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74-05 Stephenson Truck Wash - Truck Wash Containment Struct. - Stonewall - Backfile
CENERAL NOTES VDOT GENERAL NOTES LEGEND VICINITY MAP g� 1. Methods and materials used in the construction of the improvements herein shall conform to the current V1. All work on this project shall conform to the current editions of and latest revisions to the Virginia EXISTING INTERMEDIATE CONTOUR -- - --330 -' SCALE: 1" = 2000' County construction standards and specifications and/or current VDOT standards and specifications. Department of Transportation (VDOT) Road and Bridge Specifications and Standards, the Virginia Erosion and EXISTING INDEX CONTOUR ------- 330 Sediment Control Regulatiomi, and any other applicable state, federal or local regulations. In case of a _______________ 2. Measures to control erosion and siltation, including detention ponds serving as silt basins during discrepancy or conflict between the Standards or Specifications and Regulations, the most stringent shall PROPOSED CONTOUR 400 construction, must be provided prior to issuance of the site development permit. The approval of these plans in govern. EX E/P UJ no way relieves the developer or his agent of the responsibilities contained in the Virginia Erosion and Sediment EXISTING EDGE OF PAVEMENT Control Handbook. V2. All construction shall comply with the latest U.S. Department of Labor, Occupational Safety and Health PROPOSED EDGE OF PAVEMENT PROP E/P �° 3. A permit must be obtained from the Off°ice of the Resident Engineer, Virginia Department of Transportation Administration (OSHA), and Virginia Occupational Safety &Health (NOSH) Rules and Regulations. EXISTING CURB AND GUTTER EX C&G Q Z (VDOT) and Frederick County prior to construction in existing State right-of-way. V3. When working within VDCiT right-of-way, all traffic control, whether permanent or temporary, shall be .in PROP C&G SITE accordance with the current edition of VDOT's Work Area Protection Manual. Furthermore, all traffic control PROPOSED CURB AND GUTTER 4. Approval of this plan does not guarantee; issuance of an entrance permit by VDOT when such permit is flaggers must be certified ir. accordance with Section 104.04(c) of the VDOT Road and Bridge Specifications. required under State law. TRANSITION FROM CG-6 TO CG-6R CG-6 CG-6R o V4 The developer shall be responsible :for relocating, at his expense, any and all utilities, including traffic 0 CO LO 5. The exact location of all guard rails will[ be determined by VDOT personnel. "A joint inspection will be held signal poles, junction boxes, controllers, etc., owned by VDOT or private / public utility companies. It is the EXISTING TELEPHONE LINE ,� ! N with the Developer, County Representatives, amd Representatives of the Virginia Department of Transportation sole responsibility of the de��elo developer to locate and identif utilit facilities or items that may be in conflict (VDOTVDOT to determine if and where guard rail ,and of paved ditches will be needed. The developer will be P Y P Y Y Y PROPOSED TELEPHONE LINE T o [ o ) g / P P with the proposed construction activity. VDOT approval of these plans does not indemnify the developer from � .� � � o responsible for providing guardrail and paved ditches as determined by this joint inspection." Refer to this responsibility. EXISTING STORM SEWER EX. 15" RCP .9.- CD LO bb Virginia Department of Transportation (VDOT) Guard Rail and Paved Ditch Specifications. PROP. 15" RCP O S o 0 V5. Design features relating to field construction, regulations, and control or safety of traffic may be subject - t__ ` 4 -4 d y. 6. An approved set of plans and all applicable permits must be available at the construction site. Mso, a to change as deemed necessary by VDOT. Any additional expense incurred as a result of any field revision PROPOSED STORM SEWER _ C representative of the developer must be availlable at all times. shall be the responsibility of the developer. EXISTING SANITARY SEWER / /RT° ^d of 7. Warning signs, markers, barricades or flagmen should be in accordance with the Manual on Uniform Traffic V6. Prior to initiation of work, the contractor shall be responsible for acquiring all necessary VDOT land use PROPOSED SANITARY SEWER $ � p,� � Control Devices (MUTCD). permits for any work within VDOT right-of-way. o EXISTING ELECTRIC SERVICE -- o 8. All unsuitable material shall be removed. from the construction limits of the roadway before placing V7. If required by the local VDOT Residency Office, a pre -construction conference shall be arranged and held H rx. embankment, by the engineer and/or developer with the attendance of the contractor, various County agencies, utility PROPOSED ELECTRIC SERVICE E SHEET INDEX companies and VDOT prior to initiation of work. 9. All pavement sections on the approved plans are based on a minimum CBR value of 6. CBR values less EXISTING GAS LINE than 6 will require revised pavement section prepared by Greenway Engineering and approved by the owner. V8. The contractor shall notify the local VDOT Residency Office when work is to begin or cease for any o undetermined length of time. VDOT requires and shall receive 48 hours advance notice prior to any required PROPOSED GAS LINE G .5 o y, 10. All roadside ditches at grades of more thhan 5% shall be paved with cement concrete to the limits indicated or requested inspection. Id .0 on the plans and as required at the field ins;pection. PROPERTY LINE ®®�®® COVER SHEET SHEET 1 OF 4 0) to V9. The contractor shall be responsible for maintaining adequate access to the project from the adjacent FLOW LINE MINOR SITE PLAN SHEET 2 OF 4 W 11. All springs shall be capped and piped to the nearest storm sewer manholes or curb inlet. The pipe shall public roadwayvia a construction entrance that is constructed and maintained in accordance with Section "'- ""� "' y' "' ® be minimum 6" diameter and conform t o VDOT standard SB-1. P P .02 of the Viginia Erosion and Sediment Control Handbook. Furthermore, access to other properties affected FENCELINE by this project shall be maintained through construction. The Developer shall have, within the limits of the PROFFER STATEMENT SHEET 3 OF 4 z 12. Construction debris shall be containerized in accordance with the Virginia Litter Control Act; no less than project, an employee certified by the Virginia Department of Conservation and Recreation (VDCR) in Erosion EXISTING POWER POLE W a) z one litter receptacle shall be provided at the construction site. and Sediment Control who shall inspect erosion and siltation control devices and measures on a continuous WATERLINE PROFILE & FCSA DETAILS SHEET 4 OF 4 F W basis for proper installation and operation. Deficiencies shall be promptly rectified. EXISTING TELEPHONE PEDESTAL 0 00 W � 13. The contractor shall provide adequate m4eans of cleaning mud from trucks and/or other equipment prior to -K- U � O entering public streets, and it is the contractors responsibility to clean streets, allay dust, and to take V10. Contractor shall ensure adequate drainage is achieved and maintained on the site during and at the end EXISTING WATERLINE W/ TEE !�d 0 whatever measures are necessary to insure tlhat the streets are maintained in a clean, mud and dust free of construction. -r, 0 condition at all times. PROPOSED WATERLINE W/ TEE W i-r ZO � Z VI 1. All water and sewer lilies within existing or proposed VDOT right-of-way shall have a minimum + Z f�� 14. Notification shall be given to the appropriate utility company prior to construction of water and/or sanitary thirty-six (36) inches cover and when possible shall be installed under roadway drainage facilities at conflict EXISTING FIRE HYDRANT sewer lines. Information should also be obtaiined from the appropriate authority concerning permits, cut sheets, points. EXISTING WATER VALVE W Al "n / a a and connections to existing lines. ��ok, W W� a � V12. Any unusual subsurface conditions (e.g., unsuitable soils, springs, sinkholes, voids, caves, etc.) encountered PROPOSED WATER METER W a W 15. All sanitary sewers and water mains and appurtenances shall be constructed in accordance with the current during the course of construction shall be immediately brought to the attention of the engineer and VDOT. ' I 7q _ standards and specifications of the Fredericks County Sanitation Authority. Work shall cease in that vicinity until an adequate design can be determined by the engineer and approved PROPOSED REDUCER W W A by VDOT. a W 16. The location of existing utilities shown in these plans are taken from existing records. It shall be the W contractors responsibility to verify the exact horizontal and vertical location of all existing utilities as, needed V13. All fill areas, borrow material and undercut areas shall be inspected P and approved b pp y a VDOT STOP SIGN W 5 � prior to construction. The contractor shall inform the engineer of any conflicts arising from his existing representative prior to placement and fill. Where CBR testing is required, a VDOT representative shall be W a utility verification and the proposed construction. present to insure the sample obtained is representative of the location. When soil samples are submitted to PARKING INDICATOR a private laboratories for testing, the samples shall be clearly identified and labeled as belonging to a project INDICATES THE NUMBER OF TYPICAL PARKING SPACES 12 Lo � 17. The developer will be responsible for any damage to the existing streets and utilities which occurs as a to be accepted by VDOT and that testing shall be performed in accordance with all applicable VDOT standards W , � o result of his construction project within or contiguous to the existing right-of-way. and procedures. HANDICAP PARKING , F, CD r- co 18. When grading is proposed within easements of utilities, letters of permission from all involved companies V14. All roadway fill, base, subgrade material, and backfill in utility/storm sewer trenches shall be compacted C VEHICLES PER DAY COUNT � •-+ must be provided to Frederick County Public Works Department prior to issuance of grading and/or site in six (6) inch lifts to 95% -of theoretical maximum density as determined by AASHTO T-99 Method A, within 100 development permits. 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 PROPOSED BUILDING ENTRANCE THESE PLANS ARE IN CONFORMANCE WITH FREDERICK COUNTY STANDARDS AND ORDINANCES. ANY DEVIATION 19. The developer will be responsible for the relocation of an utilities which is required as a result of his Road and Bride Specific Certified copies of test reports shall be submitted to VDOT daily, unless OR CHANGE IN THESE PLANS SHALL BE APPROVED BY THE ZONING ADMINISTRATOR PRIOR TO CONSTRUCTION P P Y q g P P� P Y. _ project. The relocation should be done prior to construction. specified otherwise. PROPOSED STREET NAME SIGN � PROJECT INFORMATION 20. These plans identify the location of all known gravesites. Gravesites shown on this plan will be protected V15. VDOT Standard CD and UD underdrains shall be installed where indicated on these plans and/or as PROPOSED SANITARY LATERAL CLEANOUT S y' in accordance with state law. In the event g;ravesites are discovered during construction, the owner and specified by VDOT. - MARK D, SMITH engineer must be notified immediately. SANITARY MANHOLE IDENTIFIER 12 NO, 022837 V16. The installation of any entrances and mailboxes within any dedicated street right-of-way shal.. meet � G 21. The contractor is to verify field conditioms prior to and during construction and notify Greenway Engineering VDOT minimum design standards and is the responsibility of the developer. at (540) 662-4185 immediately of any discrepancies between actual field conditions and the approved plan. STORM DRAIN STRUCTURE IDENTIFIER O6 SITE LOCATION THE SUBJECT PROPERTY FRONTS ON THE EAST SIDE OF MARTINSBURG PIKE V17. Prior to VDOT acceptance of any streets, all required street signage and/or pavement markings shall be (U.S. RT. 11 NORTH), JUST NORTH OF THE INTERSTATE 81 EXIT 317 IONAL 22. Controlled fills shall be compacted to 95% of maximum density as determined by method "A" per standard installed by the developer or, at VDOT's discretion, by VDOT on an account receivable basis following the EASEMENT LINE NORTHBOUND OFF -RAMP, AND IMMEDIATELY EAST OF REDBUD ROAD (RT. 661). proctor AASHTO-T99, ASTM-D698, or VTM-1 as applicable. Density shall be certified by a registered Manual On Uniform Traffic Control Devices. professional engineer and results submitted to Frederick County prior to pavement construction. If a _ PARCEL IDENTIFICATION NO. 43-((A))-151 & 43-((A))-151A eotechnical report has been prepared, it should supersede the requirements in this note. CENTERLINE g P P P P q V18. The developer shall provide the VDOT Residency Office with a list of all material sources prior to the e LOT AREA 35.79 AC. start of construction. Copies of all invoices for materials utilized within any dedicated street right--of-way EXISTING SPOT ELEVATION X735.4 DISTURBED AREA 5,500 S.F. - NO LAND DISTURBANCE PERMIT REQUIRED 23. Contractors shall notify operators who Maintain underground utility lines in the area of proposed excavating must be provided to the local VDOT Residency Office prior to acceptance of the work. Unit and total prices or blasting at least two (2) working days, but not more than ten (10) working days, prior to commencement of may be obscured. PROPOSED SPOT ELEVATION X35 CURRENT ZONING M-1 excavation or demolition. Names and telephone numbers of the and operators underground utility lines in EXISTING TREE LINE CURRENT USE: TRUCKING & OFFICE Frederick County appear below. These numbers shall also be used to serve in an emergency condition. V19. Aggregate base and subbase materials shall be placed on subgrade by means of a mechanical spreader. PROPOSED USE ADDITION OF TRUCK WASH Density will be determined using the density control strip in accordance with Section 304 of the VDOT Road W 24. All utilities to be located underground. and Bridge Specifications and VTM-10. A certified compaction technician shall perform these tests. Certified SURVEY AND TOPOCRAPHIC INFORMATION SIGNS: NONE PROPOSED. FUTURE SIGNAGE MUST CONFORM WITH THE eC copies of test reports shall be submitted to VDOT daily, unless specified otherwise. In addition to checking STANDARDS OF SECTION 165-30 OF THE FREDERICK COUNTY FCSA CONSTRUCTION NOTES stone depths, a VDOT representative shall be notified and given the opportunity to be present during the ZONING ORDINANCE. construction and testing of the density control strip. 1. Boundary survey was performed by: OUTDOOR LIGHTING: NONE PROPOSED. ANY FUTURE LIGHTING SHALL CONFORM TO Z 1. The Authority's Water and Sewer Standards and Specifications are available at www.fcsa-water.com 165 . Dated: SEC-35A OF THE FREDERICK COUNTY ZONING ORDINANCE. V20. Asphalt concrete pavements shall be placed in accordance with Section 315 of the VDOT Road and Bridge ® � �, 2. The water and sanitarysewer portion of these plans are valid for two ears from date of FCSA approval. Specifications. Density shall be determined using the density control strip as specified in Section 3'' 5 and ALL OUTDOOR LIGHTING SHALL BE ARRANGED TO DEFLECT GLARE I- P P Y PP �` 2. Aerial horizontal and vertical control surveys were U VTM-76. A certified compaction technician shall perform these tests. Certified copies of test reports shall be performed by: AWAY FROM ADJOINING PROPERTIES AND PUBLIC STREETS. 3. Water and sewer lines are to be constructed in accordance with these plans and shall meet all Authority submitted to VDOT daily, unless specified otherwise. A VDOT representative shall be notified and given the (Year) OUTDOOR TRASH RECEPTACLES: NONE PROPOSED. �. � � requirements. opportunity to be present during the construction and testing of the control strip. WATER & SEWER: NO NEW INFRASTRUCTURE PROPOSED. Z W f- > `�' 4. The contractor shall coordinate with, and arrange for inspection by, the Authority. V21. In accordance with Section 302.03, the foundations for pipe culverts thirty-six (36) inches and larger 3. Aerial topographic mapping performed by: BUILDING HEIGHT: MAXIMUM ALLOWED=60'-O" PROPOSED=35'-O" Dated: W � Q shall be explored below the bottom of the excavation to determine the type and condition of the foundation. BUILDING SETBACKS: REQUIRED: FRONT: 75' PROPOSED: FRONT: 444.5" Z �'' 5. The contractor shall tie-in a new sewer lime to an existing manhole by core drilling the manhole. The contractor shall report findings of foundation exploration to the engineer and VDOT for approval prior to SIDE: 25' SIDE: 579.7' E 1 E-' placing pipe. Foundation designs shall comply with VDOT Road and Bridge Standard PB-1. Where soft, yielding, OWNERS CERTIFICATE REAR: 25' REAR: 855.1' w �17 6. When an existing water main is tapped for the installation of a new line: or otherwise unsuitable foundation is encountered, the foundation design and/or need for foundation w a Z a) The Authority shall furnish all labor amd material. stabilization shall be determined by the engineer and approved by VDOT. The foregoing Site Plan of the land of PARKING: THE TRUCK WASH CONTAINMENT STRUCTURE WILL NOT INCREASE ,x ® W O b) The contractor must: EMPLOYMENT; THEREFORE NO NEW PARKING IS PROPOSED. U� W (� �, U 1. make application and pay deposit V22. Approval of these plans shall expire three (3) years from the date of the approval letter. North Stephenson, Inc. FAR ALLOWED: 1.0 OR 1,559,012 S.F. U1 2. mark the to location. is with the free consent and in accordance with the desires P FAR PROPOSED: 0.01 OR 22,823 S.F. 3. coordinate installation with the enginieering-assistant. V23. VDOT Standard CG-12 Curb Ramps shall be installed where indicated on these plans and/or as specified of the undersigned owners, properties and trustees if any. > by VDOT. ENVIRONMENTAL: NO STREAMS, FLOODPLAINS, LAKES/PONDS, WETLANDS, O NATURAL STORMWATER RETENTION AREAS OR STEEP SLOPES U W 7. Exact locations of water and sewer servicee on new lines are to be coordinated with the Authority's Inspector. EXIST ON -SITE. EXISTING TREE LINES ARE IDENTIFIED AND V24. VDOT Standard Guardrail shall be installed where warranted and/or as proposed on these plans in ARE NOT PROPOSED TO BE DISTURBED. 8. The Authority's maintenance department sluall furnish and install all water meters through 2" in size. accordance with VDOT's installation criteria. Final approval of the guardrail layout to be given by VDOT after DATE or () ,� W It is the contractor's responsibility to have the meter box assembly installed correctly. grading is mostly complete. Before a permanent meter is installed: APPROVAL �:: a) The meter box, with its frame and cower, must be properly aligned with the coppersetter. FIRE MARSHALL �S NOTE w b) The frame and cover shall be set to ffinal grade. ] ® �71 c) The distance between the top of the cover and the coppersetter shall to be between 18 and 21 inches. Fire lane markings and signage: ® LU O d) All components of the meter box assembly shall be in proper working order. Any "No Parking" signs and yellow painted curb locations will be installed FR DERICK COUNTY ZONING ADMINISTRATO DATE � by field inspection at the direction of the Fire Marshall's Office. 9. For water and sewer services that connect to existing lines: APPROVAL OF THESE PLANS SHALL EXPIRE FIVE (5) CL a) The location of the service lateral is Ito be coordinated with the Authority's engineering assistant. YEARS FROM THE DATE OF PLANNING APPROVAL b) An Application for Service must be made and fees paid before work will begin. TRIP GENERA TION DATA Project Name: Project Number: a c) The all 1 1/2" shall furnish and install all 5/8", ity and 1" water services. CLASS USE DWELLING UNITS * TRIP RATE TRIP RATE USE VPD North r th Stephenson Truck Wash sh Containment Structure d) For all 1 1/2 and 2 water services, tthe Authority shall make the tap and bring the piping to the3485K property line. The contractor shall furnish an(d install the meter vault assembly. The Authority will install the meter. Magisterial District: Date of Plan: (Month, Day, Year) e) The Authority will install all sewer laterals. 10. Any water service line must have a backflow prevention assembly (double check valve or RPZ, STONEWALL MAGISTERIAL DISTRICT October 12, 2005 as required). The assembly must meet ASS[E standard No. 1015 or 1013. 11. All fire lines shall have a backflow prevention assembly (detector double check valve or RPZ, as required). Th * TAfEN FROM ITE TRIP GENERATION 7TH EDITION Owner: Address, Including Zip Code & Telephone No. DATE: 10/12/05 assembly shall meet ASSE standard No. 1048 or 1047. Any exterior, privately owned fire line shall also have a fire 1800 MARTINSBURG PIKE service meter. This assembly shall be installed[ immediately before the backflow prevention unit. Radio read UTILITY CONTACTS NORTH STEPHENSON, INC. WINCHESTER, VA 22603 remotes are required. (540) 667-4919 SCALE: N/A Water/ Frederick County Sanitation Authority Phone: Verizon 12. FCSA Engineer shall review the mechanical drawings containing the domestic and fire service meters and Sewer: P.O. Box 1877 P.O. Box 17398 Developer: Address, Including Zip Code & Telephone No. backflow prevention devices, and approve the designs and materials. Winchester, VA. 22604 Baltimore, MD 21297 1800 MARTINSBURG PIKE DESIGNED BY: EAW/EJG (540) 868-1061 (301) 954-6282 NORTH STEPHENSON, INC. WINCHESTER, VA 22603 HANDICAPPED PARKING NOTE Power: Allegheny Power Gas: Shenandoah Gas Co. (540) 667-4919 FILE N0. 3485K P.O. Box 1458 P.O. Box 2400 Engineer Certifying Plan: Address, Including Zip Code & Telephone No. Hagerstown, MD 21741 Winchester, VA 22604 151 WINDY HILL LANE SHEET 1 OF 4 Handicapped p&rking spaces and aisles shall slope 1-800-654-3317 (540) 869-1111 GREENWAY ENGINEERING WINCHESTER, VA 22602 no greater than 2% in all directions. Virginia Utility Protection Service 1-800-552-7001 (540) 662-4185 0 5-78 wrzm \ 811 WET BY FC5A I ►A, j 1/ \ E i O 0 l� \ 0 PRbP.20' FC5A E5MT. !� / 00 PROP. F14 J ( A P 5M. Wv 4 - WATERLINE DETAIL SCALE: 1" = 40' m /1 WALL MOTUNTED HC PARIKING SIGN LEFT ENDWALL ELEVATION SCALE: V = 10, PROP. BUILDING LEFT ENDWALL AT GRADE ACCESS DOOR r' 5' WIDE ASPHALT - HC ACCESSIBLE PLAN VIEW ROUTE - (2% OR scmx: 1" = 10' LESS IN ALL DIRECTIONS) !OD \ \ �cv / 0 EXISTING STRUCTURE AREA OFFICE 4,442 S.F. FLEET MAINTENANCE SHOP 12,621 S.F. FUEL DEPOT STRUCTURE; 860 S.F. WASH RACK STRUCTURE 272 S.F. PROPOSEI► STRUCTURE AREA WASH RACK CONTAINMENT STRUCTURE 4,900 S.F. TOTAL 22,823 S.F RUTHERFORD FARM, LLC 43-((A))-100 �CID � / ,� / w \\ ZONE: B2 ///�' % i N /k O • . A / 00 \\ 51.12 AC. USE: RESIDENTIAL c0 a`\ ti� Zc, INST. # 050006702 I BY FC8A 6 0 IV ft .100 CID UP %O ��' �` — 0 1 '' '� \ N FFTIN u 0 / I t 700 - \` \ O R�20 /''" tlt� �'` \ail' EXISTING \-_ , r �1_�' r FUEL DEPOT ' M I i ;--' r STRUCTURE -� / �, t4 I 6 _ '`� / r ' , i s ass k J IkVESTMEMS LC I ( 1 °a r ' i 1 i1 \ i — •— --\\ �— r Cr'J0� t 1 , I tbi \t,1i \�� _ ,/ / —� \ z 1 \�\ — i-I; � 1 �� I 43t((A))-150 \\I � `J t 1il �_�_ \� 1 _ __-- \� —,\ \\ f /; 1 J ZONE: M J+ EX. GRAVEL r i� 's L C) ,.34 AC. J _ t O/ ��r / EXISTING t ' r i ' 1 t I USE. (RESIDENT / PAI�`KING LOT ` ILL i! I+�� t r ! FLEET i i DB 007 PG 1551\\ ---- ' - ,• / 690 /'\\\ 1 _`-MAINTENANCE `\ /; 1 \. (`=�r/ =�-' I SLOP. .JN 41.5013 r EXISTING ,WASH : RACK STRUCTJ�REI imp � ' I IN It \I t \`• f �i • I PROP. TRUC ; \\PROPOSED 4,900 S.F. 1 i � WASHDOjNN c Co 4,- ' ---- I / \ CON7TA-I%ENT 01 , --/j CD t `\ SETTLING BASIS(990 H\ GHT 35E - \\ ,— — ORT4 STEPH� NSON / NC. 43 ((A)) 1�7 & 148 1ZONE: f RP 114.60 1 AC. 1 __, 1 \ ! r , 0 , ,,/ ,. t I ► USE'; UNII�' PRO D DB %668 PG 22 CA STEPHENSON INF`` ` 1 4 \\ \ \ - _ _ _ i i \\ 1, �\ I `\ \ Co 44—((A))''I 52 -\\ `, ' \�\ \ `\ \\ \t \��---- " — J i i \----------- --ZONE:, ------\__ M-1 `\ i co \\ \`� i 1 t-------------' 37.9d A —\\ \\ ! �n- `\ �Op 1 t\ ----- —__ —------%iSE: UN UPROVED \\ � i It tl fNN 680 I If / r \ r I ! \ ---------------------- 670 N co It 1 ------------------- , , I / Ile 0 \ .----- \ 25 BRL t 25'-BR►- �_ CSX RAILROAD CRIDER & SHOCKEY INC. OF WV 43-((A))-158 ZONE: RA 50.33 AC. USE: UNIMPROVED CURVE RADIUS ARC LENGTH DELTA ANGLE TANGENT CHORD BEWING CHORD LENGTH C 1 2JJ 1.83' 62.8 1' 01 'J2'J6 " 31.41 ' S 56'00'48 " W 62.81 ' C2 2886.9J' 749.J8' 14'5222" 376.81' N 45'16'06" E 747.28' 100 /r 100 200 a // // 0 Z LLI Lu Z Z Wo Ln c0 CQ CQ 00 i~ Q�.� c C\200 (m U cab x LOC\I W I jaC:) l() b!1 U o w GL E- C 2 E- W a z :::� a a ::� O O E, U0Z z x d ul d co z > z a a aw. 5 w w P hco t` FM&VS�:MITH No.022837 `SIGNAL Z� O H Z ✓ ,` Z a. 1�- Z V O cl) < H ^w m w Cc H r, 0vOE.. W O Zap m a DATE: 10/12/05 1 SCALE: 1" = 100' DESIGNED BY: EAW/EJG FILE NO. 3485K SHEET 2 OF 4 05-'78 _ Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning LU Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 Revised May 13, 2005 Revised January 3, 2005 Revised May 13, 2005 Revised January 3, 2005 Revised May 13, 2005 PROPOSED PROFFER STATEMENT e) The applicants hereby proffer to prepare and submit a traffic study to VDOT as.a component of the site development plan for each proposed 7.) Signatures Mm REZONING: RZ# 03-051 land use on the 79.13-acre site to a determine the portion of the major Rural Areats District (RA) to Light Industrial District (Ml) with collector road that will be required to be constructed based on the impacts The conditions proffered above shall be binding upon the heirs, executors, in interest CV LU Proffers associated with each future land use. administrators, assigns and successors the of the applicant and owner. In the o event the Frederick County Board of Supervisors grants this rezoning and accepts the to 00 PROPERTY: 79.13 acres +/- f) The applicants hereby proffer to dedicate right-of-way to VDOT along conditions, the proffered conditions shall apply to the land rezoned in addition to other Tax Parcels #43-((A))-150, 43-((A))-151, 43-((A))-151A, Redbud Road for future improvements to the Interstate 81 Exit 317 requirements set forth in the Frederick County Code. .� � CO 0 to CV p 43-((A))-152, 43C-((3))-2, 43C-((3))-3, 43C-((3))-4, interchange area. This right-of-way shall be dedicated to VDOT within tLO W 43C- 3 �4A, 43C- 3 5, 43C- 3 7A (( )) (( )� (( )) 181) days of final engineering plan approval. The preparation of right -of- dedication legal documents this dedication Respectfully Submitted: > way plats and associated with Lo C RECORD OWNER: North Stepihenson, Inc. shall be prepared by parties other than the applicants.LUr North Stephenson, Inc. to LU APPLICANT: North Stepihenson, Inc. (hereon after "the applicants") g) The applicants hereby proffer to dedicate a 50-foot right -of --way and a L provide temporary construction easements to VDOT for the purpose of a; PROJECT NAME: North Stepihenson, Inc. - Light Industrial Rezoning realigning Redbud Road (Route 661) from the current intersection at By :� $ G>� i ®b LrO4 H w Martinsburg Pike (U.S. Route 11 North) to connect to the major collector Keven Omps Date ORIGINAL DATE road on the subject site. The purpose of the 50-foot right-of-way OF PROFFERS: October 13, 2004 dedication and temporary construction easements is to provide VDOT and Frederick County with an appropriate alternative to relocate Redbud Road. I _ N Q) 0 REVISION DATE: May 13, 2005 The dedicated 50-foot right-of-way will connect to the intersection that is B C� i �� Y .. , s~ a� identified at station 17+00 on the Stephenson Village Major Collector Jo mps Date ro Road Plan and CSX Crossing prepared by Greenway Engineering and ; w rn dated October 2004, which is included as an exhibit with this proffer Preliminary Matters statement. The location of the 50-foot right-of-way to connect to this Commonwealth of Virginia, intersection will be agreed upon by VDOT and the property owners to �•--- Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and allow for a minimum 25 mph geometric design criteria and will be made City/County of To Wit: the provisions of the Frederick County Zoning Ordinance with respect to conditional available at such a time that VDOT deems necessary. The preparation of 5� zoning, the undersigned applicant hereby proffers that in the event the Board of right-of-way dedication plats and legal documents associated with this The foregoing instrument was acknowledged befbreW this ( day of Supervisors of of Frederick County„ Virginia, shall approve Rezoning Application # 03 -05 dedication shall be prepared by parties other than the applicants. The �,��1r.� z for the rezoning of the 79.13-acres tract from the Rural Areas (RA) District, to Light construction of the realigned portion of Redbud Road shall occur by 200_� by �.ve-c% n.t s , Industrial (Ml) District, developiment of the subject property shall be done in conformity palaies other than the applicants. O with the terms and conditions sett forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be h) The applicants hereby proffer to prohibit commercial entrances along the _ Not Public approved by the Frederick County Board of Supervisors in accordance with the said Code western property line on tax parcel 43-((A))-152 adjoining the Redbud My Commission Expires _hA 3 I a 06 W and Zoning Ordinance. In the eveent that such rezoning is not granted, then these proffers Road (Route 661) right-of-way. This proffer is intended to prohibit shall be deemed withdrawn and have no effect whatsoever. These proffers shall be commercial entrance locations on the current alignment of Redbud Road binding upon the applicants and their legal successors, heirs, or assigns. and is not intended to prohibit commercial entrances internally to the subject site should Redbud Road be realigned through the subject site The subject property is more particularly described as the land owned by North resulting from the widening of Interstate 81. Stephenson, Inc. being all of Tax Map Parcels 43-((A))-150, 43-((A))-151, 43-((A))- 151A, 43-((A))-152, 43C-((3))-2, 43C-((3))-3, 43C-((3))-4, 43C-((3))-4A, 43C-((3))-5, and 43C-((3))-7A, as evidence by recorded property deeds in the Frederick County Clerk W of Court Office included with this rezoning proposal. A File #3485/EAW 3 File #3485/EAW 5 File #3485/EAW I MARK D. SMITH N0, 02283 7 Greenway Engineering October 13, 20M North Stephenson, Inc. Rezoning Revised January 3, 2005 Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 O �^ ��ts Revised May 13, 2005 Revised May 13, 2005 sIONAL 2.) Structural Development PROJECT PROFFER STATEMENT The applicants hereby proffer to limit the structural development on the 79.13-acre to a maximum of 800,000 square -feet of total floor area. 1.) Transportation 3.) Environmental Protection a) The applicants hereby proffer to construct, or cause for the construction of dual southbound Heft .turn lanes on Martinsburg Pike (U.S. Route 11 The applicants hereby proffer to provide for the delineation of karst features located North) at the major collector road intersection with Renzi Drive at the on the 79.13-acre site as a condition of master development plan approval. The Rutherford's Farm Industrial Park. The southbound dual left turn lanes : applicants further proffer to conduct geotechnical analysis for each site plan ir. which ~ will be constructed at the same time that the Rutherford's Farm Industrial structural dew1lopment or other site improvements are located within 50 feet of Z V Park improvements to Martinsburg Pike are constructed. identified karst features. The geotechnical analysis reports and methods for treatment ® of impacts shall be provided to the Frederick County Engineer for review and H b) The applicants hereby proffer to construct, or cause for the construction of approval as a condition of site development plan approval. U co a right turn lane within the Martinsburg Pike (U.S. Route 11 North) right- U) > of-way at a location and distance acceptable to VDOT between the Z intersection of Redbud Road (Route 661) and the major collector road U1 W intersection serving as the primary entrance to the 79.13-acre project site. 4.) Viewshed Mitigation Z Q A traffic stud willl be prepared and submitted to VDOT as a component Y P P P Ems-, � � ,� of the site developurient plan for each proposed land use on the 79.13-acre The applicants hereby proffer to prohibit the placement of freestanding and building w �?,' ~ site to allow VDOT to determine when the proffered improvement is P P mounted illuminated and non -illuminated business signs facing the eastern property E 1 ; D ® warranted. line of tax neap parcel 43-((A))-152 to mitigate viewshed impacts from the 3" Ems W O W Winchester Core Battlefield Area. V E-+ i/� c) The applicants hereby proffer to provide for the dedication of right-of-way g and for the allowance of temporary construction easements needed for the W < O ultimate design of the major collector road from the CSX railroad to 5.) Fire and Rescue Monetary Contribution CO 3 Martinsburg Pike. The dedicated right-of-way shall provide for the (s., W improvements identified from station 10+00 to station 24+00 on the The applicant3 hereby proffer to provide a monetary contribution of $0.01 per square O Q Stephenson Village Major Collector Road Plan and CSX Crossing foot of structural development on the 79.13-acre site occurring subsequent to R1 = V W prepared by Greenway Engineering and dated October 2004, which is rezoning approval. This monetary contribution shall be provided to Frederick County included as an exhiibit with this proffer statement. The applicants further at the time of building permit issuance for structural development, which may proffer to provide ffor the dedication of right-of-way acceptable to VDOT generate a maximum monetary contribution of $8,000.00 based on the proffered for the purpose of providing a right turn lane from the major collector road maximum square footage of structural development. The applicants monetary CO O n the internal stireet connection located at station 17+00 on the subject o to b� he Clearbrook Volunteer Fire and Rescue Company, contribution will be directed to® CO E-i exhibit. which will provide first due response to the subject site. � ® M IL d) The applicants hereby proffer to enter into a signaiization agreement with O VDOT for the provision of a traffic signal at the major collector road 6.) Martinsburg Pike Corridor Enhancement d intersection with Martinsburg Pike, which will align with Renzi Drive at the Rutherford's Farm Industrial Park. The signalization agreement shall The applicants hereby proffer to provide corridor enhancements along Martinsburg provide for the pro+-rata share of the traffic signal based on the projected Pike. The location and type of enhancements for this corridor will be identified on traffic volumes identified in the Traffic Impact Analysis (TIA) compared the Master Dewelopment Plan for the 79.13-acre project site. to the projected traffic volumes identified in the TIA for the Rutherford's Farm Industrial Pairk and the TIA for the Stephenson Village Residential Planned Community. DATE: 10/12/05 SCALE: N/A File #3485/EAW 2 File #3485/EAW 4 _ DESIGNED BY: EAW/EJG FILE NO. 3485K SHEET 3 OF 4 j 05-78 695 685 680 L 9+50 ........ .............__..._..... t.._....._........_......-................_ __..._...........__....._... ..._........ _......... _.._............ -....... - -- ... .......... _......_._..... 10 • +00 10 +50 11 +00 11 +50 12 +W FROF, all U//L general beackfill 8" 24" select l backfill 6 All backfill to be compacted to 95% of ASTM D698 maximum I density. stone g STANDARD general backfill general backfill g" - --_ -- - - 8" 8"' _ __ - __ 8 concrrete = -=-=- - =- 24" select 24' select backfill back -fill stone g 6" 1/2 O.D. 1/2 O.D. 4. ` concrete 8' stone 6" CONCRETE CRADLE CONCRETE ARCH general bac;cfill 8" 24" select backfill 2 concrete 6' CONCRETE ENCASEMENT TRENCH & BEDDING -1- SEP 05 695 .'O H....._..... ......._... 685 12+50 13+00 �— L -{ Both joints of the fitting shall be restrained. In addition, all joints within the recommended length (L) on the large side of the reducer shall be restrained. RESTRAINED LENGTH OF PIPE (Ft) SUALLLARGE SIDE JOINT SIDE PVC DIP JOINT 6' 8' 10' 12' 6" 8' 10' 12' 6" -- 40 60 60 -- 20 40 40 8' -- -- 40 60 -- -- 20 40 10" -- -- -- 40 -- -- -- 20 REDUCER �L►I L I L AWL In addition to restraining the connection, any joint that falls within the recommended length (L) shall be restrained. RESTRAINED LENGTH OF PIPE (Ft) PVC DIP 6' 8" 10' 12' 6' 8' 10' 12' 60 60 1 80 100 40 40 60 60 VALVE, DEAD END (PLUG, FIRE HYDRANT) RESTRAINED JOINTS 1 OF 3 -2- SEP 05 In addition to restraining each joint of the tee, (1) any joint n that falls within the recommended length on the branch J outlet Lb piping shall be restrained, an oint that falls O P p g<t y 1 within the recommended length of the run (straight through) outlets (Lr) shall be restrained. A cross shall be restrained per a tee's requirements for Lb. A wye shall be restrained per a tee's Lr and a 45° bend's L requirement. RESTRAINED LENGTH OF PIPE (Ft) TEE PVC DIP r X b Lr Lb Lr Lb 6 X 6 20 20 20 20 8 X 8 20 20 20 20 8 X 6 20 20 20 20 10 X 10 20 20 20 20 10 X 8 20 20 20 20 RESTRAINED LENOP4 OF PIPE (Ft) 7EE PVC DIP r X b Lr Lb Lr Lb 10 X 6 20 20 20 20 12 X 12 20 20 20 20 12 X 10 20 20 20 20 12 X 8 20 .20 20 20 12 X 6 20 20 20 20 TEE, CROSS, WYE I--- L ---i In addition to restraining each side of the bend, any joint that falls within the recommended length on each side of the bend shall be restrained. TYPE RESTRAINS EN 0 D LENGTH F PIPE Ft F RESTRAINED LENGTH 0 PIPE Ft FITTING PVC DIP DEGREE 6' 8' 10" 12' 6" 8' 10' 12' 90 20 20 40 40 20 20 20 40 45 20 20 20 20 20 20 20 20 22.5 20 20 10 20 20 20 20 20 11.25 20 1 20 1 20 1 20 20 20 20 20 HORIZONTAL BEND RESTRAINED JOINTS -3- 20F3 SEP 05 finished DOWN BEND DEPTH 4 FT. MIN. Ld DOWN BEND RESTRAINED LENGTH eel Vertical offsets contain down and up bends. On down bends, one joint faces horizontal and the other points down. On up bends, one joint faces horizontal and the other points up. Each side of any vertical offset bend shall be restrained. In addition, any joint that falls within the recommended length on each side of the fitting shall be restrained (Ld, Lu). UP BEND DEPTH UP BEND RESTRAINED LENGTH RESTRAINED LENGTH OF PIPE (Ft) DEPTH OF BURY DEPTH OF BURY 4 FT. MIN. 5-12 FT. 4 Fr.. MIN. 5-12 FT. SIZE/TYPE DEGREE OF BENDS Ld (DOWN) Lu (UP) SIZE/TYPE DEGREE OF BENDS Ld (DOWN) Lu (UP) 6' PVC/01P 45, 22.5 & 11.25 20 20 10" PVC 22.5 & 11.25 20 20 8' PVC 45 40 20 10' DIP 45, 22.5 & 11.25 20 20 8' PVC 22.5 d 11.25 20 20 12' PVC/DIP 45 40 20 8' DIP 45, 22.5 & 11.25 20 20 12' PVC 22.5 dr 11.25 20 20 10PVC 45 40 20 12' DIP 225 k 11.25 20 1 20 VERTICAL OFFSET RESTRAINED JOINTS -4- 30F3 SEP 05 I" dia. schedule 40 steelMy oipe filled with concrete !s & and painted yellow finished grade 2' 18" dia. concrete encasement BOLLARD DETAIL as required finished grade 2" min. - 8"max. stone to be minimum of 6' above top of base stone joint 1 C pad 1'-8" dia. x 6" deep W - 4" stone screw type adjustable valve box locator marker FIRE HYDRANT ASSEMBLY -10- mechanical joint swivel tee with 6" branch SEP 05 a W W Z ilk t� Z Wo LO c0 C\2CQ 00 `r �L ta0 ~ MO W .b Q to ( m W � � of 0 "I. a to nD c U U t\ W 1n (1) O 0) a E—+ Z C> z w o z co w W a w a a a w Q w w x � 5 w � Q u� to Q ci c lr fr:►► i No, 02283CP SIDNAL W � V � U E�-t C N _ Q H W W Z Q y C6 � Z H Irk- -�1 I-D �„1 O F—t V 1 W 1.4 Cc r, w [� 0 o W -:� CO E.. Z 0 frfr� a DATE: 10/12/05 SCALE: )f f V: 1" = 51 DESIGNED BY: EAW/EJG FILE NO. 3485K SHEET 4 OF 4 17705-78 Y 0 n CENERAL NOTES 1. Methods and materials used in the construction of the improvements herein shall conform to the current County construction standards and specifications and/or current VDOT standards and specifications. 2` Measures to control erosion and siltation, including detention ponds serving as silt basins during construction, must be provided prior Ito issuance of the site development permit. The approval of these plans in no way relieves the developer or his <agent of the responsibilities contained in the Virginia Erosion and Sediment Control Handbook. 3. A permit must be obtained from the Office of the Resident Engineer, Virginia Department of Transportation (VDOT) and Frederick County prior to construction in existing State right-of-way. 4. Approval of this plan does not givarantee issuance of an entrance permit by VDOT when such permit is required under State law. 5. The exact location of all guard mails will be determined by VDOT personnel. "A joint inspection will be held with the Developer, County Representaitives, 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 flagmen should be in accordance with the Manual on Uniform Traffic Control Devices (MUTCD). 8. All unsuitable material shall be removed from the construction limits of the roadway before placing embankment. 9. All pavement sections on the approved plans are based on a minimum CBR value of 6. CBR values less than 6 will require revised pavement ;section prepared by Greenway Engineering and approved by the owner. 10. All roadside ditches at grades of more than 5% shall be paved with cement concrete to the limits indicated on the plans and as required at the ffield inspection. 11. All springs shall be capped and piped to the nearest storm sewer manholes or curb inlet. The pipe shall be minimum 6" diameter and conformm to VDOT standard SB-1. 12. Construction debris shall be containerized in accordance with the Virginia Litter Control Act; no less than one litter receptacle shall be provided at the construction site. 13. The contractor shall provide adequate means of cleaning mud from trucks and/or other equipment prior to entering public streets, and it is the contractors responsibility to clean streets, allay dust, and to take whatever measures are necessary to insure that the streets are maintained in a clean, mud and dust free condition at all times. 14. Notification shall be given to the appropriate utility company prior to construction of water and/or sanitary sewer lines. Information should also The 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 ieasements 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 dome 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 gravesites are discovered during construction, the owner and engineer must be notified immediately. 21. The contractor is to verify field conditions prior to and during construction and notify Greenway Engineering at (540) 662-4185 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, or VTM-1 as applicable. Density shall be certified by a registered professional engineer and results submitted to Frederick County prior to pavement construction. If a geotechnical report has been prepared., it should supersede the requirements in this note. 23. Contractors shall notify operatorsi who maintain underground utility lines in the area of proposed excavating or blasting at least two (2) working days, but not more than ten (10) working days, prior to commencement of excavation or demolition. Names and telephone numbers of the and operators underground utility lines in Frederick County appear below. These., numbers shall also be used to serve in an emergency condition. 24. All utilities to be located underground. FCSA CONSTR UCTION NOTES 1. The Authority's Water and Sewer Standards and Specifications are available at www.fcsa-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. The contractor shall tie-in a new sewer line to an existing manhole by core drilling the manhole. 6. When an existing water main is tapped for the installation of a new line: a) The Authority shall furnish all labor and material. b) The contractor must: 1. make application and pay deposit 2. mark the tap location. 3. coordinate installation with thie engineering -assistant. 7. Exact locations of water and sewer services on new lines are to be coordinated with the Authority's Inspector. 8. The Authority's maintenance departmment shall furnish and install all water meters through 2" in size. It is the contractor's responsibility 'to have the meter box assembly installed correctly. Before a permanent meter is installted: 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 4of the cover and the coppersetter shall to be between 18 and 21 inches. d) All components of the meter box assembly shall be in proper working order. 9. For water and sewer services that connect to existing lines: a) The location of the service lateral is to be coordinated with the Authority's engineering assistant. b) An Application for Service must be made and fees paid before work will begin. c) The Authority shall furnish and install all 5/8", 3/4" and 1" water services. d) For all 1 1/2" and 2" water services, the Authority shall make the tap and bring the piping to the property line. The contractor shall furnish and install the meter vault assembly. The Authority will install the meter. e) The Authority will install all sewer laterals. 10. Any water service line must have a backflow prevention assembly (double check valve or RPZ, as required). The assembly must meet ASSE standard No. 1015 or 1013. VDOT GENERAL NOTES Vl. 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 Regulation:;, 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 VDGT right-of-way, all traffic control, whether permanent or temporary, shall be in accordance with the current edition of VDOT's Work Area Protection Manual. Furthermore, all traffic control flaggers must be certified in. accordance with Section 104.04(c) of the VDOT Road and Bridge Specifications. V4 The developer shall be responsible for relocating, at his expense, any and all utilities, including traffic signal poles, junction boxes, controllers, etc., owned by VDOT or private / public utility companies. It is the sole responsibility of the developer to locate and identify utility facilities or items that may be in conflict with the proposed construct;i.on activity. VDOT approval of these plans does not indemnify the developer from this responsibility. V5. Design features relating to field construction, regulations, and control or safety of traffic may be subject to change as deemed necessary by VDOT. Any additional expense incurred as a result of any field revision shall be the responsibility of the developer. V6. Prior to initiation of work, the contractor shall be responsible for acquiring all necessary VDOT land use permits for any work within VDOT right-of-way. V7. If required by the local VDOT Residency Office, a pre -construction conference shall be arranged and held by the engineer and/or developer with the attendance of the contractor, various County agencies, utility companies and VDOT prior to initiation of work. V8. The contractor shall notify the local VDOT Residency Office when work is to begin or cease for any undetermined length of time. VDOT requires and shall receive 48 hours advance notice prior to any required or requested inspection. V9. The contractor shall be responsible for maintaining adequate access to the project from the adjacent public roadway via a construction entrance that is constructed and maintained in accordance with Section 3.02 of the Virginia Erosion and Sediment Control Handbook. Furthermore, access to other properties affected by this project shall be maintained through construction. The Developer shall have, within the limits of the project, an employee certified by the Virginia Department of Conservation and Recreation (VDCR) in Erosion and Sediment Control who shall inspect erosion and siltation control devices and measures on a continuous basis for proper installation and operation. Deficiencies shall be promptly rectified. V10. Contractor shall ensure adequate drainage is achieved and maintained on the site during and at the end of construction. V11. All water and sewer lines within existing or proposed VDOT right-of-way shall have a minimum thirty-six (36) inches 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. Work shall cease in that vicinity until an adequate design can be determined by the engineer and approved by VDOT. V13. All fill areas, borrow material and undercut areas shall be inspected and approved by a VDOT representative prior to placement and fill. Where CBR testing is required, a VDOT representative shall be present to insure the sample obtained is representative of the location. When soil samples are submitted to private laboratories for testing, the samples shall be clearly identified and labeled as belonging to a project to be accepted by VDOT and that testing shall be performed in accordance with all applicable VDOT standards and procedures. V14. All roadway fill, base, subgrade material, and backfill in utility/storm sewer trenches shall be compacted in six (6) inch lifts to 95% of theoretical maximum density as determined by AASHTO T-99 Method A, within plus or minus 2% 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 underdrains shall be installed where indicated on these plans and/or as specified by VDOT. V16. 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 basis following the Manual On Uniform Traffic Control Devices. V18. The developer shall provide the VDOT Residency Office with a list of all material sources prior to the start of 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 shall be placed in accordance with Section 315 of the VDOT Road and Bridge Specifications. Density shall be determined using the density control strip as specified in Section 315 and VTM-76. A certified compaction technician shall perform these tests. Certified copies of test reports shall be submitted to VDOT daily, unless specified otherwise. A VDOT representative shall be notified and given the opportunity to be present during the construction and testing of the control strip. V21. In accordance with Section 302.03, the foundations for pipe culverts thirty-six (36) inches and larger shall be explored below the bottom of the excavation to determine the type and condition of the foundation. The contractor shall report findings of foundation exploration to the engineer and VDOT for approval prior to placing pipe. Foundation designs shall comply with VDOT Road and Bridge Standard PB-1. Where soft, yielding, or otherwise unsuitable foundation is encountered, the foundation design and/or need for foundation stabilization shall be determined by the engineer and approved by VDOT. V22. Approval of these plans shall expire three (3) years from the date of the approval letter. V23. VDOT Standard CG-12 Curb Ramps shall be installed where indicated on these plans and/or as specified by VDOT. V24. VDOT Standard Guardrail shall be installed where warranted and/or as proposed on these plans in accordance with VDOT's installation criteria. Final approval of the guardrail layout to be given by VDOT after grading is mostly complete. FIRE MARSHALL'S NOTE Fire lane markings and signage: Any "No Parking" signs and yellow painted curb locations will be installed by field inspection at the direction of the Fire Marshall's Office. TRIP GENERATION DA TA CLASS _ USE DWELLING UNITS * TRIP RATE TRIP RATE USE VPD 11. All fire lines shall have a backflow prevention assembly (detector double check valve or RPZ, as required). Th assembly shall meet ASSE standard No_ 1048 or 1047. Any exterior, privately owned fire line shall also have a fire service meter. This assembly shall be installed immediately before the backflow prevention unit. Radio read remotes are required. Water/ 12. FCSA Engineer shall review the mechanical drawings containing the domestic and fire service meters and Sewer: backflow prevention devices, and approve the designs and materials. HANDICAPPED PARKING NOTE Power: Handicapped parking spaces and aisles shall slope no greater than 2% in all directions. * TA�EN FROM ITE TRIP GENERATION 7TH EDITION UTILITY CONTACTS Frederick County Sanitation Authority Phone: Verizon P.O. Box 1877 P.O. Box 17398 Winchester, VA. 22604 Baltimore, MD 21297 (540) 868-1061 (301) 954-6282 Allegheny Power Gas: Shenandoah Gas Co. P.O. Box 1458 P.O. Box 2400 Hagerstown, NID 21741 Winchester, VA 22604 1-800-654-3317 (540) 869-1111 Virginia Utility Protection Service 1-800-552-7001 EXISTING INTERMEDIATE CONTOUR EXISTING INDEX CONTOUR PROPOSED CONTOUR EXISTING EDGE OF PAVEMENT PROPOSED EDGE OF PAVEMENT EXISTING CURB AND GUTTER PROPOSED CURB AND GUTTER TRANSITION FROM CG-6 TO CG-6R EXISTING TELEPHONE LINE PROPOSED TELEPHONE LINE EXISTING STORM SEWER PROPOSED STORM SEWER EXISTING SANITARY SEWER PROPOSED SANITARY SEWER EXISTING ELECTRIC SERVICE PROPOSED ELECTRIC SERVICE EXISTING GAS LINE PROPOSED GAS LINE PROPERTY LINE FLOW LINE FENCELINE LECEND --330 ---_-.------- 400 EX E/P PROP E/P EX C&G PROP C&G CG-6 CG-6R E G EXISTING POWER POLE EXISTING TELEPHONE PEDESTAL 0 EXISTING WATERLINE W/ TEE W PROPOSED WATERLINE W/ TEE W ' T' EXISTING FIRE HYDRANT EXISTING WATER VALVE W PROPOSED WATER METER W PROPOSED REDUCER W STOP SIGN PARKING INDICATOR INDICATES THE NUMBER OF TYPICAL PARKING SPACES 1� HANDICAP PARKING VEHICLES PER DAY COUNT 100 PROPOSED BUILDING ENTRANCE -� PROPOSED STREET NAME SIGN PROPOSED SANITARY LATERAL CLEANOUT S 2 SANITARY MANHOLE IDENTIFIER 12 STORM DRAIN STRUCTURE IDENTIFIER O6 EASEMENT LINE CENTERLINE - - EXISTING SPOT ELEVATION X 735.4 PROPOSED SPOT ELEVATION X35b EXISTING TREE LINE 1. Boundary survey was performed by: Dated: 2. Aerial, horizontal and vertical control surveys were performed by: (Year) 3. Aerial topographic mapping performed by: Dated: OWNERS CERTIFICATE The foregoing Site Plan of the land of North Stephenson, Inc. is with the free consent and in accordance with the desires of the undersigned owner properties and trustees if any. 16 DATE FREDERICK COUNTY ZONING ADMINISTRATOR DATE *APPROVAL OF THESE PLANS SHALL EXPIRE FIVE (5) YEARS FROM THE DATE OF PLANNING APPROVAL VICINITY MAP SCALE: 1" = 2000' SHEET INDEX COVER SHEET MINOR SITE PLAN PROFFER STATEMENT WATERLINE PROFILE & FCSA DETAILS SITE SHEET 1 OF 4 SHEET 2 OF 4 SHEET 3 OF 4 SHEET 4 OF 4 THESE PLANS ARE IN CONFORMANCE WITH FREDERICK COUNTY STANDARDS AND ORDINANCES. ANY DEVIATION OR CHANGE IN THESE PLANS SHALL BE APPROVED BY THE ZONING ADMINISTRATOR PRIOR TO CONSTRUCTION PROJECT INFORAIA TION SITE LOCATION THE SUBJECT PROPERTY FRONTS ON THE EAST SIDE OF MARTINSBURG PIKE (U.S. RT. 11 NORTH), JUST NORTH OF THE INTERSTATE 81 EXIT 317 NORTHBOUND OFF -RAMP, AND IMMEDIATELY EAST OF REDBUD ROAD (RT. 661). PARCEL IDENTIFICATION NO. 43-((A))-151 & 43-((A))-151A LOT AREA 35.79 AC. DISTURBED AREA 5,500 S.F. - NO LAND DISTURBANCE PERMIT REQUIRED CURRENT ZONING M-1 CURRENT USE TRUCKING & OFFICE PROPOSED USE ADDITION OF TRUCK WASH SIGNS: NONE PROPOSED. FUTURE SIGNAGE MUST CONFORM WITH THE STANDARDS OF SECTION 165-30 OF THE FREDERICK COUNTY ZONING ORDINANCE. OUTDOOR LIGHTING: NONE PROPOSED. ANY FUTURE LIGHTING SHALL CONFORM TO SEC. 165-35A OF THE FREDERICK COUNTY ZONING ORDINANCE. ALL OUTDOOR LIGHTING SHALL BE ARRANGED TO DEFLECT GLARE AWAY FROM ADJOINING PROPERTIES AND PUBLIC STREETS. OUTDOOR TRASH RECEPTACLES: NONE PROPOSED. WATER & SEWER: NO NEW INFRASTRUCTURE PROPOSED. BUILDING HEIGHT: MAXIMUM ALLOWED=60'-O" PROPOSED=35'-O" BUILDING SETBACKS: REQUIRED: FRONT: 75' PROPOSED: FRONT: 444.5" SIDE: 25' SIDE: 579.7' REAR: 25' REAR: 855.1' PARKING: THE TRUCK WASH CONTAINMENT STRUCTURE WILL NOT INCREASE EMPLOYMENT; THEREFORE NO NEW PARKING IS PROPOSED. FAR ALLOWED: 1.0 OR 1,559,012 S.F. FAR PROPOSED: 0.01 OR 22,823 S.F. ENVIRONMENTAL; NO STREAMS, FLOODPLAINS, LAKES/PONDS, WETLANDS, NATURAL STORMWATER RETENTION AREAS OR STEEP SLOPES EXIST ON -SITE. EXISTING TREE LINES ARE IDENTIFIED AND ARE NOT PROPOSED TO BE DISTURBED. Project Name: North Stephenson Truck Wash Containment Structure Magisterial District: STONEWALL MAGISTERIAL DISTRICT Owner: Developer: NORTH STEPHENSON, INC. NORTH STEPHENSON, INC. Engineer Certifying Plan: GREENWAY ENGINEERING Project Number: 3485K Date of Plan: (Month, Day, Year October 12, 2005 Address, Including Zip Code & Telephone No. 1800 MARTINSBURG PIKE WINCHESTER, VA 22603 (540) 667-4919 Address, Including Zip Code & Telephone No. 1800 MARTINSBURG PIKE WINCHESTER, VA 22603 (540) 667-4919 Address, Including Zip Code & Telephone No. 151 WINDY HILL LANE WINCHESTER, VA 22602 (540) 662-4185 co Z LU LU a 01 a os PON 0 B �> x a 0 05 z E- Ey Z o w a o O Z a " x z O Co M z r� �W x a x a w P-4 a 5 W rn W W A~ a to W \ H 4 co Ln CO I I o to CO U � as U) N c� t m I o a� a� a� X Hw 5 MARK D. SMITH b No.022837 SIGNAL W 0 � F _ E-, 1 L) U H 03 E-4 W Z Q CL 0 X V � W 000E-1 LU O Z U) a O a DATE: 10/12/05 SCALE: N/A DESIGNED BY. EAW/EJG' FILE NO. 3485K SHEET 1 OF 4 05-78 a 0 cc 0 CQ cD ao 3 "C7 a; s. 0 C I x Ln co co 0 / a Ul 0 z w w z z w / Q) s~ x rn b C a 0 LO co / w O ti X NN, all WET 5Y FC5,4 o j a i 72E.ti \ f PRbP.20, _ -- FC5A E5MT. ! _ i P F. FH w /1 0 1 �t ( A SM. W/ 4 / WATERLINE DETAIL SCALE: 1" = 40' WALL MOUNTED HC PARKINIG SIGN LEFT ENDWALL ELEVATION SCALE: 1" = 10' PROP. BUILDING LEFT ENDWALL AT GRADE ACCESS DOOR , F Y 5' WIDE ASPHALT - HC ACCESSIBLE PLAN VIEW ROUTE - (2% OR SCALE: 1` = 10' LESS IN ALL DIRECTIONS) tW_ EXISTING STRUCTURE AREA Z■ OFFICE 4,442 S.F. \ \z FLEET MAINTENANCE SHOP 12,621 S.F. FUEL DEPOT STRUCTURE 860 S.F. _ul WASH RACK STRUCTURE 272 S.F. PROPOSED STRUCTURE AREA z_ \ UR WASH RACK CONTAINMET T STRUCTURE 4,900 S.F. \`\ TOTAL 22,823 S.F. / ,' �. Z •�/ / ' j \`�� RUTHERFORD FARM, LLC W o � '`•CLO �,1 ( ~' / \ \ �1 43-((A))-100 m coo ► \ ZONE: B2 cC o \i �N o • • `� { / \ \\ �5 51.12 AC. a� o _\,p USE: RESIDENTIAL Q 1~ � �. //' /�• .' / rW o \. 0 4 ��\ � � INST. 050006702 ' '^ c° In a'° 81 cd 00,� Kuky lap . \ . \ Q7 0 �, _ W III 1 t / r + \ F 7 0 ,� 4 N . \ r 1 1 - I � r I 11, / _ � f �t �\ 1 � J � Qj, G� \y„ �,, I,�' ` •� i � /. � -_ _� ~ - ----_ _ NN C r4 co i / / / �\ PRbp 70 FCeA EeMt. S I / \✓ I 1 1 1 /CO z / z E ! / w `z = / E-� W EXISTING 1 , a FUEL DEPOT J r l : + r �, +\ / f, , r a w \y , �9 '.r /ice Pt20F?Fil 6 ' \ �I % ' \ II 1 I U .'r4 O STRUCTURES , , ; W,4- ! I o H J IkVESTMEMS LC - I � + I r v r 43t-((A))-150 0z ZONE: M-1 i el m `\ / ► i Z d �\ i \ '\\ - _-'' \ ' \` i'\`y ` �`\ jt') EX. ri GRAVEL �+ ' I '� U t 4.34 AC. ' �: i �-+ Z \ n\\ 1 - - ' _ �- :/ 1 EXISTING , I Ul c> Z - - __� , I USE: IRESIDENT + d j r r\' + r + \ I PARING LOT �+ + 1 rI FLEET �, 1 I ILL r rS. d / g0 ,-\ ' ��J \ --- Al", I 1 -�._ 1 _ 1 DB 007 PG 1551� '/ / - 6 j_-__ I � i � `/ n MAINwTENjANCE i`-- e - / W W 01z \ �t SHOP � - 4 / l \ / ' � / W ay F+-� E.- 690� 1l///,/ /! J� " _\ 7�/ ,— r } �•5fd'36"� 2986 / ,'' / / '' (� a W ;EXISTING 4i ti `'-+`T/ /'% '/•--- ' ' `-- `/..... ,WASH RACK .5 b�•..►... _,/ Q. n /'// '''' W /Q STRUCTURE` i �\\ G u ,! ✓ ! I i + \ t� \ / 'I' �. + N ! I j to �._ O W i / O O CD / 1 \ / W O /� 1 1 O 1 / j ,- 1 1 \, :', /� 1. -• + , . / 1, . / / - f ' PROP. TRUc \ `\ , + o � / ,/ `\ + r r \ PROPOSED 4 / \ _ I / o / \'900 S.F. 1 I r WASHDOWN \ CON'I�i� ENT � t \_-^ � / b ' SETTLING BASINS ,' ✓ ; 1 i -_ ! `\ STRUCT RE o 1\� `\ t \ + I r t \ O �90 HEIGHT = 35`-•+7/ -_, / �, i ``\ �\ `\ Il `� i I �� i // // MARK SMITH /+ NORT 4 STEPHi NSON ZINC. � No.022837 - - i ( i 1` + I + t 1 1 ` ' I / 43-((A))-1�7 & 148 �� IZONE:� RP j �,- ''•\+ / i .0114.60 r AC. ZONAL USE} UNIIyIPROV D DB 1 668 G 22 1 -'---`------N4I I STEPHENSON INC. � � 1 — . _ � ' / / 1 \ - \ 00 i --' -- -----2-'----- -'i\,`-_ ``_ -, -__--'\_ _ZONE'/ M-1 `\6 00 ---------'-SE: UNGPLVED ` ! INS; #.,•050009792 \\� _ `\ \ `\\ �,/ tl _ --- I N j 1 W _ 1 Ca 1 t _ N , { cc 6490 \\`\ \ ~ -- ' ~ /` \t ' l r / i i \`\\ `• .r -- / //l 1+ \\1 `\\\ ` \\ .' / 680 .... ` ` I � � � U it 0 E- ul 03 _ ----------- rH, r 1 \ L ILROAD� - _r CSX RA -- _ - —��a CRIDER & SHOCKEY INC. OF WV 43-((A))-158 ZONE: RA 50.33 AC. USE: UNIMPROVED CURVE RADIUS ARC LENGTH DELTA ANGLE TANGENT CHORD BEARING CHORD LENGTH C 1 2331.83' 62.81 ' 01 '3236 " 31.41 ' S 56'00'48 " W 62.8 1' C2 2886.93' 749.38' 14'52 22" 376.81 ' N 45'16'06" E 747.28' 00 /i 100 200 100' DATE: 10/12/05 1 SCALE: 1" = 100' DESIGNED BY. EAW/EJG FILE NO. 3485K SHEET 2 OF 4 05-78 Z Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning LU Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 Revised January 3, 2005 Revised May 13, 2005 Revised January 3, 2005 Revised May 13, 2005 AU Revised May 13, 2005 . Z PIROPOSED PROFFER STATEMENT e) The applicants hereby proffer to prepare and submit a traffic study to VDOT as.a component of the site development plan for each proposed 7.) Signatures REZONING: RtZ# 03-05 land use on the 79.13-acre site to a determine the portion of the major Rural Areas District (RA) to Light Industrial District (Ml) with collector road that will be required to be constructed based on the impacts The conditions proffered above shall be binding upon the heirs, executors, in Ali Proffers associated with each future land use. administrators, assigns and successors the interest of the applicant and owner. In the m event the Frederick County Board of Supervisors grants this rezoning and accepts the CO to C PROPERTY: 7►9.13 acres +/-; f) The applicants hereby proffer to dedicate right-of-way to VDOT along conditions, the proffered conditions shall apply to the land rezoned in addition to other Tax Parcels #43- A I50, 43- A 151 43- A -151A Redbud Road for future improvements to the Interstate 81 Exit 317 requirements set forth in the Frederick County Code. � °) 0 C\2 oo 0 CD CQ 413-((A))-152, 43C-((3))-2, 43C-((3))-3, 43C-((3))-4, interchange area. This right-of-way shall be dedicated to VDOT within � CO to � � •bn 413C- 3 -4A, 43C- 3 -5, 43C- 3 -7A (( )) (( )� (( )) 18() days of final engineering plan approval. The preparation of right -of- dedication legal documents dedication Respectfully Submitted: '' way plats and associated with this C RECORD OWNER: North Stephenson, Inc. shall be prepared by parties other than the applicants. �, 0 � 1 q 0 North Stephenson, Inc. APPLICANT: North Stephenson, Inc. (hereon after "the applicants") The applicants hereby proffer to dedicate a 50-foot right-of-way and g) PP y P g y provide temporary construction easements to VDOT for the purpose of �.: PROJECT NAME: North Stephenson, Inc. -Light Industrial Rezoning realigning Redbud Road (Route 661 from the current intersection at g )•-� By: �� 11®5 E Martinsburg Pike (U.S. Route 11 North) to connect to the major collector Keven Omps Date ORIGINAL DATE rmid on the subject site. The purpose of the 50-foot right-of-way ,. OF PROFFERS: October 13, 2004 dedication and temporary construction easements is to provide VDOT and Frederick County with an appropriate alternative to relocate Redbud Road. r1J`1.11,)L,---- _NREVISION DATE: I1VIay 13, 2005 The dedicated 50-.foot right-of-way will connect to the intersection that is By:C� i 0� >~ a� identified at station 17+00 on the Stephenson Village Major Collector Jo mps Date Road Plan and CSX Crossing prepared by Greenway Engineering and w co dated October 2004, which is included as an exhibit with this proffer Preliminary Matters statement. The location of the 50-foot right-of-way to connect to this Commonwealth of Virginia, intersection will be agreed upon by VDOT and the property owners to � Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and allow for a minimum 25 mph geometric design criteria and will be made City/County of_ To Wit: the provisions of the ]Frederick County Zoning Ordinance with respect to conditional available at such a time that VDOT deems necessary. The preparation of s zoning, the undersigned applicant hereby proffers that in the event the Board of right-of-way dedication plats and legal documents associated with this The foregoing instrument was acknowledged before-,,W this l day of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # 03 -05 dedication shall be prepared by parties other than the applicants. The 0 `�N z for the rezoning of the 79.13-acres tract from the Rural Areas (RA) District, to Light construction of the realigned portion of Redbud Road shall occur by 20c`) by e.ve-(N to M , s Industrial (MI) Districtt, development of the subject property shall be done in conformity pal:ties other than the applicants. O with the terms and comditions set forth herein, except to the extent that such terms and T?