The URL can be used to link to this page

Home My WebLink About02-24 MDP01COVER SHEET N/AGas: Washington GasP.O. Box 2400Winchester, VA 22604(540) 869-1111Phone:VerizonComcastP.O. Box 17398195 Rainville RdBaltimore, MD 21297Winchester, VA 22602(301) 954-6282(540) 504-0942Water/Sewer:Frederick WaterP.O. Box 1877Winchester, VA. 22604(540) 868-1061UTILITY NOTICE REQUIREDContractors shall notify all public utility operators who maintain underground utility linesin the area of proposed excavating or blasting at least two (2) working days, but not morethan ten (10) working days, prior to commencement of excavation or demolition. Namesand telephone numbers of the operators of underground utility lines appear below. Thesenumbers shall also be used to serve in an emergency condition.CALL "MISS UTILITY"VIRGINIA UTILITY PROTECTION SERVICE (VUPS) AT 811 OR 1-800-552-7001, 48 HOURSPRIOR TO THE START OF WORK. EXCAVATORS MUST NOTIFY ALL PUBLIC UTILITYOPERATORS WHO MAINTAIN UNDERGROUND UTILITY LINES IN THE AREA OFPROPOSED EXCAVATING OR BLASTING AND HAVE THOSE FACILITIES LOCATED BYTHE UTILITY COMPANIES PRIOR TO COMMENCING EXCAVATION. THE EXCAVATOR ISRESPONSIBLE FOR COMPLIANCE WITH ALL COUNTY REQUIREMENTS, VIRGINIA CODEAND REGULATIONS.VICINITY MAPSCALE: 1" = 1000'OWNERPRISTINE PROPERTY MANAGEMENT LLC332 W PARKINS MILL RDWINCHESTER, VA(540) 323-0588DEVELOPERRAPPAHANNOCK DEVELOPMENT GROUP1016 CHARLES STREETFREDERICKSBURG, VA(540) 656-2415Power:Shenandoah Valley Electric Coop3463 Valley PikeWinchester, VA 22602(540) 450-2051ARBOR GLEN SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VA05/07/2024MD/KSMDP # 02-24087826RPlan RevisionsRevision No.DateComment015/24/2024Planning Comments027/15/2024VDOT Comments151 Windy Hill Lane Winchester, Virginia 22602 Telephone: (540) 662-4185 Fax: (540) 722-9528 www.greenwayeng.com FND 1971 E N G I N E E R I N GSHEET OFDESIGNED BY:FILE NO.SCALE:DATE:LIST OF SERVICES: CIVIL ENGINEERING I GIS I LAND SURVEYING I ENVIRONMENTAL I QUALITY CONTROL TESTING & INSPECTIONS PROUDLY SERVING VIRGINIA & WEST VIRGINIA OFFICES IN: WINCHESTER, VA & MARTINSBURG, WVARBOR GLENMASTER DEVELOPMENT PLANSHAWNEE MAGISTERIAL DISTRICTFREDERICK COUNTY, VAAPPROVED BY THE COUNTY ADMINISTRATORAPPROVALSDATEAPPROVED BY THE DIRECTOR OF PLANNING AND DEVELOPMENTDATERev. No.Date0207/15/2024 USECLASS * TRIP RATE TRIP GENERATION DATA DWELLING UNITS VPD *PER ITE TRIP GEN WEB BASED APP VERSION 6.0 11TH EDITION N/A 02GENERAL NOTESARBOR GLENSHAWNEE MAGISTERIAL DISTRICTFREDERICK COUNTY, VA05/07/2024 MD/KS 7826R DWG # 08151 Windy Hill LaneWinchester, Virginia 22602Telephone: (540) 662-4185Fax: (540) 722-9528www.greenwayeng.comFND1971ENGINEERINGSHEET OF DESIGNED BY: FILE NO. SCALE: DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIAOFFICES IN: WINCHESTER, VA & MARTINSBURG, WVMASTER DEVELOPMENT PLANRev. No.Date 02 07/15/2024 GENERAL NOTES VDOT GENERAL NOTES 1.Greenway Engineering, Inc. (GE) issued this plan set based on project criteria dictated by the client and municipal codes. This plan set is not considered complete or appropriate for construction until ALL necessary agencies have given approval AND this plan set is signed and sealed by a licensed professional. Any work, planning, scheduling, material purchases and/or construction prior to approvals and licensed/professional sealing will be performed at the risk of the personnel authorizing work. GE shall be held harmless from and costs, time delay and/or material changes incurred on work started before this plan set receives approvals and seals. 2.Methods and materials used in the construction of the improvements herein shall conform to current County Construction Standards and Specifications and/or current VDOT Standards and Specifications. 3.The Engineer shall not have control over or charge of and shall not be responsible for construction means, methods, techniques, sequences or procedures nor for safety precautions and programs in connection with work shown on these plans. The Engineer is not responsible for the contractor's schedules or failure to carry out the work. The Engineer is not responsible for acts of omissions of the contractor, subcontractor, or their agents or employees, or any other person performing portions of the work. 4.The Contractor, Owner or Developer shall be responsible for securing any third party inspection/testing service to insure construction compliance with these plans and specifications. It is Greenway Engineering's recommendation that a third party inspection/testing service be employed to ensure that project is completed and materials installed meet the details and specifications in these plans. 5.The location of existing utilities shown in these plans are taken from existing records. It shall be the contractors responsibility to verify the exact horizontal and vertical location of all existing utilities as needed prior to construction. The contractor shall be responsible for the digging of all test holes that may be required, whether recommended or not by these plans, to determine the exact location and elevation of existing utilities. If any conflicts arising from this existing utility verification or if during the course of construction, any object of an unusual nature is encountered, the contractor shall cease work in that area and immediately notify Greenway Engineering at (540) 662-4185 and/or the proper authority. Greenway Engineering or any engineer associated with these plans shall not be responsible or liable for any construction cost that may be associated with the installation or reinstallation any utility or other improvements if not notified of any discrepancies between actual field conditions and the approved plan. 6.The approval of these plans in no way relieve the developer, the contractor, or their agents of any legal responsibility which may be required by the code of Virginia or any other ordinance enacted by the County nor does it guarantee the issuance of any required permit by the County, VDOT or any other Agency. 