HomeMy WebLinkAbout2026.06.29 - 9136 EDDYS LN MDP REV04 GE SIGNEDVALLEY
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Y FREDERICK COUNTYCLARKE COUNTY1COVER SHEETN/A
Gas:Shenandoah Gas Co.
P.O. Box 2400
Winchester, VA 22604
(540) 869-1111
Phone:Verizon
P.O. Box 17398
Baltimore, MD 21297
(301) 954-6282
Water/Sewer:Frederick Water
P.O. Box 1877
Winchester, VA. 22604
(540) 868-1061
Power:Shenandoah Valley Electric Coop
3463 Valley Pike
Winchester, VA 22602
(540) 450-2051
UTILITY NOTICE REQUIRED
Contractors shall notify all public utility operators who maintain underground utility lines in the
area of proposed excavating or blasting at least two (2) working days, but not more than ten (10)
working days, prior to commencement of excavation or demolition. Names and telephone
numbers of the operators of underground utility lines appear below. These numbers 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 HOURS
PRIOR TO THE START OF WORK. EXCAVATORS MUST NOTIFY ALL PUBLIC UTILITY
OPERATORS WHO MAINTAIN UNDERGROUND UTILITY LINES IN THE AREA OF
PROPOSED EXCAVATING OR BLASTING AND HAVE THOSE FACILITIES LOCATED BY THE
UTILITY COMPANIES PRIOR TO COMMENCING EXCAVATION. THE EXCAVATOR IS
RESPONSIBLE FOR COMPLIANCE WITH ALL COUNTY REQUIREMENTS, VIRGINIA CODE
AND REGULATIONS.
VICINITY MAP
SCALE: 1" = 1000'
OWNER
EDDYS LANE TERRA VA LP
1800 DIAGONAL ROAD SUITE 600
ALEXANDRIA, VA 22314
513-673-3263
DEVELOPER
EDDYS LANE TERRA VA LP
1800 DIAGONAL ROAD SUITE 600
ALEXANDRIA, VA 22314
513-673-3263 EDDYS LANE SUBDIVISIONREDBUD MAGISTERIAL DISTRICTFREDERICK COUNTY, VA12/22/2025
ZJ/ZS/CH
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9136151 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, WVEDDYS LANE SUBDIVISION
MASTER DEVELOPMENT PLAN
REDBUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VA
LIST OF SERVICES: CIVIL ENGINEERING I GIS I PLANNING I LAND SURVEYING I ENVIRONMENTAL
APPROVED BY THE COUNTY ADMINISTRATOR
APPROVALS
DATE
APPROVED BY THE DIRECTOR OF PLANNING AND DEVELOPMENT DATE
Plan Revisions
Revision No.Date Comment
01 02/20/2026 ADDRESS AGENCY COMMENTS
02 03/19/2026 ADDRESS AGENCY COMMENTS
03 06/19/2026 UPDATED ZONING ORDINANCES
04 06/25/2026 ADDRESS AGENCY COMMENTS
MDP #09-25
MDP #09-25
*NO FURTHER DEVELOPMENT APPROVALS WILL BE ISSUED RELATIVE TO THIS PROPERTY UNTIL SUCH A TIME AS SUFFICIENT
DEVELOPMENT RIGHTS HAVE BEEN TRANSFERRED IN COMPLIANCE WITH §165-1003.01 ONTO THE PROPERTY IN QUESTION TO
ACHIEVE THE DENSITIES SHOWN IN THIS CONTINGENTLY APPROVED MASTER DEVELOPMENT PLAN UNDER §165-1003.01(4)
Sheet List Table
Sheet Number Sheet Title Revision Number Rev Date
1 Cover Sheet 04 06/25/2026
2 General Notes and Legend 03 06/19/2026
3 Boundary Sheet ----
4 Geometry Plan 04 06/25/2026
5 Road Details 04 06/25/2026
Rev. No.Date
04 06/25/2026
29Jun2026
USECLASS* TRIP RATETRIP GENERATION DATAFIRE MARSHAL'S NOTEDWELLING UNITSGENERAL NOTESVDOT GENERAL NOTESVPD* TAKEN FROM ITE TRIP GENERATION 11TH EDITION, WEB-BASED APPLEGENDN/A2GENERAL NOTES AND LEGEND
REDBUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VA12/22/2025ZJ/ZS/CH91365Fire 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.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, WVRev. No.Date0306/19/20261.Greenway Engineering, Inc. (GE) issued this plan set based on project criteria dictated by the client and municipalcodes. This plan set is not considered complete or appropriate for construction until ALL necessary agencies havegiven 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 riskof the personnel authorizing work. GE shall be held harmless from and costs, time delay and/or material changesincurred 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 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 with work shown on theseplans. The Engineer is not responsible for the contractor's schedules or failure to carry out the work. The Engineer isnot responsible for acts of omissions of the contractor, subcontractor, or their agents or employees, or any other personperforming portions of the work.4.The Contractor, Owner or Developer shall be responsible for securing any third party inspection/testing service to insureconstruction compliance with these plans and specifications. It is Greenway Engineering's recommendation that a thirdparty inspection/testing service be employed to ensure that project is completed and materials installed meet the detailsand specifications in these plans.5.The location of existing utilities shown in these plans are taken from existing records. It shall be the contractorsresponsibility 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 notby these plans, to determine the exact location and elevation of existing utilities. If any conflicts arising from this existingutility verification or if during the course of construction, any object of an unusual nature is encountered, the contractorshall cease work in that area and immediately notify Greenway Engineering at (540) 662-4185 and/or the properauthority. Greenway Engineering or any engineer associated with these plans shall not be responsible or liable for anyconstruction cost that may be associated with the installation or reinstallation any utility or other improvements if notnotified 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 responsibilitywhich may be required by the code of Virginia or any other ordinance enacted by the County nor does it guarantee theissuance 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 duringconstruction. 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 Disturbershall obtain a Land Disturbance Permit from the County Engineer's office. The Contractor, Developer or his agent shallbe responsible for obtaining a Virginia Stormwater Management Program (VSMP) Permit and shall be responsible forthe registration of the construction site as required by law. They shall also be responsible for obtaining and maintainingon site a Stormwater Pollution Prevention Plan (SWPPP). The approval of these plans in no way relieves the developeror 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 ofEnvironmental Quality (DEQ) or the United States Army Corp of Engineers for any plan wetland disturbance as shownon these plans. They shall also be responsible the identification and delineation of any wetlands that may be present