05-24 Site PlanMCGHEE R
D
LENOIR DRUS RTE 11WELLTOWN RDC
E
N
T
U
R
Y
L
N BYNO.DATEREVISIONSAMSRV23001
AS NOTED
TEAM
WDH
ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES
ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE
PROJECT. THEY ARE NOT INTENDED OR REPRESENTED
TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON
THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER
PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION
OR ADAPTATION BY PENNONI ASSOCIATES FOR THE
SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS
SOLE RISK AND WITHOUT LIABILITY OR LEGAL
EXPOSURE TO PENNONI ASSOCIATE; AND OWNER SHALL
INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATES
FROM ALL CLAIMS, DAMAGES, LOSSES AND EXPENSES
ARISING OUT OF OR RESULTING THEREFROM.ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTORAND OWNER MUST BE NOTIFIED OF ANYDISCREPANCIES BEFORE PROCEEDING WITH WORKLOCATION MAP
Scale: 1" = 2000'
CALL 1-800-552-7001
CALL BEFORE YOU DIG
ALWAYS CALL 811 BEFORE YOU DIG IN VIRGINIA
SECTION 56-265.17 REQUIRES THREE WORKING DAYS
NOTICE TO UTILITIES BEFORE YOU EXCAVATE, DRILL OR
BLAST VIRGINIA UTILITY PROTECTION SERVICE, INC.
TICKET NUMBER(S):
PREPARED BY:PENNONI ASSOCIATES INC.
117 East Piccadilly Street
Winchester, VA 22601
T 540.667.2139
F 540.665.0493
APPROVED PERMIT SET
PREPARED FOR:
OWNER/DEVELOPERARCADIA MANAGEMENT LLC
10645 N. TATUM BOULEVARD., 200-163
PHOENIX, ARIZONA 85028
602-717-0437
SHOCKEY PROJECT FOR MANUFACTURING
CONVERSION PROJECT
SHOCKEY CONSTRUCTION PROJECT - TM# 43-19-48
SITE PLAN # (SP) 05-24
PREVIOUSLY APPROVED SITE PLANS (SP) 32-97, (SP) 21-98, (SP) 47-98
GAINESBORO MAGISTERIAL DISTRICT - FREDERICK COUNTY, VIRGINIA
ORIGINAL SUBMISSION: DECEMBER 18, 2023
REVISED SUBMISSION: APRIL 12, 2024
ARCADIA MANAGEMENT LLC10645 N. TATUM BOULEVARD., 200-163 | PHOENIX, ARIZONA 85028SHOCKEY PROJECT FOR MANUFACTURING CONVERSION PROJECTSHOCKEY CONSTRUCTION PROJECT - TM# 43-19-48SITE PLAN205 MCGHEE ROAD | WINCHESTER, VIRGINIA 22603GAINESBORO MAGISTERIAL DISTRICTCOVER SHEET CS0000
TOTAL SHEETS 17 04/12/2024 RESPONSIBLE LAND DISTURBER
THE RESPONSIBLE LAND DISTURBER IS THAT PARTY RESPONSIBLE FOR CARRYING
OUT THE LAND DISTURBING ACTIVITY AS SET FORTH IN THE PLANS.
NAME: Andy VerroneAndy Verrone
CERTIFICATION #: RLD27654
DATE: 02/22/2027
APPROVED BY FREDERICK COUNTY ZONING ADMINISTRATOR
APPROVAL VALID FOR 5 YEARS.
________________________________________________________________________________________________________________________________________________________________
APPROVED BY DATE
SITELOCAL UTILITIES IN FREDERICK COUNTY
RAPPAHANNOCK ELECTRIC CO-OP
137 KELLEY COURT
FRONT ROYAL, VIRGINIA 22630
(540) 662-2037
VERIZON
404 HILLANDALE LANE
WINCHESTER, VIRGINIA 22602
(540) 665-3156
COMCAST COMMUNICATIONS
195 RAINVILLE ROAD
WINCHESTER, VIRGINIA 22602
(540) 504-0942
WASHINGTON GAS
350 HILLANDALE LN.
WINCHESTER, VIRGINIA 22602
(540) 868-7913
FREDERICK WATER
315 TASKER ROAD
STEPHENS CITY, VIRGINIA 22655
(540) 868-1061
SHEET INDEX
Sheet
Number Sheet Title
CS0000 COVER SHEET
CS0001 GENERAL NOTES AND LEGENDS
CS1000 EXISTING CONDITIONS
CS1500 DEMOLITION PLAN
CS2000 EROSION AND SEDIMENT CONTROL NARRATIVE
CS2100 EROSION AND SEDIMENT CONTROL PLAN PH I
CS2200 EROSION AND SEDIMENT CONTROL PLAN PH II
CS2500 EROSION AND SEDIMENT CONTROL DETAILS
CS3150 ENTRANCE SIGHT DISTANCE PROFILE
CS4000 GEOMETRIC PLAN
CS4500 SITE DETAILS
CS5100 UTILITY PROFILES
CS5200 UTILITY DETAILS
CS5201 UTILITY DETAILS
CS7000 LANDSCAPE PLAN
CS8000 PHOTOMETRIC PLAN
CS8001 PHOTOMETRIC DETAILS
SUBMISSION REVIEW TRACKING
11-29-23 VDOT (1ST SUBMISSION)
01-09-24 PW, FM, FW, INSPECTIONS, PLANNING (1ST SUBMISSION)
01-09-24 VDOT APPROVAL
02-07-24 INSPECTIONS APPROVAL
02-16-24 PW APPROVAL
03-06-24 FW, FM (2ND SUBMISSION)
03-14-24 FM APPROVAL
03-21-24 FW (3RD SUBMISSION)
04-02-24 FW APPROVAL
04-03-24 FC PLANNING (2ND SUBMISSION)
04-11-24 FC PLANNING (3RD SUBMISSION)
04-12-24 APPROVED
BYNO.DATEREVISIONSAMSRV23001
AS NOTED
TEAM
WDH
ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES
ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE
PROJECT. THEY ARE NOT INTENDED OR REPRESENTED
TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON
THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER
PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION
OR ADAPTATION BY PENNONI ASSOCIATES FOR THE
SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS
SOLE RISK AND WITHOUT LIABILITY OR LEGAL
EXPOSURE TO PENNONI ASSOCIATES; AND OWNER
SHALL INDEMNIFY AND HOLD HARMLESS PENNONI
ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND
EXPENSES ARISING OUT OF OR RESULTING THEREFROM.ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTORAND OWNER MUST BE NOTIFIED OF ANYDISCREPANCIES BEFORE PROCEEDING WITH WORKAPPROVED PERMIT SET ARCADIA MANAGEMENT LLC10645 N. TATUM BOULEVARD., 200-163 | PHOENIX, ARIZONA 85028SHOCKEY PROJECT FOR MANUFACTURINGCONVERSION PROJECTSHOCKEY CONSTRUCTION PROJECT - TM# 43-19-48SITE PLAN205 MCGHEE ROAD | WINCHESTER, VIRGINIA 22603GAINESBORO MAGISTERIAL DISTRICTGENERAL NOTES AND LEGENDS CS0001
TOTAL SHEETS 17 04/12/2024 GENERAL CONSTRUCTION NOTES:
1.THE CONTRACTOR SHALL FURNISH ALL MATERIALS, LABOR AND EQUIPMENT AND PERFORM ALL WORK INCLUDING
RESTORATION FOR THE COMPLETED FACILITY READY FOR USE. UNLESS OTHERWISE NOTED, SPECIFICATIONS FOR
ALL WORK TO BE IN ACCORDANCE WITH APPLICABLE STANDARDS AND CONSTRUCTION SPECIFICATIONS OF THE
VIRGINIA DEPARTMENT OF HEALTH, VIRGINIA DEPARTMENT OF ENVIRONMENTAL QUALITY, VIRGINIA DEPARTMENT OF
HEALTH, THE CONTRACT DOCUMENTS AND THE VIRGINIA DEPARTMENT OF TRANSPORTATION ROAD AND BRIDGE
SPECIFICATIONS DATED JANUARY 2002; VIRGINIA DEPARTMENT OF TRANSPORTATION ROAD AND BRIDGE STANDARDS
DATED FEBRUARY 1, 2001; AND THE VIRGINIA DEPARTMENT OF TRANSPORTATION WORK AREA PROTECTION MANUAL
DATED JANUARY 1, 1996.
2.THE ENGINEER HAS ATTEMPTED TO LOCATE EXISTING SUBSURFACE UTILITIES; HOWEVER, SUCH MAY EXIST THAT ARE
NOT SHOWN. THE CONTRACTOR SHALL EXERCISE CARE IN THIS WORK SO AS TO AVOID DAMAGE TO ANY UTILITIES.
ANY DAMAGE SHALL BE THE CONTRACTOR'S RESPONSIBILITY. THE CONTRACTOR SHALL NOTIFY ALL COMPANIES 72
HOURS PRIOR TO CONSTRUCTION. CALL "MISS UTILITY" 1-800-257-7777.
3.THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL CONSTRUCTION STAKEOUT. ALL DIMENSIONS, ELEVATIONS, AND
LOCATIONS SHALL BE VERIFIED IN THE FIELD BY EACH CONTRACTOR PRIOR TO BEGINNING THE WORK.
4.ANY UNUSUAL SUBSURFACE CONDITIONS ENCOUNTERED DURING THE COURSE OF THE WORK SHALL BE IMMEDIATELY
BROUGHT TO THE ATTENTION OF THE ENGINEER.
5.ALL GRADING FOR IMPROVEMENTS TO BE CONFINED TO THE PROJECT AREA. ANY WORK PERFORMED OFFSITE IS THE
CONTRACTOR'S RESPONSIBILITY.
6.CONTRACTOR SHALL OBTAIN, AT HIS EXPENSE, PERMITS FROM FREDERICK COUNTY FOR LAND DISTURBANCE AND
VIRGINIA DEPARTMENT OF TRANSPORTATION FOR WORK WITHIN VIRGINIA DEPARTMENT OF TRANSPORTATION
RIGHT-OF-WAY AND SHALL FAITHFULLY ADHERE TO THE PERMIT CONDITIONS IMPOSED.
7.TEMPORARY AND PERMANENT EROSION CONTROL STRUCTURES AND METHODS TO BE IN ACCORDANCE WITH THE
VIRGINIA EROSION CONTROL GUIDELINES AND LOCAL ORDINANCES AND TO BE UTILIZED DURING THE CONSTRUCTION
PERIOD.
8.ALL EROSION CONTROL STRUCTURES SHOWN OR AS REQUIRED DURING CONSTRUCTION SHALL BE CONTINUOUSLY
MAINTAINED THROUGHOUT THE PERIOD IN WHICH AREAS ARE DENUDED. AREAS SHOWN TO BE SURFACED ARE TO
HAVE STONE BASE INSTALLED AT THE EARLIEST POSSIBLE DATE AFTER ESTABLISHING GRADE. NO AREA IS TO REMAIN
DENUDED FOR MORE THAN SEVEN CALENDAR DAYS WHEN CONSTRUCTION IS NOT IN PROGRESS.
9.ALL UNPAVED AREAS OF THE SITE WHICH ARE DISTURBED BY THIS CONSTRUCTION SHALL BE PROVIDED WITH FOUR
INCH TOPSOIL, FERTILIZED, SEEDED OR SODDED WHEN NOTED, COMPACTED AND MULCHED. SEED BED TO BE
WATERED AND CARED FOR AS NECESSARY TO PROVIDE A GOOD LAWN QUALITY GRASS COVER. AREAS NOT GRADED
SHALL BE DISCED, LEVELED AND SEEDED TO ACHIEVE LAWN CONDITIONS.
10.SANITARY GRAVITY SEWER, FORCE AND WATER MAINS ARE TO BE CONSTRUCTED IN ACCORDANCE WITH THESE PLANS
AND SPECIFICATIONS AND SHALL ADDITIONALLY MEET ALL REQUIREMENTS OF THE FREDERICK WATER STANDARDS
AND SPECIFICATIONS. THE CONTRACTOR SHALL COORDINATE WITH THIS AGENCY AND ARRANGE FOR INSPECTION BY
THE AUTHORITY.
11.CONTRACTOR SHALL CLEAN UP AND RESTORE DISTURBED AREAS IMMEDIATELY UPON COMPLETION OF PIPE-LAYING IN
THE AFFECTED AREA.
12.THE CENTERLINE OF ALL NEW SANITARY GRAVITY SEWER, FORCE AND WATER SHALL BE MAINS STAKED BY
CONTRACTOR AT ALL 100 FOOT STATIONS AND AT ALL BENDS. THE CONTRACTOR SHALL NOT PROCEED WITH
CONSTRUCTION UNTIL THE ALIGNMENT HAS BEEN APPROVED BY THE OWNER.
13.DISINFECTION OF SANITARY GRAVITY SEWER AND FORCE MAIN ARE NOT REQUIRED.
14.CONTRACTOR SHALL RESTORE ALL EXISTING RESIDENTIAL DRIVEWAYS AND BUSINESS ENTRANCES TO THEIR
ORIGINAL STATE, IF DAMAGED DURING CONSTRUCTION.
15.ALL UTILITIES WILL BE LOCATED UNDERGROUND.
TRAFFIC CONTROL NOTES:
1.THE CONTRACTOR SHALL MAINTAIN VEHICULAR ACCESS TO ALL RESIDENCES AND BUSINESSES FOR THE DURATION OF
THE CONTRACT.
2.TRAFFIC SHALL BE MAINTAINED IN TWO DIRECTIONS ON ALL PUBLIC AND PRIVATE STREETS FOR THE DURATION OF THE
CONTRACT. THE CONTRACTOR SHALL PROVIDE TRAFFIC CONTROL SIGNS, BARRIERS, FLAGMEN AND OTHER
CONTROLS.