7.An approved set of plans and all applicable permits must be available at the construction site at all times during construction. A representative of the developer must be available at all times. 8.Prior to the initiation of any land disturbing activities the Developer, the Contractor or the Responsible Land Disturber shall obtain a Land Disturbance Permit from the County Engineer's office. The Contractor, Developer or his agent shall be responsible for obtaining a Virginia Stormwater Management Program (VSMP) Permit and shall be responsible for the registration of the construction site as required by law. They shall also be responsible for obtaining and maintaining on site a Stormwater Pollution Prevention Plan (SWPPP). The approval of these plans in no way relieves the developer or his agent of the responsibilities contained in the Virginia Erosion and Sediment Control Handbook. 9.The Developer or his agent shall be responsible for obtaining any required permits from the Virginia Department of Environmental Quality (DEQ) or the United States Army Corp of Engineers for any plan wetland disturbance as shown on these plans. They shall also be responsible the identification and delineation of any wetlands that may be present on the construction site. 10.The contractor shall provide adequate means of cleaning mud from trucks and/or other equipment prior to entering public streets, and it is the contractors responsibility to clean streets, allay dust, and to take whatever measures are necessary to insure that public streets are maintained in a clean, mud and dust free condition at all times. 11.A permit must be obtained from the Office of the Resident Engineer, Virginia Department of Transportation (VDOT) and Frederick County prior to any construction activities within existing State right-of-way. 12.The developer will be responsible for any damage to the existing streets and utilities which occurs as a result of his construction project within or contiguous to the existing right-of-way. 13.Warning signs, markers, barricades or flagmen should be in accordance with the State and Federal Manual on Uniform Traffic Control Devices (MUTCD). 14.The exact location of all guard rails and paved ditches will be determined by VDOT personnel. "A joint inspection will be held with the Developer, County Representatives, and Representatives of the Virginia Department of Transportation (VDOT) to determine if and where guard rail and/or paved ditches will be needed. The developer will be responsible for providing guardrail and paved ditches as determined by this joint inspection." Refer to Virginia Department of Transportation (VDOT) Guard Rail and Paved Ditch Specifications. 15.All unsuitable material shall be removed from the construction limits of the site plan before placing embankment. 16.All pavement sections shown on these approved plans are based on a minimum CBR value of 6 and are for preliminary design only. Final pavement design shall be based upon actual field tested CBR values. The Contractor or Developer shall be responsible for field tests per VDOT standards to obtain actual CBR values for final design. Final pavement designs will be approved by VDOT and/or the Owner/Developer, which ever applicable, prior to installation. 17.All springs shall be capped and piped to the nearest storm sewer manholes or curb inlet. The pipe shall be minimum 6" diameter and conform to VDOT standard SB-1. 18.When grading is proposed within easements of utilities, letters of permission from all involved companies must be provided to the County Public Works Department prior to issuance of grading and/or site development permits. 19.Notification shall be given to the appropriate utility company prior to construction of water and/or sanitary sewer lines. Information should also be obtained from the appropriate authority concerning permits, cut sheets, and connections to existing lines. 20.The Developer and/or Contractor shall be responsible to supply all utility companies with copies of the approved plans and advise them that all grading shall conform to the approved plans, and further that the utility companies shall be responsible for horning these plans and the finished grades in the installation of their utility lines. 21.All utilities to be located underground. 22.Contractors shall notify operators who maintain underground utility lines in the area of proposed excavating or blasting at least two (2) working days, but not more than ten (10) working days, prior to commencement of excavation or demolition. 23.The developer will be responsible for the relocation of any utilities which is required as a result of his project. The relocation should be done prior to construction. 24.All parking lot/street light and dry utility design shall be performed and provided separately by others. All dry utility and or lighting information shown hereon is as specified by others and is included for informational purposes only, as directed by the Owner, Developer and/or public agency requirements. Greenway Engineering has not performed the lighting and/or dry utility design and does not warrant and is not responsible for the degree and/or adequacy of illumination on this project or the adequacy of the dry utility to service the site. 25.All sanitary sewers, water mains and appurtenances shall be constructed in accordance with the current standards and specifications of Frederick Water. 