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HomeMy WebLinkAboutMisc Document - Backfile (2)GENERAL NOTES VICINITY MAP 1. Methods and materials used in the construction of the improvements herein shall conform to the current County construction standards and specifications and/or current VDOT standards and specifications. 2. Measures to control erosion and siltation, including detention ponds serving as ant basins during construction, must be provided prior to Issuance of the site development permit. The approval of these plans in no way relieves the developer or his agent of the responsibilities contained in the Virginia Erosion and Sediment Control Handbook. S. A permit must be obtained from the Office of the Resident Engineer, Virginia Department of Transportation (VDOT) and Frederick County prior to construction in existing State right-of-way. 4. Approval of this plan does not guarantee issuance of an entrance permit by VDOT when such permit is :cqulred under State law. 5. The exact location of all guard rails will be determined by VDOT personnel. "A joint inspection win be held with the Developer, County Representatives, and Representatives of the Virginia Department of Transportation (VDOT) to determine if and where guard rail and/of paved ditches will be needed. The developer will be responsible for providing guardrail and paved ditches as determined by this joint Inspection.' Refer to Virginia Department of Transportation (VDOT) Guard Rail and Paved Ditch Specifications, 6. An approved set of plans and all applicable permits must be available at the construction site. Also, a representative of the developer must be available at all times. 7. Warning signs, markers, barricades or flagman should be in accordance with the Manual on Uniform Traffic Control Devices (MUTCD). S. All unsuitable material shall be removed from the construction llmtta of the roadway before placing embankment. 9. All pavement sections on the approved plans are based on a minimum CBR value of 8. CBR values less than 6 will require revised pavement section prepared by Greenway Engineering and approved by the owner. 10. All roadside ditches at grades of more than 55 shall be paved with cement concrete to the limits indicated on the plans and as required at the field inspection. 11. All springs shall be capped and piped to the nearest storm sewer manholes or curb inlet. The pipe shell be minimum 6' diameter and conform to VDOT standard SB-1. 12. Construction debris shall be containerized in accordance with the Virginia Litter Control Act; no less then one litter receptacle shall be provided at the construction site. 13. The contractor shall provide adequate means of cleaning mud from trucks and/or other equipment prior to entering public streets, and It is the contractors responsibility to clean streets, allay dust, and to take whatever measures are necessary to insure that the streets are maintained in a clean, mud and duet free condition at all times. 14. Notification shall be given to the appropriate utility company prior to construction of water and/or sanitary sewer lines. Information should also be obtained from the appropriate authority concerning permits, cut sheets, and connections to existing lines. 15. All sanitary sewers and water mains and appurtenances shall be constructed in accordance with the current standards and specifications of the Frederick County Sanitation Authority. 16. The location of existing utilities shown in these plans are taken from existing records. It shall be the contractors responsibility to verify the exact horizontal and vertical location of all existing utilities as needed prior to construction. The contractor shall inform the engineer of any conflicts arising from his existing utility verification and the proposed construction., 17. The developer will be responsible for any damage to the existing streets and utilities which occurs as a result of his construction project within or contiguous to the existing right-of-way. 18. When grading is proposed within easements of utilities, letters of permission from all involved companies must be provided to Frederick County Public Works Department prior to issuance of grading and/or site development permits. 