3.ALL TRAFFIC CONTROL PRACTICES SHALL BE IN ACCORDANCE WITH THE MUTCD AND THE VIRGINIA DEPARTMENT OF
TRANSPORTATION WORK AREA PROTECTION MANUAL
4.THE CONTRACTOR SHALL CLOSE ALL OPEN TRENCHES IN PAVED AREAS AT THE END OF EACH WORK DAY WHEN
POSSIBLE. IN AREAS WHERE THE TRENCH CANNOT BE CLOSED AT THE END OF THE WORK DAY DUE TO SEQUENCING
OF WORK OR OTHER CONSTRAINTS, THE TRENCH MAY BE PROTECTED BY PROVIDING STEEL PLATING AND WARNING
SIGNS. PLATING OF OPEN TRENCHES WILL NOT BE PERMITTED IN AREAS IN RISK OF COLLAPSING DUE TO UNSTABLE
SOIL CONDITIONS. ALL STEEL PLATING OF TRENCHES SHALL BE APPROVED BY THE VIRGINIA DEPARTMENT OF
TRANSPORTATION.
5.TRENCHES IN PAVED AREAS MAY BE TEMPORARILY MAINTAINED IN THE FOLLOWING MANNER UNTIL FINAL PAVEMENT
RESTORATION IS COMPLETE:
5.1.RESIDENTIAL AREAS
METHOD: STONE BACKFILL FLUSH WITH PAVEMENT SURFACE
TIME LIMIT: 5 CALENDER DAYS
METHOD: BITUMINOUS COLD PATCH, 2 INCH MINIMUM THICKNESS
TIME LIMIT: 30 CALENDER DAYS BUSINESS
5.2.COMMERCIAL AND INDUSTRIAL AREAS
METHOD: BITUMINOUS COLD PATCH, 2 INCH MINIMUM THICKNESS
TIME LIMIT: 14 CALENDER DAYS
ALL TEMPORARY PAVEMENT REPAIRS SHALL BE REGULARLY INSPECTED BY THE CONTRACTOR AND MAINTAINED IN
A SAFE MANNER. TEMPORARY PAVEMENT REPAIRS SHALL BE SMOOTH AND REGULAR WITHOUT CREATING
HAZARD TO VEHICULAR OR PEDESTRIAN TRAFFIC.
6.PAVEMENT REMOVAL SHALL BE ACCOMPLISHED BY CREATING A STRAIGHT LINE SAW CUT OF A MINIMUM OF TWO
INCHES IN DEPTH AT THE LIMITS OF THE REMOVAL. CONCRETE SURFACES MAY BE REMOVED TO THE NEAREST JOINT
IN LIEU OF SAW CUTTING IF A CLEAN STRAIGHT EDGE CAN BE CREATED PRIOR TO REPAIR INSTALLATION.
LOCATOR MARKERS
LOCATOR MARKERS (BURIED TRANSPONDERS) SHALL BE PLACED DIRECTLY OVER THE PIPE. MARKERS SHALL BE PLACED
AT:
1.50-FEET INTERVALS
2.EACH BEND
3.THE END OF EACH JOINT THAT IS DEFLECTED
4.ANY ADDITIONAL LOCATION THE AUTHORITY'S ENGINEER SHALL DIRECT.
TEST HOLE .........................
PARKING SPACES NUMBER .............
BUILDING WALL .....................
DOOR LOCATION .....................
LIMITS OF GRADING .................
BENCHMARK .........................
77
PROPOSED
CG-6RCG-6R
TREE LINE .........................
TREE ..............................
SANITARY STRUCTURE LABEL ..........
WATER METER .......................
SPOT SHOT .........................
SIGN ..............................
FIRE HYDRANT ......................
STREET LIGHT ......................
UTILITY POLE ......................
WATER VALVE .......................
TRAFFIC SIGNAL POLE ...............
FENCE LINE ........................
UNDERGROUND TELEPHONE .............
OVERHEAD TELEPHONE ................
UNDERGROUND ELECTRIC ..............
OVERHEAD ELECTRIC .................
STORM STRUCTURE LABEL .............
WATERMAIN .........................
SANITARY SEWER ....................
STORM SEWER .......................
EDGE OF PAVEMENT ..................
CURB AND GUTTER ...................
CONTOURS ..........................
STREET CENTERLINE .................
PROPERTY LINE .....................
24
LEGEND
TRANS.CG-6
EXISTING
24
TRANS.
PAVEMENT BORING .....................
PAVEMENT CORES .....................
FORCE MAIN ..............
PWPW PWPWPROCESS WATER ..............
GAS LINE ........................
FIBER OPTIC ........................
FIRE LINE ........................
PWPW PWPW
FIRE RISER ......................
POST INDICATOR VALVE ......................
STORM SEWER MANHOLE ................
SAN. SEWER MANHOLE ................
SITE DEVELOPMENT NOTES
1.THE EXISTING CONDITIONS, FEATURES, PROPERTY INFORMATION AND
TOPOGRAPHY ARE AS DEPICTED ON SURVEY PREPARED BY MARSH & LEGGE LAND
SURVEYORS, PLC. DATED; SEPTEMBER 13, 2023.
2.THIS SURVEY AND PLAN ARE REFERENCED TO NAD83 VA NORTH ZONE
COORDINATE SYSTEM AND NAVD88 DATUM, UNITS = US SURVEY FT.
3.SUBSEQUENT TO REVIEW OF FEMA FLOOD INSURANCE RATE MAP NO. 51069C0210E,
EFFECTIVE 1/29/2021, THE LIMITS OF CONSTRUCTION ARE LOCATED IN ZONE X, AN
AREA OF MINIMAL FLOOD HAZARD.
4.BASED ON A REVIEW OF THE NATIONAL WETLANDS INVENTORY, THE PROJECT SITE
DOES NOT APPEAR TO BE ENCUMBERED BY WETLANDS OR STREAMS. A
WETLANDS FIELD DELINEATION WAS NOT PROVIDED FOR THIS PROJECT.
5.COMMERCIAL IMPROVEMENTS SHALL BE SERVED BY PUBLIC WATER AND SANITARY
SEWER.
BUILDING OFFICIAL- PERMITS REQUIRED (VUSBC 108.2)BUILDING OFFICIAL- PERMITS REQUIRED (VUSBC 108.2)
A.ACCESSORY STRUCTURE FOR ANYTHING OTHER THAN A SHED <256 SQ. FT.
B.MONUMENT SIGNS (ENGINEERING)
C.STREET LIGHT POLE BASES (ENGINEERING OR MANUFACTURE'S SPEC FOR
1,500 PSF. SOIL AND 90MPH WIND)
D.RETAINING WALLS WITH ≥3' UNBALANCED FILL
E.SWIMMING POOLS & SWIMMING POOL BARRIERS (FENCE)
F.FLAG POLES >30' HEIGHT
G.ANY STRUCTURAL SLABS
H.TANKS (CHEMICAL / SIZE / QUANTITY)
·CURRENT WIND SPEED IS 115 MPH FOR COMPLIANCE WITH THE BUILDING
CODE. 2018 VCC CHAPTER 16 CS0002 NOTE C
DEVELOPER
ARCADIA MANAGEMENT LLC
10645 N. TATUM BOULEVARD., 200-163
PHOENIX, ARIZONA 85028
602-717-0437
PROPERTY SUMMARY
ADDRESS 205 MCGEE ROAD
WINCHESTER, VIRGINIA 22603
PARCEL OWNER GRANT INVESTMENT MANAGEMENT, LLC
TAX MAP TM 43-19-48 (ORIGINAL LOT)
EXISTING ZONING M-1
CURRENT USE MISCELLANEOUS MANUFACTURING (CARDBOARD)
PROPOSED USE FOOD MANUFACTURING (DAIRY PRODUCTS)
LOT AREA 6.6358 AC
TOTAL PROJECT AREA 0.6373 AC
DISTURBED AREAS
ON-SITE 0.6185 AC.
OFF-SITE 0.0188 AC.
TOTAL DISTURBED AREA 0.6373 AC.
IMPERVIOUS AREAS (WITHIN LOD)
EXISTING CONDITION
ON-SITE 0.5806 AC.
OFF-SITE 0.0230 AC.
TOTAL IMPERVIOUS AREA 0.6036 AC.
DEVELOPED CONDITION
ON-SITE 0.3059 AC.
OFF-SITE 0.0117 AC.
TOTAL IMPERVIOUS AREA 0.3176 AC.
REQUIRED PROVIDED
BUILDING HEIGHT 60' MAX 26' AFF, 30' AFG
F.A.R 1.0 0.3106
SETBACKS REQUIRED PROVIDED
FRONT/FROM R.O.W.75'75.30' (EXISTING)
SIDE/REAR 25'49.10' (EXISTING)
PARKING (COLLECTOR/ARTERIAL)25'25.30' (EXISTING)
PARKING (MINOR/LOCAL)10'26.70' (EXISTING)
PARKING (OTHER LOTS)5'57.45' (EXISTING)
PARKING CALCULATIONS REQUIRED PROVIDED
(1.5 SPACES / WH EMPLOYEE)
1.5 * 25 EMPLOYEES 38
(1 SPACE / 250 SF OFFICE AREA)
10,000 SF / 250 SF 40
H.C. SPACES 4 (1 VAN)4 (2 VAN)
TOTAL SPACES 78 91
LOADING SPACES
(1 SPACE / 40,000 SF BLDG)
89,750 SF / 40,000 SF 3 4
OPEN / GREEN SPACE CALCULATIONS
EX. SITE / PARCEL 6.6358 AC
ROW DEDICATION 0.0000 AC
IMPERVIOUS AREA 3.712 AC
OPEN / GREEN SPACE 2.9238 AC (44.06%) (REQUIRED 25%)
WOODLANDS CALCULATIONS
EX. WOODLANDS ON SITE 0.0000 AC
WOODLANDS DISTURBED 0.0000 AC
WATER AND SANITARY SEWER USAGE
WATER & SANITARY SEWER 30,000 GPD (ESTIMATED)
SF SQUARE FEET
SEC SECTION
RTE ROUTE
ROW RIGHT-OF-WAY
FT FEET
POLYVINYL CHLORIDE
REINFORCED CONCRETE PIPE
VIRGINIA DEPARTMENT OF TRANSPORTATION
WELDED WIRE MESH
POINT OF VERTICAL INTERSECTION
W/
FIRE HYDRANTF.H.
WV WATER VALVE
BEST MANAGEMENT PRACTICE
BEGIN VERTICAL CURVE STATION
BEGIN VERTICAL CURVE ELEVATION
END VERTICAL CURVE STATION
END VERTICAL CURVE ELEVATION
DROP INLET
DIAMETER
DUCTILE IRON PIPE
EROSION CONTROL
ELEVATION
END SECTION
FINISHED FLOOR ELEVATION
ELEV
F.F.E.
EVCS
EX
EVCE
ES
EXISTING
DIP
EA
EC
DIA
DI
EACH
BENCHMARK
CLEANOUT
CONCRETECONC
CL
CO
BVCS
BVCE
CLASS
BLDG
B.M.
BMP
BUILDING
STR
VERT
WWM
TYP
VDOT
RCP
SHT
STM
PVC
PVI
STRUCTURE
TYPICAL
VERTICAL
WITH
SHEET
STEAM
HORIZ
MECH
MIN
MSE
INV
MAX
G.V.
HORIZONTAL
INVERT
MAXIMUM
MECHANICAL
MINIMUM
MECHANICALLY STABILIZED EARTH
GATE VALVE
AREA DRAINAD
TRENCH DRAINTD
LIMITS OF DISTURBANCELOD
APPX.APPROXIMATELY
OVERHEAD ELECTRICOHE
UNDERGROUND ELECTRICUGE
UGT UNDERGROUND TELEPHONE
TELCO TELECOMMUNICATIONS
WWF WELDED WIRE FABRIC
CAST IRONCI
STAINLESS STEELSS
TREE PROTECTIONTP
NORTH BOUND LANENBL
SOUTH BOUND LANESBL
BW BOTTOM OF WALL
TOP OF WALLTW
ON CENTER EACH WAY
ON CENTEROC
OCEW
PROP PROPOSED
DIAMETERØ
MANHOLEMH
FOR FUEL OIL RETURN
FOS FUEL OIL SUPPLY
CWR
CWS CHILLED WATER SUPPLY
CHILLED WATER RETURN
MECHANICAL, ELECTRICAL, PLUMBINGMEP
ABBREVIATIONS
MLP METAL LIGHT POLE
MSP METAL SIGN POLE
F.H. ASSY FIRE HYDRANT ASSEMBLY
HANDICAP PARKINGHCP
BUILDING RESTRICTION LINEBRL
TRAV. B2TRAV. B2TRAV. B2TRAV. B2TRAV. B2
N=7127821.520N=7127821.520N=7127821.520N=7127821.520N=7127821.520
E=11583660.360E=11583660.360E=11583660.360
ELEV.=706.62ELEV.=706.62
TRAV. B1
N=7127619.220N=7127619.220N=7127619.220
E=11583868.480
ELEV.=708.46 BYNO.DATEREVISIONSAMSRV23001
AS NOTED
TEAM
WDH
ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES
ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE
PROJECT. THEY ARE NOT INTENDED OR REPRESENTED
TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON
THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER
PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION
OR ADAPTATION BY PENNONI ASSOCIATES FOR THE
SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS
SOLE RISK AND WITHOUT LIABILITY OR LEGAL
EXPOSURE TO PENNONI ASSOCIATES; AND OWNER
SHALL INDEMNIFY AND HOLD HARMLESS PENNONI
ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND
EXPENSES ARISING OUT OF OR RESULTING THEREFROM.ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTORAND OWNER MUST BE NOTIFIED OF ANYDISCREPANCIES BEFORE PROCEEDING WITH WORKAPPROVED PERMIT SET ARCADIA MANAGEMENT LLC10645 N. TATUM BOULEVARD., 200-163 | PHOENIX, ARIZONA 85028SHOCKEY PROJECT FOR MANUFACTURING CONVERSIONPROJECTSHOCKEY CONSTRUCTION PROJECT - TM# 43-19-48SITE PLAN205 MCGHEE ROAD | WINCHESTER, VIRGINIA 22603GAINESBORO MAGISTERIAL DISTRICTEXISTING CONDITIONS CS1000
TOTAL SHEETS 17 04/12/2024 000 30'60'
GRAPHIC SCALE 1"=30'NORTH
TRAV. B2
N=7127821.520
E=11583660.360
ELEV.=706.62
TRAV. B1
N=7127619.220N=7127619.220N=7127619.220
E=11583868.480
ELEV.=708.46 BYNO.DATEREVISIONSAMSRV23001
AS NOTED
TEAM
WDH
ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES
ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE
PROJECT. THEY ARE NOT INTENDED OR REPRESENTED
TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON
THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER
PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION
OR ADAPTATION BY PENNONI ASSOCIATES FOR THE
SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS
SOLE RISK AND WITHOUT LIABILITY OR LEGAL
EXPOSURE TO PENNONI ASSOCIATES; AND OWNER
SHALL INDEMNIFY AND HOLD HARMLESS PENNONI
ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND
EXPENSES ARISING OUT OF OR RESULTING THEREFROM.ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTORAND OWNER MUST BE NOTIFIED OF ANYDISCREPANCIES BEFORE PROCEEDING WITH WORK000 30'60'
GRAPHIC SCALE 1"=30'APPROVED PERMIT SET ARCADIA MANAGEMENT LLC10645 N. TATUM BOULEVARD., 200-163 | PHOENIX, ARIZONA 85028SHOCKEY PROJECT FOR MANUFACTURING CONVERSIONPROJECTSHOCKEY CONSTRUCTION PROJECT - TM# 43-19-48SITE PLAN205 MCGHEE ROAD | WINCHESTER, VIRGINIA 22603GAINESBORO MAGISTERIAL DISTRICTDEMOLITION PLAN CS1500
TOTAL SHEETS 17 NORTH 04/12/2024
BYNO.DATEREVISIONSAMSRV23001
AS NOTED
TEAM
WDH
ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES
ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE
PROJECT. THEY ARE NOT INTENDED OR REPRESENTED
TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON
THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER
PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION
OR ADAPTATION BY PENNONI ASSOCIATES FOR THE
SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS
SOLE RISK AND WITHOUT LIABILITY OR LEGAL
EXPOSURE TO PENNONI ASSOCIATES; AND OWNER
SHALL INDEMNIFY AND HOLD HARMLESS PENNONI
ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND
EXPENSES ARISING OUT OF OR RESULTING THEREFROM.ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTORAND OWNER MUST BE NOTIFIED OF ANYDISCREPANCIES BEFORE PROCEEDING WITH WORKAPPROVED PERMIT SET ARCADIA MANAGEMENT LLC10645 N. TATUM BOULEVARD., 200-163 | PHOENIX, ARIZONA 85028SHOCKEY PROJECT FOR MANUFACTURING CONVERSIONPROJECTSHOCKEY CONSTRUCTION PROJECT - TM# 43-19-48SITE PLAN205 MCGHEE ROAD | WINCHESTER, VIRGINIA 22603GAINESBORO MAGISTERIAL DISTRICTEROSION AND SEDIMENT CONTROL NARRATIVE CS2000
TOTAL SHEETS 17 04/12/2024 LONG TERM MAINTENANCE AND REPAIR PLAN
MOWING: ALL GRASSES SHOULD BE MOWED AT LEAST TWICE EACH YEAR. GRASSES SUCH AS TALL
FESCUE SHOULD BE MOWED IN EARLY SUMMER AFTER EMERGENCE OF THE HEADS ON COOL
SEASON GRASSES. THEY SHOULD BE MOWED AGAIN IN THE EARLY FALL TO PREVENT SEEDS OF
ANNUAL WEEDS FROM MATURING. MOWING OF LEGUMES SUCH AS SERICEA LESPEDEZA AND CROWN
VETCH CAN BE PERMITTED TO GROW ON THE DAM OR IN ANY PART OF THE EMERGENCY SPILLWAY.