onthe construction site.10.The contractor shall provide adequate means of cleaning mud from trucks and/or other equipment prior to enteringpublic streets, and it is the contractors responsibility to clean streets, allay dust, and to take whatever measures arenecessary 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) andFrederick 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 hisconstruction 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 UniformTraffic Control Devices (MUTCD).14.The exact location of all guard rails and paved ditches will be determined by VDOT personnel. "A joint inspection will beheld 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 forproviding guardrail and paved ditches as determined by this joint inspection." Refer to Virginia Department ofTransportation (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 preliminarydesign only. Final pavement design shall be based upon actual field tested CBR values. The Contractor or Developershall be responsible for field tests per VDOT standards to obtain actual CBR values for final design. Final pavementdesigns 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 beprovided 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 toexisting lines.20.The Developer and/or Contractor shall be responsible to supply all utility companies with copies of the approved plansand advise them that all grading shall conform to the approved plans, and further that the utility companies shall beresponsible 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 blastingat least two (2) working days, but not more than ten (10) working days, prior to commencement of excavation ordemolition.23.The developer will be responsible for the relocation of any utilities which is required as a result of his project. Therelocation 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 andor lighting information shown hereon is as specified by others and is included for informational purposes only, asdirected by the Owner, Developer and/or public agency requirements. Greenway Engineering has not performed thelighting and/or dry utility design and does not warrant and is not responsible for the degree and/or adequacy ofillumination 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 andspecifications of Frederick Water.26.All stormwater piping and structures shown on these plans are only accurate to the inlet or manhole locations as shownhereon. Detail design of stormwater structures were not provided to Greenway Engineering. Actual pipe alignments willbe based upon developed structural shop drawings as provided by the manufacturer. Contractor shall makeadjustments to pipe alignments base on provided shop drawings. Greenway Engineering will not be held responsible orliable for any discrepancies or changes caused by the structural design. Contractor may submit shop drawings toGreenway Engineering for review and approval at contractor's expense. Shop drawings will be reviewed for compliancewith design plans. The Owner or Developer will be responsible for any redesign as a result of structural shop drawingdesign.27.Controlled fills shall be compacted to 95% of