-r conditions may be suibsequently amended or revised by the applicant and such be h) The applicants hereby proffer to prohibit commercial entrances along the _ Not Public approved by the Frederick County Board of Supervisors in accordance with the said Code western property line on tax parcel 43-((A))-152 adjoining the Redbud My Commission Expires .3,kkA Z. I a 06-1 W and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers Road (Route 661) right-of-way. This proffer is intended to prohibit shall be deemed withdrawn and have no effect whatsoever. These proffers shall be commercial entrance locations on the current alignment of Redbud Road binding upon the applicants and their legal successors, heirs, or assigns. and is not intended to prohibit commercial entrances internally to the subject site should Redbud Road be realigned through the subject site The subject property is more particularly described as the land owned by North resulting from the widening of Interstate 81. Stephenson, Inc. being all of Tax Map Parcels 43-((A))-150, 43-((A))-151, 43-((A))- 151A, 43-((A))-152, 43C-((3))-2, 43C-((3))-3, 43C-((3))-4, 43C-((3))-4A, 43C-((3))-5, and 43C-((3))-7A, as evidence by recorded property deeds in the Frederick County Clerk of Court Office included with this rezoning proposal. A C File #3485/EAW 3 File #3485/EAW 5 File #3485/EAW 1 MARK D. SMITH N0, 022837 GreenwayEngineering October 13,2004 North Stephenson, Inc. Rezoning g g p g Revised January 3, 2005 _ Greenway October 13, 2004 North Stephenson, Inc. Rezoning YEngineering p g Revised January 3, 2005 Q /�j '�,� I + Revised May 13, 2005 Revised May 13, 2005 / E eS� C1 SIGNAL 2.) Structural Development PROJECT PROFFER STATEMENT The applicants hereby proffer to limit the structural development on -the 79.13-acre to a maximum of 800,:000 square -feet of total floor area. 1.) Transportation 3.) Environmental Protection a) The appliicants hereby proffer to construct, or cause for the construction of dual soutthbound left .turn lanes on Martinsburg Pike (U.S. Route 11 The applicants hereby proffer to provide for the delineation of karst features located W North) at: the major collector road intersection with Renzi Drive at the on the 79.13-acre site as a condition of master development plan approval. The � Rutherfovd's Farm Industrial Park. The southbound dual left turn lanes : applicants further proffer to conduct geotechnical analysis for each site plan in which ~ will be constructed at the same time that the Rutherford's Farm Industrial structural development or other site improvements are located within 50 feet of Z 0 Park improvements to Martinsburg Pike are constructed. identified karst features. The geotechnical analysis reports and methods for treatment ® of impacts shall be provided to the Frederick County Engineer for review and F� b) The appli(cants hereby proffer to construct, or cause for the construction of approval as a condition of site development plan approval. CD 0) 1-1 a right tuim lane within the Martinsburg Pike (U.S. Route 11 North) right- X � of -way att a location and distance acceptable to VDOT between the �., Z CO �. intersecticon of Redbud Road (Route 661) and the major collector road Z U CO intersection as the primary entrance to the 79.13-acre project site. 4.) Viewshed Mitigation A traffic ;study will be prepared and submitted to VDOT as a component W Mr� of the site -development plan for each proposed land use on the 79.13-acre The applicants hereby proffer to prohibit the placement of freestanding and building ~ site to alilow VDOT to determine when the proffered improvement is mounted illuminated and non -illuminated business signs facing the eastern property F' ~ warrantedl. line of tax map parcel 43-((A))-152 to mitigate viewshed impacts from the 3rd Winchester Core Battlefield Area. F+ c) The appliicants hereby proffer to provide for the dedication of right-of-way Z t-� and for thie allowance of temporary construction easements needed for the w CO ultimate tdesign of the" major collector road from the CSX railroad to 5.) Fire and Rescue Monetary Contribution w CO < Martinsbulrg Pike. The dedicated right -of --way shall provide for the �, W improvements identified from station 10+00 to station 24+00 on the The applicants hereby proffer to provide a monetary contribution of $0.01 per square O Q Y Stephenson Village Major Collector Road Plan and CSX Crossing P g j g foot of structural development on the 79.13-acre site occurring subsequent to prepared by Greenway Engineering and dated October 2004, which is rezoning approval. This monetary contribution shall be provided to Frederick County included as an exhibit with this proffer statement. The applicants further at the time of building permit issuance for structural development, which may W proffer toi provide for the dedication of right-of-way acceptable to VDOT generate a maximum monetary contribution of $8,000.00 based on the proffered CC for the purrpose of providing a right turn lane from the major collector road maximum square footage of structural development. The applicants monetary W O ® onto the iinternal street connection located at station 17+00 on thesubject subJe k Volunteer Fire and Rescue Company, contribution �enll be directed to the Clearbroo P y� (n F exhibit. which will provide first due response to the subject site. CL d) The applicants hereby proffer to enter into a signaiization agreement with W VDOT for the provision of a traffic signal at the major collector road P g J 6.) Martinsburg Pike Corridor Enhancement � intersection with Martinsburg "Pike, which will align with Renzi Drive at the Rutherford's Farm Industrial Park. The signalization agreement shall The applican9 s hereby proffer to provide corridor enhancements along Martinsburg provide fior the pro-rata share of the traffic signal based on the projected Pike. The location and type of enhancements for this corridor will be identified on traffic volumes identified in the Traffic Impact Analysis (TIA) compared the Master Dewelopment Plan for the 79.13-acre project site. to the projected traffic volumes identified in the TIA for the Rutherford's Farm Industrial Park and the TIA for the Stephenson Village Residential Planned Community. DATE: 10/12/05 SCALE: N/A File #3485/EAW 2 File #3485/EAW 4 — DESIGNED BY. 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In addition, all joints within the recommended length (L) on the large side of the reducer shall be restrained. RESTRAINED LENGTH OF PIPE (Ft) SMALL LARGE SIDE JOINT SIDE JOINT PVC DIP 6" 8' 10' 12" 6" 8' 10' 12' 6" -- 40 60 60 -- 20 40 40 8" -- -- 40 60 -- -- 20 40 10' -- -- -- 40 -- -- -- 20 REDUCER 1::�" i-L:� L I L AM 17— In addition to restraining the connection, any joint that falls within the recommended length (L) shall be restrained. RESTRAINED LENGTH OF PIPE (Ft) PVC DIP 6 8- 10" 12" 6" 8" 10" 12' 60 1 60 BO 100 40 1 40 60 60 VALVE, DEAD END (PLUG, FIRE HYDRANT) RESTRAINED JOINTS 1 OF3 -2- SEP 05 I In addition to restrainingeach joint of the tee 1 a joint 1 , () any 1 t that falls within the recommended length on the branch outlet (Lb) piping shall be restrained, (2) any joint that falls within the recommended length of the run (straight through) outlets (Lr) shall be restrained. A cross shall be restrained per a tee's requirements for Lb. A wye shall be restrained per a tee's Lr and a 45' bend's L requirement. TEE, CROSS, WYE f -+— L +-I In addition to restraining each side of the bend, any joint that falls within the recommended length on each side of the bend shall be restrained. HORIZONTAL BEND RESTRAINED JOINTS 2 OF 3 -3- SEP 05 RESTRAINED LENGTH OF PIPE (Ft) TEE PVC DIP r X b U Lb Lr Lb 6 X 6 20 20 20 20 8 X 8 10 20 20 20 8 X 6 20 20 20 20 f0 X 10 20 20 20 20 10 X 8 20 20 20 20 RESTRAINED LENGTH OF PIPE (Ft) TEE PVC DIP r X b Lr Lb Lr Lb f0 X 6 20 20 20 20 12 X 12 20 20 20 20 12 X 10 20 20 20 20 12 X 8 20 20 20 20 12 X 6 20 20 20 2D TYPE RESTRAINED LENGTH OF PIPE (Ft) RESTRAINED LENGTH OF PIPE (Ft) FITTING PVC DIP DECREE 6' 8' 10" 12' 6' 8' f0' 12' 90 20 20 40 40 20 20 20 40 45 20 20 20 20 20 20 20 20 22.5 20 20 20 20 20 20 20 20 11.25 20 20 20 20 20 20 20 ZO finished DOWN BEND DEPTH 4 FT. MIN. DOWN BEND RESTRAINED LENGTH R Vertical offsets contain down and up bends. On down bends, one joint faces horizontal and the other points down. On up bends, one joint faces horizontal and the other points up. Each side of any vertical offset bend shall be restrained. In addition, any joint that falls within the recommended length on each side of the fitting shall be restrained (Ld, Lu). UP BEND DEPTH UP BEND RESTRAINED LENGTH RESTRAINED LENGTH OF PIPE (Ft) DEPTH OF BURY DEPTH OF BURY 4 FT MIN. 5-12 FT. 4 FT. MIN. 5-12 FT S127VIYPE DEGREE OF BENDS Ld (DOWN) Lu (UP) S17E/rYPE DEGREE OF BENDS Ld (DOWN) Lu (UP) 6" PVC/DIP 45, 22.5 & 11.25 20 20 10' PVC 22.5 h 11.25 20 20 8' PVC 45 40 20 10' DIP 45, 22.5 do 11.25 20 20 8" PVC 22.5 do 11.25 20 20 12" PVC1DIP 45 40 20 8" DIP 45, 22.5 k 11.25 20 20 12" PVC 21.5 do 11.25 20 20 10" PVC 45 40 20 12' DIP 22.5 do 11.25 20 20 VERTICAL OFFSET RESTRAINED JOINTS -4- 3 OF 3 SEP 05 I" dia. schedule 40 steel pipe filled with concrete and painted yellow finished grade 2' 18" dla. concrete encasement BOLLARD DETAIL as required finished k- grade 2" min. - 8"max. stone to be minimum of e" above top of base stone , pad 1'-6" dia. x 6" deep 1W 4" stone screw type adjustable valve box �— locator marker FIRE HYDRANT ASSEMBLY -10- mechanical joint swivel tee with 6" branch SEP 05 a a W W a t� a WC\2 0 CD C\2 00 It a to CAL CO U � 'NOdo a a�D 0 N I c� x to a� W Q 0q � a��D U in r-4 a� d hw m rn W R •N Q ?Al�1 Q7 /N�1 1y W w a O E• w o >J z w zx0 z w W � w � a a E' w A w x � 5 w is L Q CQ Cu C+L D FM/ARK D, S )H5�"' No, 02283 SlONAL W cc Z� o N ~ W W LU � i� X a E-+ 0 Z W W (.� E, � W a � rw� W ® Q E 'A �I0 Z 0. W CL DATE: 10/12/05 SCALE: V. 1" = 50 DESIGNED BY: EAW/EJG FILE NO. 3485K SHEET 4 OF 4 05-78 CENERAL NOTES VDOT CENERAL NOTES LEGEND VICINITY MAP 1. Methods and materials used in the construction of the improvements herein shall conform to the current Vl. All work on this project shall conform to the current editions of and latest revisions to the Virginia EXISTING INTERMEDIATE CONTOUR - -- -- - - -330- -- SCALE: 1» = 2000' Z County construction standards and specifications and/or current VDOT standards and specifications. 2. Measures to control erosion and saltation, including detention ponds serving as silt basins during construction, must be provided prior to issuance of the site development permit. The approval of these plans in no way relieves the developer or his agent of the responsibilities contained in the Virginia Erosion and Sediment Control Handbook. 3. A permit must be obtained from the Office of the Resident Engineer, Virginia Department of Transportation (VDOT) and Frederick County prior to construction in existing State right-of-way. 4. Approval of this plan does not guarantee issuance of an entrance permit by VDOT when such permit is required under State law. 5. The exact location of all guard rails will be determined by VDOT personnel. "A joint inspection will be held Count Re resentatiives, and Representatives of the Virginia Department of Transportation with the Developer, y p p g� P P (VDOT) to determine if and where guardrail and/of paved ditches will be needed. The developer will be responsible for providing guardrail and paved ditches as determined b this joint inspection." Refer to P P g g P Y ] P 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 flagmen should be in accordance with the Manual on Uniform Traffic Control Devices (MUTCD). 8. All unsuitable material shall be removed from the construction limits of the roadway before placing embankment. Department of Transportation (VDOT) Road and Bridge Specifications and Standards, the Virginia Erosion and Sediment Control Regulation:,, and any other applicable state, federal or local regulations. In case of a discrepancy or conflict between the Standards or Specifications and Regulations, the most stringent shall govern. V2. All construction shall comply with the latest U.S. Department of Labor, Occupational Safety and Health Administration (OSHA), and Virginia Occupational Safety & Health (VOSH) Rules and Regulations. V3. When working within VDOT right-of-way, all traffic control, whether permanent or temporary, shall be .in accordance with the current edition of VDOT's Work Area Protection Manual. Furthermore, all traffic control flaggers must be certified in. accordance with Section 104.04(c) of the VDOT Road and Bridge Specifications. V4 The developer shall be responsible for relocating, at his expense, any and all utilities, including traffic signal poles, unction boxes, controllers, etc., owned b VDOT or private public utility companies. It is the g P I Y P / P Y P sole responsibility of the developer to locate and identify utility facilities or items that may be in conflict P Y P y Y Y with the proposed constructioin activity. VDOT approval of these plans does not indemnify the developer from this responsibility. P Y V5. Design features relating to field construction, regulations, and control or safety of traffic may be subject to change as deemed necessary by VDOT. Any additional expense incurred as a result of any field revision shall be the responsibility of the developer. V6. Prior to initiation of work, the contractor shall be responsible for acquiring all necessary VDOT land use permits for any work within VDOT right-of-way. V7. If required by the local V.DOT 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 -------------- EXISTING INDEX CONTOUR ------------- 330 PROPOSED CONTOUR 400 EXISTING EDGE OF PAVEMENT EX E/P PROPOSED EDGE OF PAVEMENT PROP E/P EXISTING CURB AND GUTTER EX C&G PROP C&G PROPOSED CURB AND GUTTER CG-6 CG-6R TRANSITION FROM CG-6 TO CG-6R EXISTING TELEPHONE LINE PROPOSED TELEPHONE LINE T EX. 15 RCP EXISTING STORM SEWER -m- PROP. 15 RCP PROPOSED STORM SEWER EXISTING SANITARY SEWER PROPOSED SANITARY SEWER S EXISTING ELECTRIC SERVICE PROPOSED ELECTRIC SERVICE E UA LU �® m CO �j, -4 00M c� � o COo q •� N 00 U 9 co cu 0 3i:0 , � 1 LU y, o m 1 ,b .,, UJ a 0 ,[ 04 ago o o X Ln H w Q�� / � SITE , = R'(� / SHEET INDEX 9. All pavement sections on the approved plans are based on a minimum CBR value of 6. CBR values less than 6 will require revised pavement section prepared by Greenway Engineering and approved by the owner. 10. All roadside ditches at grades of more than 5% shall be paved with cement concrete to the limits indicated on the plans and as required at the field inspection. 11. All springs shall be cappedIDP P and i ed to the nearest storm sewer manholes or curb inlet. The 1 e shall be minimum 6" diameter and conform to VDOT standard SB-1. 12. Construction debris shall be contaiinerized in accordance with the Virginia Litter Control Act; no less than one litter receptacle shall be provided ,at the construction site. 13. The contractor shall provide adegULate means of cleaning mud from trucks and/or other equipment prior to entering public streets, and it is the coontractors responsibility to clean streets, allay dust, and to take whatever measures are necessary to insure that the streets are maintained in a clean, mud and dust free condition at all times. 14. Notification shall be given to the appropriate utility company prior to construction of water and/or sanitary sewer lines. Information should also be obtained from the appropriate authority concerning permits, cut sheets, and connections to existing lines. 15. All sanitary sewers and water mains and appurtenances shall be constructed in accordance with the current standards and specifications of the Frederick Count Sanitation Authority. P Y Y 16. The location of existing utilities sluown 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 off all known gravesites. Gravesites shown on this plan will be protected in accordance with state law. In the eivent ravesites are discovered during construction, the owner and g g engineer must be notified immediately. 21. The contractor is to verify field conditions prior to and during construction and notify Greenway Engineering at (540) 662-4185 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, or VTM-1 as applicable. Density shall be certified by a registered professional engineer and results submittted to Frederick County prior to pavement construction. If a eotechnical report has been prepared, it should supersede the requirements in this note. g P , P P � P q 23. Contractors shall notify operators iwho maintain underground utility lines in the area of proposed excavating or blasting at least two (2) working days, but not more than ten (10) working days, prior to commencement of excavation or demolition. Names and telephone numbers of the and operators underground utility lines in Frederick County appear below. These numbers shall also be used to serve in an emergency condition. 24. All utilities to be located undergroiund. companies and VDOT prior to initiation of work. V8. The contractor shall notify the local VDOT Residency Office when work is to begin or cease for any undetermined length of time:. VDOT requires and shall receive 48 hours advance notice prior to any required or requested inspection. V9. The contractor shall be responsible for maintaining adequate access to the project from the adjacent ublic roadwayvia a construction entrance that is constructed and maintained in accordance with Section 3.02 of the Viginia 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 small 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. All water and sewer lilies within existing or proposed VDOT right-of-way shall have a minimum thirty-six (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. Work shall cease in that vicinity until an adequate design can be determined b the engineer and approved b VDOT. Y q g Y g PP Y V13. All fill areas, borrow material and undercut areas shall be inspected and approved by a VDOT representative prior to placement and fill. Where CBR testing is required, a VDOT representative shall be present to insure the sample obtained is representative of the location. When soil samples are submitted to private laboratories for testing, the samples shall be clearly identified and labeled as belonging to a project to be accepted by VDOT and that testing shall be performed in accordance with all applicable VDOT standards and procedures. V14. All roadway fill, base, subgrade material, and backfill in utility/storm sewer trenches shall be compacted in six (6) inch lifts to 95% of theoretical maximum density as determined by AASHTO T-99 Method A, within plus or minus 2% 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 Specificationns;. Certified copies of test reports shall be submitted to VDOT daily, unless specified otherwise. V15. VDOT Standard CD and UD underdrains shall be installed where indicated on these Tans and or as P / specified by VDOT. V16. 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 basis following the Manual On Uniform Traffic Control Devices. V18. The developer shall provide the VDOT Residency Office, with a list of all material sources prior to the start of 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 EXISTING GAS LINE PROPOSED GAS LINE G PROPERTY LINE -__ -_- FLOW LINE -" - - "' "' - "' -'' FENCELINE EXISTING POWER POLE EXISTING TELEPHONE PEDESTAL 00 -r EXISTING WATERLINE W/ TEE W ,T, PROPOSED WATERLINE W/ TEE W EXISTING FIRE HYDRANT EXISTING WATER VALVE W PROPOSED WATER METER W PROPOSED REDUCER WPP_„��,('- STOP SIGN PARKING INDICATOR INDICATES THE NUMBER OF TYPICAL PARTING SPACES 12 HANDICAP PARHING VEHICLES PER DAY COUNT 100 PROPOSED BUILDING ENTRANCE PROPOSED STREET NAME SIGN Q PROPOSED SANITARY LATERAL CLEANOUT S SANITARY MANHOLE IDENTIFIER 12 STORM DRAIN STRUCTURE IDENTIFIER O6 EASEMENT LINE _ CENTERLINE EXISTING SPOT ELEVATION X 735.4 PROPOSED SPOT ELEVATION X35 EXISTING TREE LINE rn m ;o v � > to � W to COVER SHEET SHEET 1 OF 4 MINOR SITE PLAN SHEET 2 OF 4 PROFFER STATEMENT SHEET 3 OF 4 WATERLINE PROFILE & FCSA DETAILS SHEET 4 OF 4 ... " 'k Z � F--+ N z W �P, U d x a d a a5�, W a M F W 0 U 4 U �, W F z W 0 0 Z Z A W 5 W E1 cz C r 0 co THESE PLANS ARE IN CONFORMANCE WITH FREDERICK COUNTY STANDARDS AND ORDINANCES. ANY DEVIATION OR CHANGE IN THESE PLANS SHALL BE APPROVED BY THE ZONING ADMINISTRATOR PRIOR TO CONSTRUCTION p , O 9 MARK D. SMITH `d N0.022837 'A0 SS Cs ZONAL PROJECT INFORMA TION _ SITE LOCATION THE SUBJECT PROPERTY FRONTS ON THE EAST SIDE OF MARTINSBURG PIKE (U.S. RT. 11 NORTH), JUST NORTH OF THE INTERSTATE 81 EXIT 317 NORTHBOUND OFF -RAMP, AND IMMEDIATELY EAST OF REDBUD ROAD (RT. 661). PARCEL IDENTIFICATION NO. 43-((A))-151 & 43-((A))-151A LOT AREA : 35.79 AC. DISTURBED AREA 5,500 S.F. - NO LAND DISTURBANCE PERMIT REQUIRED CURRENT ZONING M-1 CURRENT USE TRUCKING & OFFICE PROPOSED USE ADDITION OF TRUCK WASH SIGNS: NONE PROPOSED. FUTURE SIGNAGE MUST CONFORM WITH THE 1L Ge SURVEY AND TOPOCRAPHIC INFORMATION copies of test reports shall 'be submitted to VDOT daily, unless specified otherwise. In addition to checking stone depths, a VDOT representative shall be notified and given the opportunity to be present during the construction and testing of the density control strip. V20. Asphalt concrete pavements shall be placed in accordance with Section 315 of the VDOT Road and Bridge Specifications. Density shall 'be determined using the density control strip as specified in Section 315 and P Y g Y P P VTM-76. A certified compaction technician shall perform these tests. Certified copies of test reports shall be submitted to VDOT daily, unless specified otherwise. A VDOT representative shall be notified and given the opportunity to be present during the construction and testing of the control strip. V21. In accordance with Section 302.03, the foundations for pipe culverts thirty-six (36) inches and larger shall be explored below the bottom of the excavation to determine the type and condition of the foundation. The contractor shall report findings of foundation exploration to the engineer and VDOT for approval prior to placing pipe. Foundation designs shall comply with VDOT Road and Bridge Standard PB-1. Where soft, yielding, or otherwise unsuitable foundation is encountered, the foundation design and/or need for foundation stabilization shall be determined by the engineer and approved by VDOT. V22. Approval of these plans shall expire three (3) years from the date of the approval letter. V23. VDOT Standard CG-12 Curb Ramps shall be installed where indicated on these plans and/or as specified by VDOT. V24. VDOT Standard Guardrail shall be installed where warranted and/or as proposed on these plans in accordance with VDOT's installation criteria. Final approval of the guardrail layout to be given by VDOT after grading is mostly complete. STANDARDS OF SECTION 165-30 OF THE FREDERICK COUNTY ZONING ORDINANCE. OUTDOOR LIGHTING: NONE PROPOSED. ANY FUTURE LIGHTING SHALL CONFORM TO SEC. . 35A OF THE FREDERICK COUNTY ZONING ORDINANCE. ALL OUTDOOR LIGHTING SHALL BE ARRANGED TO DEFLECT GLARE AWAY FROM ADJOINING PROPERTIES AND PUBLIC STREETS. OUTDOOR TRASH RECEPTACLES: NONE PROPOSED. WATER & SEWER: NO NEW INFRASTRUCTURE PROPOSED. BUILDING HEIGHT: MAXIMUM ALLOWED=60'-O" PROPOSED=35'-0° BUILDING SETBACKS: REQUIRED: FRONT: 75' PROPOSED: FRONT: 444.5" SIDE: 25' SIDE: 579.7' REAR: 25' REAR: 855.1' PARKING: THE TRUCK WASH CONTAINMENT STRUCTURE WILL NOT INCREASE EMPLOYMENT; THEREFORE NO NEW PARKING IS PROPOSED. FAR ALLOWED; 1.0 OR 1,559,012 S.F. FAR PROPOSER: 0.01 OR 22,823 S.F. ENVIRONMENTAL: NO STREAMS, FLOODPLAINS, LAKES/PONDS, WETLANDS, NATURAL STORMWATER RETENTION AREAS OR STEEP SLOPES EXIST ON -SITE. EXISTING TREE LINES ARE IDENTIFIED AND ARE NOT PROPOSED TO BE DISTURBED. ~ Z ® W E 4 1�- CO vi � H pi Z U1 W '-4 W Q Z E 4 �-1 w ZE W Z � � o W O U) W (� E 1 U W U > O U W (� ,_.l W s w ~ w 0 W O O � CL Q ix FCSA CONSTRUCTION NOTES 1. Boundary survey was performed by: Dated: 2. Aerial, horizontal and vertical control surveys were performed by: ear (Y) 3. Aerial topographic mapping performed by: Dated: 1. The Authority's Water and Sewer Stamdards and Specifications are available at www.fesa-water.com 2. The water and sanitary sewer portiom 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. The contractor shall tie-in a new sewer line to an existing manhole by core drilling the manhole. 6. When an existing water main is tappied for the installation of a new line: a) The Authority shall furnish all lalbor and material. b) The contractor must: 1. make application and pay deposit 2. mark the tap location. 3. coordinate installation with the engineering -assistant. 7. Exact locations of water and sewer s4ervi;ces on new lines are to be coordinated with the Authority's Inspector. 8. The Authority's maintenance department shall furnish and install all water meters through 2" in size, It is the contractor's responsibility to) have the meter box assembly installed correctly. Before a permanent meter is installed: a) The meter box, with its frame aind cover, must be properly aligned with the coppersetter. b) The frame and cover shall be set to final grade.Ck c) The distance between the top of the cover and the coppersetter shall to be between 18 and 21 inches. d) All components of the meter boa assembly shall be in proper working order. 9. For water and sewer services that connect to existing lines: a) The location of the service later, -al 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 Anstall all 5/6", 3/4" and 1" water services. d) For all 1 1/2" and 2" water services, the Authority shall make the tap and bring the piping to the property line. The contractor shall furniish and install the meter vault assembly. The Authority will install the 0 NERS CERTIFICAT The foregoing Site Plan of the land of North Stephenson, Inc. is with the free consent and in accordance with the desires of the undersigned owners, properties and trustees if any. DATE rT APPR®VAL FIRE MARSHALL'S NOTE 57 �� FRE /E4RCgKCeOU�NTYi ZONING ADMINISTRATOR DATE *APPROVAL OF THESE PLANS SHALL EXPIRE FIVE (5) YEARS FROM THE DATE OF PLANNING APPROVAL �� � � Fire lane markings and signage: Any No F arking signs and yellow painted curb locations will be installed by field inspection at the direction of the Fire Marshall's Office. �s TRIP GENL' RA TION DATA Project Name: North Stephenson Truck Wash Containment Structure Structure Project Number: 3 48 5 K CLASS USE DWELLING UNITS * TRIP RATE TRIP RATE USE VPD meter. e) The Authority will install all seweer laterals. Magisterial District: Date of Plan: (Month, Day, Year) 10. Any water service line must have a backflow prevention assembly (double check valve or RPZ, as required). The assembly must meeet ASSE standard No. 1015 or 1013. STONEWALL MAGISTERIAL DISTRICT October 12, 2005 DATE: 10/12/05 11. All fire lines shall have a backflow prevention assembly (detector double check valve or RPZ, as required). Th assembly shall meet ASSE standard No. 11048 or 1047. Any exterior, privately owned fire line shall also have a fire service meter. This assembly shall be installed immediately before the backflow prevention unit. Radio read remotes are required. 12. FCSA Engineer shall review the mechanical drawings containing the domestic and fire service meters and backflow prevention devices, and approve: the designs and materials. * T N FROM ITE TRIP GENERATIO 7TH EDITION Owner: NORTH STEPHENSON, INC. Address, Including Zip Code & Telephone No. 1800 MARTINSBURG PIKE WINCHESTER, VA 22603 {540) 667-49 UTILITY CONTACTS SCALE: N/A Water/ Frederick County Sanitation Authority Phone: Verizon Sewer: P.O. Box 17398 P.O. Box 1$77 Winchester, VA. 22604 Baltimore, MD 21297 (540) 868-10Ei1 (301) 954-6282 Power: Allegheny Power Gas: Shenandoah Gas Co. P.O. Box 1458 P.O. Box 2400 Hagerstown, NTD 21741 Winchester, VA 22604 Developer: NORTH STEPHENSON INC. ' Address, Including Zip Code & Telephone No. MARTINSBURG PIKE 180WIN0 D MARTINSBURG VA 22603 (540) 667-4919 DESIGNED BY: EAW�EJG HANDICAPPED PARKING NOTE FILE NO. 3485K Engineer Certifying Plan: Address, Including Zip Code & Telephone No. 151 WINDY HILLLANE SHEET 1 OF 4 Handicappied parking spaces and aisles shall slope no greater than 2% in all directions. 1-800-654-3317 (540) 869-1111 Virginia Utility Protection Service 1-800-552-7001 GREENWAY ENGINEERING WINCHESTER, 2 602 (540) 662-4185 05 -'78 r wr:.m � 811 IUJET TAFs"\ \ BY FCSA j / i \ o PRbP. 20' f / a t 13 o/ i PROP. FN � I APO�LARpS 1 � WATERLINE DETAIL SCALE: I" 40' /I ............ WALL MOUNTED HC PARKING SIGI�i LEFT ENDWALL ELEVATION SCALE:: I" = 10' PROP.. BUILDING LEFT ENDWALL AT GRADE ACCESS DOOR F n` 5' WIDE ASPHALT - HC ACCESSIBLE PLAN VIEW ROUTE - (2% OR SCALE: I" = 10' LESS IN ALL DIRECTIONS) EXISTING STRUCTURE AREA OFFICE 4,442 S.F. FLEET MAINTENANCE SHOP 12,621 S.F. FUEL DEPOT STRUCTURE, 860 S.F. WASH RACK STRUCTURE 272 S.F. PROPOSED STRUCTURE AREA WASH RACK CONTAINMENT STRUCTURE 4,900 S.F. TOTAL 22,823 SY �V r9 ` IN CID 0 co \ w CID / RUTHERFORD FARM, LLC 43-((A))-100 ZONE: B2 USE: RESIDENTIAL INST. # 050006702 I c 0 Z�r CID BY FC6A �\ or V � o w a �' �i t} �� �` - oo — \ n 1- ` "t4 � \ \ 4o j tit \, y Aln w ko 700 �" r< � �` 0 L `♦ ---- ' \ttl+( \ t` ' 1 % ` EXISTING -_ _ ,' r / r fjIQ I /r FUEL DEPOT STRUCTURE -' /r } /f "f fit' �wF+4 6 ~- ' ` 1 ' , F, I J INVESTMENTS LC i 43t((A))-150 i _ Z6NE. M 1 \\\\-- '`___ ' -I- j'r EX./rGRAVEL tl r I EXISTING \ C) t .34 AC. , _ '' 1 1 \t� i / _ , t\ - �1 PAIWNG LOT ly ,` FI EET t USE: RESIDENTIAL .. 69 r,- 1 ; ! - i : 1 ' ,� , ~� `; 1 ~_ 1 1 t ! DB 107 PG 155 \ fl \ , � � �1- �. - 1 MAINT�NANCE L �' J 1 ' l i ' 1 \`\\ %r_� -.�,u°/ y SLOP 690� ' // ,/ / 1 \` / 2 \ M 4?'S(d'36"� 1 . hh EXISTING ,WASH ;RACK ,.STRUCTURE /LO04 OL� !! / PROP. TRUO 1 0 / 1 / !-/PROPfl ED 4,900 S.F. ' \ \ _ ,_ / , _ r , ; \ 1 t� WASHDOWN \ \ ♦ co ' ; _ -- // \\ CON�I'AI MENT cosy �\ ``-`.\ SETTLING BASIS \\ — ``' 690 . STRUCT URE o ,` \\ HIliGHT - 31Y-i- - - a � \ i / }1 \\ /i NORT4 STEPHENSON JNC. J' — r� `\ — \I t\ i 1 i 1 1 ! t r— ' \ ! I / 43—((A))-1�7 & 148 (ZONE: r RP j 114.60; AC. --'r ------ ' \ \ I \\ , / �,' r,/ USE; UNIYG RO D \ \ t DB 1%668 22 r- _.__--_____-NCH STEP-HENSON INC,N. \\ o -- _'ZONE:/ M-1 _, ' `------r -USE: UNIMPROVED \\ \\ ��'`\ `\ t' - // r' I /'- r cn // / IN�T; # ,050009792 \� `` `\, `�` � r\ 680 ------------ ------------------------- 670 co / \ t / r j i 1 / ---------- \ 25' BRL will �-- �-- C sX RAILROAD CRIDER & SHOCKEY INC. OF WV 43-((A))-158 ZONE: RA 5 0.3 3 AC. USE: UNIMPROVED CURVE RADIUS ARC LENGTH DELTA ANGLE TANGENT CHORD BEARING CHORD LENGTH C 1 2331.83' 62.81 ' 1 01 '32 36" 31.41 ' S 56'00'48" W 62.81 ' C2 2886.93' 749.