LIMING AND FERTILIZING: THE SOIL SHOULD BE SAMPLED ACCORDING TO RECOMMENDED
PROCEDURES AT LEAST ONCE EVERY 4 YEARS. THE SAMPLE SHOULD BE TESTED AT A QUALIFIED
SOIL TESTING LABORATORY (SUCH AS THE ONE AT VPI&SU). LIME AND FERTILIZER SHOULD BE
APPLIED IN ACCORDANCE WITH RECOMMENDATIONS BASED ON THE TESTS.
REPLANTING AND OVER SEEDING: IF VEGETATION COVERS LESS THAN 40% OF THE SOIL SURFACE,
LIME, FERTILIZE AND SEED IN ACCORDANCE WITH CURRENT RECOMMENDATIONS FOR NEW SEEDING.
IF VEGETATION COVERS MORE THAN 40% BUT LESS THAN 70% OF THE SOIL SURFACE, LIME
FERTILIZE AND OVER SEED IN ACCORDANCE WITH CURRENT RECOMMENDATIONS.
REMOVING TRASH AND DEBRIS: TRASH, LITTER AND VEGETATION (OTHER THAN GRASS) WILL BE
REMOVED AS NEEDED (BUT NO LESS THAN TWO TIMES PER YEAR) TO PREVENT OBSTRUCTION TO
THE FLOW OF WATER, TO PREVENT MOVEMENT OF TRASH AND LITTER TO DOWNSTREAM
PROPERTIES, TO MAINTAIN THE INTEGRITY OF THE STRUCTURE, TO PROVIDE AN ATTRACTIVE
APPEARANCE AND TO MINIMIZE WATER POLLUTION.
REMOVING SEDIMENT: SOIL MATERIALS (INCLUDING CLAY, SILT, SAND AND GRAVEL) WILL BE
REMOVED BEFORE THE DETENTION POOL LOSES 10% OF THE DESIGNED STORAGE CAPACITY.
SEDIMENT DISPOSAL: SEDIMENT DISPOSAL SHOULD BE IN ACCORDANCE WITH CURRENT
PROCEDURES FOR DISPOSAL OF SEDIMENT. WHERE REQUIRED BY THE APPROPRIATE AUTHORITIES,
THE SEDIMENT WILL BE TESTED FOR APPROPRIATE POLLUTANTS AT THE OWNER'S EXPENSE BEFORE
IT IS REMOVED FROM THE POND.
REPAIRS: REPAIR SLIDES, SLUMPS AND ERODED AREAS PROMPTLY AND IN A WORKMANLIKE MANNER
TRASH RACKS, PIPES, HEADWALLS, ETC. WILL BE MAINTAINED, REPAIRED AND/OR REPLACED AS
NEEDED TO MAINTAIN THE INTEGRITY OF THE STRUCTURE. EXPOSED METAL SURFACES WILL BE
PAINTED TO MINIMIZE DAMAGE DUE TO RUST.
MAINTENANCE INSPECTIONS: THE OWNER WILL BE RESPONSIBLE FOR INSPECTING EACH
STORMWATER MANAGEMENT STRUCTURE AFTER EACH SIGNIFICANT RAINFALL. ONCE EACH YEAR A
REPRESENTATIVE OF DEQ WILL JOINTLY INSPECT EACH STORMWATER MANAGEMENT STRUCTURE.
APPROPRIATE ACTION WILL BE TAKEN TO ENSURE APPROPRIATE MAINTENANCE. ALL MAINTENANCE
COSTS WILL BE BORNE BY THE OWNER. WHERE STRUCTURES ARE TO BE MAINTAINED BY MORE
THAN ONE PARTY, ALLOCATION OF COSTS WILL BE IN ACCORDANCE WITH TERMS SET FORTH IN THE
MAINTENANCE AGREEMENT. KEYS TO LOCKED ACCESS POINTS SHALL BE AVAILABLE TO DEQ
PERSONNEL UPON REQUEST.
MAINTENANCE RECORDS: THE LANDOWNER, OR SOMEONE DESIGNATED BY THE LANDOWNER, SHALL
INSPECT THE DETENTION POND WITHIN 24 HOURS AFTER EACH RAINFALL EVENT OF ONE INCH OR
MORE OF RAIN. THE OWNER OR THE DESIGNEE SHALL KEEP WRITTEN RECORDS OF THESE
INSPECTIONS. THE RECORDS SHALL ALSO INCLUDE MAINTENANCE AND REPAIRS PERFORMED.
COPIES OF THESE RECORDS SHALL BE PROVIDED TO THE COUNTY UPON REQUEST.
THE WATER QUALITY FEATURES SHALL NOT BE MODIFIED IN ANY WAY WITHOUT PRIOR APPROVAL BY
DEQ AND FREDERICK COUNTY.
·TOPSOIL SHALL BE SPREAD AT A MINIMUM DEPTH OF 4".
·PULVERIZED AGRICULTURAL LIMESTONE SHALL BE INCORPORATED INTO SOIL AT A RATE OF 92
LBS. PER 1000 S.F. (2 TONS PER ACRE).
·FERTILIZE WITH 10-20-10 AT A RATE OF 12 LBS. PER 1000 S.F. (500 LBS. PER ACRE). SEED MIX
SHALL CONSIST OF 90% KENTUCKY 31 TALL FESUE AND 10% KENTUCKY BLUEGRASS APPLIED AT
THE RATE OF 200 LBS. PER ACRE.
EROSION AND SEDIMENT CONTROL NARRATIVE
PROJECT DESCRIPTION
THIS IS A BUILDING EXPANSION PROJECT LOCATED IN FREDERICK COUNTY, VIRGINIA IN THE
GAINESBORO MAGISTERIAL DISTRICT. AN 11,454 SF BUILDING EXPANSION IS PROPOSED TO AN
EXISTING BUILDING ALONG WITH MINOR STORM SYSTEM ADJUSTMENTS, A WATER LINE UPGRADE
AND A NEW SANITARY LINE. THIS PROJECT PROPOSES APPROXIMATELY 0.6036 AC DISTURBED AREA.
EXISTING SITE CONDITIONS
THE EXISTING CONDITIONS CONSIST ENTIRELY OF IMPERVIOUS AND MANAGED TURF LAND COVER
AS THIS IS AN EXISTING WAREHOUSE BUILDING WITH ASSOCIATED PARKING. NO WOODLANDS ARE
PRESENT ON SITE.
ADJACENT PROPERTY
THIS PROJECT IS BORDERED BY ROADS TO THE NORTH (MCGHEE RD), WEST (LENOIR DR), AND
SOUTH (CENTURY LN.) THE ADJACENT PROERTY TO THE EAST IS ALSO AND INDUSTRIAL
WAREHOUSE USE.
OFF-SITE AREAS
THIS PROJECT INVOLVES TWO OFF-SITE AREAS. ONE IS LOCATED ALONG CENTURY LANE WHERE
THE NEW SANITARY LINE CROSSES THE ROAD AND CONNECTS TO AN EXISTING MANHOLE. THE
SECOND IS ALONG SOUTHEAST PROPERTY LINE WHERE A NEW FIRE HYDRANT WILL BE INSTALLED .
THAT HYDRANT IS PROPOSED TO CONNECT TO AN EXISTING OFFSITE WATERLINE.
SOILS AND GEOLOGY
REFER TO SOILS INFORMATION ON CS2100
CRITICAL AREAS
CRITICAL AREAS, IF ANY, CONSIST OF 2.5 OR 3:1 SLOPES. THESE SLOPES HAVE THE POTENTIAL FOR
GREATER EROSION AND SHALL BE IMMEDIATELY STABILIZED AFTER REACHING FINAL GRADE.
EROSION AND SEDIMENT CONTROL MEASURES
UNLESS OTHERWISE INDICATED, ALL VEGETATIVE AND STRUCTURAL EROSION AND SEDIMENT
CONTROL MEASURES SHALL BE CONSTRUCTED AND MAINTAINED ACCORDING TO THE MINIMUM
STANDARDS AND SPECIFICATIONS OF THE VIRGINIA EROSION AND SEDIMENT CONTROL HANDBOOK.
STRUCTURAL MEASURES
THE SEDIMENT BASIN TRAP, SEDIMENT BARRIERS AND OTHER MEASURES SHOWN ON THE PLANS
INTENDED TO TRAP SEDIMENT SHALL BE CONSTRUCTED AS A FIRST STEP IN ANY LAND-DISTURBING
ACTIVITY AND SHALL BE MADE FUNCTIONAL BEFORE UPSLOPE LAND DISTURBANCE TAKES PLACE.
PHASE I:
CONSTRUCTION ENTRANCE WITH WASH RACK (3.02) SHALL BE INSTALLED AT THE LOCATION SHOWN
ON THE PHASE I PLAN TO PREVENT MUD AND DEBRIS FROM BEING TRACKED ONTO ROADWAYS.
SILT FENCE WITH WIRE SUPPORT (3.05) SHALL BE INSTALLED AS SHOWN ON THE PLANS TO FILTER
RUNOFF FROM DISTURBED AREAS BEFORE IT LEAVES THE SITE.
STORM DRAIN INLET PROTECTION (3.07) & CULVERT INLET PROTECTION (3.08) SHALL BE INSTALLED
AS SHOWN ON PLANS TO FILTER RUNOFF BEFORE IT LEAVES THE SITE.
PHASE II:
ALL CONTROLS INSTALLED IN PHASE I SHOULD REMAIN UNTIL THE SITE IS STABILIZED.
TEMPORARY SEEDING (3.31) AND/OR PERMANENT SEEDING (3.32) SHALL BE PLACED ON ALL CRITICAL
SLOPES (3:1 OR GREATER) AND AS NEEDED TO STABILIZE DISTURBED AREAS.
VEGETATIVE MEASURES
PERMANENT OR TEMPORARY SOIL STABILIZATION SHALL BE APPLIED TO DENUDED AREAS WITHIN
SEVEN (7) DAYS AFTER FINAL GRADE IS REACHED ON ANY PORTION OF THE SITE. TEMPORARY SOIL
STABILIZATION SHALL BE APPLIED WITHIN SEVEN (7) DAYS TO DENUDED AREAS THAT MAY NOT BE AT
FINAL GRADE BUT WILL REMAIN DORMANT FOR LONGER THAN FOURTEEN (14) DAYS. PERMANENT
SOIL STABILIZATION SHALL BE APPLIED TO ALL AREAS THAT ARE TO BE LEFT DORMANT FOR MORE
THAN SIX (6) MONTHS.
SOIL THAT HAS BEEN STOCKPILED SHALL BE SURROUNDED WITH SILT FENCE AND PROTECTED BY
MULCH AND/OR TEMPORARY VEGETATION IMMEDIATELY AFTER GRADING.
ALL EARTH BERMS, DAMS, DIKES, DIVERSIONS AND SEDIMENT TRAP EMBANKMENTS ARE TO BE
MACHINE-COMPACTED, IMMEDIATELY SEEDED AND MULCHED (HAY MULCH OR STRAW) FOR
TEMPORARY AND/OR PERMANENT VEGETATIVE COVER WITHIN FIVE (5) DAYS AFTER GRADING.
