HomeMy WebLinkAbout05-25 MDP 10.02.25CANYON RD.SENSENY GLEN DR.SENSENY RD. - ROUTE 657CLARKE COUNTYCLARKE COUNTYCLARKE COUNTYOPEQUON CREEKOPEQUON CREEKCANYON RD.C
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DWAYFARING DR.01COVER 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'OWNER/DEVELOPERTVA WINCHESTER II, LLC1800 DIAGONAL ROAD, SUITE 600ALEXANDRIA, VA 22314(540) 673-3263Power:Shenandoah Valley Electric Coop3463 Valley PikeWinchester, VA 22602(540) 450-2051WINCHESTER EAST AT OPEQUON CREEK
RED BUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VA10/03/2025KS/JM078698Plan RevisionsRevision No.DateComment0107/17/2025Revised per Client Comments0209/02/2025Revised per Change in Ownership and Assignment of TDRs0310/06/2025Revised per County Comments (1st)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:LIST OF SERVICES: CIVIL ENGINEERING I GIS I LAND SURVEYING I ENVIRONMENTAL PROUDLY SERVING VIRGINIA & WEST VIRGINIA
OFFICES IN: WINCHESTER, VA & MARTINSBURG, WVWINCHESTER EAST AT OPEQUON CREEKMASTER DEVELOPMENT PLANRED BUD MAGISTERIAL DISTRICTFREDERICK COUNTY, VAAPPROVED BY THE COUNTY ADMINISTRATORAPPROVALSDATEAPPROVED BY THE DIRECTOR OF PLANNING AND DEVELOPMENTDATERev. No.Date0209/02/2025Sheet List TableSheet NumberSheet TitleRevsion NoRevison Date01Cover Sheet0310/06/202502General Notes 03Boundary Sheet 04Overall Geometry & Utility Plan0310/06/202505Geometry & Utility Plan0310/06/202506Geometry & Utility Plan0310/06/202507Typical Sections & Details0310/06/2025MDP # 05-25MDP # 05-2511/24/2025
USECLASS* TRIP RATETRIP GENERATION DATADWELLING UNITSVPD*PER ITE TRIP GEN WEB BASED APP VERSION 6.0 11TH EDITIONN/A02GENERAL NOTES
WINCHESTER EAST AT OPEQUON CREEK
RED BUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VA10/03/2025KS/JM8698MDP # 05-2507151 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.Date GENERAL NOTESVDOT GENERAL NOTES1.Greenway Engineering, Inc. (GE) issued this plan set based on project criteria dictated by the client andmunicipal codes. This plan set is not considered complete or appropriate for construction until ALL necessaryagencies 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/professionalsealing will be performed at the risk of the personnel authorizing work. GE shall be held harmless from andcosts, time delay and/or material changes incurred on work started before this plan set receives approvals andseals.2.Methods and materials used in the construction of the improvements herein shall conform to current CountyConstruction 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 withwork shown on these plans. The Engineer is not responsible for the contractor's schedules or failure to carryout the work. The Engineer is not responsible for acts of omissions of the contractor, subcontractor, or theiragents 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 serviceto insure construction compliance with these plans and specifications. It is Greenway Engineering'srecommendation that a third party inspection/testing service be employed to ensure that project is completedand 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 thecontractors responsibility to verify the exact horizontal and vertical location of all existing utilities as neededprior 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 ofan unusual nature is encountered, the contractor shall cease work in that area and immediately notifyGreenway Engineering at (540) 662-4185 and/or the proper authority. Greenway Engineering or any engineerassociated with these plans shall not be responsible or liable for any construction cost that may be associatedwith the installation or reinstallation any utility or other improvements if not notified of any discrepanciesbetween 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 legalresponsibility which may be required by the code of Virginia or any other ordinance enacted by the County nordoes 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 timesduring 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 LandDisturber shall obtain a Land Disturbance Permit from the County Engineer's office. The