAINTAINED IN A CONDITION THAT WILL PREVENT TRACKING OR FLOWING OF SEDIMENT ONTO PUBLIC RIGHTS — OF —WAY. THIS MAY REQUIRE TOP DRESSING, REPAIR AND/OR CLEANOUT OF ANY MEASURES USED TO TRAP SEDIMENT. 2. WHEN NECESSARY, WHEELS SHALL BE CLEANED PRIOR TO ENTRANCE ONTO PUBLIC RIGHT—OF—WAY. 3. WHEN WASHING IS REQUIRED, IT SHALL BE DONE ON AN AREA STABILIZED WITH CRUSHED STONE THAT DRAINS INTO AN APPROVED SEDIMENT TRAP OR SEDIMENT BASIN. 4. INSTALL CATTLE GUARD IF REQUIRED. TEMPORARY GRAVEL CONSTRUCTION ENTRANCE/EXIT SAFETY FENCE LMOD iEI j I � I I �Ji �[IFIF-71 Ll x ' 1 VL i PERSPECTIVE VIEW \POLYETHYLED FABRIC (ATTACH TO POSTS WITH 6' MAX. METAL TIE W 11 CONVENTIONALR 5 MIN. ME kg PERSPECTIVE VIEW PLASTIC FENCE PERSPECTIVE VIEW METAL FENCE SOURCE: CONWED PLASTICS PLATE. 3.1-1 VDOT ROAD AND BRIDGE STANDARDS VA. DSWC z 0 I- a- U z V) U o w w Q 0 i 0 Z 0 cW � L V) Q Z 0 J0 �- W U Q Q Ix Z U (f) Q WS Ei 'W^ V ` � w00 :5 0 w — I jUMWZ Q Z�3000 • - t0JWQU�k 0 � w w iR p W Z F 3::W W Ix 71777 LL. w D U) 0 ry n ■ V J o N N� o ■, 0_) v U N 0) p�N L U ro C W J u)@ c� Fn c o U Q tl) C) 0 E Z� w 00 a a c� V) of � �w Z z ,l, oEL 0 T'Tx F U I� U C. LEWIS Uc. No. 021621 .O�04, `SSIONAL SURVEY: P-L 5' DRAWN BY: JOB NO.: P-L 1201007 SCALE: DATE: SHOWN 9/28/14 SHEET: 4 50 0 50 150 \ Scale in Feet \ \ \ 0100 � s � / I I I II' \ 00 I J N ST ♦♦ o \ X \ 0 I p \ SE 3 LIMITS - DISTURBANCE SF \ \ 'Z / OIL PILE / I p T1 / \ \ c PPE: 72.84 \ \ I \ P1P ' / / I I I \ I TOP FRE: 7' PHAK 3 LIMITS OF DISTABANCE N/F V1=2 LLC zonkm RA l �,� 1 CO 'I 1� I -�- 1 Z 1-4 111�1 1 0 CL 0 0 > Ld ♦ \ 400 ♦♦ PHASE 3 LIMITS / \`♦ \ OF DIST RBANCE \ I ICI w r) o \ pp SF 1 r., 1 1 Z 1 \ �� N a i I ww \� n_ \o� < i =1 Z i I I � / / L T Pl E- .71 O L.I. Z - a I �OOR0 F w O _ � �,; LO _ /_ i �, ROAD J� wlaana 1 41 It ° 1 lI �Z i a �ww o� Z��r -1 00 III wZQ 111 Z �3 OO to O d- / �I SE,km M w Q W / 1 CL I / / I Ii1I ! ; i o N Nr7 0., pcnorno, � , 4 Lr- ;.4 13 Cq CD >�O Q LOLo@ 4 < ILE (D C) \ W C I00 co U) SEQUENCE OF CONSTRUCTION Z [if 1. Schedule an onsite preconstruction meeting with the Erosion and EROSION & SEDIMENT CONTROL KEY F= -� ww 1 1 1 / Shen- Land WC I CW#vk id Sediment control Inspector. / Z Z. Establish the construction entrance. tw 3. Install silt fence along downstream perimeter of work areas. 4. Install orange safety fence as a barrier along limits of disturbance where required. and around the drip lines of trees designated to be protected. 