MANAGEMENT STRATEGIES
CONSTRUCTION SHALL BE SEQUENCED SUCH THAT GRADING OPERATIONS WILL BEGIN AND END AS
QUICKLY AS POSSIBLE.
THE SITE SUPERINTENDENT SHALL BE RESPONSIBLE FOR THE INSTALLATION AND MAINTENANCE OF
ALL EROSION AND SEDIMENT CONTROL MEASURES. MAINTENANCE OF THESE MEASURES
THROUGHOUT THE PROJECT ARE CRITICAL TO THE EFFECTIVENESS OF THE PROGRAM.
AFTER AREAS ABOVE CONTROLS HAVE BEEN STABILIZED, THE CONTROLS SHALL BE CLEANED UP
AND REMOVED AT THE DIRECTION OF THE FREDERICK COUNTY INSPECTOR.
ALL CUT AND FILL SLOPES ARE TO BE SEEDED AND MULCHED WITHIN FIVE (5) DAYS OF COMPLETION
OF GRADING. CUT AND FILL SLOPES SHALL BE DESIGNED AND CONSTRUCTED IN A MANNER THAT
WILL MINIMIZE EROSION. SLOPES THAT ARE FOUND TO BE ERODING EXCESSIVELY WITHIN ONE YEAR
OF PERMANENT STABILIZATION SHALL BE PROVIDED WITH ADDITIONAL SLOPE STABILIZING
MEASURES UNTIL THE PROBLEM IS CORRECTED.
DRAINAGE SWALES SHALL BE STABILIZED WITH CHECK DAMS UNTIL VEGETATION HAS BEEN WELL
ESTABLISHED, AT WHICH TIME THE CHECK DAMS SHALL BE REMOVED.
CONCENTRATED RUNOFF SHALL NOT FLOW DOWN CUT OR FILL SLOPES UNLESS CONTAINED WITHIN
AN ADEQUATE TEMPORARY OR PERMANENT CHANNEL, FLUME, OR SLOPE DRAIN STRUCTURE.
WHENEVER WATER SEEPS FROM A SLOPE FACE, ADEQUATE DRAINAGE OR OTHER PROTECTION
SHALL BE PROVIDED.
ALL STORM SEWER INLETS THAT ARE MADE OPERABLE DURING CONSTRUCTION SHALL BE
PROTECTED SO THAT SEDIMENT-LADEN WATER CANNOT ENTER THE CONVEYANCE SYSTEM
WITHOUT FIRST BEING FILTERED OR OTHERWISE TREATED TO REMOVE SEDIMENT.
WHERE CONSTRUCTION VEHICLE ACCESS ROUTES INTERSECT PAVED OR PUBLIC ROADS,
PROVISIONS SHALL BE MADE TO MINIMIZE THE TRANSPORT OF SEDIMENT BY VEHICULAR TRACKING
ONTO THE PAVED SURFACE. WHERE SEDIMENT IS TRANSPORTED ONTO A PAVED OR PUBLIC ROAD
SURFACE, THE ROAD SURFACE SHALL BE CLEANED THOROUGHLY AT THE END OF EACH DAY.
SEDIMENT SHALL BE REMOVED FROM THE ROADS BY SHOVELING OR SWEEPING AND TRANSPORTED
TO A SEDIMENT CONTROL DISPOSAL AREA. STREET WASHING SHALL BE ALLOWED ONLY AFTER
SEDIMENT IS REMOVED IN THIS MANNER.
ALL TEMPORARY EROSION AND SEDIMENT CONTROL MEASURES SHALL BE REMOVED WITHIN 30
DAYS AFTER FINAL SITE STABILIZATION OR AFTER THE TEMPORARY MEASURES ARE NO LONGER
NEEDED, UNLESS OTHERWISE AUTHORIZED BY THE LOCAL PROGRAM AUTHORITY. TRAPPED
SEDIMENT AND THE DISTURBED SOILS AREAS RESULTING FROM THE DISPOSITION OF TEMPORARY
MEASURES SHALL BE PERMANENTLY STABILIZED TO PREVENT FURTHER EROSION AND
SEDIMENTATION.
DEVICES LISTED ABOVE ARE CONSIDERED MINIMUM EROSION AND SEDIMENT CONTROLS.
ADDITIONAL CONTROL MEASURES MAY BE NECESSARY DUE TO CONTRACTOR PHASING OR OTHER
UNFORESEEN CONDITIONS. IT IS THE CONTRACTOR'S RESPONSIBILITY TO PROVIDE ADDITIONAL
MEASURES TO THOSE SHOWN, AS NEEDED, IN ORDER TO CONTROL EROSION AND CONTAIN
SEDIMENT ON SITE. ALL MEASURES SHALL BE INSTALLED ACCORDING TO THE STANDARDS AND
SPECIFICATIONS IN THE VIRGINIA EROSION AND SEDIMENT CONTROL HANDBOOK.(VIRGINIA EROSION AND SEDIMENT CONTROL HANDBOOK.(VESCH) ANYVESCH) ANY
CHANGES MADE TO THIS PLAN MUST BE RESUBMITTED FOR APPROVAL WITHOUT EXCEPTION.
MAINTENANCE
ALL CONTROL MEASURES SHALL BE INSPECTED DAILY BY THE SITE SUPERINTENDENT OR HIS
REPRESENTATIVE AND WITHIN 24 HOURS AFTER ANY STORM EVENT GREATER THAN 0.5 INCHES OF
RAIN PER 24 HOUR PERIOD. ANY DAMAGED STRUCTURAL MEASURES ARE TO BE REPAIRED BY THE
END OF THE DAY. SEEDED AREAS SHALL BE CHECKED REGULARLY TO ENSURE THAT A GOOD STAND
OF GRASS IS MAINTAINED. ALL AREAS SHALL BE FERTILIZED AND RESEEDED AS NEEDED UNTIL
GRASS IS ESTABLISHED.
TRAPPED SEDIMENT IS TO BE REMOVED AS REQUIRED TO MAINTAIN 50% TRAP EFFICIENCY AND
DISPOSED OF BY SPREADING ON SITE.
GRAVEL OUTLETS SHALL BE CHECKED REGULARLY FOR SEDIMENT BUILD-UP. IF THE GRAVEL
OUTLET IS CLOGGED BY SEDIMENT, IT SHALL BE REMOVED AND CLEANED OR REPLACED
IMMEDIATELY.
THE CONTRACTOR IS RESPONSIBLE FOR KEEPING EXISTING PUBLIC ROADS IN A CLEAN, DUST AND
MUD FREE, CONDITION AT ALL TIMES.
PERMANENT STABILIZATION
ALL AREAS DISTURBED BY CONSTRUCTION SHALL BE STABILIZED WITH PERMANENT SEEDING
IMMEDIATELY FOLLOWING FINAL GRADING. SEEDING SHALL BE DONE ACCORDING TO STANDARD
AND SPECIFICATION NO. 3.32 OF THE VESCH. PERMANENT STABILIZATION IS DEFINED AS 90%
UNIFORM COVERAGE ON THE ENTIRE SITE, ABILITY TO INHIBIT EROSION AND MATURE ENOUGH TO
SURVIVE, INCLUDING 2-3 INCH CUTTINGS.
PHASES OF LAND DISTURBANCE ACTIVITIES
1.MANDATORY PRE-CONSTRUCTION CONFERENCE SHALL BE SCHEDULED AS REQUIRED BY
REGULATIONS.
2.CLEARING AND GRUBBING FOR SEDIMENT CONTROL DEVICES ONLY.
3.INSTALLATION OF ALL PHASE I EROSION & SEDIMENT CONTROL DEVICES.
4.OBTAIN COUNTY INSPECTOR APPROVAL.
5.ROUGH GRADE SITE.
6.RESTORATION AND STABILIZATION OF DISTURBED AREAS.
7.REMOVE ALL EROSION & SEDIMENT CONTROL MEASURES WITH THE APPROVAL OF THE
INSPECTOR.
9VAC25-840-40. MINIMUM STANDARDS.
A VESCP MUST BE CONSISTENT WITH THE FOLLOWING CRITERIA, TECHNIQUES AND METHODS:
1.PERMANENT OR TEMPORARY SOIL STABILIZATION SHALL BE APPLIED TO DENUDED AREAS WITHIN SEVEN DAYS AFTER FINAL
GRADE IS REACHED ON ANY PORTION OF THE SITE.TEMPORARY SOIL STABILIZATION SHALL BE APPLIED WITHIN SEVEN DAYS
TO DENUDED AREAS THAT MAY NOT BE AT FINAL GRADE BUT WILL REMAIN DORMANT FOR LONGER THAN 14 DAYS.
PERMANENT STABILIZATION SHALL BE APPLIED TO AREAS THAT ARE TO BE LEFT DORMANT FOR MORE THAN ONE YEAR.
2.DURING CONSTRUCTION OF THE PROJECT,SOIL STOCK PILES AND BORROW AREAS SHALL BE STABILIZED OR PROTECTED
WITH SEDIMENT TRAPPING MEASURES.THE APPLICANT IS RESPONSIBLE FOR THE TEMPORARY PROTECTION AND
PERMANENT STABILIZATION OF ALL SOIL STOCKPILES ON SITE AS WELL AS BORROW AREAS AND SOIL INTENTIONALLY
TRANSPORTED FROM THE PROJECT SITE.
3.A PERMANENT VEGETATIVE COVER SHALL BE ESTABLISHED ON DENUDED AREAS NOT OTHERWISE PERMANENTLY
STABILIZED.PERMANENT VEGETATION SHALL NOT BE CONSIDERED ESTABLISHED UNTIL A GROUND COVER IS ACHIEVED
THAT IS UNIFORM, MATURE ENOUGH TO SURVIVE AND WILL INHIBIT EROSION.
4.SEDIMENT BASINS AND TRAPS,PERIMETER DIKES,SEDIMENT BARRIERS AND OTHER MEASURES INTENDED TO TRAP
SEDIMENT SHALL BE CONSTRUCTED AS A FIRST STEP IN ANY LAND-DISTURBING ACTIVITY AND SHALL BE MADE FUNCTIONAL
BEFORE UPSLOPE LAND DISTURBANCE TAKES PLACE.
5.STABILIZATION MEASURES SHALL BE APPLIED TO EARTHEN STRUCTURES SUCH AS DAMS,DIKES AND DIVERSIONS
IMMEDIATELY AFTER INSTALLATION.
6.SEDIMENT TRAPS AND SEDIMENT BASINS SHALL BE DESIGNED AND CONSTRUCTED BASED UPON THE TOTAL DRAINAGE
AREA TO BE SERVED BY THE TRAP OR BASIN.
a.THE MINIMUM STORAGE CAPACITY OF A SEDIMENT TRAP SHALL BE 134 CUBIC YARDS PER ACRE OF DRAINAGE AREA AND
THE TRAP SHALL ONLY CONTROL DRAINAGE AREAS LESS THAN THREE ACRES.
b.SURFACE RUNOFF FROM DISTURBED AREAS THAT IS COMPRISED OF FLOW FROM DRAINAGE AREAS GREATER THAN OR
EQUAL TO THREE ACRES SHALL BE CONTROLLED BY A SEDIMENT BASIN.THE MINIMUM STORAGE CAPACITY OF A
SEDIMENT BASIN SHALL BE 134 CUBIC YARDS PER ACRE OF DRAINAGE AREA.THE OUTFALL SYSTEM SHALL,AT A MINIMUM,
MAINTAIN THE STRUCTURAL INTEGRITY OF THE BASIN DURING A 25-YEAR STORM OF 24-HOUR DURATION.RUNOFF
COEFFICIENTS USED IN RUNOFF CALCULATIONS SHALL CORRESPOND TO A BARE EARTH CONDITION OR THOSE
CONDITIONS EXPECTED TO EXIST WHILE THE SEDIMENT BASIN IS UTILIZED.
7.CUT AND FILL SLOPES SHALL BE DESIGNED AND CONSTRUCTED IN A MANNER THAT WILL MINIMIZE EROSION.SLOPES THAT
ARE FOUND TO BE ERODING EXCESSIVELY WITHIN ONE YEAR OF PERMANENT STABILIZATION SHALL BE PROVIDED WITH
ADDITIONAL SLOPE STABILIZING MEASURES UNTIL THE PROBLEM IS CORRECTED.
8.CONCENTRATED RUNOFF SHALL NOT FLOW DOWN CUT OR FILL SLOPES UNLESS CONTAINED WITHIN AN ADEQUATE
TEMPORARY OR PERMANENT CHANNEL, FLUME OR SLOPE DRAIN STRUCTURE.
9.WHENEVER WATER SEEPS FROM A SLOPE FACE, ADEQUATE DRAINAGE OR OTHER PROTECTION SHALL BE PROVIDED.
10.ALL STORM SEWER INLETS THAT ARE MADE OPERABLE DURING CONSTRUCTION SHALL BE PROTECTED SO THAT
SEDIMENT-LADEN WATER CANNOT ENTER THE CONVEYANCE SYSTEM WITHOUT FIRST BEING FILTERED OR OTHERWISE
TREATED TO REMOVE SEDIMENT.
11.BEFORE NEWLY CONSTRUCTED STORMWATER CONVEYANCE CHANNELS OR PIPES ARE MADE OPERATIONAL,ADEQUATE
OUTLET PROTECTION AND ANY REQUIRED TEMPORARY OR PERMANENT CHANNEL LINING SHALL BE INSTALLED IN BOTH THE
CONVEYANCE CHANNEL AND RECEIVING CHANNEL.
12.WHEN WORK IN A LIVE WATERCOURSE IS PERFORMED,PRECAUTIONS SHALL BE TAKEN TO MINIMIZE ENCROACHMENT,
CONTROL SEDIMENT TRANSPORT AND STABILIZE THE WORK AREA TO THE GREATEST EXTENT POSSIBLE DURING
CONSTRUCTION.NONERODIBLE MATERIAL SHALL BE USED FOR THE CONSTRUCTION OF CAUSEWAYS AND COFFERDAMS.
EARTHEN FILL MAY BE USED FOR THESE STRUCTURES IF ARMORED BY NONERODIBLE COVER MATERIALS.
13.WHEN A LIVE WATERCOURSE MUST BE CROSSED BY CONSTRUCTION VEHICLES MORE THAN TWICE IN ANY SIX-MONTH
PERIOD, A TEMPORARY VEHICULAR STREAM CROSSING CONSTRUCTED OF NONERODIBLE MATERIAL SHALL BE PROVIDED.