Contractor, Developeror his agent shall be responsible for obtaining a Virginia Stormwater Management Program (VSMP) Permit andshall be responsible for the registration of the construction site as required by law. They shall also beresponsible for obtaining and maintaining on site a Stormwater Pollution Prevention Plan (SWPPP). Theapproval of these plans in no way relieves the developer or his agent of the responsibilities contained in theVirginia Erosion and Sediment Control Handbook.9.The Developer or his agent shall be responsible for obtaining any required permits from the VirginiaDepartment of Environmental Quality (DEQ) or the United States Army Corp of Engineers for any plan wetlanddisturbance as shown on these plans. They shall also be responsible the identification and delineation of anywetlands 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 toentering public streets, and it is the contractors responsibility to clean streets, allay dust, and to take whatevermeasures are necessary to insure that public streets are maintained in a clean, mud and dust free condition atall 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 resultof 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 onUniform Traffic Control Devices (MUTCD).14.The exact location of all guard rails and paved ditches will be determined by VDOT personnel. "A jointinspection will be held with the Developer, County Representatives, and Representatives of the VirginiaDepartment 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 jointinspection." 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 placingembankment.16.All pavement sections shown on these approved plans are based on a minimum CBR value of 6 and are forpreliminary design only. Final pavement design shall be based upon actual field tested CBR values. TheContractor or Developer shall be responsible for field tests per VDOT standards to obtain actual CBR valuesfor final design. Final pavement designs will be approved by VDOT and/or the Owner/Developer, which everapplicable, prior to installation.17.All springs shall be capped and piped to the nearest storm sewer manholes or curb inlet. The pipe shall beminimum 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 mustbe provided to the County Public Works Department prior to issuance of grading and/or site developmentpermits.19.Notification shall be given to the appropriate utility company prior to construction of water and/or sanitarysewer lines. Information should also be obtained from the appropriate authority concerning permits, cutsheets, and connections to existing lines.20.The Developer and/or Contractor shall be responsible to supply all utility companies with copies of theapproved plans and advise them that all grading shall conform to the approved plans, and further that theutility companies shall be responsible for horning these plans and the finished grades in the installation oftheir 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 orblasting at least two (2) working days, but not more than ten (10) working days, prior to commencement ofexcavation 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 dryutility and or lighting information shown hereon is as specified by others and is included for informationalpurposes only, as directed by the Owner, Developer and/or public agency requirements. Greenway Engineeringhas not performed the lighting and/or dry utility design and does not warrant and is not responsible for thedegree 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 currentstandards and specifications of Frederick Water.26.All stormwater piping and structures shown on these plans are only accurate to the inlet or manhole locationsas shown hereon. Detail design of stormwater structures were not provided to Greenway Engineering. Actualpipe 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 Engineeringwill 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'sexpense. Shop drawings will be reviewed for compliance with design plans. The Owner or Developer will beresponsible 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 