-58' 1 14'52 29" 376.8 1' N 45' 16 06" E 747.28' 0 o ii 100 200 100' a z W W z z W O In CD co QCN1� � ao tooil � cb x 0) CD "t to � W >' � lit U C P, to I]0 /!! kn� a� 02 W N w to GL z W U) z z o w a U OE U z Z c� a U z z > z a a W W a w H a w w w Ln in CD F' rn MARK . SMITH No.022837 ` Q'IVAL Z 0� H ZZ � z w W Z Q a a.Z r D E, w V O 0 O � r-1 r, W 0 cr ~ W 0 W O Zap CO E--+ m a DATE: 10/12/05 1 SCALE: 1" = 100' DESIGNED BY: EAW/EJG FILE NO. 3485K SHEET 2 OF 4 05-78 pia Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 Revised January 3, 2005 Revised May 13, 2005 Revised January 3, 2005 Revised May 13, 2005 LU Revised May 13, 2005 Z PROPOSED PROFFER STATEMENT e) The applicants hereby proffer to prepare and submit a traffic study to VDOT as.a component of the site development plan for each proposed 7.) Signatures REZONING: RZ# 03-05 land use on the 79.13-acre site to a determine the portion of the major Rural Areas District (RA) to Light Industrial District (M1) with collector road that will be required to be constructed based on the impacts The conditions proffered above shall be binding upon the heirs, executors, in interest CV UA Proffers associated with each future land use. administrators, assigns and successors the of the applicant and owner. In the o event the Frederick County Board of Supervisors grants this rezoning and accepts the W CO PROPERTY: 79.13 acres +l-; f) The applicants hereby proffer to dedicate right-of-way to VDOT along conditions, the proffered conditions shall apply to the land rezoned in addition to other i Tax Parcels #43- A -150, 43- A -151 43- A -ISIA (( )) (( )) (( )) Redbud Road for future improvements to the Interstate 81 Exit 317 requirements set forth in the Frederick County Code. 9 � � co 0 's~ CO 43-((A))-152, 43C-((3))-2, 43C-((3))-3, 43C-((3))-4, interchange area. This right-of-way shall be dedicated to VDOT within Cc to �0 bz a, 43C- 3 -4A 43C- 3 -5, 43C- 3 -7A (( )) (( )� (( )) 180 days of final engineering plan approval. The preparation of right -of- dedication legal documents dedication Respectfully Submitted: way plats and associated with this C RECORD OWNElk: North Stephenson, Inc. sh�111 be prepared by parties other than the applicants. LU � a) I North Stephenson, Inc. �, o APPLICANT: North Stephenson, Inc. (here -in after "the applicants") g) The applicants hereby proffer to dedicate a 50-foot right-of-way and �■ U 0 0 ho provide temporary construction easements to VDOT for the purpose of a� PROJECT NAME:; North Stephenson, Inc. -Light Industrial Rezoning realigning Redbud Road (Route 661) from the current intersection at By: " ° _ > 85 H pc Mmtinsburg Pike (U.S. Route 11 North) to connect to the major collector Keven Omps Date ORIGINAL DATE; road on the subject site. The purpose of the 50-foot right-of-way � OF PROFFERS: October 13, 2004 dedication and temporary construction easements is to provide VDOT and Frederick County with an appropriate alternative to relocate Redbud Road. 1 e 00) o REVISION DATE:: May 13, 2005 The dedicated 50-foot right-of-way will connect to the intersection that is B C� i 0, Y N e identified at station 17+00 on the Stephenson Village Major Collector Jo mps Date Road Plan and CSX Crossing prepared by Greenway Engineering and 9 w co dated October 2004, which is included as an exhibit with this proffer Preliminary Matters statement. The location of the 50-foot right-of-way to connect to this Commonwealth of Virginia, intersection will be agreed upon by VDOT and the property owners to Pursuant to Sectiom 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and allow for a minimum 25 mph geometric design criteria and will be made City/County of 7 4 zmw_l�:.. To Wit: the provisions of tthe Frederick County Zoning Ordinance with respect to conditional available at such a time that VDOT deems necessary. The preparation of s zoning, the undersigned applicant hereby proffers that in the event the Board of right-of-way dedication plats and legal documents associated with this The foregoing instrument was acknowledged before this l day of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # 03 -05 dedication shall be prepared by parties other than the applicants. The Q Z for the rezoning of the 79.13-acres tract from the Rural Areas (RA) District, to Light construction of the realigned portion of Redbud Road shall occur by 20c_i by eve tvt4a. s , Industrial (Ml) District, development of the subject property shall be done in conformity pal -ties other than the applicants. _,• O with the terms and[ conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised b the applicant and such be Y q Y Y pp h The applicants hereby proffer to prohibit commercial entrances along the ) PP Y p p g _ Not Public approved by the Frederick County Board of Supervisors in accordance with the said Code western property line on tax parcel 43-((A))-152 adjoining the Redbud My Commission Expires .. -A4 ZI aoo W a and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers Road (Route 661) right-of-way. This proffer is intended to prohibit shall be deemed withdrawn and have no effect whatsoever. These proffers shall be commercial entrance locations on the current alignment of Redbud Road binding upon the alpplicants and their legal successors, heirs, or assigns. and is not intended to prohibit commercial entrances internally to the subject site should Redbud Road be realigned through the subject site The subject property is more particularly described as the land owned by North resulting from the widening of Interstate 81. Stephenson, Inc. teeing all of Tax Map Parcels 43-((A))-150, 43-((A))-151, 43-((A))- 151A, 43-((A))-152, 43C-((3))-2, 43C-((3))-3, 43C-((3))-4, 43C-((3))-4A, 43C-((3))-5, and 43C-((3))-7A, as evidence by recorded property deeds in the Frederick County Clerk W of Court Office included with this rezoning proposal. F' A File #3485/EAW 3 File #3485/EAW 5 Fite #3485/EAW 1 1� MARK D, SMITH No, 022837 Greenway Engineering October 13, 2004 North Stephenson Inc. Rezoning Revised January 3, 2005 Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 0 p, Revised May 13, 2005 Revised May 13, 2005 SIGNAL 2.) Structural Development PROJECT PROFFER STATEMENT The applicants ]hereby proffer to limit the structural development on the 79.13-acre to a maximum of 800,000 square -feet of total floor area. 1.) Transportation 3.) Environmental Protection a) The applicants hereby proffer to construct, or cause for the construction of dual southbound left .turn lanes on Martinsburg Pike (U.S. Route 11 The applicants hereby proffer to provide for the delineation of karst features located W� Nortlu) at the major collector road intersection with Renzi Drive at the on the 79.13-acre site as a condition of master development plan approval. The Rutherford's Farm Industrial Park. The southbound dual left turn lanes applicants Ruttier proffer to conduct geotechnical analysis for each site plan in which ~ will be constructed at the same time that the Rutherford's Farm Industrial structural dev+.aopment or other site improvements are located within 50 feet of Z Park improvements to Martinsburg Pike are constructed. p g identified karst features. The geotechnical analysis reports and methods for treatment � of impacts shall be provided to the Frederick County Engineer for review and ~ E -+ O a b) The 1pplicants hereby proffer to construct, or cause for the construction of approval as a condition of site development plan approval. � co a riglut turn lane within the Martinsburg Pike (U.S. Route 11 North) right- E—E-, of-way at a location and distance acceptable to VDOT between the E-, Z Z intersection of Redbud Road (Route 661) and the major collector road W Q intersection serving as the primary entrance to the 79.13-acre project site. 4.) Viewshed Mitigation W Z �.., A traffic study will be prepared and submitted to VDOT as a component of the site development plan for each proposed land use on the 79.13-acre The applicant:; hereby proffer to prohibit the placement of freestanding and building W Z site to allow VDOT to determine when the proffered improvement is mounted illuminated and non -illuminated business signs facing the eastern property Eq � Z warranted. line of tax neap parcel 43-((A))-152 to mitigate viewshed impacts from the 3`d ® O E1 W U Winchester Core Battlefield Area. U) E-+ c) The appplicants hereby proffer to provide for the dedication of right-of-way and fcor the allowance of temporary construction easements needed for the ultimate design of the' major collector road from the CSX railroad to 5.) Fire and Rescue Monetary Contribution ..CO 3 Martiinsburg Pike. The dedicated right-of-way shall provide for the (s, W improvements identified from station 10+00 to station 24+00 on the The applicants hereby proffer to provide a monetary contribution of $0.01 per square O Stephtenson Village Major Collector Road Plan and CSX Crossing foot of structural development on the 79.13-acre site occurring subsequent to prepalred by Greenway Engineering and dated October 2004, which is rezoning approval. This monetary contribution shall be provided to Frederick County included as an exhibit with this proffer statement. The applicants further at the time of building permit issuance for structural development, which may W profferr to provide for the dedication of right-of-way acceptable to VDOT generate a maximum monetary contribution of $8,000.00 based on the proffered for th(e purpose of providing a right turn lane from the major collector road maximum square footage of structural development. The applicants monetary O onto tthe internal street connection located at station 17+00 on the subject J r ok Volunteer Fire and Rescue Company,W contribution w111 be directed to. the Clearb o exhibiit. which will provide first due response to the subject site. Z d U) • d) The applicants hereby proffer to enter into a signaiization agreement with VDO'. for the provision of a traffic signal at the major collector road 6.) Martinsburg Pike Corridor Enhancement it1. interstection with Martinsburg Pike, which will align with Renzi Drive at the Rmtherford's Farm Industrial Park. The signalization agreement shall The applicants hereby proffer to provide corridor enhancements along Martinsburg provide for the pro-rata share of the traffic signal based on the projected Pike. The location and type of enhancements for this corridor will be identified on traffic, volumes identified in the Traffic Impact Analysis (TIA) compared the Master Development Plan for the 79.13-acre project site. to the: projected traffic volumes identified in the TIA for the Rutherford's Farm Industrial Park and the TIA for the Stephenson Village Residential Planned Community. DATE: 10/12/05 SCALE: N/A File #3485/EAW 2 File 934851EAW 4 J DESIGNED BY: EAW/EJG FILE NO. 3485K SHEET 3 OF 4 05-'78 CONCRETE CRADLE ,, 105 im (095 - ii (085 a- STANDARD _ ............. _.. .............. �k G _ _.................._...._.... __ __.... _.......... _..._.....__._......... _. _.. _.__.... _.__........ ..... __._._......_...-__.._........_ ..____.._._..._.._.._........ __.... _.. _.. __..._......._. ........... p _. -... ... .._......... ...... 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I .. _ ..... .... ................. _.........---._.... -..__........._....-.... u .....__...._.-._._---_..--- _... ..._......... ._........._._...._........_ _..._._. ..............__....._..._.._...--.......-..._.__.-.._............__...._._..._..............._......... --..-------...-......_........_.._......-..-----------.._._-._..._...,__..... _. ..................... .............._...__. _...._.__..__._ _ ._ ._......._ _..._.._....__ .........................................._........................_.__...._... _. _..._........... _ .......... _..-.. ...............................__..__......--_... _ -.. _ _._.._.__..__._........ _ _..........._----__...... •-.Q. _..........._......... ................__.... _._..__.............- .. -�--- _......_._._._.:......... ----_-..-.__......_....-..........._.._...__... _.__.........._._........._..- .-____-._......__-_......_._.........._..._._...._...,.....__ -...__.._.-._...._...._. __...._.........._.__...._._.-...----._...__ ._......._...._..........._..._..._._....._..__._........_..._ ................__......_..__...._............_......._..__.-_._.............__..............._._....._.. ,. _..........._.............._...._.... _._.>-........__...-------- _.._._._..__........_._ _ __........__.._.._.._.__.._...__....._._.. _....._...._....._..._.....____......_._...._._........_..........._..._...........__....._...._...._..-,.__...�._:-....,_........_.. ___.._..._. ..__._.__...._..___..._...__. _ ....._._.._..__...........__. ..... ...... _.___..._.__..__ __......._. ...__...__..............______....-.--..__._..._......._......_.... _..._._._............_..._.. .......... ---6'� ..._..._............_._.__....................__...__N - _......_..-- .._ _--....-._......._...._ ............... ._..._......._.................................._.... 1 _............._-__._.............__.._..... ....... _. _... - ._......._....... _....................._.__. _...... __._ ... __.. ........ ................. .._._ ............ .. ... .. _....._ .._....- ............... .._.—... .....1��]! .. ....._........__..._..._._..........-.T............ .,........ .................. ........., .._... ........... ...._._........._,.....-................__............._...... ... ,......... ..................... ......_....... ........_........._..........._ ....... .... . ..... .......................... ............_-.....,................_......_._ ..........._..........._...._........... .._......-........._.........._.........-.-...�_ .....-.._.... ... .._..... ......,.... _..._....._.-..._..,__.._,..........._ ..... ....-... .._..... ....•_.•.... ....-........_........ ................._..... 9+50 10+00 10+50 4" select ackfill 2 O.D. 11+00 11+50 12+00 F R`/ F. all W /L 24" select backfill 6„ All backfill to be compacted to 95% of ASTM D698 maximum density. B general bak!:'611 ncret 24" select backfill CONCRETE ENCASEMENT TRENCH & BED)DING -1- SEP 05 105 (095 (090 (085 (080 12+50 13+00 13+50 f~ L ----I Both joints of the fitting shall be restrained. In addition, all joints within the recommended length (L) on the large side of the reducer shall be restrained. RESTRAINED LENGTH OF PIPE (Ft) SMALL LARGE SIDE JOINT SIDE PVC DIP JOINT 6. 8- to` 12' 6- 8. 10` 12- 6- -- 40 60 60 -- 20 40 40 8- -- -- 40 60 -- -- 20 40 to` -- -- -- 40 -- -- -- 20 REDUCER L L I L In addition to restraining the connection, any joint that falls within the recommended length (L) shall be restrained. RESTRAINED LENGTH OF PIPE (Ft) PVC DIP 6' 8- to- 12- 6- 8- to- 12- 60 60 1 W 100 40 40 1 60 60 VALVE, DEAD END (PLUG, FIRE HYDRANT) RESTRAINED JOINTS 1 OF 3 -2- SEP 05 --ram-r "t"n to restraining each joint of the tee, (1) any joint within the recommended length on the branch ) piping shall be restrained, (2) any joint that falls within the recommended length of the run (straight through) outlets (Lr) shall be restrained. A cross shall be restrained per a tee's requirements for Lb. A wye shall be restrained per a tee's Lr and a 45° bend's L requirement. TEE, CROSS, WYE In addition to restraining each side of the bend, any joint that falls within the recommended length on each side of the bend shall be restrained. HORIZONTAL BEND RESTRAINED JOINTS 2 OF 3 -3- SEP 05 RESTRAINED LENGTH OF PIPE (Ft) TEE PVC DIP r X b Lr Lb Lr Lb s x s 20 2D 20 20 8 X 8 20 20 20 20 8 X 6 20 20 20 ZO 10 X 10 20 20 20 20 10 X 8 20 20 20 20 RESTRAINED LENGTH OF PIPE (Ft) TEE PVC DIP r X b Lr Lb Lr Lb fo x s 20 zo 2a 20 12 X 12 20 20 20 20 12 X 10 20 20 20 20 12 X 8 20 20 20 20 12 X 6 20 20 20 20 TYPE RESTRAINED LENGTH OF PIPE (Ft) RESTRAINED LENGTH OF PIPE (Ft) FlTTTNG PVC DIP DEGREE 6` 8' 10' 12' 6- 8' f0" 12' so 20 20 40 40 20 20 20 40 45 20 20 20 2D 20 20 20 20 22.5 20 20 20 20 20 20 20 20 11.25 20 20 20 20 20 20 20 20 finished DOWN BEND DEPTH 4 Fr. MIN, Ld DOWN BEND RESTRAINED LENGTH UP BEND DEPTH Vertical offsets contain down and up bends. On down bends, one joint faces horizontal and the other points down. On up bends, one joint faces horizontal and the other points up. Each side of any vertical offset bend shall be restrained. In addition, any UP BEND RESTRAINED LENGTH joint that falls within the recommended length on each side of the fitting shall be restrained (Ld, Lu). RESTRAINED LENGTH OF PIPE (Ft) DEPTH OF BURY DEPTH OF BURY 4 FT. MIN. 5-12 Fr. 4 FT. MIN. 5-12 FT. S1ZF_%TYPE DEGREE OF BENDS Ld (DOWN) Lu (UP) SIZEITYPE DEGREE OF BENDS Ld (DOWN) Lu (UP) 6- PVC/DIP 45, 22.5 & 11.25 20 20 10- PVC 22.5 do 11.25 20 20 8- PVC 45 40 20 10- DIP 45, 22.5 do 11.25 10 20 8' PVC 22.5 dr 11.25 20 20 12- PWIDIP 45 40 20 8' DIP 45, 22.5 Et 11.25 20 20 12- PVC 22.5 dt 11.25 20 20 10- PVC 45 40 20 12- DIP 22.5 do 11,25 20 20 VERTICAL OFFSET RESTRAINED JOINTS -4- 3OF3 SEP 05 3" dia. schedule 40 steel pipe filled with concrete and painted yellow fin' had grade 2- i -1 t8"dia. concrete encasement •"'�%�'�+•" 3' BOLLARD DETAIL finished ■ grade i� 4' stone stone to be screwtype mm,mum of er, adjustable %i E above top of basei,valve box loca stone:�/ FIRE HYDRANT ASSEMBLY -10- marker mechanical joint swivel tee with 6" branch SEP 05 a I� LIJ W I� W0 LO CD � 00 It a .,, b ��r O U ~� �C W x r., >-. a� to C\1 a� G a� W � 4 � 't Q.0 d0 U N �•� 1.4 aid E-i Gx. 0 0 au >-� d bD >~ w� E- Z H a Z w zoo 0 d " e' W W � w w A w w x � 5 w w � qA d Lr) to E- 0) t` A Ck2 CQ r-1 -3 �O j� MARK D. S TH "d No02283� kL�CI��W� a Z a 0 Cr. H U E�-I Cl) Q F— � � W U� W Z Q > Z N FD 0 0 W W � CO Q1 3 a w �w E-1 0 O c Zap M IL DATE: 10/12/05 SCALE: V' 1�� 5° = DESIGNED BY: EAW/EJG FILE NO. 3485K SHEET 4 OF 4 05-78, W M GENERAL NOTES 1' ` Methods and materials used in the construction of the improvements herein shall conform to the current County construction standards and specifications and/or current VDOT standards and specifications. 2. Measures to control erosion and siltation, including detention ponds serving as silt basins during construction, must be provided prior to issuance of the site development permit. The approval of these plans in no way relieves the developer or hisi agent of the responsibilities contained in the Virginia Erosion and Sediment Control Handbook. 3. A permit must be obtained fronn the Office of the Resident Engineer, Virginia Department of Transportation (VDOT) and Frederick County prior to construction in existing State right-of-way. 4. Approval of this plan does not ,guarantee issuance of an entrance permit by VDOT when such permit is required under State law. 5. The exact location of all guard rails will be determined by VDOT personnel. "A joint inspection will be held with the Developer, County Representatives, and Representatives of the Virginia Department of Transportation (VDOT) to determine if and where gULard rail and/of paved ditches will be needed. The developer will be responsible for providing guardrail amd paved ditches as determined by this joint inspection." Refer to Virginia Department of Transportatiom (VDOT) Guard Rail and Paved Ditch Specifications. 6. An approved set of plans and aLll 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 flagmen should be in accordance with the Manual on Uniform Traffic Control Devices (MUTCD). 8. All unsuitable material shall be removed from the construction limits of the roadway before placing embankment. 9. All pavement sections on the approved plans are based on a minimum CBR value of 6. CBR values less than 6 will require revised pavement. section prepared by Greenway Engineering and approved by the owner. 10. All roadside ditches at grades oif more than 5% shall be paved with cement concrete to the limits indicated on the plans and as required at the field inspection. 11. All springs shall be capped and piped to the nearest storm sewer manholes or curb inlet. The pipe shall be minimum 6" diameter and conform to VDOT standard SB-1. 12. Construction debris shall be containerized in accordance with the Virginia Litter Control Act; no less than one litter receptacle shall be provided at the construction site. 13. The contractor shall provide adequate means of cleaning mud from trucks and/or other equipment prior to entering public streets, and it is the: contractors responsibility to clean streets, allay dust, and to take whatever measures are necessary to insure that the streets are maintained in a clean, mud and dust free condition at all times. 14. Notification shall be given to thLe 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 rrnains 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 tine 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 responsibhe 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 Country 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 gravesites are discovered during construction, the owner and engineer must be notified immediatelly. 21. The contractor is to verify field conditions prior to and during construction and notify Greenway Engineering at (540) 662-4185 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, or )VTM-1 as applicable. Density shall be certified by a registered professional engineer and results submitted to Frederick County prior to pavement construction. If a geotechnical report has been prepared, it should supersede the requirements in this note. 23. Contractors shall notify operators who maintain underground utility lines in the area of proposed excavating or blasting at least two (2) working days, but not more than ten (10) working days, prior to commencement of excavation or demolition. Names and telephone numbers of the and operators underground utility lines in Frederick County appear below. These numbers . shall also be used to serve in an emergency condition. 24. All utilities to be located underground. F1CSA CONSTR UCTION NOTES 1. The Authority's Water and Sewer Standards and Specifications are available at www.fcsa-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. The contractor shall tie-in a new sewer line to an existing manhole by core drilling the manhole. 6. When an existing water main is tapped for the installation of a new line: a) The Authority shall furnish all labor and material. b) The contractor must: 1. make application and pay deposit 2. mark the tap location. 3. coordinate installation with the engineering -assistant. 7. Exact locations of water and seweir services on new lines are to be coordinated with the Authority's Inspector. 8. The Authority's maintenance department shall furnish and install all water meters through 2" in size. It is the contractor's responsibility, to have the meter box assembly installed correctly. Before a permanent meter is instaflled: a) The meter box, with its framce and cover, must be properly aligned with the coppersetter. b) The frame and cover shall be set to final grade. c) The distance between the top of the cover and the coppersetter shall to be between 18 and 21 inches. d) All components of the meter box assembly shall be in proper working order. 9. For water and sewer services that connect to existing lines: a) The location of the service lateral is to be coordinated with the Authority's engineering assistant. b) An Application for Service muist be made and fees paid before work will begin. c) The Authority shall furnish arnd install all 5/8", 3/4" and 1" water services. d) For all 1 1/2" and 2" water seervices, the Authority shall make the tap and bring the piping to the property line. The contractor shall fuirnish and install the meter vault assembly. The Authority will install the meter. e) The Authority will install all s;ewer laterals. MOT GENERAL NOTES Vl. 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 VD0T right-of-way, all traffic control, whether permanent or temporary, shall be in accordance with the current edition of VDOT's Work Area Protection Manual. Furthermore, all traffic control flaggers must be certified in accordance with Section 104.04(c) of the VDOT Road and Bridge Specifications. V4 The developer shall be responsible for relocating, at his expense, any and all utilities, including traffic signal poles, junction boxes, controllers, etc., owned by VDOT or private / public utility companies. It is the sole responsibility of the developer to locate and identify utility facilities or items that may be in conflict with the proposed construction activity. VDOT approval of these plans does not indemnify the developer from this responsibility. V5. Design features relating to field construction, regulations, and control or safety of traffic may be subject to change as deemed necessary by VDOT. Any additional expense incurred as a result of any field revision shall be the responsibility of the developer. V6. Prior to initiation of work, the contractor shall be responsible for acquiring all necessary VDOT land use permits for any work within VDOT right-of-way. V7. If required by the local VDOT Residency Office, a pre -construction conference shall be arranged and held by the engineer and/or developer with the attendance of the contractor, various County agencies, utility companies and VDOT prior to initiation of work. V8. The contractor shall notify the local VDOT Residency Office when work is to begin or cease for any undetermined length of time. VDOT requires and shall receive 48 hours advance notice prior to any required or requested inspection. V9. The contractor shall be responsible for maintaining adequate access to the project from the adjacent public roadway via a construction entrance that is constructed and maintained in accordance with Section 3.02 of the Virginia Erosion and Sediment Control Handbook. Furthermore, access to other properties affected by this project shall be maintained through construction. The Developer shall have, within the limits of the project, an employee certified by the Virginia Department of Conservation and Recreation (VDCR) in Erosion and Sediment Control who shall inspect erosion and siltation control devices and measures on a continuous basis for proper installation and operation. Deficiencies shall be promptly rectified. V10. Contractor shall ensure adequate drainage is achieved and maintained on the site during and at the end of construction. Vil. 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 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. Work shall cease in that vicinity until an adequate design can be determined by the engineer and approved by VDOT. V13. All fill areas, borrow material and undercut areas shall be inspected and approved by a VDOT representative prior to placement and fill. Where CBR testing is required, a VDOT representative shall be present to insure the sample obtained is representative of the location. When soil samples are submitted to private laboratories for testing, the samples shall be clearly identified and labeled as belonging to a project to be accepted by VDOT and that testing shall be performed in accordance with all applicable VDOT standards and procedures. V14. All roadway fill, base, subgrade material, and backfill in utility/storm sewer trenches shall be compacted in six (6) inch lifts to 95% of theoretical maximum density as determined by AASHTO T-99 Method A, within plus or minus 2% 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 Specificati+o:ns. Certified copies of test reports shall be submitted to VDOT daily, unless specified otherwise. V15. VDOT Standard CD and UD underdrains shall be installed where indicated on these plans and/or as specified by VDOT. V16. 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 basis following the Manual On Uniform Traffic Control Devices. V18. The developer shall provide the VDOT Residency Office with a list of all material sources prior to the start of 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 shall be placed in accordance with Section 315 of the VDOT Road and Bridge Specifications. Density shall 'be determined using the density control strip as specified in Section 315 and VTM-76. A certified compaction technician shall perform these tests. Certified copies of test reports shall be submitted to VDOT daily, unless specified otherwise. A VDOT representative shall be notified and given the opportunity to be present during the construction and testing of the control strip. V21. In accordance with Section 302.03, the foundations for pipe culverts thirty-six (36) inches and larger shall be explored below the bottom of the excavation to determine the type and condition of the foundation. The contractor shall report findings of foundation exploration to the engineer and VDOT for approval prior to placing pipe. Foundation designs shall comply with VDOT Road and Bridge Standard PB-1. Where soft, yielding, or otherwise unsuitable foundation is encountered, the foundation design and/or need for foundation stabilization shall be determined by the engineer and approved by VDOT. V22. Approval of these plans shall expire three (3) years from the date of the approval letter. V23. VDOT Standard CG-12 Curb Ramps shall be installed where indicated on these plans and/or as specified by VDOT. V24. VDOT Standard Guardrail shall be installed where warranted and/or as proposed on these plans in accordance with VDOT's installation criteria. Final approval of the guardrail layout to be given by VDOT after grading is mostly complete. FIRE MARSHALL'S NOTE Fire lane markings and signage: Any "No Parking" signs and yellow painted curb locations will be installed by field inspection at the direction of the Fire Marshall's Office. TRIP GENERA TION DA TA CLASS USE DWELLING UNITS * TRIP RATE TRIP RATE USE VPD 10. Any water service line must have a backflow prevention assembly (double check valve or RPZ, as required). The assembly must nneet ASSE standard No. 1015 or 1013. 11. All fire lines shall have a backflow prevention assembly (detector double check valve or RPZ, as required). Th * TAKEN FROM ITE TRIP GENERATION 7TH EDITION UTILITY C®NTA nrT5 assembly shall meet ASSE standard Nio. 1048 or 1047. Any exterior, privately owned fire line shall also have a fire service meter. This assembly shall be installed immediately before the backflow prevention unit. Radio read (� remotes are required. Water/ Frederick County Sanitation Authority Phone: Verizon 12. FCSA Engineer shall review the mechanical drawings containing the domestic and fire service meters and Sewer: P.O. Box 1877 P.O. Box 17398 backflow prevention devices, and approve the designs and materials. Winchester, VA. 22604 Baltimore, MD 21297 (540) 868-1061 (301) 954-6282 HANDICAPPED PARKINC NOTE Power: Allegheny Power Gas: Shenandoah Gas Co. P.O. Box 1458 Hagerstown, NID 21741 P.O. Box 2400 Winchester, VA 22604 Handicaipped parking spaces and aisles shall slope 1-800-654-3'I17 (540) 869-1111 no greater than 2% in all directions. Virginia Utility Protection Service 1-800-552-7001 EXISTING INTERMEDIATE CONTOUR EXISTING INDEX CONTOUR PROPOSED CONTOUR EXISTING EDGE OF PAVEMENT PROPOSED EDGE OF PAVEMENT EXISTING CURB AND GUTTER PROPOSED CURB AND GUTTER TRANSITION FROM CG-6 TO CG-6R EXISTING TELEPHONE LINE PROPOSED TELEPHONE LINE EXISTING STORM SEWER PROPOSED STORM SEWER EXISTING SANITARY SEWER PROPOSED SANITARY SEWER EXISTING ELECTRIC SERVICE PROPOSED ELECTRIC SERVICE EXISTING GAS LINE PROPOSED GAS LINE PROPERTY LINE FLOW LINE FENCELINE LEGEND ~ _330 `" - ------------- ----- 330 400 EX E/P PROP E/P EX C&G PROP C&G CG-6 SZ CG-6R S E G EXISTING POWER POLE EXISTING TELEPHONE PEDESTAL 0 EXISTING WATERLINE W/ TEE W--'a-T-e- PROPOSED WATERLINE W/ TEE W T e EXISTING FIRE HYDRANT C& EXISTING WATER VALVE W PROPOSED WATER METER W PROPOSED REDUCER Wp STOP SIGN `p PARKING INDICATOR Aia INDICATES THE NUMBER OF TYPICAL PARKING SPACES HANDICAP PARKING k, VEHICLES PER DAY COUNT 100 PROPOSED BUILDING ENTRANCE PROPOSED STREET NAME SIGN PROPOSED SANITARY LATERAL CLEANOUT 44 S SANITARY MANHOLE IDENTIFIER 12 STORM DRAIN STRUCTURE IDENTIFIER CD EASEMENT LINE CENTERLINE - - EXISTING SPOT ELEVATION X 735.4 PROPOSED SPOT ELEVATION X35-� EXISTING TREE LINE SURVEY AND TOPOGRAPHIC INFORMATION 1. Boundary survey was performed by: Dated: 2. Aerial, horizontal and vertical control surveys were performed by: (Year) 3. Aerial topographic mapping performed by: Dated: OWNERS CERTIFICATE The foregoing Site Plan of the land of North Stephenson. Inc. is with the free consent and in accordance with the desires of the undersigned owners, properties and trustees if any. DATE I:I UJI : FREDERICK COUNTY U TY ZONING ADMINISTRATOR ' DATE A *APPROVAL OF THESE PLANS SHALL EXPIRE FIVE (5) YEARS FROM THE DATE OF PLANNING APPROVAL VICINITY MAP SCALE: 1" = 2000' SHEET INDEX COVER SHEET MINOR SITE PLAN PROFFER STATEMENT WATERLINE PROFILE & FCSA DETAILS SITE SHEET I OF 4 SHEET 2 OF 4 SHEET 3 OF 4 SHEET 4 OF 4 THESE PLANS ARE IN CONFORMANCE WITH FREDERICK COUNTY STANDARDS AND ORDINANCES. ANY DEVIATION OR CHANGE IN THESE PLANS SHALL BE APPROVED BY THE ZONING ADMINISTRATOR PRIOR TO CONSTRUCTION a PROJECT INFORMA TION SITE LOCATION : THE SUBJECT PROPERTY FRONTS ON THE EAST SIDE OF MARTINSBURG PIKE (U.S. RT. it NORTH), JUST NORTH OF THE INTERSTATE 81 EXIT 317 NORTHBOUND OFF -RAMP, AND IMMEDIATELY EAST OF REDBUD ROAD (RT. 661). PARCEL IDENTIFICATION NO. 43-((A))-151 & 43-((A))-151A LOT AREA 35.79 AC. DISTURBED AREA 5,500 S.F. - NO LAND DISTURBANCE PERMIT REQUIRED CURRENT ZONING M-1 CURRENT USE TRUCKING & OFFICE PROPOSED USE ADDITION OF TRUCK WASH SIGNS: NONE PROPOSED. FUTURE SIGNAGE MUST CONFORM WITH THE STANDARDS OF SECTION 165-30 OF THE FREDERICK COUNTY ZONING ORDINANCE. OUTDOOR LIGHTING: NONE PROPOSED. ANY FUTURE LIGHTING SHALL CONFORM TO SEC. 165-35A OF THE FREDERICK COUNTY ZONING ORDINANCE. ALL OUTDOOR LIGHTING SHALL BE ARRANGED TO DEFLECT GLARE AWAY FROM ADJOINING PROPERTIES AND PUBLIC STREETS. OUTDOOR TRASH RECEPTACLES: NONE PROPOSED. WATER & SEWER; NO NEW INFRASTRUCTURE PROPOSED. BUILDING HEIGHT: MAXIMUM ALLOWED=60'-O" PROPOSED =35'-0" BUILDING SETBACKS: REQUIRED: FRONT: 75' PROPOSED: FRONT: 444.5" SIDE: 25' SIDE: 579.7' REAR: 25' REAR: 855.1' PARKING: THE TRUCK WASH CONTAINMENT STRUCTURE WILL NOT INCREASE EMPLOYMENT; THEREFORE NO NEW PARKING IS PROPOSED. FAR ALLOWED: 1.0 OR 1,559,012 S.F. FAR PROPOSED: 0.01 OR 22,823 S.F. ENVIRONMENTAL: NO STREAMS, FLOODPLAINS, LAKES/PONDS, WETLANDS, NATURAL STORMWATER RETENTION AREAS OR STEEP SLOPES EXIST ON -SITE. EXISTING TREE LINES ARE IDENTIFIED AND ARE NOT PROPOSED TO BE DISTURBED. Project Name: North Stephenson Truck Nash Containment Structure Magisterial District: STONEWALL MAGISTERIAL DISTRICT Project Number: 3485K C11 W aoi y, y � W � MARK D, SMITH 9 No.022837 ° s�'' I jONAL W Zv 0� Cl) � U W W z Q W Z W L? > O s�mr U ►-i W Cr. ~ W 00)E-, W O Z0 CL CL Date of Plan: (Month, Day, Year October 12, 2005 Owner: NORTH STEPHENSON, INC. Address, Including Zip Code & Telephone No. 1800 MARTINSBURG PIKE WINCHESTER, VA 22603 (540) 667-4919 Developer: Address, Including Zip Code & Telephone No. 1800 PI SVAR22 NORTH STEPHENSON, INC. WINCHESTER, 03E (540) 667-4919 Engineer Certifying Plan: Address, Including Zip Code & Telephone No. 151 WINDY HILL LANE GREENWAY ENGINEERING WINCHESTER, VA 22602 (540) 662-4185 DATE: 10/12/05 SCALE: N/A DESIGNED BY: EAW/EJG FILE NO. 3485K SHEET 1 OF 4 1 e S" WET PY FC5A IVY 1 /0 a O r i \ o PRbP.20'— FC5A E5MT. �a o ' POP. FN 5A p 5M. W/ ' 4 / OLLARDS WATERLINE DETAIL SCALE: 1" = 40' /I ........... WALL MOUNTED HC PARKING SIGN LEFT ENDWALL ELEVATION SCALE: 1" = 10' PROP. BUILDING LEFT ENDWALL AT GRADE ACCESS DOOR F r` 5' WIDE ASPHALT — HC ACCESSIBLE PLAN VIEW ROUTE — (2% OR SCALE: 1' = 10' LESS IN ALL DIRECTIONS) EXISTING STRUCTURE AREA w \�_ a OFFICE 4,442 S.F. FLEET MAINTENANCE SHOP 12,621 S.F. FUEL DEPOT STRUCTURE! 