14.ALL APPLICABLE FEDERAL,STATE AND LOCAL REQUIREMENTS PERTAINING TO WORKING IN OR CROSSING LIVE
WATERCOURSES SHALL BE MET.
15.THE BED AND BANKS OF A WATERCOURSE SHALL BE STABILIZED IMMEDIATELY AFTER WORK IN THE WATERCOURSE IS
COMPLETED.
16.UNDERGROUND UTILITY LINES SHALL BE INSTALLED IN ACCORDANCE WITH THE FOLLOWING STANDARDS IN ADDITION TO
OTHER APPLICABLE CRITERIA:
a.NO MORE THAN 500 LINEAR FEET OF TRENCH MAY BE OPENED AT ONE TIME.
b.EXCAVATED MATERIAL SHALL BE PLACED ON THE UPHILL SIDE OF TRENCHES.
c.EFFLUENT FROM DEWATERING OPERATIONS SHALL BE FILTERED OR PASSED THROUGH AN APPROVED SEDIMENT
TRAPPING DEVICE,OR BOTH,AND DISCHARGED IN A MANNER THAT DOES NOT ADVERSELY AFFECT FLOWING STREAMS OR
OFF-SITE PROPERTY.
d.MATERIAL USED FOR BACKFILLING TRENCHES SHALL BE PROPERLY COMPACTED IN ORDER TO MINIMIZE EROSION AND
PROMOTE STABILIZATION.
e.RESTABILIZATION SHALL BE ACCOMPLISHED IN ACCORDANCE WITH THIS CHAPTER.
f.APPLICABLE SAFETY REQUIREMENTS SHALL BE COMPLIED WITH.
17.WHERE CONSTRUCTION VEHICLE ACCESS ROUTES INTERSECT PAVED OR PUBLIC ROADS,PROVISIONS SHALL BE MADE TO
MINIMIZE THE TRANSPORT OF SEDIMENT BY VEHICULAR TRACKING ONTO THE PAVED SURFACE.WHERE SEDIMENT IS
TRANSPORTED ONTO A PAVED OR PUBLIC ROAD SURFACE,THE ROAD SURFACE SHALL BE CLEANED THOROUGHLY AT THE
END OF EACH DAY.SEDIMENT SHALL BE REMOVED FROM THE ROADS BY SHOVELING OR SWEEPING AND TRANSPORTED TO
A SEDIMENT CONTROL DISPOSAL AREA.STREET WASHING SHALL BE ALLOWED ONLY AFTER SEDIMENT IS REMOVED IN THIS
MANNER.THIS PROVISION SHALL APPLY TO INDIVIDUAL DEVELOPMENT LOTS AS WELL AS TO LARGER LAND-DISTURBING
ACTIVITIES.
18.ALL TEMPORARY EROSION AND SEDIMENT CONTROL MEASURES SHALL BE REMOVED WITHIN 30 DAYS AFTER FINAL SITE
STABILIZATION OR AFTER THE TEMPORARY MEASURES ARE NO LONGER NEEDED,UNLESS OTHERWISE AUTHORIZED BY THE
VESCP AUTHORITY.TRAPPED SEDIMENT AND THE DISTURBED SOIL AREAS RESULTING FROM THE DISPOSITION OF
TEMPORARY MEASURES SHALL BE PERMANENTLY STABILIZED TO PREVENT FURTHER EROSION AND SEDIMENTATION.
19.PROPERTIES AND WATERWAYS DOWNSTREAM FROM DEVELOPMENT SITES SHALL BE PROTECTED FROM SEDIMENT
DEPOSITION,EROSION AND DAMAGE DUE TO INCREASES IN VOLUME,VELOCITY AND PEAK FLOW RATE OF STORMWATER
RUNOFF FOR THE STATED FREQUENCY STORM OF 24-HOUR DURATION IN ACCORDANCE WITH THE FOLLOWING STANDARDS
AND CRITERIA.STREAM RESTORATION AND RELOCATION PROJECTS THAT INCORPORATE NATURAL CHANNEL DESIGN
CONCEPTS ARE NOT MAN-MADE CHANNELS AND SHALL BE EXEMPT FROM ANY FLOW RATE CAPACITY AND VELOCITY
REQUIREMENTS FOR NATURAL OR MAN-MADE CHANNELS:
a.CONCENTRATED STORMWATER RUNOFF LEAVING A DEVELOPMENT SITE SHALL BE DISCHARGED DIRECTLY INTO AN
ADEQUATE NATURAL OR MAN-MADE RECEIVING CHANNEL,PIPE OR STORM SEWER SYSTEM.FOR THOSE SITES WHERE
RUNOFF IS DISCHARGED INTO A PIPE OR PIPE SYSTEM,DOWNSTREAM STABILITY ANALYSES AT THE OUTFALL OF THE PIPE
OR PIPE SYSTEM SHALL BE PERFORMED.
b.ADEQUACY OF ALL CHANNELS AND PIPES SHALL BE VERIFIED IN THE FOLLOWING MANNER:
(1)THE APPLICANT SHALL DEMONSTRATE THAT THE TOTAL DRAINAGE AREA TO THE POINT OF ANALYSIS WITHIN THE
CHANNEL IS 100 TIMES GREATER THAN THE CONTRIBUTING DRAINAGE AREA OF THE PROJECT IN QUESTION;
(2)(A)NATURAL CHANNELS SHALL BE ANALYZED BY THE USE OF A TWO-YEAR STORM TO VERIFY THAT STORMWATER WILL
NOT OVERTOP CHANNEL BANKS NOR CAUSE EROSION OF CHANNEL BED OR BANKS.
(b)ALL PREVIOUSLY CONSTRUCTED MAN-MADE CHANNELS SHALL BE ANALYZED BY THE USE OF A 10-YEAR STORM TO
VERIFY THAT STORMWATER WILL NOT OVERTOP ITS BANKS AND BY THE USE OF A TWO-YEAR STORM TO DEMONSTRATE
THAT STORMWATER WILL NOT CAUSE EROSION OF CHANNEL BED OR BANKS; AND
(c)PIPES AND STORM SEWER SYSTEMS SHALL BE ANALYZED BY THE USE OF A 10-YEAR STORM TO VERIFY THAT
STORMWATER WILL BE CONTAINED WITHIN THE PIPE OR SYSTEM.
c.IF EXISTING NATURAL RECEIVING CHANNELS OR PREVIOUSLY CONSTRUCTED MAN-MADE CHANNELS OR PIPES ARE NOT
ADEQUATE, THE APPLICANT SHALL:
(1)IMPROVE THE CHANNELS TO A CONDITION WHERE A 10-YEAR STORM WILL NOT OVERTOP THE BANKS AND A TWO-YEAR
STORM WILL NOT CAUSE EROSION TO THE CHANNEL, THE BED, OR THE BANKS.
(2)IMPROVE THE PIPE OR PIPE SYSTEM TO A CONDITION WHERE THE 10-YEAR STORM IS CONTAINED WITHIN THE
APPURTENANCES;
(3)DEVELOP A SITE DESIGN THAT WILL NOT CAUSE THE PRE-DEVELOPMENT PEAK RUNOFF RATE FROM A TWO YEAR STORM
TO INCREASE WHEN RUNOFF OUTFALLS INTO A NATURAL CHANNEL OR WILL NOT CAUSE THE PRE-DEVELOPMENT PEAK
RUNOFF RATE FROM A 10-YEAR STORM TO INCREASE WHEN RUNOFF OUTFALLS INTO A MAN-MADE CHANNEL; OR
(4)PROVIDE A COMBINATION OF CHANNEL IMPROVEMENT,STORMWATER DETENTION OR OTHER MEASURES WHICH IS
SATISFACTORY TO THE VESCP AUTHORITY TO PREVENT DOWNSTREAM EROSION
d.THE APPLICANT SHALL PROVIDE EVIDENCE OF PERMISSION TO MAKE THE IMPROVEMENTS.
e.ALL HYDROLOGIC ANALYSES SHALL BE BASED ON THE EXISTING WATERSHED CHARACTERISTICS AND THE ULTIMATE
DEVELOPMENT CONDITION OF THE SUBJECT PROJECT.
f.IF THE APPLICANT CHOOSES AN OPTION THAT INCLUDES STORMWATER DETENTION,HE SHALL OBTAIN APPROVAL FROM
THE VESCP OF A PLAN FOR MAINTENANCE OF THE DETENTION FACILITIES.THE PLAN SHALL SET FORTH THE MAINTENANCE
REQUIREMENTS OF THE FACILITY AND THE PERSON RESPONSIBLE FOR PERFORMING THE MAINTENANCE.
g.OUTFALL FROM A DETENTION FACILITY SHALL BE DISCHARGED TO A RECEIVING CHANNEL,AND ENERGY DISSIPATERS
SHALL BE PLACED AT THE OUTFALL OF ALL DETENTION FACILITIES AS NECESSARY TO PROVIDE A STABILIZED TRANSITION
FROM THE FACILITY TO THE RECEIVING CHANNEL.
h.ALL ON-SITE CHANNELS MUST BE VERIFIED TO BE ADEQUATE.
i.INCREASED VOLUMES OF SHEET FLOWS THAT MAY CAUSE EROSION OR SEDIMENTATION ON
ADJACENT PROPERTY SHALL BE DIVERTED TO A STABLE OUTLET,ADEQUATE CHANNEL,PIPE OR PIPE
SYSTEM, OR TO A DETENTION FACILITY.
j.IN APPLYING THESE STORMWATER MANAGEMENT CRITERIA,INDIVIDUAL LOTS OR PARCELS IN A
RESIDENTIAL,COMMERCIAL OR INDUSTRIAL DEVELOPMENT SHALL NOT BE CONSIDERED TO BE
SEPARATE DEVELOPMENT PROJECTS.INSTEAD,THE DEVELOPMENT,AS A WHOLE,SHALL BE
CONSIDERED TO BE A SINGLE DEVELOPMENT PROJECT.HYDROLOGIC PARAMETERS THAT REFLECT
THE ULTIMATE DEVELOPMENT CONDITION SHALL BE USED IN ALL ENGINEERING CALCULATIONS.
k.ALL MEASURES USED TO PROTECT PROPERTIES AND WATERWAYS SHALL BE EMPLOYED IN A MANNER
WHICH MINIMIZES IMPACTS ON THE PHYSICAL,CHEMICAL AND BIOLOGICAL INTEGRITY OF RIVERS,
STREAMS AND OTHER WATERS OF THE STATE.
l.ANY PLAN APPROVED PRIOR TO JULY 1,2014,THAT PROVIDES FOR STORMWATER MANAGEMENT THAT
ADDRESSES ANY FLOW RATE CAPACITY AND VELOCITY REQUIREMENTS FOR NATURAL OR MAN-MADE
CHANNELS SHALL SATISFY THE FLOW RATE CAPACITY AND VELOCITY REQUIREMENTS FOR NATURAL
OR MAN-MADE CHANNELS IF THE PRACTICES ARE DESIGNED TO (I)DETAIN THE WATER QUALITY
VOLUME AND TO RELEASE IT OVER 48 HOURS;(II)DETAIN AND RELEASE OVER A 24-HOUR PERIOD THE
EXPECTED RAINFALL RESULTING FROM THE ONE YEAR,24-HOUR STORM;AND (III)REDUCE THE
ALLOWABLE PEAK FLOW RATE RESULTING FROM THE 1.5,2,AND 10-YEAR,24-HOUR STORMS TO A
LEVEL THAT IS LESS THAN OR EQUAL TO THE PEAK FLOW RATE FROM THE SITE ASSUMING IT WAS IN A
GOOD FORESTED CONDITION,ACHIEVED THROUGH MULTIPLICATION OF THE FORESTED PEAK FLOW
RATE BY A REDUCTION FACTOR THAT IS EQUAL TO THE RUNOFF VOLUME FROM THE SITE WHEN IT
WAS IN A GOOD FORESTED CONDITION DIVIDED BY THE RUNOFF VOLUME FROM THE SITE IN ITS
PROPOSED CONDITION,AND SHALL BE EXEMPT FROM ANY FLOW RATE CAPACITY AND VELOCITY
REQUIREMENTS FOR NATURAL OR MAN-MADE CHANNELS AS DEFINED IN ANY REGULATIONS
PROMULGATED PURSUANT TO § 62.1-44.15:54 OR 62.1-44.15:65 OF THE ACT.
m.FOR PLANS APPROVED ON AND AFTER JULY 1,2014,THE FLOW RATE CAPACITY AND VELOCITY
REQUIREMENTS OF §62.1-44.15:52 A OF THE ACT AND THIS SUBSECTION SHALL BE SATISFIED BY
COMPLIANCE WITH WATER QUANTITY REQUIREMENTS IN THE STORMWATER MANAGEMENT ACT (§
62.1-44.15:24 ET SEQ.OF THE CODE OF VIRGINIA)AND ATTENDANT REGULATIONS,UNLESS SUCH
LAND-DISTURBING ACTIVITIES (I)ARE IN ACCORDANCE WITH PROVISIONS FOR TIME LIMITS ON
APPLICABILITY OF APPROVED DESIGN CRITERIA IN 9VAC25-870-47 OR GRANDFATHERING IN
9VAC25-870-48 OF THE VIRGINIA STORMWATER MANAGEMENT PROGRAM (VSMP)REGULATION,IN
WHICH CASE THE FLOW RATE CAPACITY AND VELOCITY REQUIREMENTS OF §62.1-44.15:52 A OF THE
ACT SHALL APPLY, OR (II) ARE EXEMPT PURSUANT TO § 62.1-44.15:34 C 7 OF THE ACT.
n.COMPLIANCE WITH THE WATER QUANTITY MINIMUM STANDARDS SET OUT IN 9VAC25-870-66 OF THE
VIRGINIA STORMWATER MANAGEMENT PROGRAM (VSMP)REGULATION SHALL BE DEEMED TO SATISFY
THE REQUIREMENTS OF THIS SUBDIVISION 19.