maximum density as determined by method "A" per standard proctorAASHTO-T99, ASTM-D698, or VTM-1 as applicable. Density shall be certified by a registered professional engineerand results submitted to Frederick County prior to pavement construction. If a geotechnical report has been prepared, itshould 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 litterreceptacle 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 accordancewith state law. In the event gravesites are discovered during construction, the owner and engineer must be notifiedimmediately.32.Individual sign permits will be required from the Zoning Office for all free standing and/or facade signs prior to erectingthe sign and may require a separate building permit..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.PROPOSED 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 CONTOUR330400330FREDERICK WATER CONSTRUCTION NOTES1. 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 of construction.3. The contractor shall schedule a pre-construction meeting with the Frederick Water Inspector prior to commencinginstallation of any water or sewer facilities. Contractor shall also arrange for inspection of said facilities byFrederick Water. Oil water separators and/or grease traps may be required by Frederick or Clarke County BuildingInspections. Both Frederick or Clarke County Building Inspections and Frederick Water will inspect the installationof those facilities. Both inspections shall be scheduled by Contractor.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 cut-in tee with accompanying valves.6. Exact locations of water and sewer services on new lines are to be coordinated with Frederick Water’s inspector.a. Adjust Frederick Water facilities to grade as required by the Frederick Water 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 servicesii. 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 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.October 15, 2024FREDERICK WATER PROJECT INFORMATIONWATER AND SANITARY SEWER USAGEWATER DEMAND:89 UNITS x 268 GPD/UNIT = 23,852 GPDSANITARY SEWER DISCHARGE89 UNITS x 268 GPD/UNIT = 23,852 GPDCalculation of Average Daily Demand/DischargeWATER DEMAND*Residential: 268 gpd per connection*Commercial: 75 gpd per 1,000 sf*Industrial: 25 gpd @ 10 persons per acreSEWER DISCHARGESewer discharge equals water demandSURVEY 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 11/11/202511/11/2025GREENWAY ENGINEERINGN/A (TOPO USED IS GIS DATA)N/ATransfer of Development Rights (TDR) NarrativeThe proposed Eddy's Lane Subdivision contains 89 single family attached townhouse lots. The receivingParcel TM 55-4-2 (12.54 AC) is the subject of the residential subdivision and will require 58 TDRs fordevelopment. This acreage in the RA zone provides the ability to build 2 single family residences by right.TDRs Required:Existing By-Right Dwelling Units: 2 UnitsProposed TDRs Required: 58 TDRsTDR NOTEFrederick County Code 165-302.03 Table 3 - Density Right Conversion Rate states for a single familyattached housing development 1 TDR density right = 1.5 dwelling unit. 58 TDR x 1.5 = 87 SFA units by right 