standardproctor AASHTO-T99, ASTM-D698, or VTM-1 as applicable. Density shall be certified by a registeredprofessional engineer and results submitted to Frederick County prior to pavement construction. If ageotechnical 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 onelitter 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 inaccordance with state law. In the event gravesites are discovered during construction, the owner and engineermust be notified immediately.32.Individual sign permits will be required from the Zoning Office for all free standing and/or facade signs prior toerecting the sign and may require a separate building permit..FIRE MARSHAL'S NOTEFire lane markings and signage:Any "No Parking" signs and yellow painted curb locations will be installedby field inspection at the direction of the Fire Marshal's Office.FREDERICK WATER CONSTRUCTION NOTESFREDERICK WATER PROJECT INFORMATIONWATER AND SANITARY SEWER USAGEWATER DEMAND SEE TABLE ON SHEET 04SANITARY SEWER DISCHARGE SEE TABLE ON SHEET 04Calculation of demand/dischargeWATER DEMAND*Residential: 235 gpd per connection*Commercial: 75 gpd per 1,000 sf*Industrial: 25 gpd @ 10 persons per acreSEWER DISCHARGESewer discharge equals water demandLEGENDPROPOSED SAN. LAT. CLEANOUTPROPOSED CENTERLINEEXISTING SPOT ELEVATIONSTORM DRAIN STRUCTURE IDENTIFIERSANITARY MANHOLE IDENTIFIERPROPOSED SPOT ELEVATIONEXISTING CURB AND GUTTERPROPOSED EDGE OF PAVEMENTEXISTING EDGE OF PAVEMENTPROPOSED STORM SEWER WITH INLETEXISTING STORM SEWER WITH INLETPROPOSED TELEPHONE LINEEXISTING TELEPHONE LINETRANSITION TO REVERSE CURBPROPOSED CURB AND GUTTERPROPOSED ELECTRIC SERVICEEXISTING ELECTRIC SERVICEPROPOSED SANITARY SEWER WITH MANHOLEEXISTING SANITARY SEWER WITH MANHOLEPROPOSED GAS LINEEXISTING GAS LINEFENCELINEFLOW LINE PROPOSED WATERLINE W/ TEEPROPERTY LINEEXISTING TELEPHONE PEDESTALEXISTING WATERLINE W/ TEEEXISTING UTILITY POLE/GUIDE WIRESIGNSPROPOSED REDUCEREXISTING FIRE HYDRANT/VALVE/METER12INDICATES THE NUMBER OF TYP. PARKING SPACESPARKING INDICATORHANDICAP PARKINGPROPOSED BUILDING ENTRANCEVEHICLES PER DAY COUNT735.4126100PROPOSED FIRE HYDRANT/VALVE/METERLIGHT POLEEXISTING TREE LINEEXISTING EASEMENTPROPOSED EASEMENT EXISTING CENTERLINEEXISTING INDEX CONTOUREXISTING INTERMEDIATE CONTOURPROPOSED CONTOUR330400330PROJECT INFORMATIONSURVEY AND TOPOGRAPHIC INFORMATION2. Horizontal and vertical control surveys wereDated:3. Topographic mapping performed by:1. Boundary survey was performed by:performed by:DateDated:GREENWAY ENGINEERING 02/03/202502/03/2025GREENWAY ENGINEERINGN/A (TOPO USED IS GIS DATA)N/ASINGLE FAMILY DETACHED2109.431631,537PARCEL INFORMATION: CURRENT APPLIED* PLANNEDPROPERTY ID ACREAGE ZONING ZONINGLAND USE65-((A))-195 44.46 RA DISTRICT RURAL65-((A))-195 39.14 RA DISTRICT RP DISTRICT RESIDENTIAL65-((A))-194B 8.16 RA DISTRICT RURAL65-((A))-194B 8.77 RA DISTRICT RP DISTRICT RESIDENTIALTOTAL 100.53PROJECT NOTES:1.THE WINCHESTER EAST AT OPEQUON CREEK MASTER DEVELOPMENT PLAN INCLUDESTHE SUBJECT PROPERTIES PROPOSED FOR SUBDIVISION AND DEVELOPMENT FORSINGLE FAMILY SMALL LOT DETACHED & SINGLE FAMILY ATTACHED TOWNHOUSERESIDENTIAL LOTS (PROPERTY ID 63-((A))-195 AND 63-((A))-194-B). INFORMATIONSPECIFIC TO THE FUTURE DEVELOPMENT OF THE PROPERTIES WILL BE PROVIDED ONINDIVIDUAL SITE PLANS FOR REVIEW AND APPROVAL BY FREDERICK COUNTY ANDTHEIR APPLICABLE REVIEW AGENCIES.2.THE PARCELS WITHIN THE MASTER DEVELOPMENT PLAN ARE NOT SUBJECT TOPROFFERS.3.NO PREVIOUS DEVELOPMENT PLAN HAS BEEN APPROVED FOR THE PARCELS.4.THERE ARE NO HISTORIC STRUCTURES LOCATED ON THE PARCELS IDENTIFIED ABOVE.5.RECREATIONAL FACILITIES ARE REQUIRED FOR THIS DEVELOPMENT TO INCLUDE ACOMMUNITY CENTER.V1. All work on this project shall conform to the current editions of and latest revisions to the Virginia Department ofTransportation (VDOT) Road and Bridge Specifications and Standards, the Virginia Erosion and Sediment ControlRegulations, and any other applicable state, federal or local regulations. In case of a discrepancy or conflict betweenthe 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 accordancewith the current edition of VDOT’s Work Area