26.All stormwater piping and structures shown on these plans are only accurate to the inlet or manhole locations as shown hereon. Detail design of stormwater structures were not provided to Greenway Engineering. Actual pipe alignments will be based upon developed structural shop drawings as provided by the manufacturer. Contractor shall make adjustments to pipe alignments base on provided shop drawings. Greenway Engineering will not be held responsible or liable for any discrepancies or changes caused by the structural design. Contractor may submit shop drawings to Greenway Engineering for review and approval at contractor's expense. Shop drawings will be reviewed for compliance with design plans. The Owner or Developer will be responsible for any redesign as a result of structural shop drawing design. 27.Controlled fills shall be compacted to 95% of maximum density as determined by method "A" per standard proctor AASHTO-T99, ASTM-D698, or VTM-1 as applicable. Density shall be certified by a registered professional engineer and results submitted to Frederick County prior to pavement construction. If a geotechnical report has been prepared, it should supersede the requirements in this note. 28.Refer to Geotechnical Engineer for methods, materials and details for construction of all earthwork activities. 29.Any retaining wall 2 ft. or greater in height shall require the issuance of a separate building permit. 30.Construction debris shall be containerized in accordance with the Virginia Litter Control Act; no less than one litter receptacle shall be provided at the construction site. 31.These plans identify the location of all known gravesites. Gravesites shown on this plan will be protected in accordance with state law. In the event gravesites are discovered during construction, the owner and engineer must be notified immediately. 32.Individual sign permits will be required from the Zoning Office for all free standing and/or facade signs prior to erecting the sign and may require a separate building permit.. FIRE MARSHAL'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 Marshal's Office. FREDERICK WATER CONSTRUCTION NOTES FREDERICK WATER PROJECT INFORMATION WATER AND SANITARY SEWER USAGE WATER DEMAND SEE TABLE ON SHEET 04 SANITARY SEWER DISCHARGE SEE TABLE ON SHEET 04 Calculation of demand/discharge WATER DEMAND *Residential: 235 gpd per connection *Commercial: 75 gpd per 1,000 sf *Industrial: 25 gpd @ 10 persons per acre SEWER DISCHARGE Sewer discharge equals water demand LEGEND PROPOSED SAN. LAT. CLEANOUT PROPOSED CENTERLINE EXISTING SPOT ELEVATION STORM DRAIN STRUCTURE IDENTIFIER SANITARY MANHOLE IDENTIFIER PROPOSED SPOT ELEVATION EXISTING CURB AND GUTTER PROPOSED EDGE OF PAVEMENT EXISTING EDGE OF PAVEMENT PROPOSED STORM SEWER WITH INLET EXISTING STORM SEWER WITH INLET PROPOSED TELEPHONE LINE EXISTING TELEPHONE LINE TRANSITION TO REVERSE CURB PROPOSED CURB AND GUTTER PROPOSED ELECTRIC SERVICE EXISTING ELECTRIC SERVICE PROPOSED SANITARY SEWER WITH MANHOLE EXISTING SANITARY SEWER WITH MANHOLE PROPOSED GAS LINE EXISTING GAS LINE FENCELINE FLOW LINE PROPOSED WATERLINE W/ TEE PROPERTY LINE EXISTING TELEPHONE PEDESTAL EXISTING WATERLINE W/ TEE EXISTING UTILITY POLE/GUIDE WIRE SIGNS PROPOSED REDUCER EXISTING FIRE HYDRANT/VALVE/METER 12INDICATES THE NUMBER OF TYP. PARKING SPACES PARKING INDICATOR HANDICAP PARKING PROPOSED BUILDING ENTRANCE VEHICLES PER DAY COUNT 735.4 12 6 100 PROPOSED FIRE HYDRANT/VALVE/METER LIGHT POLE EXISTING TREE LINE EXISTING EASEMENT PROPOSED EASEMENT EXISTING CENTERLINE EXISTING INDEX CONTOUR EXISTING INTERMEDIATE CONTOUR PROPOSED CONTOUR 330 400 330 PROJECT INFORMATIONSURVEY AND TOPOGRAPHIC INFORMATION 2. Horizontal and vertical control surveys were Dated: 3. Topographic mapping performed by: 1. Boundary survey was performed by: performed by: Date Dated:GREENWAY ENGINEERING 07/15/2022 07/15/2022GREENWAY ENGINEERING N/A (TOPO USED IS GIS DATA)N/A SINGLE FAMILY ATTACHED (TOWNHOUSES)215 7.2449 3,233 PARCEL INFORMATION: CURRENT APPLIED* PROPERTY ID ACREAGE ZONING ZONING STREET ADDRESS 63-((A))-145 80.94 RA DISTRICT RP DISTRICT 3515 PAPERMILL RD. 63-((A))-124-B 1.55 RA DISTRICT RP DISTRICT 3365 PAPERMILL RD. TOTAL 82.49 PROJECT NOTES: 1.THE ARBOR GLEN MASTER DEVELOPMENT PLAN INCLUDES THE SUBJECT PROPERTIES PROPOSED FOR SUBDIVISION AND DEVELOPMENT FOR SINGLE FAMILY ATTACHED TOWNHOUSE RESIDENTIAL LOTS (PROPERTY ID 63-((A))-145 AND 63-((A))-124-B). INFORMATION SPECIFIC TO THE FUTURE DEVELOPMENT OF THE RP DISTRICT PROPERTIES WILL BE PROVIDED ON INDIVIDUAL SITE PLANS FOR REVIEW AND APPROVAL BY FREDERICK COUNTY AND THEIR APPLICABLE REVIEW AGENCIES. 2.THE PARCELS WITHIN THE MASTER DEVELOPMENT PLAN ARE NOT SUBJECT TO PROFFERS. 3.NO PREVIOUS DEVELOPMENT PLAN HAS BEEN APPROVED FOR THE PARCELS. 4.THERE ARE NO HISTORIC STRUCTURES LOCATED ON THE PARCELS IDENTIFIED ABOVE. 5.A PHASING PLAN IS PROPOSED FOR THE DEVELOPMENT OF THE SINGLE FAMILY ATTACHED TOWNHOUSE RESIDENTIAL LOTS. 6.RECREATIONAL FACILITIES ARE REQUIRED FOR THE SINGLE FAMILY ATTACHED TOWNHOUSE RESIDENTIAL LOTS. 