12.54/5 = 2 SF units Total units = 89 unitsPENDINGINSTRUMENT #PENDING7D56ENDINGEN7I7< PROJECT INFORMATIONPARCEL INFORMATION: CURRENT APPLIED* PLANNEDPROPERTY ID ACREAGE ZONING ZONINGLAND USE55-4-2 12.54 RA DISTRICT RP DISTRICTRESIDENTIALPROJECT NOTES:1.THE EDDYS LANE MASTER DEVELOPMENT PLAN INCLUDES THE SUBJECT PROPERTYPROPOSED FOR SUBDIVISION AND DEVELOPMENT FOR SINGLE FAMILY ATTACHEDTOWNHOUSE RESIDENTIAL LOTS (PROPERTY ID 55-4-2). INFORMATION SPECIFIC TO THEFUTURE DEVELOPMENT OF THE PROPERTY WILL BE PROVIDED ON INDIVIDUAL SITEPLANS FOR REVIEW AND APPROVAL BY FREDERICK COUNTY AND THEIR APPLICABLEREVIEW AGENCIES.2.THE PARCELS WITHIN THE MASTER DEVELOPMENT PLAN ARE NOT SUBJECT TOPROFFERS.3.NO PREVIOUS DEVELOPMENT PLAN HAS BEEN APPROVED FOR THE PARCEL.4.THERE ARE NO HISTORIC STRUCTURES LOCATED ON THE PARCELS IDENTIFIED ABOVE.:E7/$ND6 ALL WETLANDS SHOWN HAVE BEEN DETERMINED FROM AN ENVIRONMENTAL FIELD SURVEY.JURISDICTIONAL DETERMINATION IS TO BE OBTAINED FROM THE UNITED STATES ARMYCORPS OF ENGINEERS.* RP ZONING APPLIED TO RESIDENTIAL LAND USE FOR TDR DEVELOPMENTSINGLE FAMILY ATTACHED (TOWNHOUSES)2157.289641*Note: 2.68 people assumedper unit per census dataMDP #09-25RECREATION/OPEN SPACE UNIT CALCULATIONS:REQUIRED RECREATION/OPEN SPACE UNITS:1 RECREATION/OPEN SPACE UNIT PER 30DWELLINGS (165-402.08) OVERALL PROJECT: 89/30 = 2.96 REC/OS UNITS @ $50,000/UNIT (EQUIVALENT VALUE) = $148,000 MINIMUM REC FACILITY VALUE.THE TYPE OF REC./OPEN SPACE FACILITIES SHALL BE APPROVED BY FC PARKS & RECREATIONAT THE TIME OF SUBDIVISION DESIGN.*NO FURTHER DEVELOPMENT APPROVALS WILL BE ISSUED RELATIVE TO THIS PROPERTY UNTIL SUCH A TIME ASSUFFICIENT DEVELOPMENT RIGHTS HAVE BEEN TRANSFERRED IN COMPLIANCE WITH §165-1003.01 ONTO THEPROPERTY IN QUESTION TO ACHIEVE THE DENSITIES SHOWN IN THIS CONTINGENTLY APPROVED MASTERDEVELOPMENT PLAN UNDER §165-1003.01(4)19Jun2026
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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 1" = 100'3BOUNDARY SHEETRev. No.DateEDDYS LANE SUBDIVISION
REDBUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VA12/22/2025ZJ/ZS/CH59136NOTES: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: LAKESAND PONDS, FLOODPLAIN, WETLANDS OR STEEP SLOPES.3.WETLAND AND STREAM DISTURBANCES ARE APPROXIMATE.FINAL AREA DISTURBED IS TO BE DETERMINED WITHSUBDIVISION PLAN.LEGENDPOND DISTURBANCE AREASEXISTING BUILDINGBRLBOUNDARY LINETAX MAPEXISTING WELLTMMDP #09-2519Jun2026
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)5' SIDEWALKS BOTHSIDES OF STREET (TYP.)5' SIDEWALKS BOTHSIDES OF STREET (TYP.)PROPOSED WATERCONNECTIONPROPOSED SAN FMCONNECTION TO EXFMOPENSPACEOPENSPACEOPENSPACEOPENSPACEOPENSPACE20' ACTIVE BUFFER30' INACTIVE BUFFER50' RESIDENTIAL SEPARATION BUFFER(LANDSCAPE SCREEN)20' ACTIVE BUFFER30' INACTIVE BUFFER50' RESIDENTIAL SEPARATION BUFFER(LANDSCAPE SCREEN)40' ACTIVE B
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)VARIABLE ROW DEDICATIONFOR FUTURE CONSTRUCTIONOF ROUTE 37/FUTURE 4-LANEMAJOR COLLECTOR -HALLOWED CROSSING ROADLANES 3&4 AND SHAREDUSED TRAIL. SEE SHEET 5FOR TYPICAL SECTION.73' ROWPUMPSTATION90' ROW68' ROWEDDYS LANE ROW DEDICATIONPRIMARYREC AREAOPTIONALRECAREATEMP.CONST.ESMNT.10' SHARED USE TRAIL4GEOMETRY PLAN