19. The developer will be responsible for the relocation of any utilities which is required as a result of his project. The relocation should be done prior to construction. 20. These plans identify the location of all known gravesites. Gravesites shown on this plan will be protected in accordance with state law. In the event gravealtes are discovered during construction, the owner and engineer must be notified immediately. 21. The contractor is to verify field conditions prior to and during construction and notify Greenway Engineering at (540) 662-4165 immediately of any discrepancies between actual field conditions and the approved plan. 22. Controlled fills shall be compacted to 95% of maximum density as determined by method 'A" per standard proctor AASHTO-T99. ASTM-D698, ar VTM-1 as applicable. Density shall be certified by a registered professional engineer and results submitted to Frederick County prior to pavement construction. If a geotechnical report has been prepared, it should supersede the requirements in this note. 23. Contractors shall notify operators who maintain underground utility lines in the area of proposed excavating or blasting at least two (2) working days, but not more than ton (10) working days, prior to commencement of excavation or demoHf:40n. Names and telephone numbers of the and operators underground utility Imes.. in Frederick County appear below. These numbers shall also be used to serve in an emergency,,condition.' Water/ Frederick County Sanitation Authority Phone: Verizon Sewer: PA Box 1677 P.O. Box 17398 Winchester, VA. 22604 Baltimore, MD 21297 (640) 666-1061 (301) 954-6262 Power: Allegheny Power Gas: Shenandoah Gas Co. P.O. Box 1468 P.O. Box 2400 Hagerstown, MD 21741 Winchester, VA 22604 1-800-664-3317 (640) 669-1111 Virginia Utility Protection Service 1-800-552-7001 LAND HAY DEVELOPMENT NARRATIVE The development of different housing types is permitted to occur simultaneously throughout the various land Bays within Stephenson Vnlaga. 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. TRIP GENERATION DATA CLASS I USE IDwELLmr, UNITS • TRIP RATE I TRIP RATE USE VPD OWNERS CERTIFICATE I OWNERS CERTIFICATE The foregoing Site Plano the land of The foregoing Site Plan of the land of BROOKFLELD STEPIWAA tLIAGE, LLC STEPHENSON ASSOCIATES, L.C. is with the fuee.Anonsent add ac ordance with the desires is with the free consent and In accordance with the desires of the ig o p pe ies and trust s f any. of the undersigned owners, properties and trustees if any. a d-7 Rich i rd J. D ler, Vice -President D T Shocke DATE (For Brookfi d Washington, LLC (Manager Managing Member) BROOKFIELD WASHINGTON LLC 8500 Executive Park Avenue I STEPHENSON ASSOCIATES, L.C. P.O. BOX 2530 (MANAGING MEMBER) Suite 300 Wichester, VA 22604 Fairfax, VA 22031 (540) 665-3214 (703) 270-1470 FIRE MARSHALL'S NOTE Fire tape m r ngaa- nand alga"d: Any 'No Parking' signs and yellow painted curb locations will be Installed by field inspection at the direction of the Fire Marshall's Office. VI. All work on this project shall conform to the current editions of and latest revisions to the Virginia Department of Transportation (VDOT) Road and Bridge Specifications and Standards, the Virginia Erosion and Sediment Control Regulations, and any other applicable state, federal or local regulations. In case of a discrepancy or conflict between the Standards or Specifications and Regulations, the most stringent shall govern. V2. All construction shall comply with the latest U.S. Department of Labor, Occupational Safety and Health Administration (OSHA), and Virginia Occupational Safety & Health (VOSH) Rules and