Protection Manual. A transportation management plan needs to besubmitted 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 thedeveloper 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 asdeemed necessary by VDOT. Any additional expense incurred as a result of any field revision shall be theresponsibility of the developer. V6. If required by the local VDOT Land Development Office, a pre-construction conference shall be arranged and held bythe engineer and/or developer with the attendance of the contractor (s), various County agencies, utility companiesand 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 anyundetermined length of time. VDOT requires and shall receive 48 hours advance notice prior to any required orrequested inspection. V8. The contractor shall notify the Traffic Operations Center at (540) 332-9500 for any traffic control plan that impacts aVDOT 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) inaccordance with Section 3.02 of the Virginia Erosion and Sediment Control Handbook. Furthermore, access to otherproperties 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 ofconstruction. V11. All water and sewer lines within existing or proposed VDOT right-of-way shall have a minimum thirty-six (36) inchescover 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 thecourse of construction shall be immediately brought to the attention of the engineer and VDOT. Work shall cease inthat 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 toplacement of fill. A VDOT representative shall be present to insure the soil sample(s) obtained for CBR’s isrepresentative of the location. When soil samples are submitted to private laboratories for testing, the samples shall beclearly identified and labeled as belonging to a project to be accepted by VDOT and that testing shall be performed inaccordance 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 accordancewith the lift thicknesses, density and moisture requirements as specified in the current VDOT Road and BridgeSpecifications. 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 byVDOT.V16. A post installation visual/video camera inspection shall be conducted by the Contractor on all pipes identified on theplans as storm sewer pipe and a select number of pipe culverts. For pipe culverts, a minimum of one pipe installationfor each size of each material type will be inspected or ten percent of the total amount for each size and material typesummarized. All pipe installations on the plans not identified as storm sewer pipe shall be considered as culvert pipefor inspection purposes. Additional testing may be required as directed by the Area Land Use Engineer or theirrepresentative.V17. The installation of any entrances and mailboxes within any dedicated street right-of-way shall meet VDOT minimumdesign 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 thedeveloper 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 ofconstruction. Copies of all invoices for materials utilized within any dedicated street right-of-way must be provided tothe 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 willbe determined using the density control strip in accordance with Section 304 of the VDOT Road and BridgeSpecifications and VTM-10. A certified compaction technician shall perform these tests. Certified copies of test reportsshall be submitted to VDOT daily, unless specified otherwise. In addition to checking stone depths, a VDOTrepresentative shall be notified and given the opportunity to be present during the construction and testing of thedensity control strip.V21. Asphalt concrete pavements shall be placed in accordance with Section 315 of the VDOT Road and BridgeSpecifications. Density shall be determined using the density control strip as specified in Section 315 and VTM-76. Acertified compaction technician shall perform these tests. Certified copies of test reports shall be submitted to VDOTdaily, unless specifie otherwise. A VDOT representative shall be notified and given the opportunity to be present duringthe 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 exploredbelow