5. Install culvert and construction road across stream. 6. Install diversion dikes and temporary sediment traps in accordance with the specifications. 7. Strip, stockpile and stabilize topsoil. 8. Perform rough grading of the construction area. 9. Stock pile borrow and excess soil and stabilize. 10. Apply temporary seeding on all berms and stock piles. NOTE: ALL TEMPORARY CONTROLS WILL BE REMOVED WITHIN 30 DAYS ONCE SEDIMENT TRAP CALCULATIONS Nn I nNhFR KIFFnFn TRAPPFn CFnIKvIFNT AAI ICT RF RFAAr1\/Pn ANIn CTARII 17Pn TRAP ID TOTAL TOTAL WET WET WET DRY DRY DRY TOP OF WIDTH DRAINAGE STORAGE STORAGE DEPTH STORAGE AREA STORAGE VOLUME STORA E DEPTH STORAGE AREA STORAGE VOLUME EMBANKMENT OF AREA VOLUME REQ'D. (D1) (Al) (V1) �D2) (A2) (V2) WIDTH OUTLET TRAP #1 2.6 acres 348 c.y. (9,450 c.f.) 2.00 ft. 2,400 4,800 c.f. 1.50 ft. 3,150 s.f. 4,725 c.f. 4 ft. 15 ft. TRAP #2 1.7 acres (6,6 21c0 c..f.) 2.00 ft. 1,600 s.f. 3,200 c.f. 1.00 ft. 3,000 s.f. 3,000 c.f. 4 ft. 10 ft. TRAP #3 2.8 acres 375 c.y. (10,125 c.f.) 2.50 ft. 2,025 s.f. 5,070 c.f. 2.00 ft. 3,000 s.f. 6,000 c.f. 4 ft. 16 ft. TRAP #4 1.2 acres 160 c.y. (4,320 c.f.) 2.0 ft. 1,400 s.f. 2,800 c.f. 1.00 ft. 2,700 s.f. 3,120 c.f. 4 ft. 8 ft. TRAP #5 2.5 acres 335 c.y. (9,050 c.f.) 2.0 ft. 2,300 s.f. 4,600 c.f. 1.50 ft. 3,000 s.f. 4,500 c.f. 4 ft. 15 ft. 3.01 TEMPORARY SAFETY FENCE 3.02 TEMPORARY STONE CONSTRUCTION CE ............................... ENTRANCE 3.03 CONSTRUCTION ROAD STABILIZATION R 3.05 SILT FENCE $F X X X X 3.09 TEMPORARY DIVERSION DIKE 3.13 TEMPORARY � SEDIMENT TRAP 3.31 TEMPORARY SEEDING TS 3.38 TREE PROTECTION TP V� Z Z O w Tx OF O � J C. L IS 1c. No. 021621 04, `sSIONAL'� SURVEY: P-L 2' DRAWN BY: JOB NO.: P-L 1201007 SCALE: DATE: SHOWN 9/28/14 SHEET: 7 ADA COMPLIANT CG-6 Slat- PEDESTRIAN ZONE SPUTTER ISLAND 2" SM-12,5.---- 3500 PSB CONCRETE- 6X6 W2 9XW2,9 WWF-- COMPACTED SUBGRADE-­ 7­21-B— CG-6 SIM- COMPACTED SUBGRAD& PUTTER ISLAND w 0 I 0 w CO 0 CL 0 w 0 I C) z P7 rdy m UD-4 AS REQUIRED BY VIDOT INSPECT DR EXTEND AGG, LAYER 1' WN. PAST BACK OF CURB 2ff'SM-12.5A 6,0% CRUSHED AGGREGATE, TYPE 21-B COMPACTED SUBGRADE(TYP) uj Z, 0 co 0 CL 1 CO CG-6 UD-4 AS REQUIRED BY VtOTINSPECTOR EAT AGG, LAYER 1 PAST BACK OF CURB(TYP) 51 SIDEWALK --- MIN. 3 MIN->— ASPHALT TRAIL 0 VEHICLE LANE 2.0" SM-12.SA 6.0"-ASPHAl CONCRETE, TYPE BM-25.0 10,0" 'RUSHED AGGREGATE, TYPE 21-B COMPACTED SUBGRADE(TYP) (FINAL PVT SECTION TO BE BASED ON FIELD CBR) 2% SLOPE 1.5" SM-9,5A 2.0"-IM-19.0Aand 3,0"-ASF1HA1.T CONCRETE, TYPE 1 I L 9,0" CRUSHED AGGIRE7ATE,TYPE 21-B COMPACTED SUBGRAI L CONCRETE APRON 6"-3500 PSI CONCRETE 6X6 W2,9XW2,9 WWF 7".