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. A transportation management plan needs to be submitted for approval and land use permit issued prior to any execution of work within the VDOT right of way. V4. The developer shall be responsible for relocating, at his expense, any and all utilities, including traffic signal poles, 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. If required by the local VDOT Land Development Office, a pre-construction conference shall be arranged and held by the engineer and/or developer with the attendance of the contractor (s), various County agencies, utility companies and VDOT prior to initiation of work. V7. The contractor shall notify the local VDOT Land Development 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. V8. The contractor shall notify the Traffic Operations Center at (540) 332-9500 for any traffic control plan that impacts a VDOT maintained Interstate or Primary roadway to provide notification of the installation and removal of the work zone. V9. The contractor shall be responsible for maintaining a VDOT permitted temporary construction entrance(s) in accordance 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. 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 of fill. A VDOT representative shall be present to insure the soil sample(s) obtained for CBR’s 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 accordance with the lift thicknesses, density and moisture requirements as specified in the current VDOT Road and Bridge Specifications. Certified copies of test reports shall be submitted to VDOT daily, unless specified otherwise. V15. VDOT Standard CD and UD underdrains shall be installed where indicated on these plans and/or as specified by VDOT. V16. A post installation visual/video camera inspection shall be conducted by the Contractor on all pipes identified on the plans as storm sewer pipe and a select number of pipe culverts. For pipe culverts, a minimum of one pipe installation for each size of each material type will be inspected or ten percent of the total amount for each size and material type summarized. All pipe installations on the plans not identified as storm sewer pipe shall be considered as culvert pipe for inspection purposes. Additional testing may be required as directed by the Area Land Use Engineer or their representative. V17. 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. V18. Prior to VDOT acceptance of any streets, all required street signage and/or pavement markings shall be installed by the developer in accordance with the Manual On Uniform Traffic Control Devices. V19. The developer shall provide the VDOT Land Development Office with a list of all material sources prior to the start of construction. Copies of all invoices for materials utilized within any dedicated street right-of-way must be provided to the local VDOT Land Development Office prior to acceptance of the work. Unit and total prices may be obscured. V20. Aggregate base and subbase materials shall be placed on subgrade by means of a mechanical spreader. Density will 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. V21. Asphalt concrete pavements shall be placed in accordance with Section 315 of the VDOT Road and Bridge Specifications. Density shall be determined using the density control strip as specified in Section 315 and VTM-76. A certified compaction technician shall perform these tests. Certified copies of test reports shall be submitted to VDOT daily, unless specifie otherwise. A VDOT representative shall be notified and given the opportunity to be present during the construction and testing of the control strip. V22. In accordance with Section 302.03, the foundations for pipe culverts thirty-six (36) inches and larger shall be explored below the bottom of the 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. V23. VDOT Standard Guardrail shall be installed where warranted and/or as proposed on these plans in accordance with VDOT’s installation criteria. Final approval of the guardrail layout to be given by VDOT after grading is mostly complete. V24. Approval of these plans shall expire five (5) years from the date of the approval letter. V25. VDOT Standard CG-12 Curb Ramps shall be installed where indicated on these plans and/or as specified by VDOT. V26. The foundations for all box culverts shall be investigated by means of exploratory borings advanced below proposed foundation elevation to determine the type and condition of the foundation. The contractor shall submit copies of borehole logs and report findings of foundation exploration to the engineer and VDOT for approval prior to constructing box. Foundation designs shall comply with VDOT Road and Bridge Standard PB-1. Contrary to the Standard, where rock is encountered and cast-in-place box is proposed, the thickness of bedding shall be six (6) inches. 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. 1. Frederick Water’s Water and Sewer Standards and Specifications are available at www.frederickwater.com 2. The contractor shall adhere to Frederick Water standards and specifications in effect at the time of construction. 3. The contractor shall coordinate with and arrange for inspection by Frederick Water. 4. The contractor shall connect a new sewer line to an existing manhole by core drilling the manhole. 5. A new water (or forced sewer) main shall be connected to an existing main by a wet tap. Frederick Water shall furnish all needed material and make the tap. a. An Application for Wet Tap shall be submitted and the initial fee paid before the tap is made. 6. Exact locations of water and sewer services on new lines are to be coordinated with Frederick Water’s inspector. 7. Frederick Water’s maintenance division shall furnish and install all water meters through 2 inch in size. It is the contractor’s responsibility to have the meter box assembly installed correctly. Before a permanent meter is installed: a. The meter box, with its frame and cover, must be properly aligned with the yoke bar. b. The frame and cover shall be set to final grade. c. The distance between the top of the cover and the yoke bar shall be between 20 and 23 inches. d. All components of the meter box assembly shall be in proper working order. 