the bottom of the excavation to determine the type and condition of the foundation. The contractor shall reportfindings of foundation exploration to the engineer and VDOT for approval prior to placing pipe. Foundation designsshall comply with VDOT Road and Bridge Standard PB-1. Where soft, yielding, or otherwise unsuitable foundation isencountered, the foundation design and/or need for foundation stabilization shall be determined by the engineer andapproved by VDOT.V23. VDOT Standard Guardrail shall be installed where warranted and/or as proposed on these plans in accordance withVDOT’s installation criteria. Final approval of the guardrail layout to be given by VDOT after grading is mostlycomplete.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 proposedfoundation elevation to determine the type and condition of the foundation. The contractor shall submit copies ofborehole logs and report findings of foundation exploration to the engineer and VDOT for approval prior to constructingbox. Foundation designs shall comply with VDOT Road and Bridge Standard PB-1. Contrary to the Standard, whererock 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 foundationstabilization 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.com2. The contractor shall adhere to Frederick Water standards and specifications in effect at the time ofconstruction.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’sinspector.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 servicesii. all sewer services. b. The owner/developer shall:i. coordinate (or have the contractor coordinate) the location of the service lateral with FrederickWater’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 thebackflow 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 2019Transfer of Development Rights (TDR) NarrativeThe proposed Winchester East at Opequon Creek Subdivision contains 162 single family small lot detachedand 127 single family attached townhouse lots. The receiving Parcels TM 65-((A))-195 (83.60 ac) and TM65-((A))-194B (16.93 ac) are the subject of the residential subdivision and require 227 TDRs for development.This acreage in the RA zone provides the ability to build 20 single family residences by right.TDRs Required:Existing By-Right Dwelling Units: 20 UnitsNumber TDRs Transferred: 227 TDRsProposed TDRs Required: 227 TDRsWETLANDS:ALL WETLANDS SHOWN HAVE BEEN DETERMINED FROM AN ENVIRONMENTAL FIELD SURVEY.JURISDICTIONAL DETERMINATION IS TO BE OBTAINED FROM THE UNITED STATES ARMYCORPS OF ENGINEERS.TDR NOTEFrederick County Code 165-302.03 Table 3 - Density Right Conversion Rate states for a single family attachedhousing development 1 TDR density right = 1.5 dwelling unit. Density Right Conversion Rate states for a singlefamily small lot detached housing development 1 TDR density right = 1.0 dwelling unit. 84 TDR x 1.5 = 126 SFA units 143 TDR x 1.0 = 143 SFD unitsby right 100.53/5 = 20 SFD units Total units = 289 units* RP ZONING APPLIED TO RESIDENTIAL LAND USE FOR TDR DEVELOPMENTSINGLE FAMILY ATTACHED (TOWNHOUSES)2157.2126907TOTAL2,444RECREATION/OPEN SPACE UNIT CALCULATIONS:REQUIRED RECREATION/OPEN SPACE UNITS:1 RECREATION/OPEN SPACE UNIT PER 30DWELLINGS (165-402.08) OVERALL PROJECT: 289/30 = 9.63 REC/OS UNITS @ $35,000/UNIT (EQUIVALENT VALUE) = $337,050 MINIMUM REC FACILITY VALUE.REQUIRED COMMUNITY CENTER FOR SINGLE FAMILY SMALL LOT UNITS: 3 REC. UNITS FOR 30SINGLE FAMILY SMALL LOT UNITS. (165-402.08) COMMUNITY CENTER: 163/30X3 = 16.3 REC/OS UNITS @ $35,000 (EQUIVALENT VALUE) = $570,500 MINIMUM COMMUNITY CENTER VALUE.THE TYPE OF REC./OPEN SPACE FACILITIES SHALL BE APPROVED BY FC PARKS & RECREATIONAT THE TIME OF SUBDIVISION DESIGN.LONG CREEK FARM, INC. / CKW RENTALS, LLC.INSTRUMENT #250008540TDR SENDING ENTITY:11/24/2025
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8" WATER LINE
6" GAS LINE
8" SANITARY GRAVITY LINE
FMFM FMSSSSSSSSSSS
S3456789101112131415161718222120192574572570568566151 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" = 200'03BOUNDARY SHEETRev. No.Date WINCHESTER EAST AT OPEQUON CREEK