Regulations. V3. When working within VDOT right-of-way, all traffic control, whether permanent or temporary, shall be in accordance with the current edition of VDOT's (fork Area Protection Manual. Furthermore, all traffic control flaggers must be certified in accordance with Section 104.04(c) of the VDOT Road and Bridge Specifications. V4 The developer shall be responsible for relocating, at his expense, any and all utilities, Including traffic signal poles, junction boxes, controllers, etc., owned by VDOT or private / public utility companies. It is the sole responsibility of the developer to locate and identify utility facilities or items that may be in conflict with the proposed construction activity. VDOT approval of these plans does not indemnify the developer from this responsibility. V5. Design features relating to field construction, regulations, and control or safety of traffic may be subject to change as deemed necessary by VDOT. Any additional expense incurred as a result of any field revision shall be the responsibility of the developer. VS. Prior to Initiation of work, the contractor shall be responsible for acquiring all necessary VDOT land use permits for any work within VDOT right-of-way. V7. If required by the local VDOT Residency Office, a pre -construction conference shall be arranged and held by the engineer and/or developer with the attendance of the contractor, various County agencies, utility companies and VDOT prior to initiation of work. VS. The contractor shall notify the local VDOT Residency Office when work is to begin or cease for any undetermined length of time. VDOT requires and shall receive 48 hours advance notice prior to any required or requested inspection. VD. The contractor shall be responsible for maintaining adequate access to the project from the adjacent public roadway via a construction entrance that to constructed and maintained in accordance with Section 3.02 of the Virginia Erosion and Sediment Control Handbook. Furthermore, access to other properties affected by this project shall be maintained through construction. The Developer shall have, within the limits of the project, an employee certified by the Virginia Department of Conservation and Recreation (VDCR) in Erosion and Sediment Control who shall inspect erosion and siltation control devices and measures on a continuous basis for proper installation and operation. Deficiencies shall be promptly rectified. V10. Contractor shall ensure adequate drainage is achieved and maintained on the site during and at the end of construction. Vil. An water and sewer lines within existing or proposed VDOT right-of-way shall have a minimum thirty-aix (36) inches cover and when possible shall be installed under roadway drainage facilities at conflict points. V12. Any unusual subsurface conditions (e.g., unsuitable soils, springs, sinkholes, voids, caves, etc.) encountered during the course of construction shall be immediately brought to the attention of the engineer and VDOT. York shall cease in that vicinity until an adequate design can be determined by the engineer and approved by VDOT. V13. All fill areas, borrow material and undercut areas shall be inspected and approved by a VDOT representative prior to placement and fill. Where CBR tasting is required, a VDOT representative shall be present to insure the sample obtained is representative of the location. When soil samples are submitted to private laboratories for testing, the samples shall be clearly identified and labeled as belonging to a project to be accepted by VDOT and that testing shall be performed in accordance with all applicable VDOT standards and procedures. V14. All roadway fill, base, subgrade material, and backfill in utility/storm sewer trenches shall be compacted in six (6) inch lifts to 96% of theoretical maximum density as determined by AASHTO T-99 Method A, within plus or minus 2% of optimum moisture for the full width of any dedicated street