8. For services that connect to existing lines: a. Frederick Water shall furnish and install: i. all ⅝”x¾”, ¾”, 1”, 1½” and 2” water services ii. all sewer services. b. The owner/developer shall: i. coordinate (or have the contractor coordinate) the location of the service lateral with Frederick Water’s engineering assistant. ii. submit an Application for Service and pay the required fees. 9. All water service lines must have a backflow prevention assembly (double check valve or RPZ, as required). The assembly must meet ASSE standard number 1015 or 1013. 10. All fire lines must have a backflow prevention assembly (detector double check valve or RPZ, as required). The assembly shall meet ASSE standard number 1048 or 1047. Any privately owned fire line, interior or exterior, shall also have a fire service HP Protectus III meter. This assembly shall be installed immediately before the backflow prevention unit. Radio read remotes are required. 11. Frederick Water shall review the mechanical plan(s) for design and material approval of a building’s: a. domestic water meter and its backflow prevention device, and/or its b. Fire service line’s water meter and backflow prevention device. 12. DEQ must also approve sewer pump stations. Frederick Water requires a copy of DEQ’s Certificate to Operate and a copy of the station’s DEQ approved O&M manual. These documents must be received before substantial completion is issued and water meters released. January 2019 Transfer of Development Rights (TDR) Narrative The proposed Arbor Glen Subdivision contains 449 single family attached townhouse lots. The receiving Parcels TM 63-((A))-145 (80.94 ac) and TM 63-((A))-124-B (1.55 ac) are the subject of the residential subdivision and require 289 TDRs for development. This acreage in the RA zone provides the ability to build 16 single family residences. TDRs Required: Existing By-Right Dwelling Units: 16 Units Number TDRs Transferred: 289 TDRs Proposed TDRs Required: 289 TDRs WETLANDS: ALL WETLANDS SHOWN HAVE BEEN DETERMINED FROM AN ENVIRONMENTAL FIELD SURVEY. JURISDICTIONAL DETERMINATION IS TO BE OBTAINED FROM THE UNITED STATES ARMY CORPS OF ENGINEERS. TDR NOTE Frederick County Code 165-302.03 Table 3 - Density Right Conversion Rate states for a single family attached housing development 1 TDR density right = 1.5 dwelling unit. 289 TDR x 1.5 = 433.5 units + 16 units = 449 units RECREATION/OPEN SPACE UNIT CALCULATIONS: REQUIRED RECREATION/OPEN SPACE UNITS:1 RECREATION/OPEN SPACE UNIT PER 30 TOWNHOUSES (165-402.08) PHASE 1: 242/30= 8.07 REC./OPEN SPACE UNITS PHASE 2: 119/30= 3.97 REC./OPEN SPACE UNITS PHASE 3: 88/30= 2.93 REC./OPEN SPACE UNITS TOTAL: 14.97 REC./OPEN SPACE UNITS OR EQUIVALENT VALUE AT $35,000/UNIT = $523,950 THE TYPE OF REC./OPEN SPACE FACILITIES SHALL BE APPROVED BY FC PARKS & RECREATION AT THE TIME OF SUBDIVISION DESIGN. PHASING TABLE: * RP ZONING APPLIED FOR PROJECT WITH TDR'S 242 119 88 PHASE PHASE 1 PHASE 2 UNITS PHASE 3 449TOTAL TM # : 6 3D - 1 - A P A P ERM I L L F ARM L LC IN S T . NO . 5 9 5 2 0 . 0 2 ACR E S ZON ING : R PUS E : V AC AN T TM # : 6 3 - A - 1 4 9 P A P ERM I L L F ARM L LC IN S T . NO . 5 9 5 2 2 . 7 5 ACR E S ZON ING : R P U S E : V AC AN T TM # : 6 3 - A - 1 4 7 P A P ERM I L L F ARM L LC IN S T . NO . 5 9 5 2 1 . 0 0 ACR E S ZON ING : R PUS E : DW E L L ING TM # : 6 3 - 4 - 5 A E V AN S M AR I E IN S T . NO . 5 3 7 1 2 0 . 7 9 ACR E S ZON ING : R AUS E : DW E L L ING TM # : 6 3 - 4 - 4 E L V IR A EDW IN IN S T . NO . 6 5 7 2 . 5 0 ACR E S ZON ING : R AUS E : DW E L L ING TM # : 6 3 - A - 1 4 8HAR T L E Y C L A Y TON E I I I IN S T . NO . 5 8 7 4 2 . 0 0 ACR E S ZON ING : R PUS E : DW E L L ING TM # : 6 3 - A - 1 4 3DE LG ADO G LOR I A S TRU S T E E IN S T . NO . 1 9 2 2 0 . 9 6 ACR E S ZON ING : R PUS E : DW E L L ING TM # : 6 3 - A - 1 4 2RA L S TON P AU L S IN S T . NO . 0 1 . 0 0 ACR E S ZON ING : R PUS E : DW E L L ING TM # : 6 3 - A - 1 4 1GROV E B L A IR AM SD EN IN S T . NO . 7 6 3 8 1 . 0 0 ACR E S ZON ING : R P U S E : DW E L L ING TM#: 63-A-124BPRISTINE PROPERTY MANAGEMENT LLCINST. NO. 79681.55 ACRESZONING: RAUSE: DWELLINGTM # : 6 3 - A - 1 3 0CAM S IN V E S T -MEN T S L LC IN S T . NO . 9 3 7 2 0 . 2 5 AC . ZON ING :RPUS E :DWE L L ING TM # : 6 3 - A - 1 2 9 S A L IN A SROB ER TO A IN S T . NO . 3 0 3 1 0 . 2 2 ACR E S ZON ING : R PUS E :DWE L L ING TM # : 6 3 - A - 1 2 7CONOV ER S AMU E L E IN S T . NO . 0 0 . 3 9 ACR E S ZON ING : R PUS E : DW E L L ING TM # : 6 3 - A - 1 4 4WA SH ING TON G A S IN S T . NO . 0 0 . 1 0 ACR E S ZON ING : R AUS E : U T I L I T Y S T A T ION TM # : 6 3D - 1 - 1 P A P ERM I L L F ARM L LC IN S T . NO . 5 9 5 2 1 . 0 0 ACR E S ZON ING : R P U S E : DW E L L ING TM#: 63-A-146AARELLANO JOSE MINST. NO. 281200.67 ACRESZONING: RAUSE: DWELLINGTM#: 63-A-146BREEDLOVE THOMAS WINST. NO. 05.55 ACRESZONING: RAUSE: DWELLINGTM # : 6 3 - A - 1 1 6 A TRUONG J AM E S IN S T . NO . 1 9 6 0 4 0 . 8 6 ACR E S ZON ING : B 1US E : TW IN M AR T /CONV EN I ENC E S TOR E TM # : 6 3 - A - 1 1 6C E FG IN V E S TM EN T S L LC IN S T . NO . 0 5 1 . 3 7 ACR E S ZON ING : R A U S E : V AC AN T TM # : 6 3 - A - 1 2 6CCAR L Y L E T ERR Y A IN S T . NO . 0 1 . 7 2 ACR E S ZON ING : R AUS E : DW E L L ING TM#: 63-A-123AEFG INVESTMENTS LLCINST. NO. 614926.96 ACRESZONING: RAUSE: VACANTTM#: 64I-15-72OFREEDOM MANOR LLCINST. NO. 48810.84 ACRESZONING: RAUSE: VACANTTM#: 64I-15-72NFREEDOM MANOR LLCINST. NO. 48810.03 ACRESZONING: RAUSE: VACANTTM#: 64I-11-187KFREEDOM MANOR LLCINST. NO. 44020.43 ACRESZONING: RAUSE: VACANT/OPEN SPACETM#: 64H-11-111MADISON III LLCINST. NO. 820723.97 ACRESZONING: RPB2USE: VACANT/FUTURESUBDIVISIONTM#: 64H-11-110MADISON III LLCINST. NO. 82071.10 ACRESZONING: RPUSE: VACANT/OPEN SPACETM#: 64H -11 -109MADISON I I I LLC INST . NO . 