860 S.F. WASH RACK STRUCTURE 272 S.F. PROPOSED STRUCTURE AREA WASH RACK CONTAINMEr7 STRUCTURE 4,900 S.F. TOTAL 22,823 S.F. \\ \ RUTHERFORD FARM, LLC W o ;� c0 \ 1,1 ) 0 to 03 Lid ZONE: B2 01 � CID 51.12 AC. =� ���II a� cu 0 USE. RESIDENTIAL Q c\2 co INST. # 050006702 03 to cv D O ,.d B F A �✓ r/ Q' / > fir. rh� C� `_r~ _ �� 'C1 ul �O O N rro �' r r-1 Ln x Q _ ' / co p 'Wq 4"J �� /��5 �� fir., � '� / l ��g R / ' _-�`` �" I i ii ��� t ' `\z \ 3 \ { (O/tip k� , y' _ .— __ a� 0 PE, L•IN �; y!l > I 1 �.. � 1 ` - % %� I \ �Sl ' I /--`'•,`�,r-.��rr'' ; i�0/t.c`• 7 !o- It, ri_—'' r�-_�1— r'' j 1 t r ` ' 1 I r/ /' Q 1� / — W `Zi ---- ' ,---- \i�i\i{ `1 EXISTING ® �_` i !' z a FUEL DEPOT �\ J r' f l / +` I ' /r / ! '"� o W � O P�ROFHSTRUCTURE oc� El0 J IVESTMENTS LC 0,f r I Z 0 Z43t((A))-150 U� --- _\\ f ZONE: M-1 11 I x z v1 --- i ,I a `\ �\ `\ ,�. \ ,_—;\4 \ }y) + __.a { I r 34 AC. / �+ l / I / O z n\\� / ` i' `--- ' i \\) ` _ __^ter �` EX.r GRAVEL F, ` 1 EXISTING I ` r IAL /, + M" d v z p4 PAWING LOT �' + +' xI FLEET' i DB 107SPG N551\ _ _ ' / / �' a c� /' I gg0 MAINTENANCE° g i, SHOP I\ \ N`� 4i'690 W crj A RISTING ) l '~~ `, _7 ` -L--► ' r'' rrr/ a r (%] W WASH_ RACK ' r i` �5' STRUCTRE / I ♦, � / + /r / /, \`_ / iram.-- 1 1 —r ' ✓ r / "__ r \ , \ `/, 1, } 9 I yi \ \ / N f + , Ln / t i Ij r r I \ CO ` / O !g I , p O cD IN to �_ \ \ \ \ / r \\1r''' I 1 '—'— I \r J- ' i r-- -' ' ; + \ \ ' I r' r' ,/ r' Q CQ C\2 ^C`7 %1 i ` �./ �; �r i \\PROPOSED 4,900 S.F. 1 i i' 1� PROP. W SHDOWNTRUO`K Cot TA co --- �9 STRUMENT CTURE o \\SETTLING BASKS\0 HEIGHT 35` +/.., , \ `It /' ` + O -- ___' \ I \ , I ' I ' / ✓ MARK SMITH 9 I\ ,''r--'— - ---'NORT STEPI�/ENSON ANC.N0.022837 ----_ ,� ' ! ,I i' \ I i r i r_,— —\ + I / 43—(`(A))-1�7 & 148 3 7 U r� \ _ _________ 1 1,- , `1 J / I i \� i \\ �/' \"' i 'ZONE: i RP �'s r�\ It / i /1 % i .' `\ i �`' 4 114.601 AC. / SIONAL USE'- UNIYGR O D DB 1668 221 STEPHENSON INC., \ \ I \�\ \ \ \\\ _ J / i\ \\ `\__,. I \� \ co -- ---\__ --'ZONE:/ M-1---- I l r 37.M A '`\ \` + �;1.- `\ �`90 , \\ r----- --'-USE: UNLMPIJOVED ------- IN§T; #r'b50009792 ul V IN r P r \ a. Z [-- _ - --- U) `,\ _ p--q I 1 -- ------ , p ��1 P, co o - - I ,---------------- W r ` r , / /r— ----- 2$ (31� W O csx RAILROAD 0 AD —���� o- - - —�� CRIDER & SHOCKEY INC. OF WV 43 ((A)) 158 ZONE: RA 50.33 AC. USE: UNIMPROVED CURVE RADIUS ARC LENGTH DELTA ANGLE TANGENT CHORD BEARING CHORD LENGTH 00 0 100 200 ♦ 100' DATE: 10/12/05 SCALE: 1" = 100' DESIGNED BY: EAW/EJG FILE NO. 3485K SHEET 2 OF 4 05-78 s Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning LU Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 Revised May 13, 2005 Revised January 3, 2005 Revised May 13, 2005 Revised January 3, 2005 Ui Revised May 13, 2005 PROPOSED PROFFER STATEMENT e) The applicants hereby proffer to prepare and submit a traffic study to VDOT as.a component of the site development plan for each proposed 7.) Signatures : REZONING: RZ# 03-05 land use on the 79.13-acre site to a determine the portion of the major Rural Areas District (RA) to Light Industrial District (Ml) with collector road that will be required to be constructed based on the impacts The conditions proffered above shall be binding upon the heirs, executors, Proffers associated with each future land use. administrators, assigns and successors in the interest of the applicant and owner. In the W o Lo event the Frederick County Board of Supervisors grants this rezoning and accepts the W Co PROPERTY: 79.13 acres +/-; f) The applicants hereby proffer to dedicate right-of-way to VDOT along conditions, the proffered conditions shall apply to .the land rezoned in addition to other Tax Parcels #43- A 150 43- A 151 43- A 151A (( ))- (( ))- (( ))- Redbud Road for future improvements to the Interstate 8�1 Exit 317 requirements set forth in the Frederick County Code. .� 00 �°, 43-((A))-152, 43C-((3))-2, 43C-((3))-3, 43C-((3))-4, interchange area. This right-of-way shall be dedicated to VDOT within q A 'tw `o Lo 43C- 3 4A 43C- 3 -5, 43C- 3 -7A (( ))_ (( )) (( )) 181) days of final engineering plan approval. The preparation of right -of- Respectfully Submitted: .� Lo o I way dedication plats and legal documents associated with this dedication > Z to � co RECORD OWNERU North Stephenson, Inc. shall be prepared b parties other than the applicants. P P Y P PP s� LU >, o aU r - North Stephenson, Inc. o ' APPLICANT: North Stephenson, Inc. (here -in after `the applicants) _ g) The applicants hereby proffer to dedicate a 50-foot right-of-way and VDOT for o 04 provide temporary construction easements to the purpose of �. to PROJECT NAME: North Stephenson, Inc. -Light Industrial Rezoning realigning Redbud Road (Route 661) from the current intersection at By:� x�i" G�� t ®� Lo H Martinsburg Pike (U.S. Route 11 North) to connect to the major collector Keven Omps Date ORIGINAL DATE, road on the subject site. The purpose of the 50-foot right-of-way OF PROFFERS: October 13, 2004 dedication and temporary construction easements is to provide VDOT and Frederick County with an appropriate alternative to relocate Redbud Road. I ill_ (" 0 a� REVISION DATE:: May 13, 2005 The dedicated 50-foot right-of-way will connect to the intersection that is By: C� i OS :~ a� identified at station 17+00 on the Stephenson Village Major Collector Jo mps Date b Road Plan and CSX Crossing prepared by Greenway Engineering and w rn dated October 2004, which is included as an exhibit with this proffer Preliminary Matters statement. The location of the 50-foot right-of-way to connect to this Commonwealth of Virginia, intersection will be agreed upon by VDOT and the property owners to -- Pursuant to Sectiom 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and allow for a minimum 25 mph geometric design criteria and will be made City/County of To Wit: the provisions of tthe Frederick County Zoning Ordinance with respect to conditional available at such a time that VDOT deems necessary. The preparation of s-r zoning, the undersigned applicant hereby proffers that in the event the Board of right-of-way dedication plats and legal documents associated with this The foregoing instrument was acknowledged before me this day of Supervisors of Fredlerick County, Virginia, shall approve Rezoning Application # 03 -05 dedication shall be prepared by parties other than the applicants. The Q z for the rezoning of the 79.13-acres tract from the Rural Areas (RA) District, to Light construction of the realigned portion of Redbud Road shall occur by 2005 by we-(1 � r.n s Industrial (Ml) Dis>trict, development of the subject property shall be done in conformity palaies other than the applicants. with the terms and. conditions set forth herein, except to the extent that such terms and -T#rk. conditions may be subsequently amended or revised by the applicant and such be h) The applicants hereby proffer to prohibit commercial entrances along the _ _ No Public approved by the Frederick County Board of Supervisors in accordance with the said Code western property line on tax parcel 43-((A))-152 adjoining the Redbud My Commission Expires . �.�.ti 31 _a oo a and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers Road (Route 661) right-of-way. This proffer is intended to prohibit j�— shall be deemed withdrawn and have no effect whatsoever. These proffers shall be commercial entrance locations on the current alignment of Redbud Road binding upon the applicants and their legal successors, heirs, or assigns. and is not intended to prohibit commercial entrances internally to the subject site should Redbud Road be realigned through the subject site The subject property is more particularly described as the land owned by North resulting from the widening of Interstate 81. Stephenson, Inc. being all of Tax Map Parcels 43-((A))-150, 43-((A))-151, 43-((A))- 151A, 43-((A))-152, 43C-((3))-2, 43C-((3))-3, 43C-((3))-4, 43C-((3))-4A, 43C-((3))-5, and 43C-((3))-7A, as evidence by recorded property deeds in the Frederick County Clerk W of Court Office included with this rezoning proposal. A File #3485/EAW 3 File #3485/EAW 5 File 43485/EAW 1 f.. MARK D. SMITH N0, 022837 64 Greenway Engineering October 13,2004 North Stephenson, Inc. Rezoning g g p g Revised January3, 2005 Greenway October 13, 2004 North Stephenson, Inc. Rezoning yEngineering p g Revised Jams 3, 2005 �13, r^ ��� 30 V (�Cy� Revised Ma , 2005 Revised May 2005 SIGNAL 2.) Structural Development PROJECT PROFFER STATEMENT The applicants hereby proffer to limit the structural development on the 79.13-acre to a maximum of 800,000 square -feet of total floor area. 1.) Transportation : 3.) Environmental Protection a) The applicants hereby proffer to construct, or cause for the construction of dual ,southbound left .turn lanes on Martinsburg Pike (U.S. Route 11 The applicants hereby proffer to provide for the delineation of karst features located North'. at the major collector road intersection with Renzi Drive at the .) J acre site as a condition of master development plan approval. The on the 79.13-� P P PP Ruthe>rford's Farm Industrial Park. The southbound dual left turn lanes applicants furtf er proffer to conduct geotechnical analysis for each site plan in'which ~ will bee constructed at the same time that the Rutherford's Farm Industrial structural development or other site improvements are located within 50 feet of Z V Park immprovements to Martinsburg Pike are constructed. identified karst features. The geotechnical analysis reports and methods for treatment of impacts shall be provided to the Frederick County Engineer for review and 0 E-1 b) The applicants hereby proffer to construct, or cause for the construction of approval as a condition of site development plan approval. a rightt turn lane within the Martinsburg Pike (U.S. Route 11 North) right- co of -wary at a location and distance acceptable to VDOT between the E-i -:� intersection of Redbud Road (Route 661) and the major collector road W intersection serving as the primary entrance to the 79.13-acre project site. 4.) Viewshed Mitigation W W Z Q A traffic study will be prepared and submitted to VDOT as a component T of the: site development plan for each proposed land use on the 79.13-acre The applicants hereby proffer to prohibit the placement of freestanding and building .ice � site to allow VDOT to determine when the proffered improvement is mounted illuminated and non -illuminated business signs facing the eastern property EW—� ~ 0 warranted. line of tax map parcel 43-((A))-152 to mitigate viewshed impacts from the 3" ® Winchester Care Battlefield Area. � W 0� v c) The applicants hereby proffer to provide for the dedication of right-of-way = U) and for the allowance of temporary construction easements needed for the ultimatte design of the major collector road from the CSX railroad to 5.) Fire and Rescue Monetary Contribution WCD Martimsburg Pike. The dedicated right-of-way shall provide for the W improwements identified from station 10+00 to station 24+00 on the The applicant3 hereby proffer to provide a monetary contribution of $0.01 per square Q Stephenson Village Major Collector Road Plan and CSX Crossing foot of structural development on the 79.13-acre site occurring subsequent to re arced b Greenway Engineering and dated October 2004, which is P P Y Y g g approval. This move contribution shall be provided to Frederick County rezoning pp Lary p � � includled as an exhibit with this proffer statement. The applicants further at the time of building permit issuance for structural development, which may proffer to provide for the dedication of right-of-way acceptable to VDOT generate a maximum monetary contribution of $8,000.00 based on the proffered C W for the purpose of providing a right turn lane from the major collector road maximum square footage of structural development. The applicants monetary ® Z onto tlhe internal street connection located at station 17+00 on the subject contribution will be directed to the Clearbrook Volunteer Fire and Rescue Company, 0 CO U) exhibiit. site. which will provide first due response to the subjecta d) The applicants hereby proffer to enter into a signalization agreement with VDOT for the provision of a traffic signal at the major collector road 6.) Martinsburg Pike Corridor Enhancement intersection with Martinsburg Pike, which will align with Renzi Drive at the Rutherford's Farm Industrial Park. The signalization agreement shall The applicants hereby proffer to provide corridor enhancements along Martinsburg providle for the pro-rata share of the traffic signal based on the projected Pike. The location and type of enhancements for this corridor will be identified on traffic volumes identified in the Traffic Impact Analysis (TIA) compared the Master Development Plan for the 79.13-acre project site. to the projected traffic volumes identified in the TIA for the Rutherford's Farm ]Industrial Park and the TIA for the Stephenson Village Residential Planned Community. File 93485/EAW 2 File #3485/EAW 4 DATE: 10/12/05 SCALE: N/A DESIGNED BY: EAW/EJG FILE NO. 3485K SHEET 3 OF 4 05-78 l kp&-�M ims 695 690 685 9+50 10400 10+50 8- 24' select backfill 8" 112 O.D. 5" CONCRETE CRADLE 11+00 11+50 12+00 FRol . all W/L 24" select backfill s All backfill to be compacted to 95% of ASTM D698 maximum density. STANDAIRD qa VIA backfill concrete CONCRETE TRENCH & BEDDING SEP 05 in l05 am 695 6930 685 (080 12 +50 13+00 13+50 Both joints of the fitting shall be restrained. In addition, all joints within the recommended length (L) on the large side of the reducer shall be restrained. RESTRAINED LENGTH OF PIPE (Ft) SMALL LARGE SIDE JOINT SIDE PVC DIP JOINT 6" 8' to" 12' 6" 8" to" 12' 6' -- 40 60 60 -- 20 40 40 8" -- -- 40 60 -- -- 20 40 f0' -- -- -- 40 -- -- -- 20 REDUCER In addition to restraining the connection, any joint that falls within the recommended length (L) shall be restrained. RESTRAINED LENGTH OF PIPE (Ft) PVC DIP 6" 8!1 f0" 12" 6' 8- 10" 12' 60 60 1 80 100 40 40 1 60 1 60 VALVE, DEAD END (PLUG, FIRE HYDRANT) RESTRAINED JOINTS 1 OF 3 -2- SEP 05 In addition to restraining each joint of the tee, (1) any joint that falls within the recommended length on the branch —' outlet Lb tin shall be restrained, 2 an joint that falls ( ) piping O Y within the recommended length of the run (straight through) outlets (Lr) shall be restrained. A cross shall be restrained per a tee's requirements for Lb. A wye shall be restrained per a tee's Lr and a 45' bend's L requirement. RESTRAINED LENGTH OF PIPE (Ft) TEE PVC DIP r X b Lr Lb Lr Lb 6 X 6 20 20 20 20 8 X 8 20 20 20 20 8 X 6 20 20 20 20 10 X 10 20 20 20 20 10 X 8 20 t 20 20 20 RESTRAINED LENGTH OF PIPE (Ft) TEE PVC DIP r X b Lr Lb Lr Lb 10 X 6 20 20 20 20 12 X 12 20 20 20 20 12 X 10 20 .20 20 20 12 X 8 20 20 20 20 12 X 6 20 20 20 10 TEE, CROSS, WYE f +-- L In addition to restraining each side of the bend, any joint that falls within the recommended length on each side of the bend shall be restrained. TYPE RESTRAINED LENGTH OF PIPE (Ft) RESTRAINED LENGTH OF PIPE (Ft) FITTING PVC DIP DEGREE 6" 8" to' 12' 6" B. to' 12' 90 20 20 40 40 20 20 20 40 45 20 20 20 20 20 10 20 20 22.5 20 20 20 20 20 20 20 20 11.25 20 20 20 20 20 20 20 20 HORIZONTAL BEND RESTRAINED JOINTS -3- 2OF3 SEP 05 finished DOWN BEND DEPTH 4 FT. MIN, DOWN BEND RESTRAINED LENGTH UP BEND DEPTH �G Vertical offsets contain down and up bends. On down bends, one joint faces horizontal and the other points down. On up bends, one joint faces horizontal and the other points up. Each side of any vertical offset bend shall be restrained. In addition, any UP BEND RESTRAINED LENGTH joint that falls within the recommended length on each side of the fitting shall be restrained (Ld, Lu). RESTRAINED LENGTH OF PIPE (Ft) DEPTH OF BURY DEPTH OF BURY 4 FT MIN. 5-12 FT. 4 FT MIN. 5-12 FT. SIZE/TYPE DEGREE OF BENDS Ld (DOWN) Lu (UP) SIZE/1YPE DEGREE OF BENDS Ld (DOWN) Lu (UP) 6' PVC/DIP 45, 22.5 & 11.25 20 20 10' PVC 22.5 & 11.25 20 20 8' PVC 45 40 20 to' DIP 45, 22.5 & 11.25 20 20 8' PVC 22.5 & 11.25 20 20 12' PVC/OIP 45 40 20 8' DIP 45, 22.5 & 11.25 20 20 12- PVC 22.5 & 11.25 20 20 t0' PVC 45 40 20 12- DIP 22.5 & 11.25 20 20 VERTICAL OFFSET RESTRAINED JOINTS -4- 3OF3 SEP 05 3' dia. schedule 40 steel pipe filled with concrete g and painted yellow finished 7' grade 2' 18" dia. concrete encasement'' >�:':� •'' 3' BOLLARD DETAIL as required [concrete pad 1'-W die. x 6" deep finished grade 2` in. - 8"max. �1✓ mow► `/ FIRE HYDRANT ASSEMBLY -10- mechanical pint swivel tee with 6" branch SEP 05 a W W Z t� WoLn CO 00 a �.� �c ' �2 ° Q Z�� x? o, LONE la �� �o� W � 0 to W � a �� Hw z` ^ 0 O a wCf) H z z w o x zcoU o�� W Ix w H Q w w w x � 5 W w (x Q Ei Q c2 CQ MARK D. S TH 9 No, 022837 a �0A� �I i� r �1�ww SSIONAL� Z0 V a CC E-- 0) Q Z 4- w U W Z Q E- Z O w CD < <� FiI 3 (� a w T 1- W 000E-- C:� Z 0M CL a DATE: 10/12/05 SCALE: " _ r V: 1" - 50 DESIGNED BY: EAW/EJG FILE NO. 3485K SHEET 4 OF 4 05-78 a 0 M 0 a; 0 0 CQ 0 U i x LO co co i 0 a 0 z w z z w i a > a �s � A 71 a 0 x 33 0 ti GENERAL NOTES 1. Methods and materials used in the construction of the improvements herein shall conform to the current County construction standards and specifications and/or current VDOT standards and specifications. 2. Measures to control erosion and siltation, including detention ponds serving as silt basins during construction, must be provided prior to issuance of the site development permit. The approval of these plans in no way relieves the developer or his agent of the responsibilities contained in the Virginia Erosion and Sediment Control Handbook. 3. A permit must be obtained from the Office of the Resident Engineer, Virginia Department of Transportation (VDOT) and Frederick County prior to construction in existing State right-of-way. 4. Approval of this plan does not guaranttee issuance of an entrance permit by VDOT when such permit is required under State law. 5. The exact location of all guard rails wiill be determined by VDOT personnel. "A joint inspection will be held with the Developer, County Representatives, .and Representatives of the Virginia Department of Transportation (VDOT) to determine if and where guard rail[ and/of paved ditches will be needed. The developer will be responsible for providing guardrail and paved ditches as determined by this joint inspection." Refer to Virginia Department of Transportation (VDOT)) Guard Rail and Paved Ditch Specifications. 6. An approved set of plans and all applicable permits must be available at the construction site. Also, a representative of the developer must be av&ilable at all times. 7. Warning signs, markers, barricades or flagmen should be in accordance with the Manual on Uniform Traffic Control Devices (MUTCD). 8. All unsuitable material shall be removed from the construction limits of the roadway before placing embankment. 9. All pavement sections on the approved plans are based on a minimum CBR value of 6. CBR values less than 6 will require revised pavement sectiom prepared by Greenway Engineering and approved by the owner. 10. All roadside ditches at grades of more than 5% shall be paved with cement concrete to the limits indicated on the plans and as required at the field inspection. 11. All springs shall be capped and piped t:o the nearest storm sewer manholes or curb inlet. The pipe shall be minimum 6" diameter and conform to VIDOT standard SB-1. 12. Construction debris shall be containerized in accordance with the Virginia Litter Control Act; no less than one litter receptacle shall be provided at thie 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 contrwctors responsibility to clean streets, allay dust, and to take whatever measures are necessary to insure that the streets are maintained in a clean, mud and dust free condition at all times. 14. Notification shall be given to the appropriate utility company prior to construction of water and/or sanitary sewer lines. Information should also be obtained from the appropriate authority concerning permits, cut sheets, and connections to existing lines. 15. All sanitary sewers and water mains antd 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 prio>r to construction. 20. These plans identify the location of all known gravesites. Gravesites shown on this plan will be p -otected in accordance with state law. In the event gravesites are discovered during construction, the owner and engineer must be notified immediately. 21. The contractor is to verify field conditions prior to and during construction and notify Greenway Engineering at (540) 662-4185 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, or VTM-1 &s 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 ten (10) working days, prior to commencement of excavation or demolition. Names and telephone numbers of the and operators underground utility lines in Frederick County appear below. These numbers shall also be used to serve in an emergency condition. 24. All utilities to be located underground. FCSA CONSTRUCTION NOTES 1. The Authority's Water and Sewer Standardls 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. The contractor shall tie-in a new sewer line to an existing manhole by core drilling the manhole. 6. When an existing water main is tapped for the installation of a new line: a) The Authority shall furnish all labor and material. b) The contractor must: 1. make application and pay deposit 2. mark the tap location. 3. coordinate installation with the engineering -assistant. 7. Exact locations of water and sewer services on new lines are to be coordinated with the Authority's Inspector. 8. The Authority's maintenance department shall furnish and install all water meters through 2" in size. It is the contractor's responsibility to have the meter box assembly installed correctly. VDOT GENERAL NOTES V1. All work on this project shall conform to the current editions of and latest revisions to the Virginia Department of Transportation (VDOT) Road and Bridge Specifications and Standards, the Virginia Erosion and Sediment Control Regulations, and any other applicable state, federal or local regulations. In case of a discrepancy or conflict between the Standards or Specifications and Regulations, the most stringent shall govern. V2. All construction shall comply with the latest U.S. Department of Labor, Occupational Safety and Health Administration (OSHA), and Virginia Occupational Safety & Health (VOSH) Rules and Regulations. V3. When working within VDOT right-of-way, all traffic control, whether permanent or temporary, shall be in accordance with the current edition of VDOT's Work Area Protection Manual. Furthermore, all traffic control flaggers must be certified in accordance with Section 104.04(c) of the VDOT Road and Bridge Specifications. V4 The developer shall be responsible for relocating, at his expense, any and all utilities, including traffic signal poles, junction boxes, controllers, etc., owned by VDOT or private / public utility companies. It is the sole responsibility of the developer to locate and identify utility facilities or items that may be in conflict with the proposed construction activity. VDOT approval of these plans does not indemnify the developer from this responsibility. V5. Design features relating to field construction, regulations, and control or safety of traffic may be subject to change as deemed necessary by VDOT. Any additional expense incurred as a result of any field revision shall be the responsibility of the developer. V6. Prior to initiation of work, the contractor shall be responsible for acquiring all necessary VDOT land use permits for any work within VDOT right-of-way. V7. If required by the local VDOT Residency Office, a pre -construction conference shall be arranged and held by the engineer and/or developer with the attendance of the contractor, various County agencies, utility companies and VDOT prior to initiation of work. V8. The contractor shall notify the local VDOT Residency Office when work is to begin or cease for any undetermined length of time. VDOT requires and shall receive 48 hours advance notice prior to any required or requested inspection. V9. The contractor shall be responsible for maintaining adequate access to the project from the adjacent public roadway via a construction entrance that is constructed and maintained in accordance with Section 3.02 of the Virginia Erosion and Sediment Control Handbook. Furthermore, access to other properties affected by this project shall be maintained through construction. The Developer shall have, within the limits of the project, an employee certified by the Virginia Department of Conservation and Recreation (VDCR) in Erosion and Sediment Control who shall inspect erosion and siltation control devices and measures on a continuous basis for proper installation and operation. Deficiencies shall be promptly rectified. V10. Contractor shall ensure adequate drainage is achieved and maintained on the site during and at the end of construction. V11. All water and sewer lines within existing or proposed VDOT right-of-way shall have a minimum thirty-six (36) inches 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. Work shall cease in that vicinity until an adequate design can be determined by the engineer and approved by VDOT. V13. All fill areas, borrow material and undercut areas shall be inspected and approved by a VDOT representative prior to placement and fill. Where CBR testing is required, a VDOT representative shall be present to insure the sample obtained is representative of the location. When soil samples are submitted to private laboratories for testing, the samples shall be clearly identified and labeled as belonging to a project to be accepted by VDOT and that testing shall be performed in accordance with all applicable VDOT standards and procedures. V14. All roadway fill, base, subgrade material, and backfill in utility/storm sewer trenches shall be compacted in six (6) inch lifts to 95% of theoretical maximum density as determined by AASHTO T-99 Method A, within plus or minus 2% 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 underdrains shall be installed where indicated on these plans and/or as specified by VDOT. V16. 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 basis following the Manual On Uniform Traffic Control Devices. V18. The developer shall provide the VDOT Residency Office with a list of all material sources prior to the start of 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 shall be placed in accordance with Section 315 of the VDOT Road and Bridge Specifications. Density shall be determined using the density control strip as specified in Section 315 and VTM-76. A certified compaction technician shall perform these tests. Certified copies of test reports shall be submitted to VDOT daily, unless specified otherwise. A VDOT representative shall be notified and given the opportunity to be present during the construction and testing of the control strip. V21. In accordance with Section 302.03, the foundations for pipe culverts thirty-six (36) inches and larger shall be explored below the bottom of the excavation to determine -the type and condition of the foundation. The contractor shall report findings of foundation exploration to the engineer and VDOT for approval prior to placing pipe. Foundation designs shall comply with VDOT Road and Bridge Standard PB-1. Where soft, yielding, or otherwise unsuitable foundation is encountered, the foundation design and/or need for foundation stabilization shall be determined by the engineer and approved by VDOT. V22. Approval of these plans shall expire three (3) years from the date of the approval letter. V23. VDOT Standard CG-12 Curb Ramps shall be installed where indicated on these plans and/or as specified by VDOT. V24. VDOT Standard Guardrail shall be installed where warranted and/or as proposed on these plans in accordance with VDOT's installation criteria. Final approval of the guardrail layout to be given by VDOT after grading is mostly complete. Before a permanent meter is installed: a) The meter box, with its frame and cover, must be properly aligned with the coppersetter. FIRE MAR►SHALL',S NOTE b) The frame and cover shall be set to� final grade. c) d) The All distance between the top of the cover and the coppersetter shall to be between 18 and 21 inches. components of the meter box assembly shall be in proper working order. Fire lane markings and signage: Any "No Parking" signs and yellow painted curb locations will be installed 9. For water and sewer services that connect to existing lines: by field inspection at the direction of the Fire Marshall's Office. TRIP GENERA TION DA TA 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) d) The For Authority shall furnish and instaill all 5/8", 3/4" and 1" water services. all 1 1/2 and 2 water services, the Authority shall make the tap and bring the piping to the CLASS USE DWELLING UNITS * TRIP RATE TRIP RATE USE VPD property line. The contractor shall furnish aind install the meter vault assembly. The Authority will install the meter. e) The Authority will install all sewer latterals. 10. Any water service line must have a backflow prevention assembly (double check valve or RPZ, as required). The assembly must meet ASSE standard No. 1015 or 1013. 