right-of-way. At the direction of VDOT, density tests shall be performed by a qualified independent agency in accordance with VDOT Road and Bridge Specifications. Certified copies of test reports shall be submitted to VDOT daily, unless specified otherwise. V15. VDOT Standard CD and UD undardrains shall be installed where indicated on these plans and/or as specified by VDOT. V18. The Installation of any entrances and mailboxes within any dedicated street right-of-way shall meet VDOT minimum design standards and is the responsibility of the developer. V17. Prior to VDOT acceptance of any streets, all required street signage and/or pavement markings shall be Installed by the developer or, at VDOT's discretion, by VDOT on an account receivable bests following the Manual On Uniform Traffic Control Devices. V18. The developer shall provide the VDOT Residency Office with a Dot of all material sources prior to the start of construction. Copies of all invoices for materials utilized within any dedicated street right-of-way must be provided to the local VDOT Residency Office prior to acceptance of the work. Unit and total prices may be obscured. V19. Aggregate base and subbase materials shall be placed on subgrade by means of a mechanical spreader. Density will be determined using the density control strip in accordance with Section 304 of the VDOT Road and Bridge Specifications and VTM-10. A certified compaction technician shall perform these tests. Certified copies of test reports shall be submitted to VDOT daily, unless specified otherwise. In addition to checking stone depths, a VDOT representative shall be notified and given the opportunity to be present during the construction and testing of the density control strip. V20. Asphalt concrete pavements shell be placed in accordance with. Section 316 of the VDOT Road and Bridge Specifications. Density shall be determined using the density control strip as specified in Section 316 and VTM-78. A certified compaction technician shall perform these tests. Certified copies of test reports shall be submitted to VDOT daily, unless specified otherwise. A VDOT representative shall be notified and given the opportunity to be present during the construction and testing of the control strip. V21. In accordance with Section 302.03, the foundations for pipe culverts thirty-six (36) inches and larger .hall be explored below the bottom of the excavation to determine the type and condition of the foundation. The contractor shall report findings of foundation exploration to the engineer and VDOT for approval prior to placing pipe. Foundation designs .hall comply with VDOT Road and Bridge Standard PB-1. Where soft, yielding, or otherwise unsuitable foundation Is encountered, the foundation design and/or need for foundation stabilization shall be determined by the engineer and approved by VDOT. V22. Approval of these plane shall expire three (3) years from the date of the approval letter. V23. VDOT Standard CG-12 Curb Ramps shall be installed where indicated on these plans and/or as specified by VDOT. V24. VDOT Standard Guardrail shall be installed where warranted and/or as proposed on these plans in accordance with VDOT's installation criteria. Final approval of the guardrail layout to be given by VDOT after grading is mostly complete. FCSA CONSTRUCTION NOTES 1. The Authority's Water and Sewer Standards and Specifications are available at www.fesa-water.com 2. The water and sanitary sewer portion of these plans are valid for two years from date of FCSA approval. 3. Water and sewer lines are to be constructed in accordance with these plans and shall meet all Authority requirements. 4. The contractor shall coordinate with, and arrange for inspection by, the Authority. 5. When an existing water main is tapped for the installation of a new line: a) The Authority shall furnish all tabor and material. b) The developer/contractor must: 1. make application and pay deposit 2. mark the tap location. 