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD LOD LOD
LODLOD
LOD
LOD
LODLOD
LOD
TRAV. B2
N=7127821.520
E=11583660.360
ELEV.=706.62
TRAV. B1
N=7127619.220N=7127619.220N=7127619.220
E=11583868.480
ELEV.=708.46
LODLOD
LODLOD
TRAV. B2TRAV. B2TRAV. B2TRAV. B2
N=7127821.520N=7127821.520
LODLOD
LODLOD
E=11583660.360E=11583660.360
N=7127821.520N=7127821.520
LODLOD
LODLODLODLOD
ELEV.=706.62
CE
IP
SF
IP CIPCIPCIP
CIPCIP
LOD
SF
SF
SFSFSFSFSFSF
BYNO.DATEREVISIONSAMSRV23001
AS NOTED
TEAM
WDH
ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES
ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE
PROJECT. THEY ARE NOT INTENDED OR REPRESENTED
TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON
THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER
PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION
OR ADAPTATION BY PENNONI ASSOCIATES FOR THE
SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS
SOLE RISK AND WITHOUT LIABILITY OR LEGAL
EXPOSURE TO PENNONI ASSOCIATES; AND OWNER
SHALL INDEMNIFY AND HOLD HARMLESS PENNONI
ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND
EXPENSES ARISING OUT OF OR RESULTING THEREFROM.ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTORAND OWNER MUST BE NOTIFIED OF ANYDISCREPANCIES BEFORE PROCEEDING WITH WORK000 30'60'
GRAPHIC SCALE 1"=30'APPROVED PERMIT SET ARCADIA MANAGEMENT LLC10645 N. TATUM BOULEVARD., 200-163 | PHOENIX, ARIZONA 85028SHOCKEY PROJECT FOR MANUFACTURING CONVERSIONPROJECTSHOCKEY CONSTRUCTION PROJECT - TM# 43-19-48SITE PLAN205 MCGHEE ROAD | WINCHESTER, VIRGINIA 22603GAINESBORO MAGISTERIAL DISTRICTEROSION AND SEDIMENT CONTROL PLAN PH I CS2100
TOTAL SHEETS 17 NORTH 04/12/2024 EROSION AND SEDIMENT
CONTROL LEGEND
NO.TITLE KEY SYMBOL
3.02 TEMPORARY STONE
CONSTRUCTION ENTRANCE CE
3.05 SILT FENCE SF
LIMITS OF DISTURBANCE LOD
3.07 STORM DRAIN
INLET PROTECTION IP
3.08 CULVERT INLET
PROTECTION CIP
3.32 PERMANENT SEEDING PS PS
3.18 OUTLET PROTECTION OP
MAP UNIT SYMBOL MAP UNIT NAME HSG
8B CHILHOWIE SILTY CLAY LOAM (2%-7% SLOPES)C
32B OAKLET SILT LOAM (2%-7% SLOPES)C
39B SWIMLEY SILT LOAM (2%-7% SLOPES)C
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LODLOD
LOD
LOD
LOD LOD LOD
LOD
LOD
LOD
LODLOD
LOD
LODLOD
LODLOD
LODLOD
LODLODLODLOD
LODLODLODLOD
CE
IP
SF
IP CIPCIPCIP
CIPCIP
LOD
SF
SF
SFSFSFSFSFSF
IPIPIPIPIPIPIPIPIPIPIPIPIPIPIPIPIPIPIP
12'x45'LOADING SPACELOADING SPACELOADING SPACE12'x45'LOADING SPACE12'x45'12'x45'LOADING SPACELOADING SPACELOADING SPACE12'x45'LOADING SPACELOADING SPACE10
10 1010 10 11 11
15 14
IP
LODLODLOD
EXISTING PARKING
PASSENGER AND TRUCK TRAFFIC
EXISTING PARKINGEXISTING PARKINGEXISTING PARKINGEXISTING PARKINGPASSENGER TRAFFIC ONLYPASSENGER TRAFFIC ONLYBYNO.DATEREVISIONSAMSRV23001
AS NOTED
TEAM
WDH
ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES
ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE
PROJECT. THEY ARE NOT INTENDED OR REPRESENTED
TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON
THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER
PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION
OR ADAPTATION BY PENNONI ASSOCIATES FOR THE
SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS
SOLE RISK AND WITHOUT LIABILITY OR LEGAL
EXPOSURE TO PENNONI ASSOCIATES; AND OWNER
SHALL INDEMNIFY AND HOLD HARMLESS PENNONI
ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND
EXPENSES ARISING OUT OF OR RESULTING THEREFROM.ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTORAND OWNER MUST BE NOTIFIED OF ANYDISCREPANCIES BEFORE PROCEEDING WITH WORK000 30'60'
GRAPHIC SCALE 1"=30'APPROVED PERMIT SET ARCADIA MANAGEMENT LLC10645 N. TATUM BOULEVARD., 200-163 | PHOENIX, ARIZONA 85028SHOCKEY PROJECT FOR MANUFACTURING CONVERSIONPROJECTSHOCKEY CONSTRUCTION PROJECT - TM# 43-19-48SITE PLAN205 MCGHEE ROAD | WINCHESTER, VIRGINIA 22603GAINESBORO MAGISTERIAL DISTRICTEROSION AND SEDIMENT CONTROL PLAN PH II CS2200
TOTAL SHEETS 17 NORTH 04/12/2024 EROSION AND SEDIMENT
CONTROL LEGEND
NO.TITLE KEY SYMBOL
3.02 TEMPORARY STONE
CONSTRUCTION ENTRANCE CE
3.05 SILT FENCE SF
LIMITS OF DISTURBANCE LOD
3.07 STORM DRAIN
INLET PROTECTION IP
3.08 CULVERT INLET
PROTECTION CIP
3.32 PERMANENT SEEDING PS PS
3.18 OUTLET PROTECTION OP
BYNO.DATEREVISIONSAMSRV23001
AS NOTED
TEAM
WDH
ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES
ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE
PROJECT. THEY ARE NOT INTENDED OR REPRESENTED
TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON
THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER
PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION
OR ADAPTATION BY PENNONI ASSOCIATES FOR THE
SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS
SOLE RISK AND WITHOUT LIABILITY OR LEGAL
EXPOSURE TO PENNONI ASSOCIATES; AND OWNER
SHALL INDEMNIFY AND HOLD HARMLESS PENNONI
ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND
EXPENSES ARISING OUT OF OR RESULTING THEREFROM.ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTORAND OWNER MUST BE NOTIFIED OF ANYDISCREPANCIES BEFORE PROCEEDING WITH WORKAPPROVED PERMIT SET ARCADIA MANAGEMENT LLC10645 N. TATUM BOULEVARD., 200-163 | PHOENIX, ARIZONA 85028SHOCKEY PROJECT FOR MANUFACTURING CONVERSIONPROJECTSHOCKEY CONSTRUCTION PROJECT - TM# 43-19-48SITE PLAN205 MCGHEE ROAD | WINCHESTER, VIRGINIA 22603GAINESBORO MAGISTERIAL DISTRICTEROSION AND SEDIMENT CONTROL DETAILS CS2500
TOTAL SHEETS 17 04/12/2024
EX. COMMERCIAL ENTRANCE
HORIZ: 1" = 30' VERT: 1" = 3'
700
705
710
715
720
700
705
710
715
720
708.3708.3708.2708.2708.2708.2708.2708.2708.1708.1708.1708.0707.9707.9707.9707.6707.5707.4707.7707.9707.7707.6707.5707.6707.3707.4707.4707.3707.7707.7707.8707.8707.8707.8707.8707.7707.7707.7707.6707.6707.6707.5707.5707.5707.3707.3707.2707.2707.2707.2707.2707.3707.5707.6707.7707.8708.2708.4708.6708.8BYNO.DATEREVISIONSAMSRV23001
AS NOTED
TEAM
WDH
ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES
ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE
PROJECT. THEY ARE NOT INTENDED OR REPRESENTED
TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON
THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER
PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION
OR ADAPTATION BY PENNONI ASSOCIATES FOR THE
SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS
SOLE RISK AND WITHOUT LIABILITY OR LEGAL
EXPOSURE TO PENNONI ASSOCIATES; AND OWNER
SHALL INDEMNIFY AND HOLD HARMLESS PENNONI
ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND
EXPENSES ARISING OUT OF OR RESULTING THEREFROM.ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTORAND OWNER MUST BE NOTIFIED OF ANYDISCREPANCIES BEFORE PROCEEDING WITH WORK000 30'60'60'
GRAPHIC SCALE 1"=30'GRAPHIC SCALE 1"=30'
APPROVED PERMIT SET ARCADIA MANAGEMENT LLC10645 N. TATUM BOULEVARD., 200-163 | PHOENIX, ARIZONA 85028SHOCKEY PROJECT FOR MANUFACTURING CONVERSIONPROJECTSHOCKEY CONSTRUCTION PROJECT - TM# 43-19-48SITE PLAN205 MCGHEE ROAD | WINCHESTER, VIRGINIA 22603GAINESBORO MAGISTERIAL DISTRICTENTRANCE SIGHT DISTANCE PROFILE CS3150
TOTAL SHEETS 17 04/12/2024
AA
EX2EX2
BLDGBLDG
A5A5
A1A1
A2A2 A3A3 A4A4
12'x45'LOADING SPACE12'x45'LOADING SPACE12'x45'LOADING SPACE12'x45'LOADING SPACELOADING SPACE10
10 10 10 11 11
15 14
EX1EX1EX1EX1EX1EX1EX1EX1EX1EX1EX1EX1EX1EX1EX1EX1
EXISTING PARKING
PASSENGER AND TRUCK TRAFFIC
EXISTING PARKINGPASSENGER TRAFFIC ONLYWL "A"WL "A"
PROP 6" DOM WLPROP 6" DOM WL
EX 6" FIRELINE
(TO REMAIN)
BLDG MECH RM (SEE MEP/ARCH PLANS)BLDG MECH RM (SEE MEP/ARCH PLANS)
1- PROP. 4" FIRE MTR (6" SERVICE)
1- PROP. 4" DOM MTR (6" SERVICE)
1-PROP. 4" DOM BACKFLOW PREVENTER
EX 6" FIRELINELOADING SPACELOADING SPACE12'x45'10
EXISTING PARKINGPASSENGER TRAFFIC ONLYEXISTING PARKINGEXISTING PARKINGLOADING SPACELOADING SPACEBYNO.DATEREVISIONSAMSRV23001
AS NOTED
TEAM
WDH
ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES
ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE
PROJECT. THEY ARE NOT INTENDED OR REPRESENTED
TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON
THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER
PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION
OR ADAPTATION BY PENNONI ASSOCIATES FOR THE
SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS
SOLE RISK AND WITHOUT LIABILITY OR LEGAL
EXPOSURE TO PENNONI ASSOCIATES; AND OWNER
SHALL INDEMNIFY AND HOLD HARMLESS PENNONI
ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND
EXPENSES ARISING OUT OF OR RESULTING THEREFROM.ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTORAND OWNER MUST BE NOTIFIED OF ANYDISCREPANCIES BEFORE PROCEEDING WITH WORK000 30'60'
GRAPHIC SCALE 1"=30'APPROVED PERMIT SET ARCADIA MANAGEMENT LLC10645 N. TATUM BOULEVARD., 200-163 | PHOENIX, ARIZONA 85028SHOCKEY PROJECT FOR MANUFACTURING CONVERSIONPROJECTSHOCKEY CONSTRUCTION PROJECT - TM# 43-19-48SITE PLAN205 MCGHEE ROAD | WINCHESTER, VIRGINIA 22603GAINESBORO MAGISTERIAL DISTRICTGEOMETRIC PLAN CS4000
TOTAL SHEETS 17 NORTH 04/12/2024 (HEAVY DUTY)
ASPHALT PAVEMENT
NTS
1 1 2" SURFACE COURSE (SM 12.5A)
3" BASE COURSE (BM25)
COMPACTED SUBGRADE
6" DENSE GRADED STONE (21B)
PAVEMENT SECTION NOTE:
HEAVY DUTY SECTION PROPOSED.
MATCH EXISTING PAVEMENT SECTION.
UTILITY NOTES:
1. ALL PROPOSED SANITARY SEWER AND STORM SEWER ARE PART OF PRIVATE
SYSTEMS, EXCEPT FOR EX. MH THROUGH SANITARY MH "A".
2.FIRE METER AND DOMESTIC METER, BACK-FLOW DEVICES AND ASSOCIATED
PIPING SHALL BE PER FREDERICK WATER INSPECTOR'S REQUIREMENTS.
3.EXISTING FIRE SERVICE REQUIRES COMPLIANCE WITH CURRENT FREDERICK
WATER STANDARDS. INSIDE NEPTUNE PROSPECTUS III 4" METER IS REQUIRED,
INSIDE BACK-FLOW PREVENTER SHALL REMAIN.
4.CONTRACTOR SHALL RE-VERIFY SANITARY INVERTS AT TIME OF CONSTRUCTION.
5.CONTRACTOR SHALL ADJUST FREDERICK WATER FACILITIES TO GRADE, PER
FREDERICK WATER INSPECTOR'S REQUIREMENTS.
6.WATERLINE EASEMENTS ARE PROPOSED FOR ALL EXISTING WATERLINES,
IDENTIFIED ON "ALTA/NSPS LAND TITLE SURVEY OF THE LAND OF GRANT
INVESTMENT MANAGEMENT, LLC", DATED 10/23/2023, PREPARED BY MARSH &
LEGGE LAND SURVEYORS, P.L.C., AND OTHER FREDERICK-WATER-PROVIDED PLAN
INFORMATION, THAT ARE NOT CONTAINED WITHIN EXISTING EASEMENTS.
7.CONTRACTOR SHALL ADJUST FREDERICK WATER FACILITIES TO GRADE PER THE
FREDERICK WATER'S INSPECTOR'S REQUIREMENTS.
(HEAVY DUTY)
CONCRETE DUMPSTER PAD
NTS
7" - 4,000 PSI CONCRETE
8" DENSE GRADED STONE (21B)
COMPACTED SUBGRADE
6" X 6" W2.9 W.W.F.
WATERMAIN CUT-IN CONNECTION NOTES:
CONTRACTOR SHALL:
1.TEST PIT EXISTING MAINS PER FREDERICK WATER
INSPECTOR'S REQUIREMENTS.
2.INSTALL JOINT RESTRAINTS ON EXISTING WATER
MAIN PER CURRENT FREDERICK WATER
REQUIREMENTS, PRIOR TO SHUT-DOWN.
3.PREPARE WORK AS FAR IN ADVANCE AS POSSIBLE
TO MINIMIZE SHUT-DOWN TIME.