-21-B COMPACTED SUBGRADE rcG-3 MOD. CURB --ROAD CONSTRUCTION CENTERLINE CL TURF GRASS 115­11111­11�� im"o 111F Ip ill 4 MOM 11,11,11, L ui 0 UJ Q_ w LL Ci <� C0 Z 2ff' SM-12,5A-- 6,0% CRUSHED AGGREGATE, TYPE 21-B — COMPACTED SUBGRADE(TYP) ------ GRASS STRIP RAISED MEDIAN: VDOTI LJD-4 AS REQUIRED BY VDOT -INSPECTOR CG-6 2% SLOPF: 2 51 5v RIGHT -TURN LANE - - . .............. . . ........ . . ........ LANE LEFT TURN - - - -- - ------------ - ---- "'J --13 LANE PED LEFT -TURN ISLAND - ------------- - - I --m-ill 01_____.] 8 WESTBOUND ASPHALT" TRAIL LANE - ----------- Lu Lu 0 Lu L 0 LL ui LU (0 0 Lu cr) 0 0 0 U) cr, IL m 0_ �z 0 CG-6 011� CL UD-4 AS REQUIRT!D BY 1 .5' Sl --CG-6 VDOTI 'TOR 2,0'­IM-,19.0Aand I 2.5'ASPHALT CONCRETE, TYPE BM-25.0 2ff' SM-12�5,k EXTEND Ai LAYER 1 -8'SIDEWALK 8,1' CRUSHED AGGREGATE, TYPE 21 -B 6.0% CRUSHED AGGREGATE, TYPE 21-B COPAST BACK OF CURI(TYP) COMPACTED SUBGRADE(TYP). CO PACTED SUBGRAIDI �Ll 4 AREQUIRES BYJ MIN, V OT It ISPECTOR '3 LMLN 10 ASPHALT TRAIL AUTOMOBILE LANE AUTOMOBILE LANE STREET 8 PARKING 8.5 PUBLIC STREET WITH PARKING -TYPICAL SECTION NOT TO SCALE NO-FES: 1, Drain all UD-4 to low invert of adjacent drainage structures. 2, This typical road section appears on Rhonda Drive at the following bastions: from Sta 15+58.74 to Sta 16+0422; from Sta 17+25.29 to Sta 18+79,46; from Sta 19+23.29 to Sta 20+77.45; from Sta 21 +21,29 to Sta 22+75.45. 3. This typical road section appears on David Dave at the following locations: from Station 16+10,80 to Sta 17+62,10; from Station 184,77,60 to Sta 2131.59. CG-2 CONCRETE APRON 6"-3500 PSI CONCRETE 6XIS W2.9XW2.9 WWF 7"-21-B COMPACTED SUBGRADE CG-3 MOD CURB -7 t All LANE Lu z C/) w 0 LLJ ui U) 0 (.5 Q_ 0 U) 0 x a. - CG6 -4 AS UD REQUiTID BY VDOT I I CTOR 2,0"SM-12.5A.7_­ EXTEND AGG, LAYER 1� 6.0"- CRUSHED AGGREGATE, TYPE 21-B COMPACTED SUBGRADE(TYIP), PAST BACK OF CURI(TYP) 3iM I[sI, 2 % SLOPE 2ff SM-12,5A 6.0% CRUSHED AGGREGATE, TYPE 21 -B COMPACTED SUBGRADE(TYIP) 3 MAIN. CG­6 UD-4 AS REQUIRED BY VD01- INSPECTOR 5'SIDEWALK 3 MIN,, 3 MIN, 71 <7. 