6. The contractor shall tie-in a new sewer line to an existing manhole by core drilling the manhole. 7. Exact locations of water and sewer services on new lines are to be coordinated with the Authority's Inspector. S. The Authority's maintenance department shall furnish and install all water meters through 2' in size. It Is the developer's/contractor's responsibility to have the meter box assembly installed correctly. Before a permanent meter is installed: a) The meter box, with its frame and cover, must be properly aligned with the coppersetter. b) The frame and cover shall be set to final grade. c) The distance between the top of the. cover and the coppersetter shall to be between to and 21 inches. d) AD components of the meter box assembly shall be in proper working order. 9. For water and sewer services that connect to existing lines: a) The location of the service lateral is to be coordinated with the Authority's Engineering Assistant. b) An Application for Service must be made and fees paid before work will begin. c) The Authority shall furnish and install all 5/8", 3/4' and V water services. d) For an 1 1/2" and 2' water services, the Authority shall make the tap and bring the piping to the property line. The contractor shall furnish and Install the meter vault assembly. The Authority will install the meter. e) The Authority will Install all sewer laterals. 10. Any water service line must have a backflow prevention assembly (double check valve or RPZ, as required). The assembly must meet ABBE standard No. 1015 or 1013. 11. All fire Imes shall have a fire service meter assembly and a backfiow prevention assembly (detector double check valve or RPZ, as required), The assembly shall meet ASSE standard No. 104E or 1047. Radio read remotes are required. ,XISTING INTERMEDIATE CONTOUR - --• - - 330- MSTING INDEX CONTOUR ,kOPOSED CONTOUR 400 E/P 10CLSITNG EDGE Of PAVEMENT _ - - -- - PROP E/P '�APOSBD EDGE OF PAVEMENT EX C&G 102TING CURB AND OUL= __ PROP C&G "ROPOSED CURB AND GUI7F,R CG-6 OG-6R Q "4�.AN.GlTION FROM CG-8 TO CG-eR r?;M TELEPHONE LINE OPOSED TELEPHONE LINE T Ek 15' RCP b10iC STORM SEVER PROP. 15' RCP 1:iPOSED STORM SEVER ;' :'MO SANITARY SEVER - S S -�-�- :`9POS'ED SANITARY SEVER TING ELECTEC SERVICE ")UPOSED ELECTRIC SERVICE R >'']SMG GAS LM IMPOSED GAS I= "OPEM LINE NOW LINE ►..._ ....... _... � ..._ ... E1. MNCEUNE POWER 0019 Q i'ST1NG 1WHONE PEDESTAL Q. IP-S' MG WATERLINE V/ TiR �-- 1:OPOSED VATERUNE W/ TEE W wt7Rt lai POSED FiRE HYDRANT C� E':LS71NG WATER VALVE W -W ----^ 1,4POM WATER METER W --0W P%OPOSED REDUCER W V00® S;')P SIGN "21CLES PER DAY COUNT 100 F"' POSED 311= NAME XGN n,'OPOSED SANITARY LATERAL CIEANOUT a p &NiTARY MANBOLE IDRNnPEB 12 S',",nit DRAIN STRUCTURE IDENIM O RLFIENT in L LW -,ri il:,=G SPOT ELEVATION X7 54 PROPO= SFOf ELEVATION X35Ji LO rING TREE DPP LINE PROJECT INFORMATION SITE LOCATION FREDERICK COUNTY ;,-ICEL IDENTIFICATION NO, 44-A-31A, 44-A-292, 44-A-293 CURRENT ZONING : R4, RESIDENTIAL PLANNED COMMUNITY DISTRICT CURRENT USE RESIDENTIAL/UNDEVELOPED PROPOSED USE : RESIDENTIAL PLANNED COMMUNITY INDIVIDUAL PARCEL INFORMATION T.M. 44-A-31A 416.5 ACRES ZONED: R4 (413.0 AC.) ZONED: RA (3.5 ACRES) PROPOSED USE: RESIDENTIAL/COMMERCIAL T.M. 44-A-292 176.5 ACRES ZONED: R4 PROPOSED USE: RESIDENTIAL/SCHOOL/PARK T.M. 44-A-293 206.5 ACRES ZONED: R4 PROPOSED USE: RESIDENTIAL COVERSHEET ADJOINING PROPERTY OWNERS PLAN DEVELOPMENT AGGREGATE TABULATION SHEET LAND BAY IH-A LAND USE PLAN COMMUNITY ROAD NAME SHEET SEAL PROFESSIONAL SEAL & SIGNATURE THESE PLANS ARE iN CONFORMANCE WITH COUNTY OF FREDERICK STANDARDS AND ORDINANCES. ANY DEVIATION OR CHANGE iN TBll,4E PLANS SHALL BE APPROVED BY THE ZONING ADMNL9 ROTOR PRIOR TO CONMUCTION. SCALE; 1' = 2,000' SHEET INDEX SHEET 1 SHEET 2 SHEET 3 SHEET 4 SHEET 5 COVER SHEET STEPHENSON VILLAGE a: W LLI c ,o m m N V Qi q m N pppoppp Zb N S W ha�i u q W 000 cc � CC oo 0 e o W in E A W V E 0 E- Z t7 