4.HAVE SUFFICIENT RESOURCES ONSITE TO
ACCOMPLISH TASK PER FREDERICK WATER
INSPECTOR'S REQUIREMENTS.
5.PREPARE A WATER-SHUT-DOWN PLAN
SATISFACTORY TO THE FREDERICK WATER
INSPECTOR, FIREWATCH, NIGHT-TIME WORK, ETC., AS
MAY BE REQUIRED.
6.SCHEDULE SHUT-DOWN WITH THE FREDERICK
WATER INSPECTOR, FREDERICK COUNTY FIRE
MARSHALL, AND ALL AFFECTED CUSTOMERS AT
LEAST SEVEN (7) DAYS IN ADVANCE, AND MAKE
PREPARATIONS AS REQUIRED BY ALL PARTIES.
7.REMOVE EXISTING WATER FACILITIES AS REQUIRED
AND FURNISH TO THE FREDERICK WATER
INSPECTOR.
8.8.TWO MJ LONG SOLID SLEEVES ARE REQUIRED.
9.ALL NEW PIPE SHALL BE CL52 DIP.ALL NEW PIPE SHALL BE CL52 DIP.
GREASE TRAP NOTES:
1.TANK SECTIONS SHALL BE BOLTED TOGETHER.
2.WATERTIGHT BOLT-DOWN FRAME AND COVERS
ARE REQUIRED.
3.PENETRATIONS SHALL HAVE BOOTS.
4.TANK COMPONENTS AND INSTALLATION SHALL
BE TRAFFIC RATED.
5.CONTRACTOR SHALL COORDINATE
INSTALLATION AND INSPECTIONS WITH BOTH
FREDERICK COUNTY INSPECTIONS
DEPARTMENT AND FREDERICK WATER.
BYNO.DATEREVISIONSAMSRV23001
AS NOTED
TEAM
WDH
ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES
ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE
PROJECT. THEY ARE NOT INTENDED OR REPRESENTED
TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON
THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER
PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION
OR ADAPTATION BY PENNONI ASSOCIATES FOR THE
SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS
SOLE RISK AND WITHOUT LIABILITY OR LEGAL
EXPOSURE TO PENNONI ASSOCIATES; AND OWNER
SHALL INDEMNIFY AND HOLD HARMLESS PENNONI
ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND
EXPENSES ARISING OUT OF OR RESULTING THEREFROM.ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTORAND OWNER MUST BE NOTIFIED OF ANYDISCREPANCIES BEFORE PROCEEDING WITH WORKAPPROVED PERMIT SET ARCADIA MANAGEMENT LLC10645 N. TATUM BOULEVARD., 200-163 | PHOENIX, ARIZONA 85028SHOCKEY PROJECT FOR MANUFACTURING CONVERSIONPROJECTSHOCKEY CONSTRUCTION PROJECT - TM# 43-19-48SITE PLAN205 MCGHEE ROAD | WINCHESTER, VIRGINIA 22603GAINESBORO MAGISTERIAL DISTRICTSITE DETAILS CS4500
TOTAL SHEETS 17 04/12/2024 STANDARD TRASH ENCLOSURE DETAIL
NO SCALE
6" BOLLARD
STORM PROFILE (STRUCTURE EX-1.3 THROUGH 1.0)STORM PROFILE (STRUCTURE EX-1.3 THROUGH 1.0)
HORIZONTAL SCALE: 1" = 30'
VERTICAL SCALE: 1" = 3'
695
700
705
710
715
720
695
700
705
710
715
720
706.5706.52707.6707.64707.5707.49707.4707.36707.2707.21SANITARY SEWER
HORIZONTAL SCALE: 1" = 30'
VERTICAL SCALE: 1" = 3'
695
700
705
710
715
720
695
700
705
710
715
720
709.5709.53708.4708.41707.7707.74707.0707.05706.5706.53STRM XING STA. 11+95.40STRM XING STA. 11+95.40STRM XING STA. 11+95.40STRM XING STA. 11+95.40STRM XING STA. 11+95.4015" RCP CL IV INV=704.3015" RCP CL IV INV=704.3015" RCP CL IV INV=704.3015" RCP CL IV INV=704.3015" RCP CL IV INV=704.30WATR XING STA. 10+64.23WATR XING STA. 10+64.23WATR XING STA. 10+64.23WATR XING STA. 10+64.23WATR XING STA. 10+64.23WATR XING STA. 10+64.23WATR XING STA. 10+64.23WATR XING STA. 10+64.23WATR XING STA. 10+64.23WATR XING STA. 10+64.23INV=704.67 (ASSUMED ELEV)INV=704.67 (ASSUMED ELEV)INV=704.67 (ASSUMED ELEV)INV=704.67 (ASSUMED ELEV)INV=704.67 (ASSUMED ELEV)TEST PIT REQUIREDTEST PIT REQUIREDTEST PIT REQUIREDTEST PIT REQUIREDTEST PIT REQUIREDWATERLINE (A)
HORIZONTAL SCALE: 1" = 30'
VERTICAL SCALE: 1" = 3'
695
700
705
710
715
720
695
700
705
710
715
720
710.8710.81BLDG MECH RMBLDG MECH RM
(SEE MEP/ARCH PLANS)(SEE MEP/ARCH PLANS)(SEE MEP/ARCH PLANS)(SEE MEP/ARCH PLANS)
1- PROP. 4" DOM MTR (6" SERVICE)1- PROP. 4" DOM MTR (6" SERVICE)1- PROP. 4" DOM MTR (6" SERVICE)1- PROP. 4" DOM MTR (6" SERVICE)BYNO.DATEREVISIONSAMSRV23001
AS NOTED
TEAM
WDH
ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES
ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE
PROJECT. THEY ARE NOT INTENDED OR REPRESENTED
TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON
THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER
PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION
OR ADAPTATION BY PENNONI ASSOCIATES FOR THE
SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS
SOLE RISK AND WITHOUT LIABILITY OR LEGAL
EXPOSURE TO PENNONI ASSOCIATES; AND OWNER
SHALL INDEMNIFY AND HOLD HARMLESS PENNONI
ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND
EXPENSES ARISING OUT OF OR RESULTING THEREFROM.ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTORAND OWNER MUST BE NOTIFIED OF ANYDISCREPANCIES BEFORE PROCEEDING WITH WORKAPPROVED PERMIT SET ARCADIA MANAGEMENT LLC10645 N. TATUM BOULEVARD., 200-163 | PHOENIX, ARIZONA 85028SHOCKEY PROJECT FOR MANUFACTURING CONVERSIONPROJECTSHOCKEY CONSTRUCTION PROJECT - TM# 43-19-48SITE PLAN205 MCGHEE ROAD | WINCHESTER, VIRGINIA 22603GAINESBORO MAGISTERIAL DISTRICTUTILITY PROFILES CS5100
TOTAL SHEETS 17 04/12/2024 UTILITY NOTES:
1. ALL PROPOSED SANITARY SEWER AND STORM SEWER ARE PART OF PRIVATE
SYSTEMS EXCEPT WHERE SHOWN IN EASEMENTS.
2.FIRE METER AND DOMESTIC METER, BACKFLOW DEVICES AND ASSOCIATED
PIPING SHALL INSTALLED BE PER FREDERICK WATER INSPECTOR'S
REQUIREMENTS.
3. CONTRACTOR SHALL RE-VERIFY SANITARY INVERTS AT TIME OF CONSTRUCTION.
BYNO.DATEREVISIONSAMSRV23001
AS NOTED
TEAM
WDH
ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES
ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE
PROJECT. THEY ARE NOT INTENDED OR REPRESENTED
TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON
THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER
PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION
OR ADAPTATION BY PENNONI ASSOCIATES FOR THE
SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS
SOLE RISK AND WITHOUT LIABILITY OR LEGAL
EXPOSURE TO PENNONI ASSOCIATES; AND OWNER
SHALL INDEMNIFY AND HOLD HARMLESS PENNONI
ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND
EXPENSES ARISING OUT OF OR RESULTING THEREFROM.ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTORAND OWNER MUST BE NOTIFIED OF ANYDISCREPANCIES BEFORE PROCEEDING WITH WORKAPPROVED PERMIT SET ARCADIA MANAGEMENT LLC10645 N. TATUM BOULEVARD., 200-163 | PHOENIX, ARIZONA 85028SHOCKEY PROJECT FOR MANUFACTURING CONVERSIONPROJECTSHOCKEY CONSTRUCTION PROJECT - TM# 43-19-48SITE PLAN205 MCGHEE ROAD | WINCHESTER, VIRGINIA 22603GAINESBORO MAGISTERIAL DISTRICTUTILITY DETAILS CS5200
TOTAL SHEETS 17 04/12/2024
BYNO.DATEREVISIONSAMSRV23001
AS NOTED
TEAM
WDH
ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES
ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE
PROJECT. THEY ARE NOT INTENDED OR REPRESENTED
TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON
THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER
PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION
OR ADAPTATION BY PENNONI ASSOCIATES FOR THE
SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS
SOLE RISK AND WITHOUT LIABILITY OR LEGAL
EXPOSURE TO PENNONI ASSOCIATES; AND OWNER
SHALL INDEMNIFY AND HOLD HARMLESS PENNONI
ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND
EXPENSES ARISING OUT OF OR RESULTING THEREFROM.ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTORAND OWNER MUST BE NOTIFIED OF ANYDISCREPANCIES BEFORE PROCEEDING WITH WORKAPPROVED PERMIT SET ARCADIA MANAGEMENT LLC10645 N. TATUM BOULEVARD., 200-163 | PHOENIX, ARIZONA 85028SHOCKEY PROJECT FOR MANUFACTURING CONVERSIONPROJECTSHOCKEY CONSTRUCTION PROJECT - TM# 43-19-48SITE PLAN205 MCGHEE ROAD | WINCHESTER, VIRGINIA 22603GAINESBORO MAGISTERIAL DISTRICTUTILITY DETAILS CS5201
TOTAL SHEETS 17 04/12/2024 GREASE TRAP NOTES:
1.TANK SECTIONS SHALL BE BOLTED TOGETHER.
2. WATERTIGHT BOLT-DOWN FRAME AND COVERS ARE REQUIRED.
3.PENETRATIONS SHALL HAVE BOOTS.
4. TANK COMPONENTS AND INSTALLATION SHALL BE TRAFFIC RATED.
5.CONTRACTOR SHALL COORDINATE INSTALLATION AND INSPECTIONS
WITH BOTH FREDERICK COUNTY INSPECTIONS DEPARTMENT AND
FREDERICK WATER.
AA
EX2EX2
BLDGBLDG
A5A5
A1A1
A2A2 A3A3 A4A4
12'x45'LOADING SPACE12'x45'LOADING SPACE12'x45'LOADING SPACE12'x45'LOADING SPACELOADING SPACE10
10 10 10 11 11
15 14
EXISTING PARKING
PASSENGER AND TRUCK TRAFFIC
EXISTING PARKINGPASSENGER TRAFFIC ONLYBYNO.DATEREVISIONSAMSRV23001
AS NOTED
TEAM
WDH
ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES
ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE
PROJECT. THEY ARE NOT INTENDED OR REPRESENTED
TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON
THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER
PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION
OR ADAPTATION BY PENNONI ASSOCIATES FOR THE
SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS
SOLE RISK AND WITHOUT LIABILITY OR LEGAL
EXPOSURE TO PENNONI ASSOCIATES; AND OWNER
SHALL INDEMNIFY AND HOLD HARMLESS PENNONI
ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND
EXPENSES ARISING OUT OF OR RESULTING THEREFROM.ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTORAND OWNER MUST BE NOTIFIED OF ANYDISCREPANCIES BEFORE PROCEEDING WITH WORK000 30'60'
GRAPHIC SCALE 1"=30'GRAPHIC SCALE 1"=30'GRAPHIC SCALE 1"=30'APPROVED PERMIT SET ARCADIA MANAGEMENT LLC10645 N. TATUM BOULEVARD., 200-163 | PHOENIX, ARIZONA 85028SHOCKEY PROJECT FOR MANUFACTURING CONVERSIONPROJECTSHOCKEY CONSTRUCTION PROJECT - TM# 43-19-48SITE PLAN205 MCGHEE ROAD | WINCHESTER, VIRGINIA 22603GAINESBORO MAGISTERIAL DISTRICTLANDSCAPE PLAN CS7000
TOTAL SHEETS 17 NORTH 04/12/2024 SHRUB PLANTING
TREE PLANTING
SCOPE OF WORK
THE LANDSCAPE CONTRACTOR SHALL PROVIDE ALL MATERIALS, LABOR AND EQUIPMENT TO COMPLETE ALL LANDSCAPE WORK AS SHOWN
ON THE PLANS AND SPECIFICATIONS.
NOTE: IF THE CONTRACTOR BIDS ACCORDING TO THE PLANT LIST, HE/SHE SHOULD THOROUGHLY CHECK THE PLANT LIST QUANTITIES WITH
THE SYMBOLS DRAWN ON THE PLAN, TOP BE SURE THERE ARE NO DISCREPANCIES. IF THERE IS A DISCREPANCY BETWEEN THE DRAWING
AND THE LIST ON THE PLANS, THE DRAWING TAKES PRECEDENCE.
STANDARDS
A.ALL PLANT MATERIAL WILL CONFORM TO THE CURRENT ISSUE OF THE AMERICAN STANDARD FOR NURSERY STOCK PUBLISHED BY THE
AMERICAN NURSERY & LANDSCAPE ASSOCIATION (ANLA).
B.PLANT MATERIAL MUST BE SELECTED FROM NURSERIES THAT HAVE BEEN INSPECTED AND CERTIFIED BY STATE PLANT INSPECTORS.
C.COLLECTED MATERIAL MAY BE USED ONLY WHEN APPROVED BY OWNER'S REPRESENTATIVE.
D.NOMENCLATURE WILL BE IN ACCORDANCE WITH HORTUS III BY L.H. BAILEY.
SUBSTITUTIONS:PRE-BID
IT IS THE LANDSCAPE CONTRACTOR'S RESPONSIBILITY TO MAKE EVERY REASONABLE EFFORT TO FIND THE MATERIAL SPECIFIED BY THE
ARCHITECT. THE LANDSCAPE CONTRACTOR MAY OFFER SUBSTITUTIONS TO THE LANDSCAPE ARCHITECT FOR HIS/HER CONSIDERATION.