1.5" SM 5A 2,0"• IM-1 9 OA and 2 5" ASPHAL.1"CONCRETE, TYPE BM-25,0 6,0" CRUSHED AGGREGATE, TYPE 21-B COMPACTED SUBGRADE(TYP) 5 UD-4 AS REQUIRED BY 'SIDEWALK VDOT INSPECTOR 3 MIN, 2% SLOPE 3 MIN 10 2 AUTOMOBILE LANE AUTOMOBILE L ASPHALT TRAM_, TN E 5 6 RENA BELL DRIVE -TYPICAL SECTION NOT TO SCALE (FASTERN R-O-W LINE VARIES IN WIDTH) NOTES: 1. Drain all Uli to low invert of adjacent drainage structures. 2, Thls section is applied from Sta 10+00.00 to to 12+08,83. w RK _j C0 Lu 0 U.1 11, 0 uj uj 0- 0 CL 0 cc: �z CL CG-6 UD-4 AS REQUIRfD BY Vill R TOR i EXTEND AGG, LAYER 1,_ PAST BACK OF CUR ASPHALT TRAIL. 8 1 GIL I 5" M-9.5A 20"M-19,0Aand 2 5" SPHALT CONCRETE, TYPE Bil 8.0" RIJSHED AGGREGATE, TYPE 21-B CO PACTED SUBGRADE(TYP) S'SIDEWALK LJD-4 AS REQUIRED BY VDOT INSPECTOR 2% SLOPE _OFIELTIPi AUTOMOBILE LANE AUTOMOBILE LANE ---- - -- - --------------- - -------------- - PUBLIC STREET -TYPICAL SECTION NOT TO SCALE NOTES: 1, Drain alI 04 to Ilow )raved. of adjacent drainage structures, 2. This typical road section appears on Rhonda Drive at the following locations: to 14+50; Sta 16+29.32; from Sta 18+91, 10 to Sta 19+12.30� from Sta 20+69,10 to Sta 20+10.30; Sta 22+81 10-; Sta 25+79,92- & This typical road section appears on David Drive at the following locations': from Station 111-39,72 to Sta 16+00,00; frorn Station 17+73,10 to Sta 18+66.61; Sta 20+42,57-, w _j 0 1 w 0 0 SPEED scr LIMIT 25 V7 R6-4 R1-1 R1-5b R1­2 R 7 R2-1 TYPE B, CLASS I, YELLOW DOUBLE LINE PAVEMENT A MARKING, 4" WIDTH SEPARATED BY A 6" SPACE, STREET NAME/ LENGTH AS SHOWN ON PLANS. TYPE i CLASS I, WHITE PAVEMENT MARKING, 8" DI-1 WIDTH, LENGTH SHOWN ON PLANS. FREDERICK COUNTY TYPE B,CLASS 1, YELLOW PAVEMENT MARKING, " ARKING, 4 SPECIFICATION WIDTH, LENGTH SHOWN ON PLANS, TYPE B, CLASS 1, WHITE PAVEMENT MARKING, 4" WIDTH, LENGTH SHOWN ON PLANS. H 1"EM TYPE B, CLASS I, WHITE PAVEMENT MARKING, 8" WIDTH, 24" LENGTH, 24" GAP� FICS /6\ TYPE B, CLASS I, YELLOW DOUBLE LINE PAVEMENT L MARKING, 4" WIDTH SEPARATED BY A 6" SPACE, 24" LENGTH, 96" GAP. ,L TYPE B, CLASS I, WHITE PAVEMENT MARKING, DIMENSIONS AS SHOWN BELOW ("YIELD"). Z�l 1Y'PE B, CLASS I, WHITE PAVEMENT MARKING, DIMEN&ONS AS SHOWN BELOW ("ARROW") L9 TYPE B, CLASS 1, WHITE PAVEMENT MARKING, 12" WIDTH, LENGTH SHOWN ON PLANS, A RROW DETAIL A — NO SCALE ARROW TO BE POSiTIONED AS SHOWN ON PLANS ROADLECROAD OS]ED CLOSED R11-2 STND, U--CHANNEL PAST ao I PROP. GROUND CURB TOP S' 0 R1­1 NOT TO SCALE SQUARE TUBE. STEE, POSTS - Square tube steel sign posts shall be, fabricated from hat --rolled, corbon sheet steel, structural steel quality, confonring