La ®` E-� i W to UI � E Z 0 ZU W IX 6i. J U ■i A Z O C� � r� v® Owner: Address, including 4 Code & Telephone No. SEE OWNERS CERTIFICATE Developer. Address, Including Zip Code & Telephone No. Executive Park Avenue Suite 300 BROOKFIED HOMES L Fairfax, VA 2203E (703) 270-1470 Engineer Certifying Plan: Address, Including Zip Code & Telephone No. 151 Windy Hill Lane GREENWAY ENGINEERING Winchester, VA 22602 (540) 662-4185 APPROVAL FREDERICK COUNTY DIRECTOR OF PLANNING & DEVELOPMENT DATE FREDERICK COUNTY ADMINISTRATOR DATE: 2/21/05 SCALE: N/A DESIGNED BY: TEAM JOB NO. 2760B DATE SHEET 1 OF 6 0 z o lu lu W \ Z �/ z Lu o m m i mNa° 06 �a d A q Ali ®C' 00 m 1 J° Gay 0¢G . G Zl S c v W 4! LD CHARGES TO R A ' s / T.Y. 44-A-/J&1 � , ® ® i / ZONE RA Qr NORNtN10 T. O'RQMK a L&M W. oR01RK fig. JBO OLD gWniS TOWN RD. R/ N @� SIEPIrEA60N, VA ?2656 v At,R sj /S T. Z E A-3T S7EPH£NSON ASSOCIATES, LC. s / P.O. BOX 2530 WINCHESIEIZ VA 22604 / 0 / 9F' C RLE9 TO �• RT. 761) O ' N u v 4 a' x© ° %M 44-A-30 ~ � TM. 44 A-293 '� / awwa UNITED ZONE., R4 (CSICARY) BROOKFIELD HOMES T.M. 44-A-292 �Yy 4� 8500 EXECUTIVE PARK AVE ZONE R4 ? SU/TE 300 STEPHONSON ASSOCIATE$ LC. �% FAIRFAX, VA 22031 W/NCHESIER,Pa XVA 22604 ♦ ,f, 05 ® 5 u T Z�-A-25 RA CRm B goDffY, AC OF WV ® `, PO BOX 2530 WINCHESTER, VA 22604 T.M. 44-A-29 ` ZONE RA JUDITH UX NN SIAU&WER K• ® \ 170 McC4ANS Pa WHCHESIER, VA 226a1 Ey a \` ' $ TH Oy' MARK D, SMITH �O ® Ap NO,022837 S ti J�+4 SIONAL T.M. M-A-16 •$cs'��• ZONE• RA �`%3�� C111LV'R PO 25M � � T.M. 44 A-31A ` � �at�'ri"d� WWCiIES1E14 VA 22604 SIEPHEIVSONNE' R4ASSOCWTES, LC. @! �"' P.O. BOX 2530 Q3 $? a�F ~ N W/NCHESIER, VA 22604 .� T.N. 44-A-294A ZONE-- RA GREG D.W. AT--N & WAUACE TOMS i 160 JCrLAN SWNGS Raui rI �`+I� T ZONE RA15S[C° VA 22658H ? C9D a?B E Rq BB �29D UCK CROSUNIEEr UX �O-� ��� ? STEPHENSDId VA 22656 I Vl ! E O TM. 55-7-13 z I "�O ell. A, ZONE RI C'„Q ��'„� W O !s 1. a tk'i 17M07M' L MfDIXEION O� ` �` 1 & DAVNA L M/ODLEWN261 VCK RUN CROSSING 6 0 V ®++ W cv � e / / / � I I I , DATE: 2/21/05 e° 500 0 500 SCALE: 1 = 500 �\ I GRAPHIC SCALE DESIGNED BY: TEAM (IN FEET) JOB NO. 2760E SHEET 2 OF6 KEY TO ADJOINING PROPERTY OWNERS TAX mBNTO'1CAT[ON N0. CUBRENT OWNER ZgyE j1� Appg�,g AO T.N. 44-A-148 DAVID C. lE3i[@f3 M SCARLET Y. dSNKIN3 RA RESIDENTIAL 878 DICKS HOLLOW RD. WINCH�SfER, VA 22809 © S.Y. 44-A-149 ROHERr H. RU396LL, BT ALS RA RESIDENTIAL 104 MN3LOW CT. MNCHSSTER, VA 22802 © T.N. 44-A-150 GLSNN A STLRd'Z & HETI'Y A. SI'11L1'Z RA UYlYPROYED 618 OLD CHARIEs TOWN RD. STEPHENSON, VA 22858 O T.N. 44-A-161 GLENN A. STULTZ � BETTY A. S141LTZ RA RESIDENTIAL 618 OLD CHARIE9 TOWN RD. STEPHENSON, VA 22858 ® T.N. 44-A-169 RAY S. SPITZER & C[{lU514PIS B. SPIT2ER HA Re3mRNTLiT. 640 OLD CHARGES TORN RD. 9TBPHSNSON, VA 22858 QF T.M... 44-A-164 ROBERT S. dUHdERYEP & R03B E. YUHL%RYST RA RESIDENTIAL 650 OLD CHARGES TOMB RD. 91BPHSNSON, VA 22858 © T.Y. 44-A-165 dOHN R SSROTTiER & YBNELDA C. SrROTHBR RA RESIDENTIAL 680 OLD CHARLBS TORN RD. 9TSPHSNSON, VA 22858 OH T.N. 44-A-168 R CHARL63 HOM1T � RAY K HO1T RA RESIDENTIAL 672 OLD CHARGES TOWN RD. 91'BPILBNSON, VA 22858 Q/ T.N. 44-A-ib7 MLLLAN G. LOUCH RA RESIDENTIAL 6B2 OLD CHARL$S TORN RD. STEPHENSON, VA 22858 ROMLLIANRZOIRKLB 2868 QK T.N. 44CAZibB & ED�.BBN C. Z�D3[O8 HA RESIDENTIAL 814 OLD CHARGES TOWN RD. SfEPHENSO�NNVAN22656 © T.N. 44C-2-B CHARTJi9 S. JOBS k NARY A ]OBE RA RESIDENTIAL 894 OLD CHARGES TOWN RD. STEPHENSON, VA 22858 ® T.N. 44C-2-D TERRY L BLY & CONNIE S. SLY RA RBSIDENTlAI. 