RED BUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VA10/03/2025KS/JMMDP # 05-25078698SYMBOLS LEGENDDENOTES POND 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.DENOTES POND DISTURBANCE AREASDENOTES STREAMSDENOTES STREAM DISTURBANCESTEEP SLOPE (35%)11/24/2025
SS
SSS
FMFMFMFMFMFMFMFMFMFMFMFMFM12" CL 52 DIP WATER LINE12" WATER LINE 12" WATER LINE
8" WATER LINE8" WATER LINE6" GAS LINE8" SANITARY GRAVITY LINEFM
FM SSSSSSSSSSSSSSSW
104' ROW10' INACTIVE BUFFER(50' ROAD DISTANCEBUFFER)(FULL SCREEN)35' STREAMBUFFERDELINEATEDEPHEMERALSTREAM "C"35' STREAMBUFFERPROPOSEDWATERCONNECTIONTEMPORARYCONSTRUCTIONESMTEX. DRAINAGEESMTPROPOSED GASCONNECTIONPROPOSED ELECTRIC& COMMUNICATIONSCONNECTIONG
E
EX. 50' ROWEPROP. 57' ROWFROM CL(± 11,949 SFDEDICATION)PROPOSED SANITARY FMTO EX. SANITARY MHPROPOSED WATERCONNECTIONEX FW ESMTDB 824, PG 129SSWWSSSSSSSSSSSSSSSSSSSSSS
OVERBERG ROAD (50' PRIVATE)HIGGINS DRIVE (50' PRIVATE)ODYSSEY LANE (57.5' PUBLIC)COUSINS COURT (44.5' PRIVATE)
MOHN LANE (53' PUBLIC)CANYON RD.SENSENY GLEN DR.SENSENY RD. - ROUTE 657HIGGINS DRIVE (50' PRIVATE)HOBY COURT (44.5' PRIVATE)HIGGINS DRIVE (50' PUBLIC)OVERBERG ROAD (50' PUBLIC)OVERBERG ROAD (50' PUBLIC)ODYSSEY LANE (53' PUBLIC)HIGGINS DRIVE (50' PUBLIC)OVERBERG ROAD (50' PRIVATE)RURAL LAND USESWMAREARESIDENTIAL LAND USERURAL LAND USERESIDENTIAL LAND USESENSENY GLENSUBDIVISIONTWIN LAKESSUBDIVISIONOPEQUONCROSSINGSUBDIVISIONREC/COMMUNITYCENTEROPENSPACEOPENSPACEOPENSPACEOPENSPACEOPEN SPACEOPEN SPACESWMAREAOPENSPACEPROP SAN FMDELINEATEDEPHEMERALSTREAM "D"104' ROWALTERNATE ELECTRIC &COMMUNICATIONS CONNECTIONFUTURE EXPANSIONTO ROUTE 37(BY OTHERS)FUTURE EXPANSION TOROUTE 37 (BY OTHERS)104' ROWRIGGLEMAN WAY (50' PUBLIC)40' INACTIVE BUFFER10' ACTIVE BUFFER40' INACTIVE BUFFER10' ACTIVE BUFFER50' ROAD EFFICIENCY BUFFER (FULL SCREEN)50' ROAD EFFICIENCY BUFFER (FULL SCREEN)10' TRAIL10' TRAILSINGLE FAMILY ATTACHEDTOWNHOUSESSINGLE FAMILY ATTACHEDTOWNHOUSESSINGLE FAMILYSMALL LOT DETACHEDSINGLE FAMILYSMALL LOT DETACHEDSINGLE FAMILYSMALL LOT DETACHEDSINGLE FAMILYSMALL LOT DETACHEDSINGLE FAMILYSMALL LOT DETACHEDSINGLE FAMILY ATTACHEDTOWNHOUSES
OPEN SPACESINGLE FAMILYSMALL LOT DETACHEDSINGLE FAMILYSMALL LOT DETACHEDSINGLE FAMILY ATTACHEDTOWNHOUSESSINGLE FAMILYATTACHEDTOWNHOUSESSINGLE FAMILYATTACHEDTOWNHOUSESSINGLE FAMILYSMALL LOT DETACHEDSINGLE FAMILYSMALL LOT DETACHEDSINGLE FAMILYSMALL LOT DETACHEDSINGLE FAMILYSMALL LOT DETACHEDSINGLE FAMILYSMALL LOT DETACHEDSINGLE FAMILY ATTACHEDTOWNHOUSES40' INACTIVE BUFFER10' ACTIVE BUFFER50' ROAD EFFICIENCY BUFFER (FULL SCREEN)40' INACTIVE BUFFER20' ACTIVE BUFFER30' INACTIVE BUFFER20' ACTIVE BUFFER30' ACTIVE BUFFER10' ACTIVE BUFFERSINGLE FAMILY ATTACHEDTOWNHOUSESSWMAREA50' RESIDENTIAL BUFFER (LANDSCAPESCREEN)MAJOR COLLECTOR ROAD2-LANE HALF SECTION (SEETYP. SECTION, SHEET 7)SAN PS50' RESIDENTIAL BUFFER (LANDSCAPE SCREEN)OPEN SPACEOPEN SPACEOPEN SPACEOPEN SPACESSWWWWWWWWWWWWWWWW50' ROAD EFFICIENCY BUFFER (FULL SCREEN)DELINEATEDEPHEMERALSTREAM "B"35' STREAMBUFFER10' TRAIL10' TRAIL15' INACTIVE BUFFER10' ACTIVE BUFFER25' RESIDENTIAL BUFFER(FULL SCREEN)PHASE 1
PHASE 2
PHASE 2PHASE 3PHASE 2PHASE 3PHASE 1
PHASE 3
PHASE 2PHASE 304OVERALL GEOMETRY & UTILITY PLAN
1" = 120'WINCHESTER EAST AT OPEQUON CREEK
RED BUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VA10/03/2025KS/JM8698MDP # 05-2507151 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.Date0209/02/2025SYMBOLS LEGENDSWM AREARESIDENTIAL LOT INFORMATION:DENSITY:TOTAL RESIDENTIAL LAND USE AREA = 47.91 ACRESPROPOSED 289 LOTS = 6.03 UNITS/ACREMAXIMUM ALLOWED 10 UNITS/ACRE: 47.91 x 10 = 479 UNITSDENOTES ROAD EFFICIENCYBUFFER AREASOPEN SPACEFUTURE ROUTE 37 ROW AREA143126MAXUNITSTDR UNIT COUNT:TOTALDENSITY/UNIT1438420TOTAL TDRsTDR'sLONG CREEK FARM, INC. / CKW RENTALS, LLC.1.5 TH/TDRTDR SENDINGENTITYBY RIGHT DENSITYTOTAL UNITS227269SANITARY SEWER W/ MANHOLEWATERLINE ROUTE 37 NOTE:1.THIS SHEET DEPICTS THE APPROXIMATELOCATION/ALIGNMENT OF ROUTE 37 ROW FOR THE MDP.FUTURE RIGHT OF WAY WIDTH BASED ONRECOMMENDATIONS OF EASTERN FREDERICK COUNTYTRANSPORTATION STUDY (ROUTE 37). THE FINAL DESIGNWILL BE DONE BY OTHERS ON A SEPARATE PLAN.2.RIGHT OF WAY TO BE DEDICATED AT TIME OF SUBDIVISIONRECORDATION.DENOTES