to the requirements d ASTM A1011, Grade 50 except the yield strength after cold. -forming shall be 60,DOO psi minimum, The Teel gouge shall be 14 gouge for the 2 inch by 2 Inch posts and 10 gouge for the 2 4, inch by 2 j inch posts. Posts (inside and outside) shalt be galvanized In accordance with the requirements of ASTM Al GDating Designation G­90. Posts shall use on in -ground anchor system that provides a stable, instakttor and allows easy replacement of the sign post into the anchor system after vehicular impact, Posts shall conform to the breakaway requirements of MSHTITs Standard Specifications for Structural Supports for Highway Signs, Luminaires, and Traffic Signals (Sixth FdRion inciuding revisions). The Contractor shall provide a copy of the FHWks acceptance letter indicofing compliance with Breakaway requirements cat the time of catalog submission of the posts. Posts shall have j inch (+/- j inch) openings or knockouts spared I inch on centers on olf four sides, Pal shofl be imtolfed in accordance with the manufacturers recommendofions, Payment will be, made under. Sign Post Stee£ (Sae), Linear Feet, _J ....I _j A- I I I 0- Cl F__ 0 LIJ W Cn V) I-— > 7-- ::E �z: Cl- > co IL 0 z CDm_ . 0 0 C) 0 F­ 0 P11 C) LIJ LLI < U­ m c) > ft.- z < 0 z -T. LJJ al� Lai 0 00 M 00 N • - CL 0 E (D n 0 C n C) (.0 r� I-, [N LC L Al �2 CEO 0(0 L_ 'TD (2 •- _0 .+Q3 LuGJ 0 > Q) CD@ Q) 0 E 140 ui E co 6IT H - 1, JO N l I-EWIS JI No. 021621 V6 lop, 0 10NA1, SURVEY: CJ': P - I- NA DRAWN BY. JOB NO.: P-L 1201007 SCALE; DATE: SHOWN 11/25/14 7H E _FT 8 .4 a IOP" 70MJa \ \ I I I IX. SNRM SIR. ,s'� M01-=4J INTERSECTION OF ROI�TE 522 /aP-721.41 Z' �P" AND PROPOSED ACC�E++SS ROAD I I I I I,a �Pa"�.7,aaa�BR 21• RCP Bw OUM1 13 ,5' RCP MN m" 71ROI (FAST) I5•RCP MY OUr 719.86 IX. S0RA1 EN a sroRRsm HEIGHT OF EYE @ 3.5' (ABOVE I I SIGHT DISTANCE LEFT-690'a Sinai SM. 9J/ �°" 1D1wPROPOSED PAVEMENT©114.5705M' I SIGHT DISTANCE RIGFNT=730' IX S" 71,.98 15' RCP My AV" 71&01 S7S4aar-Is• BEHIND EXISTING EDGE OF GUTTER, — — — — Q: Smw Sm. Is' RCP M'1' dW 717. W-70QJa a �a . —2.08% SLOPE IX s"+ ra'xPMyour-7nsr 15' RCA MV RI" 701.53 '�. RAC 7DSB5 o0dax z1' RCP ON OU Tp. IX 570ftM SOL 2I' RCP NV M'" 7�J5 15'RCP WV OUr" 701.I8 `.+ 1,'RCP MN OU( 2J MN" a9d 10 21'RCP MN pUr" ]01A0— _ Of. SRdP.V 5/R. "• \ IX. S/OAM SIR. Ism' M,PI MN IN- 709.0 � � O 21 RCP MN 0 v Z Bean 19' RLP My our-�ir7a.. < 271. IF' RCP a 179.T o \ _ - 522 MJ TFSIAL N /P- STEQ_SP DL55 z � ONT ROYA1 1RIKE —IsP" 7o7s7-- ,i•-- I - '9g_ —\ ,� —s+.