11. All fire lines shall have a backflow prevention assembly (detector double check valve or RPZ, as required). The* TAKEN FROM ITE TRIP GENERATION 7TH EDITION UTILITY CONTA CTS assembly shall meet ASSE standard No. 1048 or 1047. Any exterior, privately owned fire line shall also have a fire service meter. This assembly shall be installed immediately before the backflow prevention unit. Radio read remotes are required. Water/ Frederick County Sanitation Authority Phone: Verizon 12. FCSA Engineer shall review the mechanical drawings containing the domestic and fire service meters and Sewer: P.O. Box 1877 P.O. Box 17398 backflow prevention devices, and approve the; designs and materials. Winchester, VA. 22604 Baltimore, MD 21297 (540) 866-1061 (301) 954-6282 HANDICAPPED PARKING NOTE Power: Allegheny Power Gas: Shenandoah Gas Co. P.O. Box 1458 Hagerstown, MD 21741 P.O. Box 2400 Winchester, VA 22604 Handicapped parking spaces and aisles shall slope 1-800-654-3317 (540) 869-1111 no greater than 2% in all directions. Virginia Utility Protection Service 1-800-552-7001 LEGEND EXISTING INTERMEDIATE CONTOUR -- EXISTING INDEX CONTOUR --------------------------- 330 PROPOSED CONTOUR 400 EXISTING EDGE OF PAVEMENT EX E/P PROPOSED EDGE OF PAVEMENT PROP E/P EXISTING CURB AND GUTTER EX C&G PROPOSED CURB AND GUTTER PROP C&G TRANSITION FROM CG-6 TO CG-6R CG-6 CG-6R EXISTING TELEPHONE LINE PROPOSED TELEPHONE LINE T EXISTING STORM SEWER EX. 15 RCP , PROP. 15" RCP PROPOSED STORM SEWER -' EXISTING SANITARY SEWER PROPOSED SANITARY SEWER S EXISTING ELECTRIC SERVICE PROPOSED ELECTRIC SERVICE E EXISTING GAS LINE PROPOSED GAS LINE G PROPERTY LINE ®•�� ®_� FLOW LINE - ... -..... ... ... FENCELINE EXISTING POWER POLE EXISTING TELEPHONE PEDESTAL a EXISTING WATERLINE W/ TEE W T PROPOSED WATERLINE W/ TEE W T EXISTING FIRE HYDRANT EXISTING WATER VALVE W PROPOSED WATER METER W PROPOSED REDUCER W STOP SIGN PARKING INDICATOR INDICATES THE NUMBER OF TYPICAL PARKING SPACES 12 HANDICAP PARKING VEHICLES PER DAY COUNT 100 PROPOSED BUILDING ENTRANCE PROPOSED STREET NAME SIGN PROPOSED SANITARY LATERAL CLEANOUT 44 10 S SANITARY MANHOLE IDENTIFIER 12 STORM DRAIN STRUCTURE IDENTIFIER O6 EASEMENT LINE CENTERLINE - EXISTING SPOT ELEVATION X 735.4 PROPOSED SPOT ELEVATION X35-� EXISTING TREE LINE SUR VEY AND TOPOGRAPHIC INFORMA TION 1. Boundary survey was performed by: Dated: 2. Aerial, horizontal and vertical control surveys were performed by: (Year) 3. Aerial topographic mapping performed by: Dated: 0 WNERS CERTIFICA TE The foregoing Site Plan of the land of North Stephenson. Inc. is with the free consent and in accordance with the desires of the undersigned owners, properties and trustees if any. DATE APPROVAL FR Ee�__OUNTYZONING ADMINISTRATOR DATE *APPROVAL OF THESE PLANS SHALL EXPIRE FIVE (5) YEARS FROM THE DATE OF PLANNING APPROVAL VICINITY MAP SCALE: 1" = 2000' SHEET INDEX COVER SHEET MINOR SITE PLAN PROFFER STATEMENT WATERLINE PROFILE & FCSA DETAILS SITE SHEET 1 OF 4 SHEET 2 OF 4 SHEET 3 OF 4 SHEET 4 OF 4 THESE PLANS ARE IN CONFORMANCE WITH FREDERICK COUNTY STANDARDS AND ORDINANCES. ANY DEVIATION OR CHANGE IN THESE PLANS SHALL BE APPROVED BY THE ZONING ADMINISTRATOR PRIOR TO CONSTRUCTION PROJECT INFORMA TION SITE LOCATION THE SUBJECT PROPERTY FRONTS ON THE EAST SIDE OF MARTINSBURG PIKE (U.S. RT. 11 NORTH), JUST NORTH OF THE INTERSTATE 81 EXIT 317 NORTHBOUND OFF -RAMP, AND IMMEDIATELY EAST OF REDBUD ROAD (RT. 661). PARCEL IDENTIFICATION NO. 43-((A))-151 & 43-((A))-151A LOT AREA 35.79 AC. DISTURBED AREA 5,500 S.F. - NO LAND DISTURBANCE PERMIT REQUIRED CURRENT ZONING M-1 CURRENT USE TRUCKING & OFFICE PROPOSED USE ADDITION OF TRUCK WASH SIGNS: NONE PROPOSED. FUTURE SIGNAGE MUST CONFORM WITH THE STANDARDS OF SECTION 165-30 OF THE FREDERICK COUNTY ZONING ORDINANCE. OUTDOOR LIGHTING: NONE PROPOSED. ANY FUTURE LIGHTING SHALL CONFORM TO SEC. 165-35A OF THE FREDERICK COUNTY ZONING ORDINANCE. ALL OUTDOOR LIGHTING SHALL BE ARRANGED TO DEFLECT GLARE AWAY FROM ADJOINING PROPERTIES AND PUBLIC STREETS. OUTDOOR TRASH RECEPTACLES: NONE PROPOSED. WATER & SEWER: NO NEW INFRASTRUCTURE PROPOSED. BUILDING HEIGHT: MAXIMUM ALLOWED=60'-O" PROPOSED=35'-O" BUILDING SETBACKS: REQUIRED: FRONT: 75' PROPOSED: FRONT: 444.5" SIDE: 25' SIDE: 579.7' REAR: 25' REAR: 855.1' PARKING: THE TRUCK WASH CONTAINMENT STRUCTURE WILL NOT INCREASE EMPLOYMENT; THEREFORE NO NEW PARKING IS PROPOSED. FAR ALLOWED: 1.0 OR. 1,559,012 S.F. FAR PROPOSED: 0.01 OR 22,823 S.F. ENVIRONMENTAL: NO STREAMS, FLOODPLAINS, LAKES/PONDS, WETLANDS, NATURAL STORMWATER RETENTION AREAS OR STEEP SLOPES EXIST ON -SITE. EXISTING TREE LINES ARE IDENTIFIED AND ARE NOT PROPOSED TO BE DISTURBED. Project Name: North Stephenson Truck Wash Containment Structure erial District: STONEWALL MAGISTERIAL DISTRICT Owner: Developer: NORTH STEPHENSON, INC. NORTH STEPHENSON, INC. Engineer Certifying Plan: GREENWAY ENGINEERING Project Number: 3485K Date of Plan: (Month, Day, Year October 12, 2005 Address, Including Zip Code & Telephone No. 1800 MARTINSBURG PIKE WINCHESTER, VA 22603 (540) 667-4919 Address, Including Zip Code & Telephone No. 1800 MARTINSBURG PIKE WINCHESTER, VA 22603 (540) 667-4919 Address, Including Zip Code & Telephone No. 151 WINDY HILL LANE WINCHESTER, VA 22602 (540) 662-4185 a Z LU Z W 0 �> x L U 1.40 Lo LO 00 C\2 co U toL �C\J� I o I CU Q. a� Hw $-4 �4 a) o wF � z o w U O. z d o z o� x Z z x a � w a w A a r4 A a 5 w a w w Lo F' o\i CQ C40 A o1 CQ 4 -4 4_5�H Qp LTrf Ile MARK D, SMITH No.022837 ohs ���' `SIGNAL M Zv 0� Cl) W W Q W z > E-+ Z Fes.. W 0 E4 U W �O 0)C G� U co M �T, 1- W 0 W O Z0U) 0) E-i O IL DATE: 10/12/05 SCALE: N/A DESIGNED BY: EAW/EJG FILE NO. 3485K SHEET 1 OF 4 05-78 O_ co O O co bD b a 0 G I x I 0 a 0 C7 z w w z 0 z w / G a x I 0 x co / 0 ti / X i \ S WET TAPS, �\ BY FCSA f Vl� ! \ �7 zo2I �\ Q o.e 4 to ° O ' 0 PROP. 20' �.°W�".'�..f59S?Y^"`'��S�S�S PROP. FH J f 5M. W/ 4 / I I OLLARDS j i I 1 � WATERLINE DETAIL SCALE: 1" = 40' WALL MOUNTED HC PARKING SIGN LEFT ENDWALL ELEVATION SCALE: 1" = 10, PROP. BUILDING LEFT ENDWALL AT GRADE ACCESS DOOR , C C T r` . y 5' WIDE ASPHALT - HC ACCESSIBLE PLAN VIEW ROUTE - (2% OR SCALE: V = 10' LESS IN ALL DIRECTIONS) EXISTING STRUCTURE AREA OFFICE 4,442 S.F. FLEET MAINTENANCE SHOP 12,621 S.F. FUEL DEPOT STRUCTURE 860 S.F. ^` LLI Lu WASH RACK STRUCTURE 272 S.F. PROPOSED STRUCTURE AREA WASH RACK CONTAINMENT STRUCTURE 4,900 S.F.o \ Cr .��:_� TOTAL 22,823 S.F. ji �� \ g rn�Z. / i� j \� ��1 • RUTHERFORD FARM, LLC a �°j;,' ca / \\ \ 1 ,l) 43-((A))-100 cfl `m ZONE: B2 C\2 r CID c,j 51.12 AC. = o 4 \ \ USE: RESIDENTIAL a q p I '`.o� \�� INST. 050006702 ,n an ,. �e ply to cu �J ")4 11 eca,� . D0 >~ CIO or A�j .e - 0�0/ fK 0I \ 4�d �q�9(0 a) AE/111�11,�0� �'~ �J I�.tea E+ fz. �% !— \ 1 1 \ , j j H 1, `♦ rsJ�'6`� 'zi9,- r \ sae t / �r / ` 1111 I + / ,-''"'"'• 1 t 1 + t / 1 � i m � `- '�'- ��y4„ � �t _t • - �' ' 0�b. ��' �7 i.j ~� L �� i� "/� _"' � I � �� i ' I i `2 � \ \ ., • • �/WC� / �s'A, ��[' e .��.-.\/' 3 d' '_'-=,� '�•,.. '`— _`' ---,.. � Lam, ,v 0 0- / t d i ' — r — _ — _ _ `` `�— �N N >, �p t \� \7; N c3" 0 /`` I p' ' D".. P °� C4 Dry, �1 CyG t (P \\ j //" \.. jj� `. l—// 1 i \\\ .r4 \I l /,-- � \�-'� `�`t 1\ � � i�'--Ur 1 a' i7 ;0 3m 01 f EBtit. Jl y. / ` �•y..tirG .,� / [—y `r /i EXISTING`__ , �r� / i 1 E" W ,�t , 1 / --�\ , !; FUEL DEPOT I w ' ),'+� STRUCTURE o ,/ ea , �c J INVESTMENTS LC = r "1I'll 43t((A))-150 I y r / 1' \_-- c'_ 1 '�_ -- _ \ ,•- i d r / Z NE: M-1 /J all � �� _ / / ' / x d z ,�++ --- . 1 tl `� `\ `\ •'" \ /'\-- i\� `\ 1'1' , 'wJ"'T "t i 34 AC. i �- o ' 0 U% EX. GRAVEL / -,- r ! J _ / , ',, - s '� \ ♦ ,� .! '' v r , \ - ! , EXISTING 1 I I USE: (RESIDENT 'L t ,1 / I \ - �� \ PARKING LOT �+ t 9 4 1� J , r + r 1 ! , u. FLEET , DB 07 PG 1551� -. --__ •" / 1 ` 1 \'. `_ ""- --" ~•`\ i \\ ��°" j�l f��_ 3 J t�`i YviAINTENANCE pp t I -11,,/ 1 �� � a � W L =�� /�• ,/ , \\ t ` _ , —.� . I SHOP t t \ \\ J > .•/ �' u" a, W 690 � ' ' r' i i t ` , :' �i j t _N 41'S0'36' 2 �' q Q, �,j _ E 'XISTING i' - -- 's� -� /WASH "RACK _,' - -�- ���' \`I i 2$' gRL / t � \ / - .'"�.• / t. STRUGT,JJREJ � I \ � ,� �°Q , w 'I' N 1 1 ,/ tn to 0 1 O / W O � \ 1 4 / 1 \\ , O .� J J + \\- Ste' co /r � \ \ O ' Ir'Jl � cQ C9 © r PROPO ED 4,900 S.F. ' /TH op ' \ CONTAI MENT a� 1 \_ + \N,I ��� \`\ STRUCT RE Ham, TGHT - 3 _ "�", , I , MARK D. SMITH _ ------------- \\ ~ 0 % 1' NORTT STEPHJENSON /INC. No. 022837 1 ' -------- / ---- \� -_ ( 1\ i r '� !1 tt - \� ,! I( 43-((A))-1�7 & 148 'ZONE: i RP i ,' ; ,% \ i-' }' 114.60 AC. `SIOIVAL ---- -- - -_____ �� �,,� tt /,r' i USE'- UNIIfIPRO D t t \ 1 //, DB 11668 G 22� L1IORTH STFPEENSON INC`, \_ -'ZONE•! M-1 `\ +� m `\ 6' \�` `/ -----------'' i ---------'-USE: UNIMPROVED IN # ,6500b9792 W/� 680 —\ I Co rU-I co ``\\ \`----'----',J + \``\`---''' i '/ r/J / 1 � Z \ cW ,_, or II z a. 1 E 0cj) W o ' \ 6710 � ------ rci Y a r, t / � \ '\ /------ -\ 25 8RL CO E-i �' �/f ` \ \\ ....•.sKwy'°rn•r _ ;•• ��mt`d.ai��s.t'mzs-KavW`''P'r''`.c.g°."n. y.� 1'�x.�•w..it _J�'�� �A ,rM°vyv.-.•aw.+.wi,,,, _ �■ _ _-'...T__�u.•r_.='_Yd$�'��• — ram` — r •—__ ' `Oi C SX RAILROAD 0. CRIDER & SHOCKEY INC. OF WV 43-((A))-158, ZONE: RA 50.33 AC. USE: UNIMPROVED CURVE RADIUS ARC LENGTH DELTA ANGLE TANGENT CHORD BEARING CHORD LENGTH 100 /i 100 200 tip-?�=E • 0 0 DATE: 10/12/05 SCALE: 1" = 100' DESIGNED BY: EAW/EJG FILE NO. 3485K SHEET 2 OF 4 05-78 s s Z —1 2. di Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning LU Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 Revised January 3, 2005 Revised January 3, 2005 Revised May 13, 2005 Revised May 13, 2005 RU Revised May 13, 2005 PROPOSED PROFFER STATEMENT e) The applicants hereby proffer to prepare and submit a traffic study to VDOT as.a component of the site development plan for each proposed 7.) Signatures REZONING: RZ# 03-05 land use on the 79.13-acre site to a determine the portion of the major Z Rural Areas District (RA) to Light Industrial District (Ml) with collector road that will be required to be constructed based on the impacts The conditions proffered above shall be binding upon the heirs, executors, Proffers associated with each future land use. administrators, assigns and successors in the interest of the applicant and owner. In the LU C Co event the Frederick County Board of Supervisors grants this rezoning and accepts the cal PROPERTY: 79.13 acres +/- f) The applicants hereby proffer to dedicate right-of-way to VDOT along conditions, the proffered conditions shall apply to the land rezoned in addition to other `t Tax Parcels #43- A -150, 43- A -151, 43- A -151A, Redbud Road for future improvements to the Interstate 81 Exit 317 requirements set forth in the Frederick County Code. °' m co 0 (( )) (( )) (( )) interchange area. This right-of-way shall be dedicated to VDOT within -a CD to 43-((A))-152, 43C-((3))-2, 43C-((3))-3, 43C-((3))-4, 43C-((3))-4A, 43C-((3))-5, 43C-((3))-7A 180 days of final engineering plan approval. The preparation of right -of- Respectfully Submitted: way dedication plats and legal documents associated with this dedication x CQ RECORD OWNER: North Stephenson, Inc. shall be prepared by parties other than the applicants. y, North Stephenson, Inc. APPLICANT: North Ste henson, Inc. (here -in after "the a licants") g) The applicants hereby proffer to dedicate a 50-foot right-of-way in way and °' o 4 �" na p pP provide temporary construction easements to VDOT for the purpose of North Stephenson, Inc. - Light Industrial Rezoning realigning Redbud Road (Route 661) from the current intersection at By: =�-�a-I , 05 t~ w PROJECT NAME: p g g Martinsburg Pike (U.S. Route 11 North) to connect to the major collector Keven Omps Date ORIGINAL DATE road on the subject site. The purpose of the 50-foot right-of-way OF PROFFERS: October 13, 2004 dedication and temporary construction easements is to provide VDOT and $n rn Frederick County with an appropriate alternative to relocate Redbud Road. 1 ' a) o REVISION DATE: May 13, 2005 The dedicated 50-foot right-of-way will connect to the intersection that is By: C> i 0- y identified at station 17+00 on the Stephenson Village Major Collector Jo 6miis Date Road Plan and CSX Crossing prepared by Greenway Engineering and w dated October 2004, which is included as an exhibit with this proffer Preliminary Matters statement. The location of the 50-foot right-of-way to connect to this Commonwealth of Virginia, intersection will be agreed upon by VDOT and the property owners to Pursuant to Section 1.5.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and allow for a minimum 25 mph geometric design criteria and will be made City/County ofTo Wit: the provisions of the; Frederick County Zoning Ordinance with respect to conditional available at such a time that VDOT deems necessary. The preparation of S zoning, the undersigned applicant hereby proffers that in the event the Board of right-of-way dedication plats and legal documents associated with this The foregoing instrument was acknowledged before this l day of --N �a e_ Supervisors of Frederick County, Virginia, shall approve Rezoning Application # 03 -05 dedication shall be prepared by parties other than the applicants. The z� for the rezoning of the 79.13-acres tract from the Rural Areas (RA) District, to Light construction of the realigned portion of Redbud Road shall occur by 20by e-ue-iN 0nti ,�=�r.r .s .I 0 Industrial (Ml) Distri(ct, development of the subject property shall be done in conformity parties other than the applicants. with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be h) The applicants hereby proffer to prohibit commercial entrances along the No Public approved by the Frederick County Board of Supervisors in accordance with the said Code western property line on tax parcel 43-((A))-152 adjoining the Redbud My Commission Expires -1.xk4 3I od W and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers Road (Route 661) right-of-way. This proffer is intended to prohibit shall be deemed withdrawn and have no effect whatsoever. These proffers shall be commercial entrance locations on the current alignment of Redbud Road binding upon the appliacants and their legal successors, heirs, or assigns. and is not intended to prohibit commercial entrances internally to the subject site should Redbud Road be realigned through the subject site The subject propertyr is more particularly described as the land owned by North resulting from the widening of Interstate 81. Stephenson, Inc. beimg all of Tax Map Parcels 43-((A))-150, 43-((A))-151, 43-((A))- 151A, 43-((A))-152, .43C-((3))-2, 43C-((3))-3, 43C-((3))-4, 43C-((3))-4A, 43C-((3))-5, and 43C-((3))-7A, as (evidence by recorded property deeds in the Frederick County Clerk of Court Office included with this rezoning proposal. W Q File 43485/EAW 3 File #3485/EAW .5 10TH OF V File #3485/EAW 1 MARK D, SMITH GreenwayEngineering October 13, 2004 North Stephenson, Inc. Rezoning October 13, 2004 North Stephenson, Inc. Rezoning N 0 02 2 8 3 7 g g p 8 Greenway Engineering Revised January 3, 2005 Revised January 3, 2005 O Revised May 13, 2005 Revised May 13, 2005 ��cS'S C3� ZONAL 2.) Structural Development PROJECT PROFFER STATEMENT The applicants hereby proffer to limit the structural development on the 79.13-acre to a maximum of 800,000 square -feet of total floor area. 1.) Transportation 3.) Environmental Protection a) The applicants hereby proffer to construct, or cause for the construction of dual souithbound left .turn lanes on Martinsburg Pike (U.S. Route 11 The applicants hereby proffer to provide for the delineation of karst features located W North) ait the major collector road intersection with Renzi Drive at the on the 79.13-acre site as a condition of master development plan approval. The Im Rutherford's Farm Industrial Park. The southbound dual left turn lanes applicants further proffer to conduct geotechnical analysis for each site plan in which 3 will be coonstructed at the same time that the Rutherford's Farm Industrial structural development or other site improvements are located within 50 feet of Z ~ Park im lrovements to Martinsburg Pike are constructed. identified karst features. The eotechnical analysis reports and methods for treatment P g g of impacts shall be provided to the Frederick County Engineer for review and 0 b) The applicants hereby proffer to construct, or cause for the construction of approval as a condition of site development plan approval. a right tui n lane within the Martinsburg Pike (U.S. Route 11 North) right- Vol ~ of -way Eat a location and distance acceptable to VDOT between the Z � > intersectiion of Redbud Road (Route 661) and the major collector road W � intersectiion serving as the primary entrance to the 79.13-acre project site. 4.) Viewshed Mitigation A traffic stud will be prepared and submitted to VDOT as a component ? Q Eli Y P P P � � ,� of the site development plan for each proposed land use on the 79.13-acre The applicants hereby proffer to prohibit the placement of freestanding and building (� Z site to alllow VDOT to determine when the proffered improvement is mounted illuminated and non -illuminated business signs facing the eastern property warranted. line of tax map parcel 43-((A))-152 to mitigate viewshed impacts from the 3rd ® O U) W (� U Winchester Core Battlefield Area. E -q c) The appliicants hereby proffer to provide for the dedication of right-of-way _ U1 and for tlhe allowance of temporary construction easements needed for the W C ultimate design of the major collector road from the CSX railroad to 5.) Fire and Rescue Monetary Contribution CD Martinsblurg Pike. The dedicated right-of-way shall provide for the W improverments identified from station 10+00 to station 24+00 on the The applicants hereby proffer to provide a monetary contribution of $0.01 per square O Q Stephenson Village Major Collector Road Plan and CSX Crossing foot of structural development on the 79.13-acre site occurring subsequent to a prepared by Greenway Engineering and dated October 2004, which is rezoning approval. This monetary contribution shall be provided to Frederick County included as an exhibit with this proffer statement. The applicants further at the time of building permit issuance for structural development, which may proffer to provide for the dedication of right-of-way acceptable to VDOT generate a maximum monetary contribution of $8,000.00 based on the proffered ~ for the purpose of providing a right turn lane from the major collector road maximum square footage of structural development. The applicants monetary W O onto the unternal street connection located at station 17+00 on the subject contribution will be directed to the Clearbrook Volunteer Fire and Rescue Company, o 0) �, exhibit. which will provide first due response to the subject site. o U) d) The appliicants hereby proffer to enter into a signalization agreement with VDOT for the provision of a traffic signal at the major collector road 6.) Martinsburg Pike Corridor Enhancement a intersecticon with Martinsburg Pike, which will align with Renzi Drive at the Ruthe;rford's Farm Industrial Park. The signalization agreement shall The applicants hereby proffer to provide corridor enhancements along Martinsburg provide f(br the pro-rata share of the traffic signal based on the projected Pike. The location and type of enhancements for this corridor will be identified on traffic vollumes identified in the Traffic Impact Analysis (TIA) compared the Master Development Plan for the 79.13-acre project site. to the projected traffic volumes identified in the TIA for the Rutherford's Farm Indiustrial Park and the TIA for the Stephenson Village Residential Planned Community. DATE: 10/12/05 File 93485/EAW 2 File #3485/EAW 4 SCALE: N/A DESIGNED BY. EAW/EJG FILE NO. 3485K SHEET 3 OF 4 05-78 im 105 W 695 9 (085 (000 9+50 10+00 10+50 11 +00 11+50 12 +00 FI OF. 811 W/L generral back -fill a" _ -=_=-_=__= 8 _ 24' select back -fill 5, All backfill to be compacted to 95% of ASTM D698 maximum density. stone 61 STANDARD general backfill general backfill ......_...._.._.... - ......._-_ 8"B" .. .._ 8. ... cconcrete 24" select 24. select backfill backfill stone ' 1/2 O.D. 1/2 O.D. 4.� ` concrete 61 stone 5' CONCRETE CRADLE CONCRETE ARCH general I backfill 8„ 24" select backfill ` concretes 5' CONCRETE ENCASEMEMT TRENCH & BEDDIING -1- SEP05 105 ,i � (0135 FI-T- � (085 f- L Both joints of the fitting shall be restrained. In addition, all joints within the recommended length (L) on the large side of the reducer shall be restrained. RESTRAINED LENGTH OF PIPE (Ft) SMALL LARGE SIDE JOINT SIDE PVC DIP JOINT 6' 8- 10- 12- 6- 8- 10' 12- 6- -- 40 60 60 -- 20 40 40 8' -- -- 40 60 -- -- 20 40 10' -- -- -- 40 -- -- -- 20 REDUCER I_. L I L I L In addition to restraining the connection, any joint that falls within the recommended length (L) shall be restrained. RESTRAINED LENGTH OF PIPE (Ft) PVC DIP 6' 1 8- 10- 12- 6- 8' 1 10- 12- 60 1 60 80 1 Inn 40 40 1 60 60 VALVE, DEAD END (PLUG, FIRE HYDRANT) RESTRAINED JOINTS 1 OF 3 -2- SEP 05 In addition to restraining each joint of the tee, (1) any joint that falls within the recommended length on the branch outlet (Lb) piping shall be restrained, (2) an, joint that falls within the recommended length of the run (straight through) outlets (Lr) shall be restrained. A cross shall be restrained per a tee's requirements for Lb. A wye shall be restrained per a tee's Lr and a 45' bend's L requirement. RESTRAINED LENGTH OF PIPE (Ft) TEE PVC DIP r X b Lr Lb Lr Lb 6 X 6 20 20 20 20 8 X 8 20 20 20 20 8 X 6 20 1 20 20 1 20 10 X 10 20 20 20 20 10 X 8 20 20 20 1 20 RESTRAINED LENGTH OF PIPE (Ft) TEE PVC DIP r X b Lr Lb Lr Lb 10 X 6 20 20 20 20 12 X 12 20 20 1 20 20 12 X 10 20 1 20 20 20 12 X 8 20 20 20 20 12 X 6 20 20 20 20 TEE, CROSS, WYE In addition to restraining each side of the bend, any joint that falls within the recommended length on each side of the bend shall be restrained. TYPE RESTRAINED LENGTH OF PIPE (Ft) RESTRAINED LENGTH OF PIPE (Ft) FITTING PVC DIP DEGREE 6- 8- 10' 12' 6- 8' 10- 12' 90 20 20 40 40 20 20 20 40 45 20 20 20 20 20 20 20 20 22.5 20 20 20 20 20 20 20 20 11.25 20 20 1 20 T20 1 20 1 20 1 20 1 20 HORIZONTAL BEND RESTRAINED JOINTS -3- 2OF3 SEP 05 finished DOWN BEND DEPTH 4 FT. MIN. Ld DOWN BEND RESTRAINED LENGTH �G Vertical offsets contain down and up bends. On down bends, one joint faces horizontal and the other points down. On up bends, one joint faces horizontal and the other points up. Each side of any vertical offset bend shall be restrained. In addition, any joint that falls within the recommended length on each side of the fitting shall be restrained (Ld, Lu). UP BEND DEPTH UP BEND RESTRAINED LENGTH RESTRAINED LENGTH OF PIPE (Ft) DEPTH OF BURY DEPTH OF BURY 4 FF. MIN. 5-12 FT 4 FT MIN, 5-12 FT. SIZE17WE DEGREE OF BENDS Ld (DOWN) Lu (UP) SIZEITWE DEGREE OF BENDS Ld (DOWN) Lu (UP) 6' PVCMP 45, 22.5 dr 11.25 20 20 10' PVC 22.5 & 11.25 20 20 8- PVC 45 40 20 10' DIP 45, 22.5 dr 11.25 20 20 8' PVC 22.5 k 11.25 20 20 12- PVC/DIP 45 40 j 20 8' DIP 45. 22.5 & 11.25 20 20 12' PVC 22.5 & 11.25 20 20 10- PVC 45 40 20 12' DIP 22.5 d 11.25 20 1 20 VERTICAL OFFSET RESTRAINED JOINTS .4- 30F3 SEP 05 3"dia. schedule 40 steel pipe filled with concrete and painted yellow finished grade 18" die. concrete encasement as required finished grade 2" in. - 8' max. stone to be minimum of 6' above top of base stone stonejoint BOLLARD DETAIL pad 1'-6" dia. x 6' deep --� 4" stone screw type adjustable valve box locator marker FIRE HYDRANT ASSEMBLY -10- mechanical joint swivel tee with 6' branch SEP 05 a Z cc W LIJ Z isle C\? o �O ,n 65 C C\2 I .� � CO U tCD �ta0 CD Z � x LO � LU>11 a) 9) W1:1 171 0�� Pt Lo Hw z` � t~ N 0 r�- L d W in 0 E- z oz co w z� x o 0 " 0'. W x pW, w a w Q w � E 5 w Q w � E, ts7 rn Lo Q C\2 c 47i-'�TH OF 9, MARK D. SMITH No, 022837 'o sslo _ NAL _ W M D Z� O ~ �_ Ems-+ C/) Q Z �- Wl� W z Q LVIL Z � w W 0 0 w 0 0 � W a mr Q M �T' w w F- t 0 o W O Zap 0 W IL DATE: 10/12/05 n _ , SCALE: H: 1" = 50 DESIGNED BY: EAW/EJG FILE NO. 3485K SHEET 4 OF 4 05—'78 q4 CZ CENERAL NOTES VDOT CENERAL NOTES LECEND VICINITY MAP 1. Methods and materials used in the construction of the improvements herein shall conform to the current Vl. All work on this project shall conform to the current editions of and latest revisions to the Virginia EXISTING INTERMEDIATE CONTOUR - -- -' -330 - -- SCALE: 1 = 2000 Count construction standards and specifications and/or current VDOT standards and specifications. Department of Transportation VDOT Road and Bride Specifications and Standards, the Virginia Erosion and --a------------------------- � y � / P P P (VDOT) g P g EXISTING INDEX CONTOUR 330 Sediment Control Regulations, and any other applicable state, federal or local regulations. In case of a 2. Measures to control erosion and siltation, including detention ponds serving as silt basins during discrepancy or conflict between the Standards or Specifications and Regulations, the most stringent shall PROPOSED CONTOUR 400 construction, must be provided prior to issuance of the site development permit. The approval of these plans in govern. EXISTING EDGE OF PAVEMENT EX E/P no way relieves the developer or his agent of the responsibilities contained in the Virginia Erosion and Sediment PROP E P UJ Control Handbook. V2. All construction shall comply with the latest U.S. Department of Labor, Occupational Safety and Health PROPOSED EDGE OF PAVEMENT / 3. A permit must be obtained from the Office of the Resident Engineer, Virginia Department of Transportation Administration (OSHA), and Virginia Occupational Safety & Health (VOSH) Rules and Regulations. EXISTING CURB AND GUTTER EX C&G � SITE (VDOT) and Frederick County prior to) construction in existing State right-of-way. V3. When working within VDOT right-of-way, all traffic control, whether permanent or temporary, shall be in ' accordance with the current edition of VDOT's Work Area Protection Manual. Furthermore, all traffic control PROPOSED CURB AND GUTTER PROP C&G 4. Approval of this plan does not guarantee issuance of an entrance permit by VDOT when such permit is flaggers must be certified in accordance with Section 104.04(c) of the VDOT Road and Bridge Specifications. Z required under State law. TRANSITION FROM CG-6 TO CG-6R au CG-6 0 CG-6R o V4 The developer shall be responsible for relocating, at his expense, any and all utilities, including traffic m 'n 5. The exact location of all guard rails will be determined by VDOT personnel. "A joint inspection will be held signal poles, junction boxes, controllers, etc., owned by VDOT or private / public utility companies. It is the EXISTING TELEPHONE LINE with the Developer, County Representatives, and Representatives of the Virginia Department of Transportation sole responsibility of the developer to locate and identify utility facilities or items that may be in. conflict PROPOSED TELEPHONE LINE T o cd o (VDOT) to determine if and where guard rail and/of paved ditches will be needed. The developer will be with the proposed construction activity. VDOT approval of these plans does not indemnify the developer from (U .,, CQ CO U responsible for providing guardrail and paved ditches as determined by this joint inspection. Refer to this responsibility. EXISTING STORM SEWER EX. 15' RCPc3 - m Virginia Department of Transportations (VDOT) Guard Rail and Paved Ditch Specifications. O •� o V5. Design features relating to field construction, regulations, and control or safety of traffic may be subject PROP. 15 RCP PP P pp P g Y Y Y P Y PROPOSED STORM SEWER 61 6. Ana roved set of fans and alll applicable permits must be available at the construction site. Also, a to change as deemed necessary b VDOT. An additional expense incurred as a result of an field revision = -- x ►n tit � representative of the developer must be available at all times. shall be the responsibility of the developer. EXISTING SANITARY SEWER --- � j 1', (D o o 7. Warning signs, markers, barricadies or flagmen should be in accordance with the Manual on Uniform Traffic V6. Prior to initiation of work, the contractor shall be responsible for acquiring all necessary VDOT land use PROPOSED SANITARY SEWER S LLI 4 L � Control Devices (MUTCD). permits for any work within VDOT right-of-way. EXISTING ELECTRIC SERVICE a �!( LO 0 8. All unsuitable material shall be removed from the construction limits of the roadway before placing V7. If required by the local VDOT Residency Office, a pre -construction conference shall be arranged and held .-, E_ r=4 embankment. by the engineer and/or developer with the attendance of the contractor, various County agencies, utility PROPOSED ELECTRIC SERVICE E SHEET INDEX companies and VDOT prior to initiation of work. 9. All pavement sections on the approved plans are based on a minimum CBR value of 6. CBR values less EXISTING GAS LINE than 6 will require revised pavement section prepared by Greenway Engineering and approved by the owner. V8. The contractor shall notify the local VDOT Residency Office when work is to begin or cease for any o undetermined length of time. VDOT requires and shall receive 48 hours advance notice prior to any required PROPOSED GAS LINE G o � 10. All roadside ditches at grades off more than 5% shall be paved with cement concrete to the limits indicated or requested inspection. 0 on the plans and as required at the field inspection. PROPERTY LINE COVER SHEET SHEET 1 OF 4\� �� V9. The contractor shall be responsible for maintaining adequate access to the project from the adjacent FLOW LINE MINOR SITE PLAN SHEET 2 OF 4 w 11. All springs shall be capped and piped to the nearest storm sewer manholes or curb inlet. The pipe shall public roadwayvia a construction entrance that is constructed and maintained in accordance with Section "'- "' "' - "' ~' "' - "' w be minimum 6" diameter and conform t o VDOT standard SB-1. P P .02 of the Viginia Erosion and Sediment Control Handbook. Furthermore, access to other properties affected FENCELINE by this project shall be maintained through construction. The Developer shall have, within the limits of the PROFFER STATEMENT SHEET 3 OF 4 E~ 12. Construction debris shall be containerized in accordance with the Virginia Litter Control Act; no less than project, an employee certified by the Virginia Department of Conservation and Recreation (VDCR) in Erosion EXISTING POWER POLE W Y) Z one litter receptacle shall be provided at the construction site. and Sediment Control who shall inspect erosion and siltation control devices and measures on a continuous WATERLINti PROFILE & FCSA DETAILS SHEET 4 OF 4 E~ w basis for proper installation and operation. Deficiencies shall be promptly rectified. EXISTING TELEPHONE PEDESTAL a v r 13. The contractor shall provide adequate means of cleaning mud from trucks and/or other equipment prior to -F � o entering public streets, and it is the contractors responsibility to clean streets, allay dust, and to take V10. Contractor shall ensure adequate drainage is achieved and maintained on the site during and at the end EXISTING WATERLINE W/ TEE W ®o--r- - a o whatever measures are necessary to insure that the streets are maintained in a clean, mud and dust free of construction. ,T, Z d V 0 PROPOSED WATERLINE W/ TEE W Z condition at all times. 