THE LANDSCAPE CONTRACTOR WILL NOTIFY THE LANDSCAPE ARCHITECT IF THERE ARE KNOWN DISEASES OR INSECT RESISTANT SPECIES
THAT CAN BE SUBSTITUTED FOR A SELECTED PEST-PRONE PLANT. THE CONTRACTOR SHALL SUBMIT A BASE BID AS PER PLAN PLUS PRICE
CLARIFICATIONS FOR ALL RECOMMENDED SUBSTITUTIONS.
SUBSTITUTIONS:POST-BID
IT IS THE INTENT TO ELIMINATE POST-BID SUBSTITUTIONS. HOWEVER, IN THE EVENT THAT THE CONTRACT MATERIAL HAS BECOME
UNAVAILABLE, AN APPROPRIATE SUBSTITUTION MUST BE APPROVED BY THE OWNER'S REPRESENTATIVE.
UTILITIES AND UNDERGROUND FEATURES
THE LANDSCAPE CONTRACT SHALL NOTIFY UTILITY COMPANIES AND/OR THE GENERAL CONTRACTOR IN ADVANCE OF CONSTRUCTION TO
LOCATE UTILITIES.
A.IF THERE IS A CONFLICT WITH THE UTILITIES AND THE PLANTING, THE LANDSCAPE ARCHITECT SHALL BE RESPONSIBLE FOR
RELOCATING PLANTS PRIOR TO THE PLANTING PROCESS. ANY COST DUE TO RELOCATING AFTER PLANTING SHALL BE BORNE BY THE
OWNER.
DRAINAGE
IF PLANTS ARE TO BE INSTALLED IN AREAS THAT SHOW OBVIOUS POOR DRAINAGE, AND THE PLANTS ARE INAPPROPRIATE FOR THAT
CONDITION, THE LANDSCAPE CONTRACTOR SHALL BE RELOCATED, THE CONTRACT SHALL BE ADJUSTED TO ALLOW FOR DRAINAGE
CORRECTION AT A NEGOTIATED COST, OR THE PLANT SELECTION MODIFIED BY THE LANDSCAPE ARCHITECT TO ACCOMMODATE THE POOR
DRAINAGE SITUATION.
WARRANTY
A.THE STANDARD WARRANTY IS FOR A ONE (1) YEAR PERIOD, EXCLUDING BULBS, SOD AND ANNUALS, COMMENCING ON THE
DATE OF INITIAL ACCEPTANCE. AL PLANTS SHALL BE ALIVE AND IN SATISFACTORY GROWTH AT THE END OF THE GUARANTEE
PERIOD.
B.BALLED AND BURLAPPED (B&B).
1. BALLED AND BURLAPPED PLANTS SHALL BE DUG WITH FIRM ROOT BALLS FREE OF NOXIOUS WEEDS. THERE SHOULD BE NO
EXCESS SOIL ON TOP OF THE ROOT BALL OR AROUND THE TRUNK.
2. BALL SIZE SHALL BE IN ACCORDANCE WITH ANLA STANDARDS.
3. CALIPER AND HEIGHT MEASUREMENTS: IN SIZE GRADING B&B SINGLE-TRUNK TREES, CALIPER SHALL TAKE PRECEDENCE
OVER HEIGHT. CALIPER OF THE TRUNK SHALL BE TAKEN 6" ABOVE THE GROUND LEVEL (UP TO INCLUDING 4" CALIPER
SIZE) AND 12" ABOVE THE GROUND LEVEL OF LARGER TREES. FOR MULTIPLE-TRUNK TRESS, HEIGHT MEASUREMENT
SHALL TAKE PRECEDENCE OVER CALIPER.
C.CONTAINER-GROWN STOCK
1. THE SIZE OF CONTAINER-GROWN SHRUBS IS MEASURED BY HEIGHT AND WIDTH OF PLANT. CONTAINER-GROWN TREES ARE
MEASURED BY THE SAME STANDARDS LISTED IN B.3 ABOVE. THE ROOT SYSTEM OF CONTAINER-GROWN PLANTS SHALL
BE WELL-DEVELOPED AND WELL- DISTRIBUTED THROUGHOUT THE CONTAINER.
2. ALL CONTAINER-GROWN TREES AND SHRUBS THAT HAVE CIRCLING AND MATTED ROOTS SHALL BE TREATED IN THE
FOLLOWING
MANNER PRIOR TO PLANTING: USING A KNIFE OR SHARP BLADE, MAKE 4-5 CUTS, 1" DEEP, THE LENGTH OF THE ROOT
BALL, TO CUT ALL CIRCLING ROOTS. SEE PLANTING PROCEDURES FOR ALL CONTAINER-GROWN TREES & SHRUBS IN THIS
SECTION.
3. ALL CONTAINER-GROWN PLANTS SHOULD BE GROUPED AND WATERED DAILY UNTIL THEY ARE PLANTED IN THE LANDSCAPE,
THE SOIL SHALL BE KEPT MOIST WITH THE EQUIVALENT OF ONE INCH OF RAINFALL PER WEEK.
A.PRUNING SHALL BE DONE BEFORE PLANTING OR DURING THE PLANTING OPERATION. PRUNING DETAIL FOR TREES IN THIS SECTION.
B.ALL PLANT MATERIAL IN TRANSIT SHALL BE COVERED TO KEEP MATERIAL FROM DRYING OUT. THE COVERING SHALL COMPLY WITH
STATE AND LOCAL LAWS PERTAINING TO THE TRANSPORT OF MATERIALS.
C.TREES SHALL BE PLACED IN AN UPRIGHT POSITION WITH THE ROOTBALL COVERED BY MULCH AND KEPT MOIST. TREES AND
SHRUBS SHOULD NOT BE LEFT ON SITE UNPLANTED FOR MORE THAN 24 HOURS WITHOUT ADEQUATE WATER TO INSURE ROOTS
SURVIVAL.
INSPECTION
A.PLANTS MAY BE SUBJECT TO INSPECTION AND APPROVAL BY THE OWNER OR OWNER'S REPRESENTATIVE AT THE PLACE OF GROWTH
OR HOLDING YARD FOR CONFORMITY TO SPECIFICATION REQUIREMENTS AS TO QUALITY, SIZE AND VARIETY.
B.PLANTS DAMAGED IN HANDLING OR TRANSPORTATION CAN BE REJECTED BY THE OWNER OR OWNER'S REPRESENTATIVE.
C.STATE NURSERY INSPECTION CERTIFICATES SHALL BE FURNISHED TO THE LANDSCAPE ARCHITECT UPON REQUEST.
PLANTING PROCEDURES FOR ALL CONTAINER-GROWN TREES & SHRUBS
A.REMOVE THE PLANT EITHER BY CUTTING OR INVERTING THE CONTAINER.
B.FOR UNTREATED PLASTIC CONTAINER GROWN PLANTS WITH CIRCLING ROOTS, USE A SHARP KNIFE TO MAKE 1" CUTS THE LENGTH
OF THE ROOTBALL.
C.PLANT SHRUB TO TREE A MINIMUM OF 1/8 OF THE HEIGHT OF THE ROOTBALL ABOVE EXISTING GRADE.
D.APPLY A 2 TO 3" THICK LAYER OF APPROVED MULCH. KEEP MULCH 6" AWAY FROM THE TRUNK OF ALL TREES AND SHRUBS.
E.PLANTS GROWN IN ROOT CONTAINMENT BAGS MUST HAVE THE BAGS REMOVED DURING THE PLANTING OPERATION. NO
ADDITIONAL SLASHING OF THE ROOTBALL IS NECESSARY.
MAINTENANCE OF LANDSCAPING NOTES:
1. ALL LANDSCAPED AREA SHALL BE MAINTAINED IN GOOD CONDITION BY OWNER.
2. REASONABLE PROVISIONS SHALL BE MADE FOR PROTECTION FROM VEHICLES, PEDESTRIANS, OR SHOPPING CARTS.
3. DEAD OR DYING VEGETATION SHALL BE REPLACED AT DIRECTION OF ADMINISTRATOR.
4. SHRUBS SHALL BE REPLACED AT A SIZE CONSISTENT WITH THAT OF EXPECTED FOR SPECIES AND TIME SINCE INSTALLATION.
5. TREES SHALL BE REPLACED AT A SIZE OF 0.5" CALIPER ABOVE 2" FOR EVERY YEAR SINCE INSTALLATION UP TO 5" CALIPER.
GENERAL LANDSCAPING NOTES:
1. NO TREES OR SHRUBS SHALL BE PLACED ON FREDERICK WATER EASEMENTS.
2. ALL LANDSCAPING SHALL COMPLY WITH SECTION LANDSCAPING REQUIREMENTS OF THE FREDERICK COUNTY ZONING
ORDINANCE.
3. OWNER WILL ACCEPT FOR REVIEW, SUBSTITUTIONS FOR ALL LANDSCAPING PROVIDED THEY SATISFY APPLICABLE REGULATIONS.
4. OUTDOOR STORAGE AREAS FOR RVS, BOATS, AND TRAILERS ARE EXEMPT FROM LANDSCAPING REQUIREMENTS ()).
5. IN THE EVENT THE EXISTING VEGETATION IS REMOVED OR NOT ADEQUATE, HEADLIGHT SCREENING IS REQUIRED.
LANDSCAPE CALCULATIONS:
LANDSCAPED AREA/ OPEN SPACE CALCULATIONS
TOTAL SITE AREA 289,053 SF
LANDSCAPED AREA / OPEN SPACE
REQUIRED 72,263 SF (25%)
LANDSCAPED AREA / OPEN SPACE
PROVIDED 127,362 SF (44.06%)
PARKING LOT LANDSCAPING
PERIMETER LANDSCAPINGPERIMETER LANDSCAPING
PARKING LOT IMPERVIOUS AREA 69,193 SF
REQUIRED PROVIDED
PERIMETER PARKING LOT SHADE TREES 35
(1 PER 2,000 SF
35
(27 EX, 8 NEW)
3' HIGH HEADLIGHT SCREENING YES YES
HEADLIGHT SCREENING
PARKING FRONTAGE LENGTH 319 LF 319 LF
EX HEADLIGHT SCREENING (LF)-76 LF -76 LF*
HEADLIGHT SCREENING TO BE PLANTED 243 LF 243 LF
SHRUBS @ 4' O.C.61 61
INTERIOR LANDSCAPINGINTERIOR LANDSCAPING
TOTAL PARKING LOT AREA 30,367 SF
PARKING SPACES 91
REQUIRED PROVIDED
PARKING LOT LANDSCAPED AREA 1,518 SF
(5.00%)
2,789 SF
(9.18%)
INTERIOR PARKING LOT SHADE TREES
9
(1 PER 10
SPACES)
9
PARKING LOT PLANT LIST
SYMBOL BOTANICAL NAME COMMON NAME SIZE SPACING QUANTITY
TREES
AR ACER RUBRUM 'OCTOBER GLORY'OCTOBER GLORY RED MAPLE 1 1/4" CAL. MIN.AS
SHOWN 5
ZS ZELKOVA SERRATA ' GREEN VASE'GREEN VASE JAPANESE
ZELKOVA 1 1/4" CAL. MIN.AS
SHOWN 12
SHRUBS
JP JUNIPERUS X PFITZERIANA 'SEA
GREEN'SEA GREEN CHINESE JUNIPER 3 GAL. CONT. MIN./
36" HT. MIN.4' O.C.61
* IN THE EVENT THE EXISTING VEGETATION IS REMOVED OR NOT ADEQUATE,
HEADLIGHT SCREENING IS REQUIRED
BYNO.DATEREVISIONSAMSRV23001
AS NOTED
TEAM
WDH
ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES
ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE
PROJECT. THEY ARE NOT INTENDED OR REPRESENTED
TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON
THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER
PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION
OR ADAPTATION BY PENNONI ASSOCIATES FOR THE
SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS
SOLE RISK AND WITHOUT LIABILITY OR LEGAL
EXPOSURE TO PENNONI ASSOCIATES; AND OWNER
SHALL INDEMNIFY AND HOLD HARMLESS PENNONI
ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND
EXPENSES ARISING OUT OF OR RESULTING THEREFROM.ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTORAND OWNER MUST BE NOTIFIED OF ANYDISCREPANCIES BEFORE PROCEEDING WITH WORKAPPROVED PERMIT SET ARCADIA MANAGEMENT LLC10645 N. TATUM BOULEVARD., 200-163 | PHOENIX, ARIZONA 85028SHOCKEY PROJECT FOR MANUFACTURING CONVERSIONPROJECTSHOCKEY CONSTRUCTION PROJECT - TM# 43-19-48SITE PLAN205 MCGHEE ROAD | WINCHESTER, VIRGINIA 22603GAINESBORO MAGISTERIAL DISTRICTPHOTOMETRIC PLAN CS8000
TOTAL SHEETS 17 04/12/2024 §
BYNO.DATEREVISIONSAMSRV23001
AS NOTED
TEAM
WDH
ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES
ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE
PROJECT. THEY ARE NOT INTENDED OR REPRESENTED
TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON
THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER
PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION
OR ADAPTATION BY PENNONI ASSOCIATES FOR THE
SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS
SOLE RISK AND WITHOUT LIABILITY OR LEGAL
EXPOSURE TO PENNONI ASSOCIATES; AND OWNER
SHALL INDEMNIFY AND HOLD HARMLESS PENNONI
ASSOCIATES FROM ALL CLAIMS, DAMAGES, LOSSES AND
EXPENSES ARISING OUT OF OR RESULTING THEREFROM.ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTORAND OWNER MUST BE NOTIFIED OF ANYDISCREPANCIES BEFORE PROCEEDING WITH WORKAPPROVED PERMIT SET ARCADIA MANAGEMENT LLC10645 N. TATUM BOULEVARD., 200-163 | PHOENIX, ARIZONA 85028SHOCKEY PROJECT FOR MANUFACTURING CONVERSIONPROJECTSHOCKEY CONSTRUCTION PROJECT - TM# 43-19-48SITE PLAN205 MCGHEE ROAD | WINCHESTER, VIRGINIA 22603GAINESBORO MAGISTERIAL DISTRICTPHOTOMETRIC DETAILS CS8001
TOTAL SHEETS 17 04/12/2024 LIGHT POLE BASE
NO SCALE