820715.24 ACRESZONING : RPUSE: DWELL ING /OPEN SPACE TM # : 6 3 - A - 1 2 5 R O D R I G U E Z A R E L L A N O M A R I A E I N S T . N O . 1 5 6 8 8 0. 0 9 A C R E S Z O N I N G : R A U S E : DW E L L I N G TM # : 6 3 - 3 - B R A T C H F O R D K O B Y M A R T I N I N S T . N O . 2 0 1 5 4 0. 8 7 A C R E S Z O N I N G : R A U S E : DW E L L I N G T M # : 6 3 - A - 1 1 9 R U D Y G L E N N I N S T . N O . 7 3 0 6 0. 3 5 A C R E S Z O N I N G : R A U S E : DW E L L I N G TM # : 6 3 - A - 1 2 1 E FG I N V E S TM E N T S L L C I N S T . NO . 0 3 . 8 6 A C R E S ZO N I N G : R A U S E : DW E L L I NG T M # : 6 3 - A - 1 2 0 C O N R A D S T A C E Y M A R I E I N S T . N O . 1 1 8 5 9 1. 0 0 A C R E S Z O N I N G : R A U S E : DW E L L I N G TM#: 63-A-123LAYMANJEFFREY AINST. NO. 00.75 ACRESZONING: RAUSE: DWELLINGTM # : 6 3 - A - 1 1 6C E FG IN V E S TM EN T S L LC IN S T . NO . 0 5 1 . 3 7 ACR E S ZON ING : R AUS E : V AC AN T TM#: 64-A-12R 150 SPE LLCC/O RYAN KEANE &MARIO KILIFARSKIINST. NO. 856491.81 ACRESZONING: R4USE: VACANTEXISTING OVERHEADUTILITY (ELECTRIC)TM#: 63-A-145PRISTINE PROPERTY MANAGEMENT LLCINST. NO. 143180.94 ACRESZONING: RA151 Windy Hill Lane Winchester, Virginia 22602 Telephone: (540) 662-4185 Fax: (540) 722-9528 www.greenwayeng.com FND 1971 E N G I N E E R I N GSHEET OFDESIGNED BY:FILE NO.SCALE:DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIA OFFICES IN: WINCHESTER, VA & MARTINSBURG, WV MASTER DEVELOPMENT PLAN 1" = 120'03BOUNDARY SHEETRev. No.Date0207/15/2024ARBOR GLEN SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VA05/07/2024MD/KSDWG #087826RSYMBOLS LEGENDDENOTES WETLAND AREASNOTES:1.ARMY CORPS OF ENGINEERS AND VDEQ PERMITS ARE REQUIRED FOR WETLANDS, STREAMS AND/OR POND DISTURBANCES.2.NO MORE THAN 50% OF THE REQUIRED OPEN SPACE SHALLBE WITHIN THE FOLLOWING ENVIRONMENTAL AREAS:LAKES AND PONDS, FLOODPLAIN, WETLANDS OR STEEPSLOPES.3.WETLAND AND STREAM DISTURBANCES ARE APPROXIMATE.FINAL AREA DISTURBED IS TO BE DETERMINED WITHSUBDIVISION PLAN.SCALE: 1" = 120'1200120240DENOTES WETLAND DISTURBANCE AREASDENOTES STREAMSDENOTES STREAM DISTURBANCE SSSWM PONDACCESS57'47'57'47'ROWROWFUTURE WARRIOR DRIVEFUTURE ROUNDABOUT(BY OTHERS)FUTURE ROW DEDICATION(BY OTHERS)75' RESIDENTIALSEPARATION BUFFER.(LANDSCAPE SCREEN)SEE SHEET 0775' RESIDENTIALSEPARATION BUFFER.(LANDSCAPE SCREEN)SEE SHEET 07DEVELOPER TOPROVIDE SCREENINGELEMENT WITHWASHINGTON GASPARCEL (TM 63-A-144)50' ROAD DISTANCEBUFFER. (FULL SCREEN-LANDSCAPING & 6' FENCE)SEE SHEET 0750' ROAD DISTANCEBUFFER. (FULL SCREEN-LANDSCAPING & 6' FENCE)SEE SHEET 0750' ROAD DISTANCEBUFFER (FULL SCREEN-LANDSCAPING & 6' FENCE)SEE SHEET 0750' ROAD DISTANCE BUFFER.(MATURE WOODLANDS FULLSCREEN) SEE SHEET 07C/L50' ROAD DISTANCEBUFFER (FULL SCREEN-LANDSCAPING & 6' FENCE)SEE SHEET 0725' RESIDENTIALSEPARATION BUFFER.(FULL SCREEN-LANDSCAPING & 6' FENCE)SEE SHEET 07PROP. W/L ACCESSEXTEND TO P/LPROP. W/L ACCESSEXTEND TO ROWPROP. W/LCONNECTIONPROP.SAN. SEW.OUTFALLPROP. W/LCONNECTIONSWMAREASWM AREASWM AREASWMAREASWMAREAEXISTING OVERHEADUTILITY (ELECTRIC)PROPOSED ELECTRICPHASE 3PHASE 1PHASE 3PHASE 1PHASE 1PHASE 2PHASE 2PHASE 1SINGLE-FAMILY ATTACHEDTOWNHOUSESSINGLE-FAMILY ATTACHEDTOWNHOUSESSINGLE-FAMILYATTACHEDTOWNHOUSESSINGLE-FAMILY ATTACHEDTOWNHOUSESSINGLE-FAMILY ATTACHEDTOWNHOUSESSINGLE-FAMILY ATTACHEDTOWNHOUSESSINGLE-FAMILY ATTACHEDTOWNHOUSESSINGLE-FAMILY ATTACHEDTOWNHOUSESSINGLE-FAMILYATTACHEDTOWNHOUSESSINGLE-FAMILY ATTACHEDTOWNHOUSESSINGLE-FAMILY ATTACHED TOWNHOUSESSINGLE-FAMILY ATTACHED TOWNHOUSESSINGLE -FAM ILY ATTACHED TOWNHOUSESSINGLE -FAM ILY ATTACHED TOWNHOUSESSINGLE -FAM ILY ATTACHED TOWNHOUSESSINGLE -FAM ILY ATTACHED TOWNHOUSESSINGLE-FAMILY ATTACHED TOWNHOUSESSINGLE-FAMILYATTACHEDTOWNHOUSESSINGLE-FAMILYATTACHEDTOWNHOUSESSINGLE -FAM ILYATTACHEDTOWNHOUSES SI N G L E - F A M I L Y A T T A C H E D T OW N H O U S E SSINGLE -FAM ILYATTACHEDTOWNHOUSES OPEN SPACEOPEN SPACEOPENSPACEOPEN SPACEOPEN SPACEOPEN SPACEOP EN SP AC EOPEN SPACEREC/OPENSPACEREC/OPENSPACEREC/OPENSPACEMADISON VILLAGEFREEDOMMANORSINGLE-FAMILYATTACHEDTOWNHOUSESSINGLE-FAMILY ATTACHED TOWNHOUSESSINGLE-FAMILY ATTACHED TOWNHOUSES5' SW - BOTH SIDESOF STREET (TYP.)5' SW - BOTH SIDESOF STREET (TYP.)5' SW - BOTH SIDESOF STREET (TYP.)5' SW - BOTH SIDESOF STREET (TYP.)5' SW - BOTH SIDESOF STREET (TYP.)PARKING (TYP.)PARKING (TYP.)PARKING (TYP.)PARKING (TYP.)PARKING (TYP.)PROP. 10' TRAILPROP. 10' TRAILPROP.ROUNDABOUTSINGLE LANEINGRESS / EGRESSESMT.5' SW - BOTH SIDESOF STREET (TYP.)RHONDA DR. (PUBLIC)RHONDA DR. (PUBLIC)P E T UN I A LOO P ( PR I V A T E )TULIP WAY (PR IVATE )RATIF ICAT ION CT . (PUBL IC )MISTFLOWER WAY (PUBL IC )HOSTA DR . (PR IVATE )LOVAGE DR. (PRIVATE)CATCHFLY WAY (PR IVATE )CALLALILY STREET (PRIVATE)CRABAPPLE ST. (PRIVATE)VIOLA WAY (PRIVATE)PEONY WAY (PRIVATE)TULIP WAY (PRIVATE)CALLALILY STREET (PRIVATE)PETUNIA LOOP (PRIVATE) CRABAPPLE ST . (PR IVATE ) CRABAPPLE ST. (PRIVATE)CALLALILY STREET (PRIVATE)CALLALILY STREET (PR IVATE )DELPHINA WAY (PR IVATE )HOSTA DR. (PRIVATE )VIOLA WAY (PRIVATE)LOVAGE DR . (PR IVATE )LOVAGE DR. (PRIVATE)AMARYLLIS WAY (PRIVATE)04OVERALL GEOMETRY & UTILITY PLAN 1" = 120'ARBOR GLEN SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VA05/07/2024MD/KS7826RDWG #08151 Windy Hill Lane Winchester, Virginia 22602 Telephone: (540) 662-4185 Fax: (540) 722-9528 www.greenwayeng.com FND 1971 E N G I N E E R I N GSHEET OFDESIGNED BY:FILE NO.SCALE:DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIA OFFICES IN: WINCHESTER, VA & MARTINSBURG, WV MASTER DEVELOPMENT PLANRev. No.Date0207/15/2024SYMBOLS LEGENDSWM AREASINGLE FAMILY