0 x V11. All water and sewer lines within existing or proposed VDOT right-of-way shall have a minimum �-+ Co to z EXISTING FIRE HYDRANT 14. Notification shall be given to the appropriate utility company prior to construction of water and/or sanitary thirty-six (36) inches cover and when possible shall be installed under roadway drainage facilities at conflict AL SITE PLAN co sewer lines. Information should also be obtained from the appropriate authority concerning permits, cut sheets, points. EXISTING WATER VALVE W a� : "VE and connections to existing lines. V12. Any unusual subsurface conditions (e.g., unsuitable soils, springs, sinkholes, voids, caves, etc.) encountered PROPOSED WATER METER W 0 15. All sanitary sewers and water miains and appurtenances shall be constructed in accordance with the current during the course of construction shall be immediately brought to the attention of the engineer and VDOT. standards and specifications of the Frederick County Sanitation Authority. Work shall cease in that vicinity until an adequate design can be determined by the engineer and approved PROPOSED REDUCER W by VDOT. L ( a 16. The location of existing utilities shown in these plans are taken from existing records. It shall be the STOP SIGN W contractors responsibility to verify the exact horizontal and vertical location of all existing utilities as needed V13. All fill areas, borrow material and undercut areas shall be inspected and approved by a VDOT a W prior to construction. The contractoir shall inform the engineer of any conflicts arising from his existing representative prior to placement and fill. Where CBR testing is required, a VDOT representative shall be W utility verification and the proposed construction. present to insure the sample obtained is representative of the location. When soil samples are submitted to PARKING INDICATOR a private laboratories for testing, the samples shall be clearly identified and labeled as belonging to a project INDICATES THE NUMBER OF TYPICAL PARKING SPACES A,2 P g• P Y g� g P j o o ►n 17. The developer will be responsible for any damage to the existing streets and utilities which occurs as a to be accepted by VDOT and that testing shall be performed in accordance with all applicable VDOT standards W \ \ o result of his construction project within or contiguous to the existing right-of-way. and procedures. HANDICAP PARKING E-1 \ Q+' CQ co 18. When grading is proposed within easements of utilities, letters of permission from all involved companies V14. All roadway fill, base, subgrade material, and backfill in utility/storm sewer trenches shall be compacted VEHICLES PER DAY COUNT 100 A CQ C must be provided to Frederick County Public Works Department prior to issuance of grading and/or site in six (6) inch lifts to 95% of theoretical maximum density as determined by AASHTO T-99 Method A, within development permits. plus or minus 2% of optimum moisture for the full width of any dedicated street right-of-way. At the PROPOSED BUILDING ENTRANCE THESE PLANS ARE IN CONFORMANCE WITH FREDERICK COUNTY STANDARDS AND ORDINANCES. ANY DEVIATION direction of VDOT, density tests shall be performed by a qualified independent agency in accordance with VDOT OR CHANGE IN THESE PLANS SHALL BE APPROVED BY THE ZONING ADMINISTRATOR PRIOR TO CONSTRUCTION TH OF 19. The developer will be responsible for the relocation of any utilities which is required as a result of his Road and Bridge Specifications. Certified copies of test reports shall be submitted to VDOT daily, unless �t project. The relocation should be done prior to construction. specified otherwise. . PROPOSED STREET NAME SIGN PROJECT INFORMA TION 20. These plans identify the locationL of all known ravesites. Gravesites shown on this plan will be protected 1 f P Y g P p V15. VDOT Standard CD and UD underdrains shall be installed where indicated on these plans and/or as PROPOSED SANITARY LATERAL CLEANOUT S An accordance with state law. In the, event gravesites are discovered during construction, the owner and specified by VDOT. MARK D. SMITH engineer must be notified immediately. SANITARY MANHOLE IDENTIFIER 12 "d N0.022837 V16. The installation of any entrances and mailboxes within any dedicated street right-of-way shall ineet �� )14 21. The contractor is to verify field conditions prior to and during construction and notify Greenway Engineering VDOT minimum design standards and is the responsibility of the developer. at (540) 662-4185 immediately of any discrepancies between actual field conditions and the approved plan. STORM DRAIN STRUCTURE IDENTIFIER O SITE LOCATION : THE SUBJECT PROPERTY FRONTS ON THE EAST SIDE OF MARTINSBURG PIKEcS'S, Cs1 V17. Prior to VDOT acceptance of any streets, all required street signage and/or pavement markings shall be (U.S. RT. 11 NORTH), JUST NORTH OF THE INTERSTATE 81 EXIT 317 .10NAL 22. Controlled fills shall be compacted to 95% of maximum density as determined by method "A" per standard installed by the developer or, at VDOT's discretion, by VDOT on an account receivable basis following the EASEMENT LINE NORTHBOUND OFF -RAMP, AND IMMEDIATELY EAST OF REDBUD ROAD (RT. 661). proctor AASHTO-T99, ASTM-D698, or V'TM-1 as applicable. Density shall be certified by a registered Manual On Uniform Traffic Control Devices. professional engineer and results submitted to Frederick County prior to pavement construction. If a - - PARCEL IDENTIFICATION N0. _ 43-((A))-151 & 43-((A))-151A eotechnical report has been prepared, it should supersede the requirements in this note. CENTERLINE g P P P P q V18. The developer shall provide the VDOT Residency Office with a list of all material sources prior to the LOT AREA 35.79 AC. start of construction. Copies of all invoices for materials utilized within an dedicated street right-of-way EXISTING SPOT ELEVATION X735.a 23. Contractors shall notifyo eratons who maintain underground utility lines in the area of proposed excavating P Y g Y DISTURBED AREA 5,500 S.F. - NO LAND DISTURBANCE PERMIT REQUIRED P g Y P P g must be provided to the local VDOT Residency Office prior to acceptance of the work. Unit and total prices PROPOSED SPOT ELEVATION 35� CURRENT ZONING M-1 or blasting at least two (2) working diays, but not more than ten (10) working days, prior to commencement of may be obscured. X excavation or demolition. Names and telephone numbers of the and operators underground utility lines in EXISTING TREE LINE CURRENT USE TRUCKING & OFFICE Frederick County appear below. These numbers shall also be used to serve in an emergency condition. V19. Aggregate base and subbase materials shall be placed on subgrade by means of a mechanical spreader. PROPOSED USE ADDITION OF TRUCK WASH Density will be determined using the density control strip in accordance with Section 304 of the VDOT Road 24. All utilities to be located underground. and Bridge Specifications and VTM-10. A certified compaction technician shall perform these tests. Certified SUR VEY AND TOPOGRAPHIC INFORMA TION SIGNS: NONE PROPOSED. FUTURE SIGNAGE MUST CONFORM WITH THE copies of test reports shall be submitted to VDOT daily, unless specified otherwise. In addition to checking STANDARDS OF SECTION 165-30 OF THE FREDERICK COUNTY FCSA CONSTRUCTION NOTES stone depths, a VDOT representative shall be notified and given the opportunity to be present during the ZONING ORDINANCE. construction and testing of the density control strip. 1. Boundary survey was performed by: OUTDOOR LIGHTING: NONE PROPOSED. ANY FUTURE LIGHTING SHALL CONFORM TO Z 1. The Authority's Water and Sewer Standards and Specifications are available at www.fcsa-water.com Dated: SEC. 165-35A OF THE FREDERICK COUNTY ZONING ORDINANCE. V20. Asphalt concrete pavements shall be placed in accordance with Section 315 of the VDOT Road and Bridge ALL OUTDOOR LIGHTING SHALL BE ARRANGED TO DEFLECT GLARE o I� E-' 2. The water and sanitarysewer portion of these plans are valid for two ears from date of FCSA approval. Specifications. Density shall be determined using the density control strip as specified in Section 315 and y AWAY FROM ADJOINING PROPERTIES AND PUBLIC STREETS. p p y pp 2. Aerial, horizontal and vertical control surveys were � � VTM-76. A certified compaction technician shall perform these tests. Certified copies of test reports shall be performed by: 3. Water and sewer lines are to be c<onstructed in accordance with these plans and shall meet all Authority submitted to VDOT daily, unless specified otherwise. A VDOT representative shall be notified and given the (Year) OUTDOOR TRASH RECEPTACLES: NONE PROPOSED. �.. P4 � requirements. opportunity to be present during the construction and testing of the control strip. WATER & SEWER: NO NEW INFRASTRUCTURE PROPOSED. Z � 3. Aerial topographic mapping performed by: BUILDING HEIGHT: MAXIMUM ALLOWED=60'-O" PROPOSED=35'-O" W 4. The contractor shall coordinate with, and arrange for inspection by, the Authority. V21. In accordance with Section 302.03, the foundations for pipe culverts thirty-six (36) inches and larger Dated: W Q shall be explored below the bottom of the excavation to determine the type and condition of the foundation. BUILDING SETBACKS: REQUIRED: FRONT: 75' PROPOSED: FRONT: 444.5" Z > 5. The contractor shall tie-in a new sewer line to an existing manhole by core drilling the manhole. The contractor shall report findings of foundation exploration to the engineer and VDOT for approval prior to SIDE: 25' SIDE: 579.7' E-, � placing pipe. Foundation designs shall comply with VDOT Road and Bridge Standard PB-1. Where soft, yielding, OWNERS CERTIFICATE REAR: 25' REAR: 855.1' W �- 6. When an existing water main is tapped for the installation of a new line: or otherwise unsuitable foundation is encountered, the foundation design and/or need for foundation W Z a) The Authority shall furnish all labor and material. stabilization shall be determined by the engineer and approved by VDOT. The foregoing Site Plan of the land of PARKING_ THE TRUCK WASH CONTAINMENT STRUCTURE WILL NOT INCREASE ,2, 0 W O EMPLOYMENT; THEREFORE NO NEW PARKING IS PROPOSED. UZ W (� U b) The contractor must: E I 1. make application and pay delposit pp p p' () y pp North Stephenson, Inc. V22. Approval of these fans shall expire three 3 ears from the date of the approval letter. FAR ALLOWED: 1.0 OR 1,559,012 S.F. �+ U) 2. mark the tap location. is with the free consent and in accordance with the desires FAR PROPOSES: 0.01 OR 22,823 S.F. W � 3. coordinate installation with tlhe engineering -assistant. V23. VDOT Standard CG-12 Curb Ramps shall be installed where indicated on these plans and/or as specified of the undersigned owners, properties and trustees if any. ENVIRONMENTAL: NO STREAMS, FLOODPLAINS, LAKES/PONDS, WETLANDS, O by VDOT. U a' CO < 7. Exact locations of water and sewer- services on new lines are to be coordinated with the Authority's Inspector. NATURAL STORMWATER RETENTION AREAS OR STEEP SLOPESEXIST ON -SITE. EXISTING TREE LINES ARE IDENTIFIED AND W V24. VDOT Standard Guardrail shall be installed where warranted and/or as proposed on these plans in ARE NOT PROPOSED TO BE DISTURBED. t Y ,� (74 8. The Authority's maintenance department shall furnish and install all water meters through 2" in size. accordance with VDOT's installation criteria. Final approval of the guardrail layout to be given by VDOT after DATE W It is the contractor's responsibility to have the meter box assembly installed correctly. grading is mostly complete. Imm _ _::� Before a permanent meter is instaltled: APPR0 TVA M �r w a) The meter box, with its frame. and cover, must be properly aligned with the coppersetter. FIRE MARSHALL'►S N®TE , W b) The frame and cover shall be set to final grade. Z c) The distance between the top of the cover and the coppersetter shall to be between 18 and 21 inches. Fire lane markings and sig_nage: 2' �� ® W O d) All components of the meter box assembly shall be in proper working order. Any "No Parking" signs and yellow painted curb locations will be installed FREDERICK COUNTY ZONING ADMINISTRATOR DATE 0 O � bfield inspection 9. For water and sewer services that connect to existing lines: y enspecon at the direction of the Fire Marshall's Office. *APPROVAL OF THESE PLANS SHALL EXPIRE FIVE (5) IL a) The location of the service lateral is to be coordinated with the Authority's engineering assistant. YEARS FROM THE DATE OF PLANNING APPROVAL 0 b) An Application for Service must be made and fees paid before work will begin. TRIP GENERATION DATA Project Name: Project Number: a c) The Authority shall furnish and install all 5/8", 3/4" and 1" water services. North o r t h ►J t e p h e n. S o n Truck u c k W a sh C o n t a i n men t ►J t r u c t u r e d) For all 1 1/2" and 2" water services, the Authority shall make the tap and bring the piping to the CLASS USE DWELLING UNITS * TRIP RATE TRIP RATE USE VPD 3485K property line. The contractor shall fuirnish and install the meter vault assembly. The Authority will install the meter. Magisterial District: Date of Plan: (Month, Day, Year) e) The Authority will install all sewer laterals. 10. Any water service line must have -a backflow prevention assembly (double check valve or RPZ, STONEWALL MAGISTERIAL DISTRICT October 12, 2005 as required). The assembly must sleet ASSE standard No. 1015 or 1013. * 11. All fire lines shall have a backflowr prevention assembly (detector double check valve or RPZ, as required). Th TN FROM ITE TRIP GENERATIO 7TH EDITION Owner: Address, Including Zip Code & Telephone No. DATE: 10/12/051800 MARTINSBURG PIKE assembly shall meet ASSE standard Noy. 1048 or 1047. Any exterior, privately owned fire line shall also have a fire UTILITY CONTACTS NORTH STEPHENSON INC. WINCHESTER, VA 22603 service meter. This assembly shall be installed immediately before the backflow prevention unit. Radio read ' 540 667-4919 SCALE: N/A remotes are required. ( ) / Water/ Frederick County Sanitation Authority Phone: Verizon 12. FCSA Engineer shall review the mechanical drawings containing the domestic and fire service meters and Sewer: P.O. Box 1877 P.O. Box 17398 Developer: Address, Including Zip Code & Telephone No. backflow prevention devices, and apprcove the designs and materials. Winchester, VA. 22604 Baltimore, MD 21297 1800 MARTINSBURG PIKE DESIGNED BY. EAW/EJG (540) 868-1061 (301) 954-6282 NORTH STEPHENSON, INC. WINCHESTER, VA 22603 HANDICAPPED PARKING NOTE (540) 667-4919 FILE NO. 3485K Power: Allegheny Power Gas: Shenandoah Gas Co. P.O. Box 1458 P.O. Box 2400 Engineer Certifying Plan: Address, Including Zip Code & Telephone No. Hagerstown, MD 21741 Winchester, VA 22604 151 WINDY HILL LANE SHEET 1 OF 4 Handicalpped parking spaces and aisles shall slope 1-800-654-3317 (540) 869-1111 GREENWAY ENGINEERING WINCHESTER, VA 22602 n:o greater than 2% in all directions. Virginia Utility Protection Service 1-800-552-7001 1(540) 662-4185 05-78 c' O_ co 0 O CQ c0 an a.. U] 2 0 C_ I Lo co c� 0 a U? s, 0 G / 0 z w w z z w / a; Q) c x I b r4 Lo 0 x w 0 ti X Arzo V ,n 8" WET RY FCSA WATERLINE DETAIL SCALE: I" = 40' L \ WALL MOUNTED HC PARKING SIGN LEFT ENDWALL ELEVATION SCALE: 1" = 10' PROP. BUILDING LEFT ENDWALL AT GRADE ACCESS DOOR c r` 5' WIDE ASPHALT - HC ACCESSIBLE PLAN VIEW ROUTE - (2% OR SCALE: I" = 10' LESS IN ALL DIRECTIONS) EXISTING STRUCTURE AREA OFFICE 4,442 S.F. FLEET MAINTENANCE SHOP 12,621 S.F. FUEL DEPOT STRUCTURE 860 S.F. WASH RACK STRUCTURE 272 S.F. PROPOSED STRUCTURE AREA WASH RACK CONTAINMENT STRUCTURE 4,900 S.F. TOTAL 22,823 S.F.�- �/ ,.r.7�cv / 1 j\ \ �° RUTHERFORD FARM, LLC - ,,`ID ` �� o „� / Iy �\ / ZONE: B2 51.12 AC. ;ooex USE: RESIDENTIAL INST. # 050006702 CID'C� tij _ er FC45A �, • ����i „R' +\ // /� � I I /, � \ i� W V ���a oilCID 11il+ i i i // I! �Ol \` '��'J%4 F ^`'�`� f • ' � -Q�Z I C�' o�' . >S r� _ �- �`� �/W C��3._f Ij pj E��ud / •i�.y� ! - - , t _ y ,g n' c� o F IAr , +Nth` _ - ----\ ��� ��` O `0''---_ �C� ; /• J i+ —^ / off \ l �� -- .._ , o) J / ' �/✓ t\ � / '- �� 'lfj `\ l i/'~ `f tt \`'--' \\1 \ f .•—\ �\a,.- � i: � '�^i ' � '+� � ry ,•-� — .___� ,��./l 1 � I I �M \\ .� f�•,201 t v PI br LI7 1 0 5�ta, / /—•' .-� / ' ! t 1\ .� ,/ \ \.Ec, I '"~\� (f'�.,� \ ' t ''°- ..... `` " `�• FcsA Eertt. !W -�°�__ / � t~3 �i ' / ���/ �i'� 1 �II� ( `\t \✓ /' 110 rJ . I i ' ,--- ' \I't' `\ `, ' ; EXISTING 1 / I - ` I L /ii FUEL DEPOT t � I / \ ' I , / C`='°' 1 STRUCTURE -� / / IoP.�wa 6 I -_ I I'll , , s _ --\ C j v� + 1 , t J I� VESTMENTS LC / ( ( 1 Ii+�9 �`\`� I — ' —� I \ 1 —` ' (( ))— elm` ' ' /' -'' •'`I "+ ! `.��_ r 43r A 150 1 i N. ZONE: M-1 9� w `�� ' i I It i �,1,+•,, -_'-`� , ' 't / \ \ -�� \ , •� _`;\�-i . f/� I - J ,-_r_.---r +\ I t) r �.34 AC. EX. ! GRAVEL t / EXISTING 1 I I USE: !RESIDENTL / PAR`KING LOT I I FLEET I i t DB 07 PG 155t 6().' � � , .- ----� I ,' I \ •°'�I' `�� ' , t[MAINTENANCE SHOP 690 / / / I � - i 1 -N 41'50'31� �kISTING ! ,. of 2iS', B� -- ,WASH RACK •-� , i' STRUCTJ.JRE__ r/' !' ' ItW^jAOUI+�I 1 ^� If �' % /' /—^----_.• ' '\ / \ // /! � J`r ' I I' � —` � ( N. � `\ PROPOSED 4,900 S.F. It S CON'ITAI MENT s� t \__, \ \ ` I I �'QO STRUCT RE ; / ! HIDTTGHT - 3 It `\ i NORT4 STEPH- NSON ,INC. --------- 43-(`(A))-17 & 18 Rp 1140 60'IAC. USE'- UNIVG ROV D DB' 668 22 STEPfiENSONINC_ �, \\\ 4° ,+ \\ '' _ % !! ' --' - 4�- ((A))'•-`15-2--, , ' '�\ \ \\ `\ �` tiI `• ~ .d. — /i i i i ` --- --- ---\__ ZONE•/ M-1 `\ ------------USE: UNWPAOVED \ \ = `` - ___ IN�T\; #,/050009792to- \\ \��_ t3_ ,\ ��� \ \' •` _ / ,, ' I N ' t ; N. `\ \ /' ,'�--� of I to -' ! / 680 ------------- ---------------------- co ------------------- / \4 '\ ----- i ' 25' ` % ` \ j \\ wa°w...a•..c+.,.n.,.,.. •byrrv.M,o,..^'"''v""r" -- -- aiiS•'a6sc, a- �',•,''':���-` 1""a+,�w'a Sroyr�,, . `_ —�� '� -.. c sx RAILROAD CRIDER & SHOCKEY INC. OF WV 43-((A))-158 ZONE: RA 50.33 AC. USE: UNIMPROVED CURVE RADIUS ARC LENGTH DELTA ANGLE TANGENT CHORD BEARING CHORD LENGTH C 1 2331.83' 62.8 1' 01 '3236 31.41 ' S 56'00'48 " W 62.81 ' C2 2886.93' 749.38' 14'52 22 376.81 ' N 45' 16'06" E 747.28' 100 /i 100 200 1 100' a z W W z z W o Lo CD c\r m `r Q cu i � � 0 c � oL- �c xLijc W >-.� W A� Lo rn z��� o z o a x u) w � Q' ul EE—+ z o z e-1 viQcf)z co a, w 04 U' W w Ri to Lo W \ \ o A ACOFTH MARK D. SMITH 9 No.022837 'O _ NAL Z� 0� H CD ZW�> (� z � Z Q � a' Z w H W p o E —1 � � w ~ w 0 w O 0) N Z a �n a DATE: 10/12/05 SCALE: 1" = 100' DESIGNED BY: EAW/EJG FILE NO. 3485K SHEET 2 OF 4 05-78 s ,a L Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 W Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 Revised May 13, 2005 Revised May 13, 2005 Ui Revised January 3, 2005 Revised May 13, 2005 PROPOSED PROFFER STATEMENT e) The applicants hereby proffer to prepare and submit a traffic study to 7.) Signatures a VDOT as.a component of the site development plan for each proposed REZONING: RZ# 03-05 land use on the 79.13-acre site to a determine the portion of the major Rural Arceas District (RA) to Light Industrial District (Ml) with collector road that will be required to be constructed based on the impacts The conditions proffered above shall be binding upon the heirs, executors, Proffers associated with each future land use. administrators, assigns and successors in the interest of the applicant and owner. In the C event the Frederick County Board of Supervisors grants this rezoning and accepts the 00 PROPERTY: 79.13 acrces +/- f) The applicants hereby proffer to dedicate right-of-way to VDOT along conditions, the proffered conditions shall apply to the land rezoned in addition to other ' Tax Parctels #43-((A))-150, 43-((A))-151, 43-((A))-151A, Redbud Road for future improvements to the Interstate 81 Exit 317 requirements set forth in the Frederick County Code. �CO c° � 43-((A))-152, 43C-((3))-2, 43C-((3))-3, 43C-((3))-4, interchange area. This right-of-way shall be dedicated to VDOT within 4 CO in 43C-((3)))-4A, 43C-((3))-5, 43C-((3))-7A 180 days of final engineering plan approval. The preparation of right -of- dedication legal documents this dedication Respectfully Submitted: y 0 1 way plats and associated with RECORD OWNER: North Ste; henson, Inc. p shall be prepared by parties other than the applicants. RU > North Stephenson, Inc. m a APPLICANT: North Stephenson, Inc. (here -in after "the applicants") g) The applicants hereby proffer to dedicate a 50-foot right -of --way and o a nn provide temporary construction easements to VDOT for the purpose of �.;`-.ai'' .-+ North Stephenson, Inc. - Light Industrial Rezoning PROJECT NAME: p g g realigning Redbud Road (Route 661) from the current intersection at By: � �, 1 05 H r. Martinsburg Pike (U.S. Route 11 North) to connect to the major collector Keven Omps Date ORIGINAL DATE road on the subject site. The purpose of the 50-foot right-of-way OF PROFFERS: October ll3, 2004 dedication and temporary construction easements is to provide VDOT and o Frederick County with an appropriate alternative to relocate Redbud Road. REVISION DATE: May 13, 2005 The dedicated 50-foot right-of-way will connect to the intersection that is By: identified at station 17+00 on the Stephenson Village Major Collector Crossing by Engineering Jo mps Date W co Road Plan and CSX prepared Greenway and ; dated October 2004, which is included as an exhibit with this proffer Preliminary Matters statement. The location of the 50-foot right-of-way to connect to this Commonwealth of Virginia, intersection will be agreed upon by VDOT and the property owners to Pursuant to Section 15.2-2296 ]Et. Seq. of the Code of Virginia, 1950, as amended, and allow for a minimum 25 mph geometric design criteria and will be made City/County ofTo Wit: the provisions of the Frederick County Zoning Ordinance with respect to conditional available at such a time that VDOT deems necessary. The preparation of 5 r zoning, the undersigned appliianant hereby proffers that in the event the Board of right-of-way dedication plats and legal documents associated with this The foregoing instrument was acknowledged before this day of-a.J�►� Supervisors of Frederick County, Virginia, shall approve Rezoning Application # 03 -05 dedication shall be prepared by parties other than the applicants. The �e-ue-tN Z for the rezoning of the 79.13-acres tract from the Rural Areas (RA) District, to Light construction of the realigned portion of Redbud Road shall occur by 20<_� by ttti .r. s O Industrial (Ml) District, develolpment of the subject property shall be done in conformity parties other than the applicants. (Z&/)T �-+ with the terms and conditions set forth herein, except to the extent that such terms and ;. 5 conditions may be subsequenttly amended or revised by the applicant and such be h) The applicants hereby proffer to prohibit commercial entrances along the No Public approved by the Frederick County Board of Supervisors in accordance with the said Code western property line on tax parcel 43-((A))-152 adjoining the Redbud My Commission Expires ZI a06 W and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers Road (Route 661) right-of-way. This proffer is intended to prohibit shall be deemed withdrawn amd have no effect whatsoever. These proffers shall be commercial entrance locations on the current alignment of Redbud Road binding upon the applicants and. their legal successors, heirs, or assigns. and is not intended to prohibit commercial entrances internally to the subject site should Redbud Road be realigned through the subject site The subject property is more. particularly described as the land owned by North resulting from the widening of Interstate 81. Stephenson, Inc. being all of 'Tax Map Parcels 43-((A))-150, 43-((A))-151, 43-((A))- 151A, 43-((A))-152, 43C-((3))-2, 43C-((3))-3, 43C-((3))-4, 43C-((3))-4A, 43C-((3))-5, and 43C-((3))-7A, as evidence by recorded property deeds in the Frederick County Clerk W of Court Office included with thds rezoning proposal. ; . A TH 0F File 4#3485/EAW ; 3 File #3485/EAW 5 File 43485/EAW MARK D. SMITH N 0022 83 7 Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 OA Revised May 13, 2005 Revised May 13, 2005 S ZONAL 2.) Structural Development PROJECT PROFFER STATEMENT The applicants hereby proffer to limit the structural development on the 79.13-acre to a maximum of 800,000 square -feet of total floor area. 1.) Transportation 3.) Environmental Protection a) The applicants hereby proffer to construct, or cause for the construction of LV dual southbound left turn lanes on Martinsburg Pike (U.S. Route 11 The applicants hereby proffer to provide for the delineation of karst features located North) at the major collector road intersection with Renzi Drive at the on the 79.13-acre site as a condition of master development plan approval. The Rutherford's Farm Industrial Park. The southbound dual left turn lanes : applicants further proffer to conduct geotechnical analysis for each site plan in which ~ will be constructed at the same time that the Rutherford's Farm Industrial structural development or other site improvements are located within 50 feet of Z � Park improvements to Martinsburg Pike are constructed. identified karst features. The geotechnical analysis reports and methods for treatment ® of impacts shall be provided to the Frederick County Engineer for review and M U b) The applicants hereby proffer to construct, or cause for the construction of approval as a condition of site development plan approval. CO a right turn lane within the Martinsburg Pike (U.S. Route 11 North) right- of-way at a location and distance acceptable to VDOT between the Z Z > Ui intersection of Redbud Road (Route 661) and the major collector road w U Q intersection serving as the primary entrance to the 79.13-acre project site. 4.) Viewshed Mitigation W Z >_ A traffic study will be prepared and submitted to VDOT as a component E--' of the site development plan for each proposed land use on the 79.13-acre The applicants hereby proffer to prohibit the placement of freestanding and building Z site to allow VDOT to determine when the proffered improvement is mounted illuminated and non -illuminated business signs facing the eastern property Z O warranted. line of tax map parcel 43-((A))-152 to mitigate vewshed impacts from the 3rd UJ V P4 Winchester Core Battlefield Area. E c) The applicants hereby proffer to provide for the dedication of right-of-way and for the allowamce of temporary construction easements needed for the W < t- co ultimate design of the- major collector road from the CSX railroad to 5.) Fire and Rescue Monetary Contribution Martinsburg Pike. The dedicated right-of-way shall provide for the improvements identified from station 10+00 to station 24+00 on the The applicants hereby proffer to provide a monetary contribution of $0.01 per square 0 a W Stephenson Village Major Collector Road Plan and CSX Crossing foot of structural development on the 79.13-acre site occurring subsequent to �'' prepared by Greemway Engineering and dated October 2004, which is rezoning approval. This monetary contribution shall be provided to Frederick County Fm n included as an exhiibit with this proffer statement. The applicants further at the time of building permit issuance for structural development, which may I, prof er to provide ifor the dedication of right-of-way acceptable to VDOT generate a maximum monetary contribution of $8,000.00 based on the proffered 0 for the purpose of providing a right turn lane from the major collector road maximum square footage of structural development. The applicants monetary W O ® onto the internal street connection located at station 17+00 on the subject contribution will be directedto the Clearbrook Volunteer Fire and Rescue Company, 0) F-t exhibit. which will provide first due response to the subject site. Z d) The applicants hereby proffer to enter into a signalization agreement with O M VDOT for the provision of a traffic signal at the major collector road 6.) Martinsburg Pike Corridor Enhancement IL intersection with Martinsburg Pike, which will align with Renzi Drive at the Rutherford's Farm Industrial Park. The signalization agreement shall The applicants hereby proffer to provide corridor enhancements along Martinsburg provide for the pro+-rata share of the traffic signal based on the projected Pike. The location and type of enhancements for this corridor will be identified on traffic volumes idelntified in the Traffic Impact Analysis (TIA) compared the Master Development Plan for the 79,13-acre project site. to the projected trafffic volumes identified in the TIA for the Rutherford's Farm Industrial Pa1rk and the TIA for the Stephenson Village Residential Planned Community. DATE: 10/12/05 SCALE: N/A File #3485/EAW 2 File #3485/EAW 4 DESIGNED BY. EAW/EJG FILE NO. 3485K SHEET 3 OF 4 05 -'78 105 695 685 680 9+50 10400 10+50 11400 11+50 12 +00 FI OF. all W/L general backfill 24" select backfill 6 All backfill to be compacted to 95% of ASTM D698 maximum density. stone g STANDARD general backfill general backfill e„ 8" -- cconcrete ............................ _- -__ ___ _ _ 24" select 24" select backfill backfill stone e„ •4. 1/2 O.D. 1/2 O.D. 1 ` concrete L61 stone 5' CONCRETE CRADLE CONCRETE ARCH general I backfill 8'. ___ _____ 24" select backfill a: concrete CONCRETEENCASEMENIT TRENCH & BEDDHNG -1- SEP 05 105 695 m (0a0 12 +50 13+00 13 +50 f -- L -I Both joints of the fitting shall be restrained. In addition, all joints within the recommended length (L) on the large side of the reducer shall be restrained. RESTRAINED LENGTH OF PIPE (Ft) SMALL LARGE SIDE JOINT SIDE PVC DIP JOINT 6- 8- 10- 12- 6- 8' t0' 12' 6- -- 40 60 60 -- 20 40 40 8. -- -- 40 60 -- -- 20 40 f0' -- -- -- 40 -- -- -- 20 REDUCER L I L In addition to restraining the connection, any jointthatfalls within the recommended length (L) shall be restrained. RESTRAINED LENGTH OF PIPE (Ft) PVC DIP 6- 8- 10- 12- 6- 8' 10- 12- 60 60 80 100 40 1 40 60 60 VALVE, DEAD END (PLUG, FIRE HYDRANT) RESTRAINED JOINTS 1 OF 3 -2- SEP 05 In addition to restraining each joint of the tee, (1) any joint that falls within the recommended length on the branch outlet (Lb) piping shall be restrained, (2) any joint that falls within the recommended length of the run (straight through) outlets (Lr) shall be restrained. A cross shall be restrained per a tee's requirements for Lb. A wye shall be restrained per a tee's Lr and a 45' bend's L requirement. RESTRAINED LENGTH OF PIPE (Ft) TEE PVC DIP r X b Lr Lb Lr Lb 6 X 6 20 20 20 20 8 X 8 20 20 20 20 8 X 6 20 20 20 20 10 X 10 20 20 20 20 10 X 8 20 20 20 20 RESTRAINED LENGTH OF PIPE (Ft) TEE PVC DIP r X b Lr Lb Lr Lb 10 X 6 20 20 20 20 12 X 12 20 20 20 20 12 X 10 20 1 20 20 20 12 X 8 20 20 20 10 12 X 6 20 20 20 20 TEE, CROSS, WYE In addition to restraining each side of the bend, any joint that falls within the recommended length on each side of the bend shall be restrained. TYPE RESTRAINED LENGTH OF PIPE (Ft) RESTRAINED LENGTH OF PIPE (Ft) FITTING PVC DIP DEGREE 6- 8- f0' 12' 6- 8' 10' 12' 90 20 20 40 40 20 20 20 40 45 20 20 20 20 20 20 20 20 22.5 20 20 20 20 10 20 20 20 11.25 20 20 20 20 20 20 20 20 HORIZONTAL BEND RESTRAINED JOINTS -3- 20F3 SEP 05 finished grade - DOWN BEND DEPTH 4 FT. MIN. Ld DOWN BEND RESTRAINED LENGTH �G Vertical offsets contain down and up bends. On down bends, one joint faces horizontal and the other points down. On up bends, one joint faces horizontal and the other points up. Each side of any vertical offset bend shall be restrained. In addition, any joint that falls within the recommended length on each side of the fitting shall be restrained (Ld, Lu). UP BEND DEPTH UP BEND RESTRAINED LENGTH RESTRAINED LENGTH OF PIPE (Ft) DEPTH OF BURY DEPTH OF BURY 4 FT MIN. 5-12 FT. 4 Fr. MIN. 5-12 FT. SIZE/TYPE DEGREE OF BENDS Ld (DOWN) Lu (UP) SVE/IYPE DEGREE OF BENDS Ld (DOWN) Lu (VP) 6- PVC/OIP 45, 22.5 & 11.25 20 20 f0' PVC 22.5 & 11.25 20 20 8- PVC 45 40 20 10' DIP 45, 22.5 & 11.25 20 20 8' PVC 22.5 & 11.25 20 20 12- PVC/DIP 45 40 20 8' DIP 45, 22.5 & 11.25 20 20 12- PVC 22.5 & 11.25 20 20 10' PVC 45 40 20 12. DIP 22.5 & 11.25 20 20 VERTICAL OFFSET RESTRAINED JOINTS -4- 30F3 SEP 05 finished grade I" dla. schedule 40 steel Dipe filled with concrete and painted yellow finished grade 18" dia. concrete encasement — as required 2" min. - 8" max. stone to be minimum of 6" above top of base stone BOLLARD DETAIL pad V-6" die. x 6" deep ��— 4" stone screw type adjustable valve box locator marker FIRE HYDRANT ASSEMBLY -10- mechanical pint swivel tee with 6" branch SEP 05 a W W Z WoLO CD C 00 Q.� CQ a0 U t 0 Lo hD Z x to � W�l� 0 UA 4 !! tt a C) rn to N 0 N U � > ri r~ z � Cf) o z W o z 0� H CO Hh tZ.' W W w a a � W Q w w x � 5 w w � Q to ►n H CQ Q CV CQ op7 v MARK D, SMITH No, 022837 �sSIONAL �~ W Z� o ~ E--i Q F- E, � UJ W ZMr Q rU W �' E- CL Z '--- ' t� 0 W r� NN wF-�-I w E "I 0 0 W O COAA E Zap O a DATE: 10/12/05 n _ r SCALE: V: 1" - 50 DESIGNED BY: EAW/EJG FILE NO. 3485K SHEET 4 OF 4 05—'78 CENERAL NOTES VD0T GENERAL NOTES LEGEND VICINITY MAP ,> 1. Methods and materials used in the construction 'of the improvements herein shall conform to the. current Vl. All wank on this project shall conform to the current editions of and latest revisions to the Virginia SCALE: 1 = 2000 County construction standards and specifications and/or current VDOT standards and specifications. Department of :Transportation (VDOT) Road and .Bridge Specifications and Standards, the Virginia Erosion and EXISTING INTERMEDIATE CONTOUR Sediment Control Regulations, and any other applicable state, federal or local regulations. In case of a :::r:;.; ;:K„ :,., ,oq ? t ,esz •� 2. Measures to control erosion and siltation, includingdetention ponds serving as silt basins during discrepancy or conflict between the Standards or Specifications and Regulations,. the most stringent shall P P Y EXISTING INDEX CONTOUR 330 j 4stx ��� j01 L • J construction, govern. a 66t'� Y must be provided prior to issuance of. the site! development permit. The approval of these plans in no way PROPOSED CONTOUR 40 �j ; ?: ,`?• ��, ;' aths3UJ relieves the developer or his agent of the responsibilities contained in the Virginia Erosion and Sediment V2. All construction shall comply with the latest U.S. Department of Labor,. Occupational Safety and Health. EX E/P EXISTING EDGE OF PAVEMENT Control Handbook. Administration (OSHA), and Virginia Occupational Safety & Health (VOSH) Rules and Regulations. PROP E/1' ' �^� \ r 1 / /� ! �\ ✓� J/ %� "� , �� `� u be obtained from the Office of the Resident Engineer, Virginia Department of Transportation - e temporary, shall be in PROPOSED EDGE OF PAVEMENT 1 3. A permit must g . g P P V3. When working within VDOT right -of all traffic control, whether permanent or t mp y, t right-of-way. EXISTING CURB GUTTER (VDOT) and Frederick County prior to construction in existing State nigh y accordance with the current edition of VDOT s Work Area Protection Manual. Furthermore, .all traffic control EXIST AND ter" _l_ o• / _ `\, \+ .:-,'<y ,'..,'� � fla ers must be certified in accordance with Section 104.04 c of the VDOT Road and Bridge Specifications. �_,o' f , r .,; e issuance of an entrance permit b VDOT when such permit is gg O g P PROP GffG _ 4. Approval of this plan does not guarantee p y PROPOSED CURB AND GUTTER � ;? �'� ',� z`;,�: � ;' '�� �__ ; :6� ',: •�,�%"_ �'. : } ., required under State law. b e for re ocatin at his ex ense an and all utilities includin traffic ��� I :- *" a" „:,:.. ; ', %,,��%,:: `''!