844 OLD CHARLBS TOWN RD. STEPHENSON, VA 22858 ® T.N. 44-A-181 JEAN K. GRAY C/0 RAN NICHOLSON RA RESIDENTIAL PO BOX Ibi STEPHENSON, VA 22858 QO T.N. 44-A-182 QIEI! B. GSTTS (SURVIVING GRANTEE) RA RSsmSH71AL 880 OLD CHARGES TOWN RD. 31BPHSNSON, VA 22858 © T.Y. 44-A-i89 dUANITA Y. RITTER AA UYfYPROdED B88 OLD CHARL&9 TOM! HD. STEPHENSON, VA 22858 Q T.N. 44-A-184 dUANITA Y. RITTER RA UYIYPROVED 88B OLD CHARL83 TOWN RD. STEPHENSON, VA 22868 ® T.N. 44-A-18b JUANITA Y. RITTER RA RESIDENTIAL 888 OLD CHARGES 1'OMd RD. STEPHENSON, VA 22868 T.N. 44-A-138 ANNA B. YcKEE & LE31'ER W. YcKSE RA RESIDENTIAL 102 FAIRWAY DR MNCTitiSTER, VA 22802 QT T.N. 44-A-188 ROBERr H. RUS9SLL, ET AL3 RA RESIDENTIAL 692 OLD CHARL%3 TOWN RD. STEPHENSON, VA 22858 © T.M. 44-A-208 ACTRESS i. GOLLBR RA RESIDENTIAL 778 OLD CHARGES TOWN RD. 9TSPHBNSON, VA 228b8 QV T.Y. 44-A-209 RODNSY L AFFLBCK RA RESIDENTIAL 788 OLD CHARL69 TOWN RD. STEPHENSON, VA 228b8 ® T.Y. 44-A-210 MLLNII C. aONEs, dR. & BRBNDA 4 IONE9 RA RESIDENTIAL 788 OLD CHARL63 TOWN RD. ST%PHBNSON, VA 22858 OX T.M. 44-A-211 R[CHARD R. KNUPP k BONNIE R KNUPP RA RESIDENTIAL PO BOX 97 STEPHENSON, VA 22868 QY T.N. 44-A-212 BACK L. HAYE3 RA RESIDENTIAL 794 JORDAN SPRINGS RD. STEPHENSON, VA 22868 QZ T.N. 44-A-218 DINAR G. KRASICH & dOIDd E. KRA9[CH RA RESIDENTIAL 778 JORDAN SPR TABLE #1 LOT TABULATION BY UNIT TYPE Land Bay/Unit Type Proposed Units Percent of Tom Units (2466) permitted Percentage Range of Total Units Land Bay III -A Single F y 460 18.7% 30-53% 739-1306 Townhouse 110 4.5% 10-30% 246-739 Multifamily 360 14.8% 7-30% 172-739 Residue Land Bay III Single Family 0.0% 30-63% 739-1306 Townhouse 0.0% 10-30% 246-738 Multifamily 0.0% 7-30% 172-739 Land Bay IV Single Family 0.0% 30-537. 739-1308 Townhouse 0.0% 10-309 246-739 Multifamily 0.0% 7-302 172-739 Totals Single Family 460 18.7% 30-537. 739-L308 Townhouse 110 4.5% 10-30% 246-739 Multifamily 380 14.6% 7-30% 172-739 TABLE #2 RESIDENTIAL USE TABULATION BY AREA Land Bay/Housing Type Pro owed Proposed Percent of Total Res. Area (592.6) Permitted Percentage Range of Total Area Land Bay DI -A Single Family 101.2 Ac. I 17AV 40% 236.6 Ac. Min. Other Unit Types 74.3 Ac. 12.6% 60% 355.0 Ac Max. Residue Land Bay III Single Family 0.0% 401* 238.8 Ac. Min. Other Unit Types 0.0% I80% 355.0 Ac Max. Land Bay IV Single Family 0.0% 40% 236.6 Ac. Min. Other Unit Types 0.0% 60% 355.0 Ac) Max. Totals Single Family 101.2 Ac. 17.1% 40% 236.6 Ac. Min. Other Unit Types 74.3 Ac. 12.5% 60% 356.0 Ac Max. NOTE OTHER UNIT TYPES INCLUDE: TOWNHOUSE, MULTIFAMILY & ACTIVE ADULT DWELLINGS TABLE #3 NON-RESIDENTIAL USE TABULATION BY AREA Land Bay Commericial Use Required) School Site (20.0 Ac. Required) Public Park (24.0 Ac. Required) Laud Bay I Land Bay 11 Land Bay BI-A 0.0 0.0 0.0 Residue Land Bay III Land Bay IV Land Bay V Totals 0.0 0.0 0.0 TABLE #4 RECREATIONAL UNIT TABULATION TOTAL REQUIRED 2,465 30 = 82.2 RECREATIONAL UNITS Land Bay Residential Dwelling Recreational Recreational Units Units Required Units Proposed Land Bay DI -A 930 31.0 117.9 Residue Land Bay III - - - Land Bay IV - - - Current Totals 930 31.0 117.9 1 Unit = Value of 1 Tot Lot (+/- $25,000)$* •• Approximation based on 2005 recreational values. Final recreational values to be determined at subdivision Design Plan pbam. AMENITY VALUE RECREATIONAL CREDITS ACTIVE ADULT RECREATION CENTER 1 - 10,000 S.F. BUILDING W/ DrD00R POOL $1.700,000 88.0 I - TENNIS COURT $66,000 2.6 COMMUNITY RECREATION CENTER 1 - 1.200 S.F. BUILDING W/ $400,000 16.0 BATH HOUSE 1 - 3,500 S.F. POOL $400.000 18.0 1 - TOT LOT $50,000 2.0 PARK SITE I - GAZEBO/TRELLIS I $12,600 0.5 PEDESTRIAN TRAILS 8,000 L.F. $320,000 12.8 TOTAL (LB -PIA) $2.947,500 117.9 TABLE #6 OPEN SPACE TABULATIONS Total Land Bay Required (239.6 Acres) Land Bay I (20.0 Ac Required) 0.0 Ac Land Bay II 24.0 Ac 0.0 Ac Required) Land Bay [H-A 57.0 Ac Residue Land Bay III 0.0 Ac Land Bay IV 0.0 Ac 57.0 Ac or Totals 24% of total required open space TABLE #6 Environmental Features Aggregate Table Land Bay Designation Environmental Feature Type Existing Acreage Disturbed Acreage Percentage Disturbed Land Bay MA Floodplain 1.09 0.0 0.0% Lakes & Ponds 0.94 0.43 46.7% Wetlands 2.34 1.54 65.8% Natural Detention 0.0 0.0 0.0% Sinkhole 0.0 0.0 0.0% Steep Slope 50%+ 0.91 0.0 0.0% Residue Land Day III es & Ponds tLO.Nodplain ands ural Detention khole e Sloe 50%+ Land Bay IV oodplain Lakes & Ponds Wetlands Natural Detention