1" = 50'REDBUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VA12/22/2025ZJ/ZS/CH91365151 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, WVRev. No.Date0406/25/2026REQUIRED OPEN SPACE:MINIMUM REQUIRED = 3.76ACRES (30% OF 12.54 AC)*ACTUAL PROVIDED OPENSPACE AREA AND ROWDEDICATION TO BE FINALIZEDWITH SITE PLAN. TABULATIONSARE PRELIMINARY/GENERAL INNATURE AND SUBJECT TOREVISION WITH FINAL DESIGN.RESIDENTIAL LOT INFORMATION:DENSITY:TOTAL RESIDENTIAL LAND USE AREA =12.54 ACRESPROPOSED 89 LOTS = 7.10 UNITS/ACREMAXIMUM ALLOWED 10 UNITS/ACRE: 12.54 x 10 = 125 UNITS87MAXUNITSTDR UNIT COUNT:TOTALDENSITY/UNIT582TOTAL TDRsTDR'sPENDINGTDR SENDINGENTITYBY RIGHT DENSITYTOTAL UNITS5887INSTRUMENT#1.5 TH/TDRPENDING892HALLOWED CROSSING NOTE:1.THIS SHEET DEPICTS THE APPROXIMATE LOCATION/ALIGNMENT OFFUTURE ROUTE 37 AS AN EXTENSION OF HALLOWED CROSSING ROADFOR THE MDP. FUTURE RIGHT OF WAY WIDTH BASED ON FINAL DESIGNOF HALLOWED CROSSING AS A 4-LANE DIVIDED MAJOR COLLECTORROAD PER THE RECOMMENDATIONS OF THE EASTERN FREDERICKCOUNTY TRANSPORTATION STUDY (ROUTE 37). THE FINAL DESIGN WILLBE DONE BY OTHERS ON A SEPARATE PLAN. SEE SHEET 5 FOR TYPICALSECTION.2.RIGHT OF WAY TO BE DEDICATED AT TIME OF SUBDIVISIONRECORDATION.LEGENDSWM AREAOPEN SPACEEDDYS LANE ROWDEDICATION AREAFUTURE ROUTE 37/HALLOWEDCROSSING ROW AREASANITARY SEWER W/ MANHOLEWATERLINEACTIVE BUFFER AREASINACTIVE BUFFER AREASMDP #09-25RECREATION/OPEN SPACE UNIT CALCULATIONS:REQUIRED RECREATION/OPEN SPACE UNITS:1 RECREATION/OPEN SPACE UNIT PER 30DWELLINGS (165-402.08) OVERALL PROJECT: 89/30 = 2.96 REC/OS UNITS @ $50,000/UNIT (EQUIVALENT VALUE) = $148,000 MINIMUM REC FACILITY VALUE.THE TYPE OF REC./OPEN SPACE FACILITIES SHALL BE APPROVED BY FC PARKS &RECREATION AT THE TIME OF SUBDIVISION DESIGN.THE OPTIONAL REC AREA SHOWN ON THIS SHEET IS ONLY REQUIRED IF ADEQUATERECREATIONAL CREDITS/VALUE CANNOT BE PROVIDED WITHIN THE IDENTIFIEDPRIMARY REC AREA.NOTES:1.PROPOSED TOPOGRAPHY AND GRADING TO BE PROVIDED WITH SITE PLAN SUBMITTAL.2.PROPOSED STREETLIGHTS TO BE PROVIDED WITH SITE PLAN SUBMITTAL.3.LANDSCAPE EASEMENT TO BE PROVIDED FOR AREAS OF LOTS WITHIN ACTIVE PORTIONS OFRESIDENTIAL SEPARATION BUFFER.EDDYS LANE NOTE:1.THIS SHEET DEPICTS THE APPROXIMATE LOCATION/ALIGNMENT OFEDDYS LANE ROW DEDICATION. FINAL DEDICATION AND ANYIMPROVEMENTS REQUIRED BY TRAFFIC IMPACT ANALYSIS TO BEFINALIZED AND PROVIDED WITH SITE PLAN.PARCEL INTERCONNECTIVITY NOTE:1.TEMPORARY CONSTRUCTION EASEMENT TO BE DEDICATED WITHSUBDIVISION RECORDATION TO ALLOW FOR CONNECTION TO THEPRIVATE STREET STUB AS SHOWN ON THIS SHEET.29Jun2026
25' BRL20' BRLRIGHT-OF-WAY5' SIDEWALK (TYP.)D/W APRON (TYP.)CURB & GUTTER (TYP.)9.0'TYP.31.0'20.0'100'ORNAMENTALTREE (TYP.)ORNAMENTALSHRUB (TYP.)10'TYPE "A" 50' RESIDENTIAL SEPARATION BUFFERLANDSCAPE SCREEN10'50'10'10'10'10'10'30' INACTIVEBUFFER20' ACTIVEBUFFER80' ROAD EFFICIENCY BUFFERLANDSCAPE SCREEN40' ACTIVE
BUFFER
40' ACTIVE
BUFFER 80'10'10'10'10'10'10'10'N/A151 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, WVRev. No.Date0406/25/20265ROAD DETAILS
EDDYS LANE SUBDIVISION
REDBUD MAGISTERIAL DISTRICT