EX. STREAMSINSTRUMENT#1.0 SFD/TDRMINIMUM OPEN SPACE:MINIMUM REQUIRED = 30.16 ACRES (30% OF 100.53 AC)MINIMUM PROVIDED = 30.16 ACRES (30% OF 100.53 AC)25000854011191PHASEPHASE 1PHASE 2UNITSPHASING TABLE:289TOTAL87PHASE 3289RECREATION/OPEN SPACE UNIT CALCULATIONS:REQUIRED RECREATION/OPEN SPACE UNITS:1 RECREATION/OPEN SPACE UNIT PER 30DWELLINGS (165-402.08) OVERALL PROJECT: 289/30 = 9.63 REC/OS UNITS @ $35,000/UNIT (EQUIVALENT VALUE) = $337,050 MINIMUM REC FACILITY VALUE.REQUIRED COMMUNITY CENTER FOR SINGLE FAMILY SMALL LOT UNITS: 3 REC. UNITS FOR 30SINGLE FAMILY SMALL LOT UNITS. (165-402.08) COMMUNITY CENTER: 163/30X3 = 16.3 REC/OS UNITS @ $35,000 (EQUIVALENT VALUE) = $570,500 MINIMUM COMMUNITY CENTER VALUE.THE TYPE OF REC./OPEN SPACE FACILITIES SHALL BE APPROVED BY FC PARKS & RECREATIONAT THE TIME OF SUBDIVISION DESIGN.250008540LONG CREEK FARM, INC. / CKW RENTALS, LLC.VDOT WAIVER REQUEST:THIS PROJECT IS A HIGH DENSITY DEVELOPMENT UTILIZINGNEW URBANISM ELEMENTS. IT IS NOT PRACTICAL TO LOCATEBOTH WATER AND SEWER OUTSIDE THE PAVED AREA OFSTREETS. THE PROJECT FORMALLY REQUESTS A WAIVERFOR PLACEMENT OF SANITARY SEWER WITHIN THE PAVEDAREA OF PUBLIC STREETS.11/24/2025
SS SSSSSSS
S
SS12" WATER LINE 12" WATER LINE
8" WATER LINE8" WATER LINE6" GAS LINE8" SANITARY GRAVITY LINEW W24.0'50.0'ROW27.0'50.0'ROW32.0'53.0'ROWG
EE60.5'ROW42.0'SSSSSSSSSSSSSSSSSSSSS S S44.5'ROW24.0'27.0'50.0'ROWSSSWWWWWWWWWWWWWWWWWWWW32.0'57.5'ROW(BY OTHERS)FUTURE EXPANSIONTO ROUTE 37PROPOSEDWATERCONNECTIONTEMPORARYCONSTRUCTIONESMTEX. DRAINAGEESMTPROPOSEDGASCONNECTIONPROPOSEDELECTRIC &COMMUNICATIONSCONNECTIONALTERNATE ELECTRIC &COMMUNICATIONS CONNECTIONPARKING LOT (TYP.)5' SIDEWALKS BOTHSIDES OF STREET(TYP.)5' SIDEWALKS BOTHSIDES OF STREET (TYP.)5' SIDEWALKS BOTHSIDES OF STREET (TYP.)5' SIDEWALKS BOTHSIDES OF STREET (TYP.)PROP. 10' TRAILPROP. 57' ROWFROM CL(± 11,949 SFDEDICATION)PROP. 10'TRAILPROPOSED SANITARYFM TO EX. SANITARYMHPROPOSEDWATERCONNECTIONEX FW ESMTDB 824, PG 129SAN PS35' STREAMBUFFEREND PUBLIC ROWEND PUBLIC ROWMAJOR COLLECTOR ROAD2-LANE HALF SECTION (SEETYP. SECTION, SHEET 7)104' ROW40' INACTIVE BUFFERSWMAREASENSENY GLENSUBDIVISION40' INACTIVE BUFFER10' ACTIVE BUFFER10' ACTIVE BUFFERRURAL LAND USERESIDENTIAL LAND USESINGLE FAMILY ATTACHEDTOWNHOUSESSINGLE FAMILYSMALL LOT DETACHEDOPEN SPACEOPEN SPACEOPEN SPACEOPEN SPACEOPEN SPACEOPEN SPACESINGLE FAMILYSMALL LOT DETACHEDSINGLE FAMILYSMALL LOT DETACHEDSINGLE FAMILYSMALL LOT DETACHEDSINGLE FAMILYSMALL LOT DETACHEDSINGLE FAMILYSMALL LOT DETACHEDSINGLE FAMILYSMALL LOT DETACHED50' ROAD EFFICIENCY BUFFER (FULL SCREEN)50' ROAD EFFICIENCY BUFFER (FULL SCREEN)50' ROAD EFFICIENCY BUFFER (FULL SCREEN)PHASE 1
PHASE 2
SINGLE FAMILYSMALL LOT DETACHEDSINGLE FAMILY ATTACHEDTOWNHOUSESSINGLE FAMILYATTACHEDTOWNHOUSESPHASE 1
PHASE 3
PHASE 2PHASE 3REC /COMMUNITYCENTEROPENSPACERURAL LAND USERESIDENTIAL LAND USESINGLE FAMILYSMALL LOT DETACHEDSINGLE FAMILYSMALL LOT DETACHEDSINGLE FAMILY ATTACHEDTOWNHOUSESSINGLE FAMILY ATTACHEDTOWNHOUSESSINGLE FAMILYSMALL LOT DETACHEDSINGLE FAMILYSMALL LOT DETACHEDHIGGINS DRIVE (50' PRIVATE)ODYSSEY L
A
N
E
(
5
7.5 ' PUBLIC)COUSINS COURT (44.5' PRIVATE)CANYON RD.SENSENY GLEN DR.SENSENY RD. - ROUTE 657HIGGINS DRIVE (50' PUBLIC)OVERBERG ROAD (50' PUBLIC)OVERBERG ROAD (50' PUBLIC)ODYSSEY LANE (5 3' PUBLIC)HIGGINS DRIVE (50' PUBLIC)OVERBERG ROAD (50' PRIVATE)RIGGLEMAN WAY (50' PUBLIC)50' RESIDENTIAL BUFFER (LANDSCAPE SCREEN)20' ACTIVE BUFFER30' INACTIVE BUFFERPROP. 10'TRAILPROP. 10'TRAIL05GEOMETRY & UTILITY PLAN
1" = 80'WINCHESTER EAST AT OPEQUON CREEK
RED BUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VA10/03/2025KS/JM8698MDP # 05-2507151 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.Date0107/17/2025SYMBOLS LEGENDSWM AREADENOTES ROAD EFFICIENCYBUFFER AREASOPEN SPACEFUTURE ROUTE 37ROW AREADENOTES EX. STREAMSSANITARY SEWER W/ MANHOLEWATERLINENOTE: THIS SHEET DEPICTS THE APPROXIMATE LOCATION/ALIGNMENTOF FUTURE ROUTE 37 FOR THE MDP. THE FINAL DESIGN WILL BE DONEBY OTHERS ON A SEPARATE PLAN.MATCH LINE SHEET 06 VDOT WAIVER REQUEST:THIS PROJECT IS A HIGH DENSITY DEVELOPMENTUTILIZING NEW URBANISM ELEMENTS. IT IS NOTPRACTICAL TO LOCATE BOTH WATER AND SEWEROUTSIDE THE PAVED AREA OF STREETS. THE PROJECTFORMALLY REQUESTS A WAIVER FOR PLACEMENT OFSANITARY SEWER WITHIN THE PAVED AREA OF PUBLICSTREETS.11/24/2025