� � �,, 71J.O1'-- —n .tt 51OPoI sm. Is My W. ]01.a7 / _ — \ IS' RCP aN M'" 71M iGRa,-'-15'-RM- _ _ _ \ \ fa' RCP MN OUr 71701 — — — \ I. ,. 10Pm 70H.77rpm ! \ — :• \ '_ _ - :'. i -' .' JB'RCP m. OxxQY _ :'.'"n't%Ji.,l ''ki';1�:::..j;e i';:;:::"' I'> _. � _.. / �.A..mu,ml. C,A: c c \ \ °p ® _ _ R19-• \ .A. m ,.A, C j m \ \ a.. 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I I O W I— • \ I 1 \ \ \ Z CL Z � O tf) J— i W 1 Y Z p W 0 50 0 I 50 I I I _ I o o \ \ \\ \\ W � . ® W W i I 1 \ 1 \ \ \ \\\\� \\ Z p W s w tt Scale in Feet / i i i I z , rgr\�\ \\ \\ \\ i\ \\ �\� \\ \\\ \ �� . �� w M ILL- D� J SITE DISTANCE PROFILE: INTERSECTION OF PROPOSED ENTRANCE AND FRONT ROYAL PIKE U.S. ROUTE 522 SCALES: (H) 11 "=50' (V) 1-=5. - FRONT ROYAL PIKE — U.S. ROUTE 522 UNPOSTED SPEED LMT AT ENTRANCE=55 NPH SIGHT DISTANCE LEFT=690' SIGHT DISTANCE RIGHT=730' 725 =3.5' HEIGHT OF OBJE 720 / 720 715 715 LEV.=709.0 710 710 EXISTING GF ADE HEIGHT OF 01 IJECT=3.5' 705 _, 705 / EXISTING EXISTING ELEVATION AT LINE OF SIGHT LEFT U.S.RTE. 522 o 0 n m 0 n o 0 n m 0 n n 0 n N 0 n 0 n m 0 n ry 0 n 0 0 r� a n rn rn ELEVATION AT LINE OF SIGHT RIGHT U.S. RTE. 522 0 n w J w Q U O U J W J U m z co I + + — + — + — + — + — + — + — + + 1+00 + 3+ 0 4+ 0 +00 +00 + 00 .i+ O O) (NM U cn (0 n I, Ul cn N v ai (coo ZNp 9 72 0.c0 C W U� ° O O d.tv � a J Y Lr) v vy L v 1 0) aj U U2 .. W C 0.C E 0 U a N .. U •E o 0 '..� 1 E Z 0 a a O Q- U w 0 (� 1n z� J W W :D z zz O W ST OF JO LEWIS a Lic No, 021621 G E� IONAL SURVEY: C.I.: P-L 2' DRAWN BY: JOB NO.: P-L 1201007 SCALE: DATE: 1"=50.0' 9/18/14 SHEET: 1 ^ __ ____- i NOTES: I J J J J>_ TC �28.10 --, Aki q lUG``" o FF 28.10 - _ / // ' 1. ADJUST EX. FH AND VALVE TO GRADE PER FREDERICK WATER 0- 0- 0- 0- a m \ \ ASS / INSPECTORS REQUIREMENTS. `"''�```' �'�`x`y' // �� 28.00 '- -- 2. CONTRACTOR SHALL REMOVE BLOW OFF, PLUG VALVE AS z -- Zoni ftL RP82 _ \ \ _ - $�� P � / / I Tc I _ a26' O Use: Vac�t _ - _ REQUIRED BY FCSA INSPECTOR. FURNISH SALVAGED MATERIALS Q Z �1 // TO FREDERICK WATER INSPECTOR AS REQUIRED. o g 2C 0 25'R I / / J 0_ z z 734 -��� R / I 4 CONC. WHEELSTOPS / / / / O z ------ 4 CONC. WHEELSTOP / I / / O o lo / w / o o_ \ / o _ I o cUn 73 \ .i /O , / I 40 1 1 I I ' v� = w V) U U \ \ \ _ R2-1 / Michael &Cheryl Shepard / r - �- '' // �- w w w 30 0 30 90 A IVE I'll 006�- -r / / / �4- Zoning: 82 / / L > a a ' 7 / -BUFFER \ _ -" i T / ! / 5' CO C. SIDEWALK g• / / { I 1 > af `// IJF '" { Rl4 / \20 A�� \ \ _ / 0 1-1 5' I / ADA MP (TYP) Use: Vacant �, I i I t ' 1 $cafe in Feet t i - �\ / ,'' 1 �.. Ri ` \ \ -\ \N _%28-_�- ���� \�'---� '--^'� \_-'/ I , I � CO LC) Ltd in 11` l' \ \ \ \ W B2 RP -ZONING LINE ', 16' LAN �I�- ED I I Ir O o o N - - - 728 - - J 10' ASP LT TRAIL N Z \� y \ BEGI NEE CURB AT E CURB W v v vran � � ���' ,% I � � -�- . - � � � � ,. � �, I ,1-�,.,,�,�1 \ \ \ \ \ s / / \ \ . �' - ` -- RETL N. P tESER EX. \ v st Q i Z \ \ \ \ C \ C7 \ 4 / f / I \ \ - - ' - - 1 TAPEf�NTE 150OVI PROVIDE t N v \ \ v v \ \ v - - v / / / I { v�6 N v \ Michael & Cheryl Shepard l ,rr� I LANE. I 7�¢ - _ _ - / / ➢� Ui \ \ 64-A-14 Zoning: 82 SAN MH .} 29 Use: Vacant 72 INV ou 7.17 ( /:� 1 / / ml 0 \ , g 24.3q/ \ \ / 1 o_�rpp� 1 END TRAIL{ AS / I R1-5b / / / / \ REQ IRED ,TO LIMIT - I I \ _ _ - - - - DIST RBAt4CE TO O ,,7,<.-�. R-O-W t, u , WIN HICKOR , / /� _.,.. \ 1 \\ I t H.OKOR`t ) / , \ _. :, ,r`23.80 O _ -._ � EX. FIRE Y�PJ NT K / / / / \ / _ - - ` _ \ !1` �� = 8 -ts"0 CPP ,-- - SEE NOTE #1 TC_ loan}- 3.30 P' ' / 23. ° - I1 28 - -� _ y - 22.80 \ `� SA I ` t I I Ld _j 21.20 4a t T \ 4) 1 EX. DIRT ROA19 \ \ i TC 23. 1 � 1 � I 20.80 6-4 J JAN-MH #2 V v / N OP 722.35L_ \ \ 1 '/ •' °� / v 20' WL EASEMENL / ��� C TC 1 5b INV IN=716.55 ABAND_bN�. STORM PIPE \ \ / 6 21.50 22.8 I V OUT=716 35 \ \ \ \(DB 786 PG 173�)\ 1 SAW UT LNE AND LIMN i- OAK /' / o / / C \ \ 2b"s- DIP WATER MAIN 1 OF MILL AND 0 ERLAY 1 J U Q // � / LP PER VDgT STD. WP-2GRND - ! _ - - - - - - - - - - - - - _ -� t / 25 'i,�'/ / 19 0 j TC 23.6 0 LA o ' ' \ \ ^ \ 6' LANSSCAPE ESMT I REM VE' EX� GU RDRAIL \_ --- ----- \\ 0 0 \\ 10' R-0� DEDIC I t W Q C R t ': f. \ \ \ 10' ASPHALT\TRAI o iI I V.1 > PV ---------------- \- _ C TC40 `� \ I I �- j 00 20.30 N,\ \ I I Z r 20.70 6-4 I m \ \ 1 CO t I Q .4iT � � \ - / 21.00 •SO < C'... -o u, , s S 1 1 U Z 20: F - _�Itz \: 9 „ / I I t 1 ' �f O J d' 20.00 , 6 1 SAN MH #27 I / I ' \ 4 , �; I �'t _.I W U c0 23.9 z TC -•,°� C� C f. TOP=7 8.40 20.10� $"�s 1' INV 1=712.77 3.� _ / 3.10 \ ►20.3 20. 