FREDERICK COUNTY, VA12/22/2025ZJ/ZS/CH91365-2.0%PROPOSED ROADSTATIONS: 10+00 - ENDPRIVATEAADT: <2000 TRIPSDESIGN SPEED: 25MPHPOSTED SPEED: 25MPH SUBGRADE COMPACTED TO 95% DENSITY VDOT VTM-1 METHOD AT OPTIMUM MOISTURECONTENT OR VERIFIED CONFORMING UNDISTURBED GROUNDCL**TRIPS BASED ON ITE TRIP GENERATIONMANUAL, 11TH EDITION (WEB APP, WEEKDAY)-2.0%1":1'1":1'2.0%11.5'LANE11.5'LANE2.0'GUTTERPAN4.0'5.0'SIDEWALKFILLSECTION /LOW SIDE2.0'GUTTERPAN4.0'2" SM-9.5A SURFACE COURSE*4" BM 25 BASE COURSE*6.0" SUBBASE VDOT STD. 21B**PAVEMENT DESIGN BASED ON A SUBGRADE CBR DESIGNVALUE OF 6. SOIL TEST OF THE SUBGRADE MUST BESUBMITTED FOR ACTUAL DETERMINATION OF REQUIREDPAVEMENT SECTION THICKNESS PRIOR TO CONSTRUCTION.2.0%5.0'SIDEWALK1.0'ROW2.0%1.0'ROWCUTSECTION /HIGH SIDE1.5' MINRTCREV. RTC2.0%1.0'1.0'PROVIDE UD-447' ROW27' FOC-2.0%PROPOSED ROADSTATIONS: 10+00 - ENDPRIVATEAADT: <2000 TRIPSDESIGN SPEED: 25MPHPOSTED SPEED: 25MPH SUBGRADE COMPACTED TO 95% DENSITY VDOT VTM-1 METHOD AT OPTIMUM MOISTURECONTENT OR VERIFIED CONFORMING UNDISTURBED GROUNDCL**TRIPS BASED ON ITE TRIPGENERATION MANUAL, 11TH EDITION(WEB APP, WEEKDAY)-2.0%-2.0%11.5'LANE11.5'LANE2.0'GUTTERPAN3.5'CUT SECTION/ HIGH SIDEFILL SECTION/ LOW SIDE2.0'GUTTERPAN2" SM-9.5A SURFACE COURSE*4" BM 25 BASE COURSE*6.0" SUBBASE VDOT STD. 21B**PAVEMENT DESIGN BASED ON A SUBGRADE CBRDESIGN VALUE OF 6. SOIL TEST OF THESUBGRADE MUST BE SUBMITTED FOR ACTUALDETERMINATION OF REQUIRED PAVEMENTSECTION THICKNESS PRIOR TO CONSTRUCTION.5.0' SIDEWALK3.5'5.0'SIDEWALK2.0%3:1
MAXSLOPE3:1
MAXSLOPEPROVIDE UD-4PROVIDE UD-41.5'ROW1.5'ROW1":1'1":1'CG-6CG-647' ROW27' FOC1.0'1.0'-2.0%PROPOSED ROADSTATIONS: 10+00 - ENDPRIVATEAADT: <2000 TRIPSDESIGN SPEED: 25MPHPOSTED SPEED: 25MPH SUBGRADE COMPACTED TO 95% DENSITY VDOT VTM-1 METHOD AT OPTIMUM MOISTURECONTENT OR VERIFIED CONFORMING UNDISTURBED GROUNDCL**TRIPS BASED ON ITE TRIPGENERATION MANUAL, 11TH EDITION(WEB APP, WEEKDAY)-2.0%-2.0%11.5'LANE11.5'LANE2.0'GUTTERPAN4.0'CUT SECTION/ HIGH SIDEFILL SECTION/ LOW SIDE2.0'GUTTERPAN2" SM-9.5A SURFACE COURSE*4" BM 25 BASE COURSE*6.0" SUBBASE VDOT STD. 21B**PAVEMENT DESIGN BASED ON A SUBGRADE CBRDESIGN VALUE OF 6. SOIL TEST OF THESUBGRADE MUST BE SUBMITTED FOR ACTUALDETERMINATION OF REQUIRED PAVEMENTSECTION THICKNESS PRIOR TO CONSTRUCTION.5.0'SIDEWALK4.0'5.0'SIDEWALK2.0%3:1 MAXSLOPE3:1
MAXSLOPEPROVIDE UD-4PROVIDE UD-41.0'ROW1.0'ROW1":1'1":1'RTCRTC47' ROW27' FOC1.0'1.0'1.5'MIN3:1
MAXSLOPE3:1 MAXSLOPE20' 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.NOTES:1.BUFFER AND SCREENING TO BE PROVIDED PER §165-802.2.DISTANCE BUFFERS. DISTANCE BUFFERS ARE BASED ON THE NATURE OF AN ACTIVITY AND ITS PROXIMITY TO AN ACTIVITY OF ADIFFERENT NATURE. THEY ARE LINEAR DISTANCES MEASURED FROM PROPERTY LINES INWARD. PART OF THE BUFFER MUST BEINACTIVE AND PART MAY BE ACTIVE. THE INACTIVE PORTION BEGINS AT THE ADJOINING PROPERTY LINE, AS SHOWN IN THE EXAMPLEDIAGRAMS.2.1.INACTIVE DISTANCE BUFFER. THIS PORTION OF A BUFFER AREA PERMITS NO ACTIVITY EXCEPT THE NECESSARY UTILITY FUNCTIONSPROVIDED BY TRANSMISSION LINES, UNDERGROUND CONDUITS, STORMWATER MANAGEMENT, SIDEWALKS, TRAILS, ETC.