ATTACHED TOWNHOUSE LOT INFORMATION:TOWNHOUSE DENSITY:TOTAL RESIDENTIAL PARCEL = 82.49 ACRESPROPOSED 449 LOTS = 5.44 UNITS/ACREMAXIMUM ALLOWED 15 UNITS/ACRE: 82.49 x 15 = 1,237 UNITSDENOTES ZONING DISTRICT ANDROAD EFFICIENCY BUFFER AREASOPEN SPACEFUTURE WARRIOR DR.ROW DEDICATION AREAS195238.51.5 TH/TDRMAXUNITSPRISTINE TDR UNIT COUNT:TOTALDENSITY/UNIT13015916TOTAL TDRsTDR'sGROVE TRANSFERWEST OAKS TRANSFER1.5 TH/TDRTDR's CURRENTLYTRANSFERREDBY RIGHT DENSITYTOTAL UNITS449.5289433.51.5 TH/TDRSANITARY SEWER W/ MANHOLEWATERLINE24211988PHASEPHASE 1PHASE 2UNITSPHASING TABLE:PHASE 3449TOTALRECREATION/OPEN SPACE UNIT CALCULATIONS:REQUIRED RECREATION/OPEN SPACE UNITS:1 RECREATION/OPEN SPACE UNIT PER 30 TOWNHOUSES (165-402.08)REQUIRED RECREATION/OPEN SPACE UNITS: 14.97 REC./OPEN SPACE UNITS OR EQUIVALENT VALUE AT $35,000/UNIT = $523,950THE TYPE OF REC./OPEN SPACE FACILITIES SHALL BE APPROVED BY FC PARKS & RECREATION.NOTE: THIS SHEET DEPICTS THE APPROXIMATE LOCATION/ALIGNMENTOF FUTURE WARRIOR DRIVE AND ITS ROUNDABOUT FOR THE MDP. THEFINAL DESIGN WILL BE DONE BY OTHERS ON A SEPARATE PLAN.DENOTES EX. WETLAND AREASDENOTES EX. STREAMS220010563230010282INSTRUMENT#NOTE:1.24' WIDE UNITS HAVE 2 PARKING SPACES PER DRIVEWAY.2.20' WIDE UNITS HAVE 1 PARKING SPACE PER DRIVEWAY.3.ALL GARAGES ASSUME 1 PARKING SPACE. SINGLE-FAMILY ATTACHEDTOWNHOUSESSINGLE-FAMILY ATTACHEDTOWNHOUSESSINGLE-FAMILY ATTACHEDTOWNHOUSESSINGLE-FAMILY ATTACHEDTOWNHOUSESSINGLE-FAMILY ATTACHEDTOWNHOUSESSINGLE-FAMILY ATTACHEDTOWNHOUSESSINGLE-FAMILY ATTACHED TOWNHOUSESSINGLE-FAMILY ATTACHEDTOWNHOUSESSINGLE-FAMILY ATTACHED TOWNHOUSESSINGLE-FAMILY ATTACHED TOWNHOUSESSINGLE -FAM ILY ATTACHED TOWNHOUSESSINGLE -FAM ILY ATTACHED TOWNHOUSESSINGLE-FAMILY ATTACHED TOWNHOUSESSINGLE-FAMILYATTACHEDTOWNHOUSESSINGLE-FAMILYATTACHEDTOWNHOUSESSINGLE -FAM ILY ATTACHEDTOWNHOUSESOPEN SPACEOPENSPACEOPEN SPACEREC/OPENSPACEREC/OPEN SPACEMADISON VILLAGE5' SW - BOTH SIDESOF STREET (TYP.)5' SW - BOTH SIDESOF STREET (TYP.)5' SW - BOTH SIDESOF STREET (TYP.)5' SW - BOTH SIDESOF STREET (TYP.)PARKING (TYP.)PARKING (TYP.)PARKING (TYP.)PARKING (TYP.)PROP. 10' TRAILPROP.ROUNDABOUTSINGLE LANEPROP. W/L ACCESSEXTEND TO P/LPROP. W/L ACCESSEXTEND TO ROWPROP. W/LCONNECTION75' RESIDENTIALSEPARATION BUFFER.(LANDSCAPE SCREEN)SEE SHEET 0775' RESIDENTIALSEPARATION BUFFER.(LANDSCAPE SCREEN)SEE SHEET 0750' ROAD DISTANCEBUFFER (FULL SCREEN-LANDSCAPING & 6' FENCE)SEE SHEET 0750' ROAD DISTANCE BUFFER.(MATURE WOODLANDS FULLSCREEN) SEE SHEET 0750' ROAD DISTANCEBUFFER (FULL SCREEN-LANDSCAPING & 6' FENCE)SEE SHEET 07SWMAREASWM AREASWM AREAFUTURE ROUNDABOUT(BY OTHERS)FUTURE ROW DEDICATION(BY OTHERS)57'47'ROWROWFUTURE WARRIOR DRIVEC/LSWM PONDACCESSEXISTING OVERHEADUTILITY (ELECTRIC)PHASE 3PHASE 1PHASE 3PHASE 15' SW - BOTH SIDESOF STREET (TYP.)SINGLE-FAMILY ATTACHED TOWNHOUSESSINGLE-FAMILY ATTACHED TOWNHOUSESINGRESS / EGRESSESMT.RHONDA DR. (PUBLIC)RHONDA DR. (PUBLIC)MISTFLOWER WAY (PUBL IC )HOSTA DR . (PR IVATE )LOVAGE DR . (PR IVATE )CATCHFLY WAY (PR IVATE )CALLALILY STREET (PRIVATE)CRABAPP L E S T . ( P R I V A T E )VIOLA WAY (PRIVATE)CALLALILY STREET (PRIVATE)PETUNIA LOOP (PRIVATE) CRABAPPLE ST . (PR IVATE ) CRABAPPLE ST. (PRIVATE)CALLALILY STREET (PRIVATE)CALLALILY STREET (PR IVATE )DELPHINA WAY (PR IVATE )HOSTA DR . (PR IVATE )VIOLA WAY (PRIVATE)LOVAGE DR . (PR IVATE )LOVAGE DR. (PRIVATE)AMARYLLIS WAY (PRIVATE)05GEOMETRY & UTILITY PLAN 1" = 80'ARBOR GLEN SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VA05/07/2024MD/KS7826RDWG #08151 Windy Hill Lane Winchester, Virginia 22602 Telephone: (540) 662-4185 Fax: (540) 722-9528 www.greenwayeng.com FND 1971 E N G I N E E R I N GSHEET OFDESIGNED BY:FILE NO.SCALE:DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIA OFFICES IN: WINCHESTER, VA & MARTINSBURG, WV MASTER DEVELOPMENT PLANRev. No.Date0207/15/2024SYMBOLS LEGENDSWM AREADENOTES ZONING DISTRICT ANDROAD EFFICIENCY BUFFER AREASOPEN SPACEFUTURE WARRIOR DR.ROW DEDICATION AREASDENOTES EX. STREAMSSANITARY SEWER W/ MANHOLEWATERLINENOTE: THIS SHEET DEPICTS THE APPROXIMATE LOCATION/ALIGNMENTOF FUTURE WARRIOR DRIVE AND ITS ROUNDABOUT FOR THE MDP. THEFINAL DESIGN WILL BE DONE BY OTHERS ON A SEPARATE PLAN.DENOTES EX. WETLAND AREASMATCH LINE SHEET 06 SSSINGLE-FAMILY ATTACHEDTOWNHOUSESSINGLE-FAMILY ATTACHEDTOWNHOUSESSINGLE-FAMILY ATTACHEDTOWNHOUSESSINGLE-FAMILY ATTACHEDTOWNHOUSESSINGLE-FAMILY ATTACHEDTOWNHOUSESSINGLE-FAMILY ATTACHEDTOWNHOUSESSINGLE-FAMILY ATTACHEDTOWNHOUSESSINGLE-FAMILYATTACHEDTOWNHOUSESSINGLE-FAMILY ATTACHEDTOWNHOUSESSINGLE-FAMILY ATTACHED TOWNHOUSESSINGLE -FAM ILY ATTACHED TOWNHOUSESSINGLE -FAM ILY ATTACHED TOWNHOUSESSINGLE-FAMILY ATTACHED TOWNHOUSESSINGLE-FAMILYATTACHEDTOWNHOUSESSINGLE-FAMILYATTACHEDTOWNHOUSESSINGLE -FAM ILYATTACHED TOWNHOUSES SI N G L E - F A M I L Y A T T A C H E D T OW N H O U S E SSINGLE-FAMILY ATTACHEDTOWNHOUSESOPEN SPACEOPEN SPACEOPEN SPACEOPEN SPACEOP EN S PAC EREC/OPENSPACEREC/OPENSPACEREC/OPEN SPACE5' SW - BOTH SIDESOF STREET (TYP.)5' SW - BOTH SIDESOF STREET (TYP.)5' SW - BOTH SIDESOF STREET (TYP.)PARKING (TYP.)PARKING (TYP.)PARKING (TYP.)PARKING (TYP.)PROP. 10' TRAILPROP.ROUNDABOUTSINGLE LANEPROP. W/L ACCESSEXTEND TO ROWPROP. W/LCONNECTIONPROP.SAN. SEW.OUTFALLPROP. W/LCONNECTION25' RESIDENTIALSEPARATION BUFFER.(FULL SCREEN-LANDSCAPING &6' FENCE)SEE SHEET 0750' ROAD DISTANCEBUFFER. (FULL SCREEN-LANDSCAPING & 6' FENCE)SEE SHEET 0750' ROAD DISTANCEBUFFER. (FULL SCREEN-LANDSCAPING & 6' FENCE)SEE SHEET 0725' RESIDENTIALSEPARATION BUFFER.