SFMFMFMFMFMFMFMFMFMFMFM12" CL 52 DIP WATER LINEFM
FM
FM
FMSSSSSSSSSSSSSSSSSSS27.0'50.0'ROW24.0'61.0'ROW28.0'50.0'ROW27.0'50.0'ROW27.0'50.0'ROWSSSWWWSSSSSSSSSSSSSSSSS32.0'53.0'ROWWWWWWWWWWW(BY OTHERS) FUTUREEXPANSION TO ROUTE 375' SIDEWALKS BOTHSIDES OF STREET (TYP.)5' SIDEWALKS BOTHSIDES OF STREET (TYP.)5' SIDEWALKS BOTHSIDES OF STREET (TYP.)5' SIDEWALKS BOTHSIDES OF STREET (TYP.)PARKING (TYP.)35' STREAMBUFFEREND PUBLIC ROWEND PUBLIC ROWSWM AREA104' ROW104' ROWSWMAREARURAL LAND USERESIDENTIAL LAND USETWIN LAKES SUBDIVISIONOPEQUONCROSSINGSUBDIVISION40' INACTIVE BUFFER10' ACTIVE BUFFERSINGLE FAMILY ATTACHEDTOWNHOUSESSINGLE FAMILY ATTACHEDTOWNHOUSESSINGLE FAMILY ATTACHEDTOWNHOUSESSINGLE FAMILYSMALL LOT DETACHEDSENSENY GLENSUBDIVISIONOPEN SPACEOPEN SPACEOPEN SPACEOPEN SPACEOPEN SPACE50' ROAD EFFICIENCY BUFFER (FULL SCREEN)SINGLE FAMILYSMALL LOT DETACHEDSINGLE FAMILYSMALL LOT DETACHEDSINGLE FAMILYSMALL LOT DETACHEDSINGLE FAMILY ATTACHEDTOWNHOUSESSINGLE FAMILY SMALL LOT DETACHEDPHASE 2PHASE 3PHASE 2PHASE 3OPEN SPACESINGLE FAMILY ATTACHEDTOWNHOUSESSINGLE FAMILY ATTACHEDTOWNHOUSESSINGLE FAMILY ATTACHEDTOWNHOUSES30' INACTIVE BUFFER20' ACTIVE BUFFER50' RESIDENTIAL BUFFER (LANDSCAPE SCREEN)PHASE 2PHASE 3MOHN LANE (53' PUBLIC)HIGGINS DRIVE (50' PRIVATE)HOBY COURT (44.5' PRIVATE)HIGGINS DRIVE (50' PUBLIC)OVERBERG ROAD (50' PUBLIC)OVERBERG ROAD (50' PRIVATE)15' INACTIVE BUFFER10' ACTIVE BUFFER25' RESIDENTIAL BUFFER(FULL SCREEN)06GEOMETRY & UTILITY PLAN
1" = 80'WINCHESTER EAST AT OPEQUON CREEK
RED BUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VA10/03/2025KS/JM8698MDP # 05-2507151 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.Date0107/17/2025SYMBOLS LEGENDSWM AREADENOTES ROAD EFFICIENCYBUFFER AREASOPEN SPACEFUTURE ROUTE 37ROW AREADENOTES EX. STREAMSSANITARY SEWER W/ MANHOLEWATERLINEDENOTES EX. WETLAND AREASMATCH LINE SHEET 05
NOTE: THIS SHEET DEPICTS THE APPROXIMATE LOCATION/ALIGNMENTOF FUTURE ROUTE 37 FOR THE MDP. THE FINAL DESIGN WILL BE DONEBY OTHERS ON A SEPARATE PLAN.VDOT WAIVER REQUEST:THIS PROJECT IS A HIGH DENSITY DEVELOPMENT UTILIZINGNEW URBANISM ELEMENTS. IT IS NOT PRACTICAL TO LOCATEBOTH WATER AND SEWER OUTSIDE THE PAVED AREA OFSTREETS. THE PROJECT FORMALLY REQUESTS A WAIVERFOR PLACEMENT OF SANITARY SEWER WITHIN THE PAVEDAREA OF PUBLIC STREETS.11/24/2025
39.0'105.0'25' BRL15' BRL5' BRL
CURB &GUTTER (TYP.)SIDEWALK(TYP.)D/W APRON(TYP.)RIGHT-OF-WAY95.0'
OR
PROPOSED TREES50'10'40'
INACTIVE
BUFFER
10'
ACTIVE
BUFFER
10'10'10'10'6' BOARD ON BOARD FENCE50' ROAD EFFICIENCY BUFFERFULL SCREEN(LANDSCAPING AND 6' FENCE)50'
40'
INACTIVE
BUFFER
10'
ACTIVE
BUFFER
50' ROAD EFFICIENCY BUFFERFULL SCREEN(EX. MATURE WOODLANDS)50' STRIP OF EXISTING MATUREWOODLANDS10' BRL
20' BRL25' BRLRIGHT-OF-WAY5' SIDEWALK (TYP.)D/W APRON (TYP.)CURB & GUTTER (TYP.)10.0'TYP.10.0'TYP.31.0'20.0'100'20.0'ORNAMENTALTREE (TYP.)ORNAMENTALSHRUB (TYP.)49.0'105.0'25' BRL15' BRL5' BRL
CURB &GUTTER (TYP.)SIDEWALK(TYP.)D/W APRON(TYP.)RIGHT-OF-WAYPROPOSED TREES50'10'30'
INACTIVE
BUFFER
20'
ACTIVE
BUFFER
10'10'10'10'TYPE "A" 50' RESIDENTIAL SEPARATION BUFFERLANDSCAPE SCREEN6' BOARD ON BOARD FENCEPROPOSED TREES25'10'15'INACTIVE
BUFFER
10'ACTIVE
BUFFER
10'10'10'10'TYPE "A" 25' RESIDENTIAL SEPARATION BUFFERFULL SCREEN(LANDSCAPING & 6' FENCE)6' BOARD ON BOARD FENCE07TYPICAL SECTIONS & DETAILS
AS SHOWNWINCHESTER EAST AT OPEQUON CREEK
RED BUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VA10/03/2025KS/JM8698MDP # 05-2507151 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.Date0107/17/202539' SMALL LOT DETACHED UNITTYPICAL LOTS DETAILNTS* NOTE:ROAD EFFICIENCY BUFFERS TO BE RECORDED IN CONJUNCTION WITH WINCHESTEREAST PROPERTY RESIDENTIAL FINAL PLATTING.20' 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 TOWNHOUSE UNIT TYPICAL LOT DETAIL FOR CONCEPTUALORNAMENTAL LANDSCAPING.49' SMALL LOT DETACHED UNITTYPICAL LOTS DETAILNTS* NOTE:ROLLTOP CURB ONLY TO BEUTILIZED ON PRIVATE STREETS.11/24/2025