3 13(�f INV UT=712.57 r I \ nj Z V i - - _ C� _ - - - - - \ G I C \ / I t 3 4'-15"0 CT � W 8 HCR L ` 34#Dt� " s 19.60 \ ^ 27 / e i 1 _ c \ f \ C B \ ^ 19.60 r/. o / / / I t 1 1- - R .: W W 3 � 18.40 0 \ r I I t Z FF=724.00 �, / \ R1-2 HP TC 20.2 R115b �p >; SAN MH #26 (n 0 18.70 R1-5b \ _ - W = 19.so \ \ R6-5 TOP-717.75 / / { t . I1 t { } U W `R-P/ o \ \ \ o' \ TC 9� : \ 26 INV OUT=7 .1. / 16� LANDSC PE ESMT // /' / / / ! I w = LZ _ \ \ o INV OUT=71 1.80 r �, / 10 ASPHA TRAIL / / / \ INSTALL' STOR SEWER AS� � ; O 2�9 _ SAN 2 \�17.70 5 CBS. / \ 0� \ 2 .00 FC \ \ / // /f. OWN �ON P OFILE GS ,o T =71 / 't �+ DOT �� %` _ _5 / 18.6 /' \\ H / V IN- 1 s� \ \ R4�7 •� 50,R I11 \6 RAISED MEDIAN I P3 T OFF I V 00 / _ \ q I / \ \ ` / 1�OT M�-2) I ( ''t • VIDE I(2) 80' 6„ 3.1 O 3 / OK,,.. - /- / ' ./:. •-. \ 1 Q 80 PVC PIPE \ '3 R O Jo \ / h°' o\ �, \ -: �� ✓t '4 C DUITS ` \ - I BLOW OF ` SEE SNOT #2 ,,�`�,1 � E loll1- 5.2 f 1 \ ' ., °) o rn � o cn / 15 / / SEE HEET 8 FOR t '=' rn t g / _ R2- I 1 I O n O �� \ ,� \ \ __ __ TR I G AND SI N f` 1� (nNuJr m / \\ ' . a CD-2 �`L�' \ �O > rrc,> / ��F°�i j `ti`'o `Soo \ \ \ 1 \ \ \ TC , / \ 4 7 D I� ti_ R I ol TC 0017.40 0 / / ,�� O], I / uj L- ( 6 v 1 1 ` I Q0o \ \ / 9 co V� // C t I{ f 1 I I J `u)Ln© TC / a �7 v1i ETE I 17. N FILTE 1 J '- O 4 t 1' /� I S I\ / \ / / -- / / \ I 0 (';, L a� o O / / o° 20 a I - _ \ \ �-�- _"7"..- /1­1 16 / g j 5 I 1 I 1 L a ° !� / REB Y - I- - / / / O Ih FC I i 1 �'` ul °� o T6.0 1 1 <O �1� C / / S / / / / / 1\ \ 09.80� _ / \ �l � U w Ili' �. II � - / � / g � ,.. �. 1 5 CQN�. SID I A t Z � w ".:.... Tc A �,. 11 INV IN=7 2 0 O / - / 1 1 00 I A$HALT` TRAIL DWI 1.80 .. O% C�oA / 71 / '� / / �6 1 IN TAL �TORM� S 1 > / T O / r.:.,a p n ... :: j 1 AS SH�W ON PROF E 12. / /� / i �� �� P , DW S 1 Ilt 00 MAIN " 16OR E 01 cn 1,07 / z ol/A L a Lu M I N/ 12 0 // n�O�ti // // �. 0 0 q 2'�E ESW. '/ ' �' (/j �� j� lL�l►-vim j /� /- u / f \ i TH O 00 M tk T �C / '�' / / 0 TC 1 / �' / / L / / / / _ _ _ - -_- >' , . LEWIS 0 1 / 0 . o / / ' / / / // /i / / / --..-.-s \ ) 1/ m l Lic. No. 021621 Mfl U STATION / I7 / j /j /�/ / / / / / / \ . �' �+ " 1 •OVA Ww� 170397.60 / / / /j /� - //SSIO L / 22 NA 6n o •' \ / �% // CS / . / Micha 0.. Hock_man \ I i ESTRIPE RrsPEC OR 6 �O / / / \ ER V OT / g0 / / / ° % % / / / / �/ / � - - \ \ ; IRECT ONS SURVEY: C.L: � Q� / / ! f! / / / / 64,�`4i -16 \ \ \ _ P-L 0 / / ,- Zoning: RA IN. \ \ 2, / / / l s f� � , O / _ Use. R sib tial DRAWN BY: °FO/ A �v JOB NO.: 2 •�� it., / =7 5. P-L 1201007 ------F / \ - _�_/' _� �/ // j�� =-_ -- \ \ I I It i SCALE: DATE: V OUT= .96\ 'tPs _--- �,. / / /// /�/ �/ � �_---.-;� �- _ \ r�\ I I 1 SHOWN 11/25/14 (L� ,���' / �� /� / - �•- _ _ - _ _ - / / //// / �,x:r -t\ >4 I 1 Lr T 1 13 MA rN