Sinkhole Steel) Slope 60%+ Land Bay V Floodplain a Lakes & Ponds Wetlands Natural Detention Sinkhole Steep Sloe 509+ TOTALS: cod lain 1.08 0.0 0.0% Lakes & Ponds 0.94 0.43 46.7% Wetlands 2.34 1.54 65.8% aturel Detention 0.0 0.0 0.0% hole 0.0 0.0 0.0% jSteeR Sloe 50%+ 0.91 0.0 0.0% NOTE ARMY CORPS OF ENGINEERS AND VDEQ PERMITS ARE REQUIRED FOR WETLAND AND/OR POND DISTURBANCES. DELINIATED WETLANDS AND PONDS SHOWN HAVE RECEIVED JURISDICTIONAL DETERMINATION FROM THE UNITED STATES ARMY CORPS OF ENGINEERS. REFERENCE J.D. PROJECT # 04-RO958, DATED JUNE 24, 2004. THIS JURISDICTIONAL DETERMINATION EXPIRES JUNE 24, 2009. TABLE #7 Landbay Aggregate Table Land Bay Designation Area in Lots Area in R/W Private Roads & Alleys Area in Open Space •e Total Area Land Bay ILIA 176.E Ac. 53.0 Ac. 57.0 Ac. 286.6 Ac. Residue Land Bay III Land Bay IV Land Bay V - Totals 175.6 Ac. 63.0 Ac. 57.0 Ac. :06.5 Ac. 5.28 AC OF O.S. ARE LOCATED WITHIN ENVIRONMENTAL AREAS = (10.2% OF TOTAL PROVIDED OPENSPACE) 61.72 ACRES OF O.S. ARE LOCATED OUTSIDE OF ENVIROMENTAL AREAS = (89.8% OF TOTAL PROVIDED OPENSPACE) REZONING PROFFER "EXHIBIT E" MINIMUM DESIGN STANDARDS Housing Unit Type Housing Name Minimum Lot Width Average Lot Area Minimum Lot Area Minimum Living Min. Front Yard Setback From Min. Rear Yard Min. Setback Min. SetbackDist. Between Dwelling Min. Side Yard Setback on Interior Min. - Setback Mino-Se-tbacYfrom Garage to Interior Dock Min. Setback to DeckFront Setback Rear Porches, Detached Accessary aximum Building Off Street Parking (Sq. Ft.) (Sq. Ft.) Area (Sq. R/W or Private Setback from Units Lot Line Side / to Garage Loot Line Side Yard / Interior Lot Line Yard / Rear Stoops, and Building Height Spaces Ft.) Street Common Combined Total Side from Corner Lot (or End Side Yard / Yard Abutting Steps m,ay Max. Driveway Yard Setback / Street / Unit Townhouse) Side Corner Lot (or Open Space Extend into Height Corner Lot (or End fey Yard End Unit Front Y€!*d Unit Townhouse) Townhouse) Side Setbac! Side Yard Yard 1 Carriage W, 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 N� age 47' NA 4,700 1,400 16' 26' NA to' 5'/15'/10' 20'/NA 3'/10' 6'/10' W/3' 6' 20' 35' 2 3 Cottage 34' NA 3,264 1,400 15' 25' NA pt aon ched Side 0'/6./10. NA/20' O'/NA 5'/10' 5'/NA 8' NA 35' 2 3'/NA/NA (10' from NA/NA NA/NA (6' 4 Court Yard NA 3,300 NA 2,000 10' NA 3' 10' Dwelling to (to. from 3'/NA NA/NA (5' from from Perimeter Property Common Interior Lot Line) Perimeter 6' NA 36' 2 Line) Driveway) Property Line) 6 Modified Single 38' NA 3,760 NA 20' NA 10' ( for the 5'/10'/10' (0' for Zero Lot Line Side 6'/10' (0' Zero Loot 6'L10' 0' Zero Family 15' Attached Option) with Co mb0') 20'/15' Line or Attached Lot Line or 10' 3' / 12' 20' 35' 2 taal Side) Attached Side) Modified 20' (10' for Non Garage or Rear 0' (26' from Non Attached Side 12' for a 20' 8 Townhouse to' 1,300 1,200 NA Loaded Garage 20' NA Wall of End Unit 0'/O'/LO' 20'/6' 0'/10' 0'/10' 61/6, Setback, 5' 20' 35' 2 Units) to Any Other for a 10' Home) Setback 20' (10' for Non Garage or Rear 0' (26' from Non Attached Side 12' for a 20' 6 Townhouse 18' 1,500 1,400 NA Loaded Garage 'Modified 20 NA Wall of End Unit 0'/0'/10' 20'/6' 0'/10' 0'/LO' 51/5. Setback, 5' 20' 35' 2.25 Units) to Any Other for a 10' Home) Setback Modified ' 20' (10' for Non Garage or Rear 0' (26' from Non Attached Side 2 12' for 20' 6 Townhouse 20or > 1.700 L,800 NA Loaded Garage 20' NA Wall of End Unit O'/0'/10' 20'/5' 0'/10' 0'/10' 5'/5' Setback , 20' 35' 2.25 Units) to Any Other for a 10' Home) Setback RP DISTRICT REQUIREMENTS USE MINIMUM LOT LOT AREA S.F. FRONT SETBACK SIDE SETBACK REAR SETBACK .MINIMUM LOT WIDTH 0 FRONT SETBACK MINIMUM LOT WIDTH 4I RIGHT OF WAY MINIMUM OFF- STREET PARKINGAR HEIGHT MAXIMUM HEIGHT ACCESSORYSFD TRADITIONAL 15,000 36' to' 25' 80' 2 NIT' 20' SFD URBAN 12 000 35' to' 26' 70' 1 2 NIT' 7MA)MIUM 20° SFDCLUSTER 8,000 35' 10' 25' 60' 30' 2 , 20, SFD ZERO TAT LINE 6.000 25' 26' 2 UNIT, 20'