_ i;� o q V4 The developer shall be response 1 1 g, p y g G6-6 CC,-6R J`/ o s. ! 6' 3 , , ;. } r- I ,� m Co g P Y P / P Y P TRANSITION FROM CG-6 TO CG-6R L-'�C ' r /i-i , ` r, signal poles, junction boxes, controllers, etc., owned b VDOT or private public utility companies. It is the � d et location of all guard rails will be determined b VDOT personnel. A joint inspection will be held conflict o - 6 J ` -" :`!o-.. , 5. The exact g Y P l P sole responsibility of the developer to locate and identify utility facilities or items that may be in co (+( y �, . , P _��,:�\ 1 0 with the Developer, County Representatives, and Representatives of the. Virginia Department of Transportation with the proposed construction activity. VDOT approval of these plans does not indemnify. the developer from EXISTING TELEPHONE LINE t 1 �R�,o {co CV (VDOT) to determine if and where guard rail and/of paved ditches will be needed. The developer will be this responsibility. _ PROPOSED TELEPHONE LINE T T �,� ;. w:�1 , �.. ') �p responsible for providing guardrail and paved ditches as determined by this joint inspection." Refer to C6�a ; > i ,,:o �.. -; '�� :z % � t1 1 rn 0 EX. 13" RCP pp 1✓ Virginia Department of Transportation VDOT Guard Rail and Paved Ditch Specifications. V5. Design features relating to field construction, regulations, and control or safety of traffic may be subject Z� ` .�� i > d � EXISTING STORM SEWER \ : f.. r_. ;.::. / crs to change as deemed necessary by VDOT. Any additional expense incurred as a result of any field revision ' > t / 1, _ ®;/' V. - Z M cat 1 " r"'• •, � "p. ram' 'i` -. PROP. 15 RCP ,�P i u x.:1 , \ �.. g 1 i �; 6. An approved set of plans and all applicable permits must be available at the construction site. Also, a shall be the responsibility of the developer. �. ,� \ T 1 tt6� r _•SIG:' sn e' ice; W� � 0 °' 1 0 at all times. PROPOSED STORM SEWER \.- i ; ` ;„�-�.,_..,Y P•� representative of the developer must be available , ve (� i • r, . 'cis , _ - {� „` o V6. Prior to initiation of work, the contractor shall be responsible for acquiring all necessaryVDOT land use ;��e a _„�• ,� 7. Warning signs, markers, barricades or flagmen should be in accordance with the Manual on Uniform Traffic permits for any work within VDOT right-of-way. EXISTING SANITARY SEWER ° �� `' C=>� ' 1 �� o. Control Devices (MUTCD). PROPOSED SANITARY SEWER r ► Lo V7. If required by the local VDOT Residency Office, a pre -construction conference shall be arranged and held SHEET INDEX �I E- w 8. All unsuitable material shall be removed ffrom the construction limits of the roadway before placing by the engineer and/or developer with the attendance of the contractor, various County agencies, utility EXISTING ELECTRIC SERVICE embankment. companies and VDOT prior to initiation of work. - PROPOSED ELECTRIC SERVICE I M W 9. All pavement sections on the approved plans are based on a minimum CBR value of 6. CBR values less V8. The contractor shall notify the local VDOT Residency Office when work is to begin or cease for any than 6 will require revised pavement section prepared by Greenway Engineering and approved by the owner. undetermined length of time. VDOT requires and shall receive 48 hours advance notice prior to any required EXISTING GAS LINE ni or requested inspection. 0 10. All roadside ditches at grades of more than 5% shall be paved with cement concrete to the limits indicated PROPOSED GAS LINE G G COVER SHEET SHEET 1 OF 3 b on the plans and as required at the field inspoection. V9. The contractor shall be responsible for maintaining adequate access to the project from the adjacent MINOR SITE PLA1 _ SHEET 2 OF 3 w � public roadway via a construction entrance that is constructed and maintained in accordance with Section PROPERTY LINE ®-� 11. All springs shall be capped and piped to the nearest storm sewer manholes or curb inlet. The pipe shall 3.02 of the Virginia Erosion and Sediment Control Handbook. Furthermore, access to other properties affected be minimum 6" diameter and conform to VDOr standard SB-1. by this project shall be maintained through construction. The Developer shall have, within the limits of the FLOW LINE .- - •..-.- •.•- PROFFER STATEMENT SHEET 3 OF 3 project, an employee certified by the Virginia Department of Conservation and Recreation (VDCR) in Erosion FENCELINE 12. Construction debris shall be containerized in accordance with the Virginia Litter Control Act; no less than and Sediment Control who shall inspect erosion and siltation control devices and measures on a continuous one latter receptacle shall be provided at the cconstruction site. basis for proper installation and operation. Deficiencies shall be promptly rectified. EXISTING POWER POLE {} 13. The contractor shall provide adequate means of cleaning mud from trucks and/or other equipment prior to V10. Contractor shall ensure adequate drainage is achieved and maintained on the site during and at the end EXISTING TELEPHONE POLE b entering public streets, and it is the contractors responsibility to clean streets, allay dust, and to take of construction. Z whatever measures are necessary to insure that the streets are maintained in a clean, mud and dust free EXISTING WATERLINE W/ TEE 0 condition at all times. V11. All water and sewer lines within existing or proposed VDOT right-of-way shall have a minimum •T- thirty-six (36) inches cover and when possible shall be installed under roadway drainage facilities at conflict PROPOSED WATERLINE W/ TEE 14: Notification shall be given to the appropriate utility company prior to construction of water and/or sanitary points. sewer lines. Information should also be obtainted from the appropriate authority concerning permits, cut EXISTING FIRE HYDRANT W. sheets, and connections to existing lines. V12. Any unusual subsurface conditions (e.g., unsuitable soils, springs, sinkholes,. voids, caves, etc.) encountered iL during the course of construction shall be immediately brought to the attention of the engineer and VDOT. EXISTING WATER VALVE 15. All sanitary sewers and water mains and appurtenances shall be constructed in accordance with the current Work shall cease in that vicinity until an adequate design can be determined by the engineer and approved standards and specifications of the Frederick County Sanitation Authority. by VDOT. PROPOSED WATER METER ID 16. The location of existing utilities shown in these plans are taken from existing records. It shall be the V13. All fill areas, borrow material and undercut areas shall be inspected and approved by a VDOT EXISTING REDUCER" contractors responsibility to verify the exact horizontal and vertical location of all existing utilities as needed representative prior to placement and fill. Where CBR testing is required, a VDOT representative shall be PROPOSED REDUCER prior to construction. The contractor shall inVorm the engineer of any conflicts arising from his existing present to insure the sample obtained is representative of the location. When soil. samples are submitted to a - utility verification and the proposed construction. private laboratories for testing, the samples shall be clearly identified and labeled as belongingto a project STOP SIGN to be accepted by VDOT and that testing shall be performed in accordance with all applicable VDOT standards HANDICAP RAMP (CG-12) 17. The developer will be responsible for any 4damage to the existing streets and utilities which occurs as a and procedures. DENOTES LOCATION OF STD VDOT� result of his construction project within or contiguous to the existing right-of-way. '` & T T� Aj� P ] g g g Y V14. All roadway fill, base, subgrade. material, and backfill in utility/storm sewer trenches shall be compacted �+ll ll LU U O A 18. When grading is proposed within easements of utilities, letters of permission from all involved companies in six (6) inch lifts to 95% of theoretical maximum density as determined by AASHTO T-99 Method A, within PARKING INDICATOR must be provided to Frederick County Public Wrorks Department prior to issuance of grading and/or site plus or minus 2% of optimum moisture for the full width of any dedicated street right-of-way. At the INDICATES THE NUMBER OF TYPICAL PARKING SPACES 12 THESE PLANS ARE IN CONFORMANCE WITH FREDERICK COUNTY STANDARDS AND ORDINANCES. ANY DEVIATION development permits. 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 per, OR CHANGE IN THESE PLANS SHALL HE APPROVED BY THE ZONING ADMINISTRATOR PRIOR TO CONSTRUCTION 19. The developer will be responsible for the relocation of any utilities which is required as a result of his specified otherwise. TEST PIT LOCATION 0 project. The relocation should be done prior- t:o construction. PROJECT INFORMA TIDN V15. VDOT Standard CD and UD underdrains shall be installed where indicated on these plans and/or as -.- O� 9 20. These plans identify the location. of all knownHANDICAP PARKING gravesites. Gravesites shown on this plan will be protected specified by VDOT. ( MARK D, SMITH in accordance with state law. In the event gravesites are discovered during construction, the owner and engineer must be notified immediate) No,022837 en g Y V16. The installation of any entrances and mailboxes within any dedicated street right-of-way shall meet VEHICLES PER DAY COUNT 100 �O - VDOT minimum design standards and is the responsibility of the developer. 21. The contractor is to verifyfield conditions; prior to and during construction and notify Greenwa Engineering l V 1 P g Y Y g g PROPOSED BUILDING ENTRANCE SITE LOCATION THE SUBJECT PROPERTY FRONTS ON THE EAST SIDE OF MARTINSBURG PIKE �cS' �~ at (540) 662-4185 immediately of any discrepancies between actual field conditions and the approved plan. V17. Prior to VDOT acceptance of any streets, all required street signage and/or pavement markings shall be (U.S. RT. 11 NORTH), JUST NORTH OF THE INTERSTATE 81 EXIT 317 SIGNAL installed by the developer or, at VDOT's discretion, by VDOT on an account receivable basis following the NORTHBOUND OFF -RAMP, AND IMMEDIATELY EAST OF REDBUD ROAD (RT. 661). 22. Controlled fills shall be compacted to 95% of maximum density as determined by method "A" per standard Manual On Uniform Traffic Control Devices. EXISTING STREET LIGHT proctor AASHTO-T99, ASTM-D698, or VTM-1 as applicable. Density shall be certified by a registered PARCEL IDENTIFICATION NO. 43-((A))-151 & 43-((A))-151A professional engineer and results submitted to Frederick County prior to pavement construction. If a V18. The developer shall provide the VDOT Residency Office with a list of all material sources prior to the LOT AREA 35.79 AC. geotechnical report has been prepared, it should supersede the requirements in this note. start of construction. Copies of all invoices for materials utilized within any dedicated street right-of-way PROPOSED STREET NAME SIGN + DISTURBED AREA 5,500 S.F. - NO LAND DISTURBANCE PERMIT REQUIRED must be provided to the local VDOT Residency Office prior to acceptance of the work. Unit and total prices PROPOSED SANITARY LATERAL CLEANOUT 23. Contractors shall notify operators who maintain underground utility lines in the area of proposed excavating may be obscured. CURRENT ZONING M-1 or blasting at least two (2) working days, but not more than ten (10) working days, prior to commencement SANITARY MANHOLE IDENTIFIER 12 CURRENT USE TRUCKING & OFFICE of excavation or demolition. Names and telephone numbers of the and operators underground utility lines V19. Aggregate base and subbase materials shall be placed on subgrade by means of a mechanical spreader. �-- -- -�.. in Frederick County appear below. These numbers shall also be used to serve in an emergency condition. Density will be determined using the density control strip in accordance with Section 304 of the VDOT Road PROPOSED USE TRUE l aNG & OFFICE and Bridge Specifications and VTM-10. A certified compaction technician shall perform these tests. Certified STORM DRAIN STRUCTURE IDENTIFIER 6 SIGNS: NONE PROPOSED. FUTURE SIGNAGE MUST CONFORM WITH THE 1 24. All utilities are to be underground. copies of test reports shall be submitted to VDOT daily, unless specified otherwise. In addition to checking STANDARDS OF SECTION 165-30 OF THE FREDERICK COUNTY stone depths, a VDOT representative shall be notified and given the opportunity to be present during the ZONING ORDINANCE. construction and testing of the density control strip. EASEMENT LINE OUTDOOR LIGHTING: NONE PROPOSED. ANY FUTURE LIGHTING SHALL CONFORM TO FCSA CONSTRICTION NOTES V20. Asphalt concrete pavements shall be placed in accordance with Section 315 of the VDOT Road and Bridge _ _ SEC. 165-35A OF THE FREDERICK COUNTY ZONING ORDINANCE. Specifications. Density shall be determined using the density control strip as specified in Section 315 and CENTERLINE ALL OUTDOOR LIGHTING SHALL BE ARRANGED TO DEFLECT GLARE ' H U 1. The Authority's Water and Sewer Standards atnd Specifications are available at www.fesa-water.com VTM-76. A certified compaction technician shall perform these tests. Certified copies of test reports shall be EXISTING SPOT ELEVATION 12.0 AWAi FROM ADJOINING PROPERTIES AND PUBLIC STREETS. submitted to VDOT daily, unless specified otherwise. A VDOT representative shall be notified and given the OUTDOOR TRASH RECEPTACLES: NONE' PROPOSED. 2. The water and sanitary sewer portion of the� se plans are valid for two years from date of FCSA approval. opportunity to be present during the construction and testing of the control strip. PROPOSED SPOT ELEVATION 715 3 WATER &SEWER: NO :IEW INFRASTRUCTURE PROPOSED. W co > 3. Water and sewer lines are to be constructed[ in accordance with these plans and shall meet all Authority V21. In accordance with Section 302.03, the foundations for pipe culverts thirty-six (36) inches and larger EXISTING TREE LINE BUILDING HEIGHT: MAXIMUM ALLOWED=60'-O" PROPOSED=35'-O" Q requirements. shall be explored below the bottom of the excavation to determine the type and condition of the foundation. BUILDING SETBACKS: REQUIRED: FRONT: 75' PROPOSED: FRONT: 444.5" i� Z The contractor shall report findings of foundation exploration to the engineer and VDOT for approval prior to SIDE: 25' SIDE: 579.7' E� ,-a E.. 4. The contractor shall coordinate with, and arrange for inspection by, the Authority. placing pipe. Foundation designs shall comply with VDOT Road and Bridge Standard PB= 1. Where soft, yielding, 0 IYNERS CERTIFICATE REAR: 25' REAR: 855.1' w • or otherwise unsuitable foundation is encountered, the foundation design and/or need for foundation W Z � 5. When an existing water main is tapped for the installation of a new line: stabilization shall be determined by the engineer and approved by VDOT. The foregoing Site Plan of the land of PARKING THE TRUCK WASH CONTAINMENT STRUCTURE WILL NOT INCREASE x O w O a) The Authority shall furnish all labor and. material. EMPLOYMENT; THEREFORE NO NEW PARKING IS PROPOSED.. �, U b The developer/contractor must: V22. A roval of these plans shall expire three 3 ears from the date of the approval letter. North Stephenson, Inc. fn )PP P P () Y PP FAR ALLOWED: 1.0 OR 1,559,012 S.F. � 1. make application and pay deposit is with the free consent and in accordance with the desiresW FAR PROPOSED: 0.01 OR 22,823 S.F. 2. mark the tap location. V23. VDOT Standard CG-12 Curb Rams shall be installed where indicated on these plans and/or as specified of the undersigned owners properties and trustees if an ® �� U b VDOT. P P / P g p P Y ENVIRONMENTAL: NO STREAMS, FLOODPLAINS, LAKES/PONDS, WETLANDS, .�� ►--I 6. The contractor shall tie-in a new sewer line: to an existing manhole by core drilling the manhole. Y 4)al NNATURAL STORMWATER RETENTION AREAS OR STEEP SLOPESV24. VDOT Standard Guardrail shall be installed where warranted and/or as proposed on these plans in S EXIST ON -SITE. EXISTING TREE LINES ARE IDENTIFIED AND , Q 7. Exact locations of water and sewer services on new lines are to be coordinated with the Authority's Inspector. accordance with VDOT's installation criteria. Final approval of the guardrail layout to be even b VDOT after ARE NOT PROPOSED TO BE DISTURBED. V a w PP g Y g' Y SIG ATURE --E grading is mostly complete. 8. The Authority's maintenance department shalll furnish and install all water meters through 2" in size. APPROVAL It is the developer's/contractor's responsibilitty to have the meter box assembly installed correctly. ' Before a permanent meter is installed: FIRE MAR,SHALL S NOTE 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 finial grade. Fire lane markings and sienae: LLI O c The distance between the to of the cover and the co ersetter shall to be between 18 and 21 inches. Any No Parking signs and yellow painted curb locations will be installed FREDERICK COUNTY ZONING ADMINISTRATOR DATE E'' P PP b field inspection at the direction of the Fire Marshall's Office. * z ® � d) All components of the meter box assemably shall be in proper working order. Y P APPROVAL OF THESE PLANS SHALL EXPIRE FIVE (5) ' a YEARS FROM THE DATE OF PLANNING APPROVAL 9. For water and sewer services that connect do existing lines: TRIP GENERA TIDN DA TA Project Name: 0 a) The location of the service lateral is to, be coordinated with the Authority's Engineering Assistant. J Project Number: a CC b) An Application for Service must be made and fees paid before work will begin. CLASS USE DWELLING UNITS * TRIP RATE TRIP RATE USE VPD North Stephenson Truck Wash ash Containment Structure 348 5 K c) The Authority shall furnish and install all 5/8", 3/4" and 1" water services. d) For all 1 1/2" and 2" water services, th.e Authority shall make the tap and bring the piping to the property line. Magisterial District: Date of Plan: (Month, Day, Year) The contractor shall furnish and install. the meter vault assembly. The Authority will install the meter. e) The Authority will install all sewer laterals. STONEWALL MAGISTERIAL DISTRICT October 12, 2005 10. Any water service line must have a backflow prevention assembly (double check valve or RPZ, as required). The assembly must meet ASSE standard No. 1015 or 1013. * TAPN FROM ITE TRIP GENERATIO1 7TH EDITION Owner: Address, Including Zip Code & Telephone No. DATE: 10/12/05 UTILITY �r 1800 MARTINSBURG PIKE 11. All fire lines shall have a fire service meter assembly and a backflow prevention assembly (detector CJTILIl CONTAcrp NORTH STEPHENSON; INC. WINCHESTER, VA 22603 double cheek valve or RPZ, as required). Tlhe assembly shall meet ASSE standard No. 1048 or 1047. (540) 667-4919 SCALE: N/A Radio read remotes are required. Water/ Frederick County Sanitation Authority Phone: Verizon _ Sewer: P.O. Box 1877 P.O. Box 17398 Developer: Address, Including Zip Code & Telephone No. Winchester, VA. 22604 Baltimore, MD 21297 NORTH STEPHENSON 1800 MARTINSBURG PIKE DESIGNED BY. EAW/EJG (540) 868-1061 (301) 954-6282 , INC. WINCHESTER, VA 22603 HANDICAPPED PARKINC NOTE Power: Allegheny Power Gas: Shenandoah Gas Co. (540) 667-4919 FILE NO. 3485K P.O. Box 1458 P.O. Box 2400 Engineer Certifying Plan: Address, Including Zip Code & Telephone No. Hagerstown, MD 21741 Winchester, VA 22604 151 WINDY HILL LANE SHEET 1 OF 3 a Handicapped accessilble route to truck wash containment 1-800-654-3317 (540) 869-1111 GREENWAY ENGINEERING WINCHESTER, VA 22602 structure shall slope no greater than 2% in all directions. Virginia Utility Protection Service 1-800-552-7001 (540) 662-4185 05-78 N z EXISTING STRUCTURE AREA ■�■� OFFICE 4,442 S.F. � FLEET MAINTENANCE SHOP 12,621 S.F. FUEL DEPOT STRUCTURE 860 S.F. WASH RACK STRUCTURE 272 S.F. T UCTURE AREPROPOSED S A R ! � �' ` \ '` WASH RACK CONTAINMENT STRUCTURE 4,900S.F. !! i _ �� \` Z TOTAL cv 22,823 S.F. \` ! -�� \ �/ pl W o �, cv L'tioCID CIDCD I CID95 / n/ �?to 62 �• ����/��,%' _� --i !!/ w ✓ , , W / �.\ ,�¢ ��. ° I �� .� �,�' ROBERT C. SOLENBERGER; ET ALS z 43- A 99 W b a� ZONE: (Mi Icy ao ) & B2 W a ° a, ---- -- 1 --- ----- !�`;a Q,'+ 0 % C�_ �\ \ ! .- 105.6 AC. 1-4 E- 01- \VROPOOED �4,900 S.F. COKTAIT ENT STRUC?RE °. ^ \ «'.r '% ' /,' / ,% ; ' /, '! /� •/ �90 HEt GHT = 3)--1-�/-, `♦ `\ i t ! t i �} /� - - />"0 ___- ------ ------ ! 1 0 } "-- NORTH ASTEPHE;NSON INC. \\� 43-(lA))-'147 & 148 I r , -.____ , , t r • • `_-__ � . / t ) ! i 1 ! / } r \ , 1 1 rrLONE: RP , +' -_-- r- — r •-- -y� �;-/ 14.60 i ` ._ ._ _ ____ I USh: UNII�IPROVEP , / ! %,� �, ,_ ,_ -- -- - ____ w ' t 1 \ /'NO,RRTI STEPHENSOR ING\ STPIINSON III a \ \ °. } \ J / 43-((A))-151}\� ! \-~,. \ 00 t ,- �i !' ,/ . ° /! ► 1 + // "_ ``��� \ + \ ` \� "- _. _ _ _.. ! ' / ZONE: M-1 1��� \ ! ` , \ - 44-((A))�-'�5 -. r `, +� \ `\ } ` __ _ ; r' 28.37 AC. �'-----__ -- `- -'ZONE•/ M-1 _q i 1 `\ - -- -' I .-•' 1 !' ' ,' 37.9� A �C( \ ° .� N - `\ �`�{� `\ --- __ USE: TRUCKIN(t / / ! ------_--USE: UNI/11/IP&VED ----- --' ,' ,•'- i - --,''- N // I !' i PARKING :SIGN LEFT ENDWALL ELEVATION SCALE: 1' = 10' PRIOP. BUILDING AT GRADE LEFT ENDWALL ,ACCESS DOOR c' • .c 5' WIDE ASPHALT - HC ACCESSIBLE PLAN VIEW ROUTE - (2% OR scmx: 1" = 10' LESS IN ALL DIRECTIONS) TTI IN —'•�`�♦ `���'"'------r'r'/ `} 1 !! t \,`".....,..�„ �'�___.-r'' Ili !/' ,! ! � %r �` �, .,,r• � r � ` � `' !r I! \\ 1` ------------ --------------------- � � � \ r wa�rwro ,....�. �1�— -_ �— e`8%J°ki8��4.''tw'6a4>L��— �—+ �,�' ! ,__ ��... �-- — 1�/' � rry' a.. � ♦ iI — —`s _._—.— — CSX RAILROAD CRIDER & SHOCKEY INC. OF WV`` 43- A -158 / ZONE: RA 50.33 AC. USE: UNIMPROVED. CURVE RADIUS ARC LENGTH DELTA ANGLE TANGENT CHORD BEARING CHORD LENGTH Cl2331.83' 62.81 ' 01 '32 J6" 31. 41 ' S 56'00'48' W 62.81 ' C2 2886.93' 749.38' 14'5222" 376.8 1' N 45' 16'06" E 747.28' 100 0 100 200 SCALE: 1" = 100' 1 1 1 1 z 0 H W W A N Q� ✓l O1 •� a� W O MARK D.YMITH 9 No.02237 911 k6�"-t0lVAl,' G> tip' V Z U_ 0 (J) Z W H Q a z Z o w �W0H� � � W mr V [Q] O 'WA O Z v! a u) O a DATE: 10/12/05 1 SCALE: 1" = 100' DESIGNED BY: EAW/EJG FILE NO. 3485K SHEET 2 OF 3 05-'78 a Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 Revised May 13, 2005 PROPOSED PROFFER STATEMENT REZONING: RZ# 03-05 Rural Areas District (RA) to Light Industrial District (M1) with Proffers PROPERTY: 79.13 atcres Tax Parrcels #43-((A))-150, 43-((A))-151, 43-((A))-151A, 43-((A)))-152, 43C-((3))-2, 43C-((3))-3, 43C-((3))-4, 43C-((33))-4A, 43C-((3))-5, 43C-((3))-7A RECORD OWNER: North Stephenson, Inc. APPLICANT: North Stephenson, Inc. (here -in after "the applicants") PROJECT NAME: North Stephenson, Inc. - Light Industrial Rezoning ORIGINAL DATE OF PROFFERS: Octobelr 13, 2004 REVISION DATE: May 11, 2005 Preliminary Matters Pursuant to Section 15.2-229+6 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the FrederRek County Zoning Ordinance with respect to conditional zoning, the undersigned aplplicant hereby proffers that in the event the Board of Supervisors of Frederick Couulty, Virginia, shall approve Rezoning Application # 03 -05 for the rezoning of the 79.13-acres tract from the Rural Areas (RA) District, to Light Industrial (Ml) District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick Cot'unty Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon the applicants amd their legal successors, heirs, or assigns. The subject property is more particularly described as the land owned by North Stephenson, Inc. being all o►f Tax Map Parcels 43-((A))-150, 43-((A))-151, 43-((A))- 151A, 43-((A))-152, 43C-((3;))-2, 43C-((3))-3, 43C-((3))4, 43C-((3))-4A, 43C-((3))-5, and 43C-((3))-7A, as evidence by recorded property deeds in the Frederick County Clerk of Court Office included with. this rezoning proposal. File 43485/EAW Greenway Engineering October 13, 2004 Revised January 3, 2005 Revised May 13, 2005 PROJECT PROFFER STATEMENT 1.) Transportation North Stephenson, Inc. Rezoning 1 a) The applicants thereby proffer to construct, or cause for the construction of dual southbounsd left turn lanes on Martinsburg Pike (U.S. Route 11 North) at the major collector road intersection with Renzi Drive at the Rutherford's Farm Industrial Park. The southbound dual left turn lanes will be constructed at the same time that the Rutherford's Farm Industrial Park improvements to Martinsburg Pike are constructed. b) The applicants thereby proffer to construct, or cause for the construction of a right turn lane; within the Martinsburg Pike (U.S. Route 11 North) right- of-way at a location and distance acceptable to VDOT between the intersection of :Redbud Road (Route 661) and the major collector road intersection senving as the primary entrance to the 79.13-acre project site. A traffic study will be prepared and submitted to VDOT as a component of the site development plan for each proposed land use on the 79.13-acre site to allow VDOT to determine when the proffered improvement is warranted. c) The applicants lhereby proffer to provide for the dedication of right-of-way and for the allwwance of temporary construction easements needed for the ultimate designs of the major collector road from the CSX railroad to Martinsburg Piike. The dedicated right-of-way shall provide for the improvements iidentified from station 10+00 to station 24+00 on the Stephenson Villlage Major Collector Road Plan and CSX Crossing prepared by Glreenway Engineering and dated October 2004, which is included as an exhibit with this proffer statement. The applicants further proffer to provi(de for the dedication of right-of-way acceptable to VDOT for the purpose aof providing a right turn lane from the major collector road onto the internals street connection located at station 17+00 on the subject exhibit. d) The applicants thereby proffer to enter into a signalization agreement with VDOT for the provision of a traffic signal at the major collector road intersection with Martinsburg Pike, which will align with Renzi Drive at the Rutherford's Farm Industrial Park. The signalization agreement shall provide for the pro-rata share of the traffic signal based on the projected traffic volumes identified in the Traffic Impact Analysis (TIA) compared to the projectedtraffic volumes identified in the TIA for the Rutherford's Farm Industrial Park and the TIA for the Stephenson Village Residential Planned Community. File 43485/EAW 2 Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 Revised May 13, 2005 e) The applicants hereby proffer to prepare and submit a traffic study to VDOT as.a component of the site development plan for each proposed land use on the 79.13-acre site to a determine the portion of the major collector road that will be required to be constructed based on the impacts associated with each future land use. f) The applicants hereby proffer to dedicate right-of-way to VDOT along Redbud Road for future improvements to the Interstate 81 Exit 317 interchange area. This right-of-way shall be dedicated to VDOT within 180 days of final engineering plan approval. The preparation of right-of- way dedication plats and legal documents associated with this dedication shall be prepared by parties other than the applicants. g) The applicants hereby proffer to dedicate a 50-foot right-of-way and provide temporary construction easements to VDOT for the purpose of realigning Redbud Road (Route 661) from the current intersection at Martinsburg Pike (U.S. Route 11 North) to connect to the major collector road on the subject site. The purpose of the 50-foot right-of-way dedication and temporary construction easements is to provide VDOT and Frederick County with an appropriate alternative to relocate Redbud Road. The dedicated 50-foot right-of-way will connect to the intersection that is identified at station 17+00 on the Stephenson Village Major Collector Road Plan and CSX Crossing prepared by Greenway Engineering and dated October 2004, which is included as an exhibit with this proffer statement. The location of the 50-foot right-of-way to connect to this intersection will be agreed upon by VDOT and the property owners to allow for a minimum 25 mph geometric design criteria and will be made available at such a time that VDOT deems necessary. The preparation of right-of-way dedication plats and legal documents associated with this dedication shall be prepared by parties other than the applicants. The construction of the realigned portion of Redbud Road shall occur by parties other than the applicants. h) The applicants hereby proffer to prohibit commercial entrances along the western property line on tax parcel 43-((A))-152 adjoining the Redbud Road (Route 661) right-of-way. This proffer is intended to prohibit commercial entrance locations on the current alignment of Redbud Road and is not intended to prohibit commercial entrances internally to the subject site should Redbud Road be realigned through the subject site resulting from the widening of Interstate 81. File 03485/EAW 3 Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 Revised May 13, 2005 2.) Structural Development The applicants hereby proffer to limit the structural development on the 79.13-acre to a maximum of 800,000 square -feet of total floor area. 3.) Environmental Protection The applicants hereby proffer to provide for the delineation of karst features located on the 79.13-acre site as a condition of master development plan approval. The applicants further proffer to conduct geotechnical analysis for each site plan ir+. which structural development or other site improvements are located within 50 feet of identified karst features. The geotechnical analysis reports and methods for treatment of impacts shall be provided to the Frederick County Engineer for review and approval as a condition of site development plan approval. 4.) Viewshed Mitigation The applicants hereby proffer to prohibit the placement of freestanding and building mounted illuminated and non -illuminated business signs facing the eastern property line of tax map parcel 43-((A))-152 to mitigate viewshed impacts from the 3rd Winchester Core Battlefield Area. 5.) Fire and Rescue Monetary Contribution The applicants hereby proffer to provide a monetary contribution of $0.01 per square foot of structural development on the 79.13-acre site occurring subsequent to rezoning approval. This monetary contribution shall be provided to Frederick County at the time of building permit issuance for structural development, which may generate a maximum monetary contribution of $8,000.00 based on the proffered maximum square footage of structural development. The applicants monetary contribution will be directed to. the Clearbrook Volunteer Fire. and Rescue Company, which will provide first due response to the subject site. 6.) Martinsburg Pike Corridor Enhancement The applicants hereby proffer to provide corridor enhancements along Martinsburg Pike. The location and type of enhancements for this corridor will be identified on the Master Development Plan for the 79.13-acre project site. File #3485/EAW 4 Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 Revised May 13, 2005 7.) Signatures The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: North Stephenson, Inc. By:S_1 . _.. Q1_ lnne s G�' 1`05 Keven Omps Date By: rill, 11,1 (, l O� Jo ° mps Date Commonwealth of Virginia, City/County of To Wit: 5� The foregoing instrument was acknowledged before L;dayof20o_i byi s My Commission Expires .,_.\ 3t Z�Ldo-) File #3485/EAW NoiW Public 5 a Z lit Z Z WCQ o tn (0 C\2 0 I a I � 00 C.)� CO 0 a� �> x CD I D, 0�it �� a�� I~ I a) 0 sue, � to t10 0 � !! LO . � a d E- °' &a ca w F A MARK D. SMITH 9 No.022837 o��s lb•12�s�,�•�' `sIONAL LU Z V 0' COt-i Z Z E-, E-t Z W W Z r-, Q W W (� Ew-t U U� Cl) < W O c �T. CC W 0 W O 0) E4 Z 0 6O O Ilr Ili. DATE: 10/12/05 SCALE: N/A DESIGNED BY: EAW/EJG FILE NO. 3485K SHEET 3 OF 3 05-78