[AMENDED12-11-2019]2.2.ACTIVE DISTANCE BUFFER. THIS PORTION OF A BUFFER AREA MAY NOT BE ENCROACHED BY A BUILDING OR OTHER PRINCIPALSTRUCTURE OR ACTIVITY. HOWEVER, ACCESSORY ACTIVITIES, SUCH AS PARKING, ARE PERMITTED IN THIS AREA.[AMENDED8-12-2009; 12-11-2019]2.3.WHEREVER PROPOSED DEVELOPMENTS ARE ADJACENT TO OR WITHIN 1,000 FEET OF THE BOUNDARIES OF EXISTING USES, THEBOARD OF SUPERVISORS MAY REQUIRE INCREASED OR ADDITIONAL DISTANCE BUFFERS TO SEPARATE DIFFERENT USES TOACHIEVE THE INTENTIONS OF THIS SECTION.[AMENDED 9-26-2012]3.SCREENING IS DESIGNED TO WORK WITH DISTANCE BUFFERS TO LESSEN THE IMPACT OF NOISE OR VISUAL INTERACTION BETWEENADJACENT ACTIVITIES. THERE ARE TWO LEVELS OF SCREENING: LANDSCAPE SCREENING AND FULL SCREENING. THE HIGHER THELEVEL OF SCREENING PROVIDED, THE LOWER THE LEVEL OF DISTANCE BUFFER REQUIRED. THE EXAMPLE DIAGRAMS SHOW HOW THISWORKS. [AMENDED 8-12-2009; 9-26-2012; 12-11-2019]3.1.LANDSCAPE SCREENING. A LANDSCAPE SCREEN CONSISTS OF A TOTALLY LANDSCAPED AREA AT LEAST 10 FEET IN DEPTH;PLANTINGS ARE ENCOURAGED TO BE SPACED APPROPRIATELY WITHIN THE INACTIVE BUFFER. WITHIN THE AREA, THERE SHALL BEA MINIMUM LANDSCAPING DENSITY OF THREE PLANTS PER 10 LINEAR FEET. THE BUFFER SHALL CONSIST OF A COMBINATION OF 1/3DECIDUOUS TREES, 1/3 EVERGREEN TREES AND 1/3 SHRUBS. DECIDUOUS TREES SHALL BE PLANTED AT A MINIMUM OFONE-AND-ONE-QUARTER-INCH CALIPER, EVERGREEN TREES SHALL BE A MINIMUM OF FOUR FEET IN HEIGHT, AND SHRUBS SHALL BE18 INCHES IN HEIGHT AT TIME OF PLANTING.3.2.FULL SCREEN. A FULL SCREEN PROVIDES ALL THE ELEMENTS OF A LANDSCAPE SCREEN AND ALSO INCLUDES A SIX-FOOT-HIGH,OPAQUE HEDGE, FENCE, WALL, MOUND, BERM, OR AN ADDITIONAL TWO ROWS OF EVERGREEN TREES THAT ARE SIX FEET TALL ATTIME OF PLANTING. A FIFTY-FOOT STRIP OF MATURE WOODLANDS MAY BE ALLOWED AS A FULL SCREEN.3.3.WHEREVER PROPOSED DEVELOPMENTS ARE ADJACENT TO EXISTING USES, THE BOARD OF SUPERVISORS MAY REQUIREADDITIONAL LANDSCAPING, LANDSCAPED AREAS, OR LANDSCAPED EASEMENTS TO SEPARATE DIFFERENT USES AND TO ACHIEVETHE INTENTIONS OF THIS SECTION.4.LANDSCAPE EASEMENT TO BE PROVIDED FOR AREAS OF LOTS WITHIN ACTIVE PORTIONS OF RESIDENTIAL SEPARATION BUFFER.1.5'MINMDP #09-25-2.0%HALLOWED CROSSING WAY(RT 37)MAJOR COLLECTORGS-7DESIGN SPEED: 40MPHPOSTED SPEED: 35MPH SUBGRADE COMPACTED TO 95% DENSITY VDOT VTM-1 METHOD AT OPTIMUMMOISTURE CONTENT OR VERIFIED CONFORMING UNDISTURBED GROUNDCL**TRIPS BASED ON ITE TRIPGENERATION MANUAL, 11TH EDITION(WEB APP, WEEKDAY)EX 1.5" SM-12.5D SURFACEEX 4" BM 25 BASEEX 10.0" SUBBASE 21B**PAVEMENT DESIGN BASED ON A SUBGRADE CBRDESIGN VALUE OF 6. SOIL TEST OF THESUBGRADE MUST BE SUBMITTED FOR ACTUALDETERMINATION OF REQUIRED PAVEMENTSECTION THICKNESS PRIOR TO CONSTRUCTION.4:12.5:1 MAX SLOPE-5.0%12.0'LANE4.0'PAVED12.0'LANE6.0' SHOULDER(10' W/ GR)4.0'PAVED6.0'4:16.0' SHOULDER(10' W/ GR)2" SM-9.5A SURFACE COURSE*4" BM 25 BASE COURSE*6.0" SUBBASE VDOT STD. 21B*4:1CLVAR WIDTHFW EASEMENT12.0'LANE4.0'PAVED12.0'LANE4.0'PAVEDEX 60' ROW6.0'-2.0%6.0' SHOULDER(10' W/ GR)6.0'6.0' SHOULDER(10' W/ GR)6.0'3:1MAX4:16.0'10.0'TRAIL3:1MAX-2.0%-2.0%-2.0%6.0'6.0'80.0'153' ROWNOT FOR CONSTRUCTION. THIS TYPICAL SECTION IS PROVIDED FOR REVIEW IN ASSOCIATION WITH RIGHT OF WAY DEDICATION29Jun2026