(FULL SCREEN-LANDSCAPING & 6' FENCE)SEE SHEET 07SWM AREASWMAREASWMAREAEXISTING OVERHEADPHASE 1PHASE 2PHASE 2PHASE 15' SW - BOTH SIDESOF STREET (TYP.)SINGLE-FAMILY ATTACHED TOWNHOUSESSINGLE-FAMILY ATTACHED TOWNHOUSESRHONDA DR. (PUBLIC)RHONDA DR. (PUBLIC)P E T UN I A LOO P ( PR I V A T E )TULIP WAY (PR IVATE )RATIF ICAT ION CT . (PUBL IC )MISTFLOWER WAY (PUBLIC)HOSTA DR. (PRIVATE)CATCHFLY WAY (PR IVATE )CALLALILY STREET (PRIVATE)VIOLA WAY (PRIVATE)PEONY WAY (PRIVATE)TULIP WAY (PRIVATE)PETUNIA LOOP (PRIVATE) CRABAPPLE ST. (PRIVATE)CALLALILY STREET (PRIVATE)CALLALILY STREET (PRIVATE)DELPHINA WAY (PRIVATE)VIOLA WAY (PRIVATE)LOVAGE DR. (PRIVATE)AMARYLLIS WAY (PRIVATE)06GEOMETRY & UTILITY PLAN 1" = 80'ARBOR GLEN SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VA05/07/2024MD/KS7826RDWG #08151 Windy Hill Lane Winchester, Virginia 22602 Telephone: (540) 662-4185 Fax: (540) 722-9528 www.greenwayeng.com FND 1971 E N G I N E E R I N GSHEET OFDESIGNED BY:FILE NO.SCALE:DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIA OFFICES IN: WINCHESTER, VA & MARTINSBURG, WV MASTER DEVELOPMENT PLANRev. No.Date0207/15/2024SYMBOLS LEGENDSWM AREADENOTES ZONING DISTRICT ANDROAD EFFICIENCY BUFFER AREASOPEN SPACEFUTURE WARRIOR DR.ROW DEDICATION AREASDENOTES EX. STREAMSSANITARY SEWER W/ MANHOLEWATERLINEDENOTES EX. WETLAND AREASMATCH LINE SHEET 05 CVIOLA DR.LOVAGE DR.CATCHFLY DR.CRABAPPLE DR.PEONY WAYLOVAGE DR.HOSTA DR.PETUNIA DR.CRABAPPLE DR.TULIP WAYCALLA LILY WAYWAHOO WAY NOTE: UTILITY LOCATIONS ARE PRELIMINARY AND MAY ADJUST WITH SUBDIVISION PLAN.34.9'24.0'25' BRL20' BRL16.0'TYP.RIGHT-OF-WAY107.0'23.9'24.0'D/W APRON (TYP.)CURB & GUTTER (TYP.)16.0'TYP.10' BRL ORNAMENTALTREE (TYP.)ORNAMENTALSHRUB (TYP.)5' SIDEWALK (TYP.)PROPOSED TREES75'10'45' INACTIVE BUFFER 30' ACTIVE BUFFER 10'10'10'10'PROPOSED TREES50'10'40' INACTIVE BUFFER 10' ACTIVE BUFFER 10'10'10'10'6' BOARD ON BOARD FENCE75' RESIDENTIAL SEPARATION BUFFERLANDSCAPE SCREEN50' ROAD EFFICIENCY DISTANCE BUFFERFULL SCREEN(LANDSCAPING AND 6' FENCE)PROPOSED TREES35'10'15' INACTIVE BUFFER 10' ACTIVE BUFFER 10'10'10'10'6' BOARD ON BOARD FENCE25' RESIDENTIAL SEPARATION BUFFERFULL SCREEN(LANDSCAPING & 6' FENCE)50' 40' INACTIVE BUFFER 10' ACTIVE BUFFER 50' ROAD EFFICIENCY DISTANCE BUFFERFULL SCREEN(EX. MATURE WOODLANDS)50' STRIP OF EXISTING MATUREWOODLANDSR28.0'OPEN SPACEEXISTING OVERHEADUTILITY (ELECTRIC)PAPERMILL RD OFF-SITE IMPROVEMENTS AREAPROPOSEDROW12' 12' 12' 12'12'12' 12'PROP. 10'WIDETRAILPROP. 10'WIDE TRAILPROP. CURB & GUTTERPROP. CURB & GUTTER10' BRL 20' BRL25' BRLRIGHT-OF-WAY5' SIDEWALK (TYP.)D/W APRON (TYP.)CURB & GUTTER (TYP.)10.0'TYP.10.0'TYP.30.8'20.0'90.0'19.8'20.0'ORNAMENTALTREE (TYP.)ORNAMENTALSHRUB (TYP.)07TYPICAL SECTIONS & DETAILS AS SHOWNARBOR GLEN SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VA05/07/2024MD/KS7826RDWG #08151 Windy Hill Lane Winchester, Virginia 22602 Telephone: (540) 662-4185 Fax: (540) 722-9528 www.greenwayeng.com FND 1971 E N G I N E E R I N GSHEET OFDESIGNED BY:FILE NO.SCALE:DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIA OFFICES IN: WINCHESTER, VA & MARTINSBURG, WV MASTER DEVELOPMENT PLANRev. No.Date0207/15/202424' WIDE TOWNHOUSE UNITTYPICAL LOTS DETAILNTS* NOTE:RESIDENTIAL SEPARATION BUFFERS AND ROAD EFFICIENCY BUFFERS TO BERECORDED IN CONJUNCTION WITH PRISTINE PROPERTY RESIDENTIAL FINAL PLATTING.IMPROVEMENTS ROUTE 644 - EX. PAPERMILL ROAD & ENTRANCE DETAIL20' WIDE TOWNHOUSE UNITTYPICAL LOTS DETAILNTSNOTES:1.ORNAMENTAL LANDSCAPING SHALL BE PROVIDED FOR RESIDENTIALDEVELOPMENTS PER 165-203.01-A. TOWNHOUSE UNITS REQUIRE 6 ORNAMENTALSHRUBS AND 2 TREES PER EVERY 5 UNITS ACCORDING TO ORNAMENTALLANDSCAPE TABLE 165-203.01-A-2-A.2.SEE 20' WIDE AND 24' WIDE TOWNHOUSE UNIT TYPICAL LOT DETAIL FORCONCEPTUAL ORNAMENTAL LANDSCAPING.45' INACTIVE BUFFER 30' ACTIVE BUFFER 5'21'NOT TO SCALEFUTURE WARRIOR DRIVE & PAPERMILL ROAD MAJOR COLLECTOR TYP.SECTION (NOT FOR CONSTRUCTION)-2.00%-2.00%UD-4 UNDERDRAINCG-610' TRAIL-2.00%VARIES-2.00%9'13' THRU12' THRU2'8'3'18'MEDIAN9'13' THRU12' THRU5'-2.00%2'1'PROP. ROWSTANDARDSIDEWALK-2.00%VARIES72'11'104'BITUMINOUSCONCRETEBASE COURSESUBBASE COURSEPROP. ROW LODDISTANCE FROMPROPOSED RHONDA LANECL ROAD TO EX. HARRISONLANE CL = 1,950'EX 8 " S A N EX 8" SAN HALMAHERA CT - PRIVATE ST.E X . 2 0 ' S A N E S M T IN S T . # 1 8 0 0 0 8 2 0 7 T M # 6 3 - A - 1 4 5 P R I S T I N E P RO P . M A N A G E M E N T L L C T M # 6 4 H - 1 - 1 - 1 1 0 M A D I S O N I I I L L C P R O P . 20 ' S A N E SM T PR O P . 8" S A N C O R E D R I L L E X . M H57'47'57'ROWROWSWM AREASWM AREASWMAREASWMAREASWM AREASWM AREASWMAREASWMAREAROWROWEXISTING OVERHEADUTILITY (ELECTRIC)57'FUTURE WARRIOR DRIVEROWROWROWROWGIS ALIGNMENTOF COMP. PLANFUTUREWARRIOR DRIVEGIS ALIGNMENT OFCOMP. PLANFUTURE WARRIORDRIVEFUTURE ROUNDABOUT(BY OTHERS)50' STRIP OF MATUREWOODLANDSC/LFUTURE WARRIOR DRIVE(NEW MAJOR COLLECTOR - U4DBY OTHERS)FUTURE PAPERMILL ROAD(IMPROVED MAJORCOLLECTOR - U4DBY OTHERS)FUTURE PAPERMILL ROAD(IMPROVED MAJORCOLLECTOR - U4DBY OTHERS)FUTURE WARRIOR DRIVE(NEW MAJOR COLLECTOR - U4DBY OTHERS)10' TRAIL10' TRAILEX. PAPERMILL RD EPEXISTING OVERHEADUTILITY (ELECTRIC)GIS ALIGNMENT OFCOMP. PLAN FUTUREWARRIOR DRIVEGIS ALIGNMENT OFCOMP. PLAN FUTUREWARRIOR DRIVEGIS ALIGNMENT OFCOMP. PLAN FUTUREWARRIOR DRIVEFUTURE WARRIOR DRIVE(CONCEPTUAL)FUTUREROUNDABOUT(CONCEPTUAL)151 Windy Hill Lane Winchester, Virginia 22602 Telephone: (540) 662-4185 Fax: (540) 722-9528 www.greenwayeng.com FND 1971 E N G I N E E R I N GSHEET OFDESIGNED BY:FILE NO.SCALE:DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIA OFFICES IN: WINCHESTER, VA & MARTINSBURG, WV MASTER DEVELOPMENT PLAN08FUTURE TRANSPORTATION EXHIBIT AS SHOWNARBOR GLEN SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VA05/07/2024MD/KS7826RDWG #08Rev. No.Date0207/15/2024FUTURE IMPROVEMENTS - WARRIOR DRIVE & PAPERMILL ROAD ULTIMATE CONDITIONS CONCEPTFUTURE WARRIOR DRIVE OVERLAY MAP -COMP. PLAN & CONCEPT ALIGNMENTS