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HomeMy WebLinkAboutSDP201600013 Plan - Submittal (First) 2016-03-08[7 IN IM DI 01 IH IG DI 191 IC 19 SCALE: 1 =1000' NORTH VICINITY MAP PROJECT NARRATIVE THE OWNER IS PROPOSING THE CONSTRUCTION OF A 6,350 SQUARE FOOT OFFICE BUILDING WITH PRIVATE UTILITIES AND ASSOCIATED PARKING. NECESSARY GRADING, EROSION CONTROL, & SWM WILL BE PERFORMED. ALBEMARLE COUNTY GENERAL NOTES 1. PRIOR TO ANY CONSTRUCTION WITHIN ANY EXISTING PUBLIC RIGHT-OF-WAY, INCLUDING CONNECTION TO ANY EXISTING ROAD, A PERMIT SHALL BE OBTAINED FROM THE VIRGINIA DEPARTMENT OF TRANSPORTATION (VDOT). THIS PLAN AS DRAWN MAY NOT ACCURATELY REFLECT THE REQUIREMENTS OF THE PERMIT. WHERE ANY DISCREPANCIES OCCUR THE REQUIREMENTS OF THE PERMIT SHALL GOVERN. 2. ALL MATERIALS AND CONSTRUCTION METHODS SHALL CONFORM TO CURRENT SPECIFICATIONS AND STANDARDS OF VDOT UNLESS OTHERWISE NOTED. 3. EROSION AND SILTATION CONTROL MEASURES SHALL BE PROVIDED IN ACCORDANCE WITH THE APPROVED EROSION CONTROL PLAN AND SHALL BE INSTALLED PRIOR TO ANY CLEARING, GRADING OR OTHER CONSTRUCTION. 4. ALL SLOPES AND DISTURBED AREAS ARE TO BE FERTILIZED, SEEDED AND MULCHED. 5. THE MAXIMUM ALLOWABLE SLOPE IS 2:1 (HORIZONTAL:VERTICAL). WHERE REASONABLY OBTAINABLE, LESSER SLOPES OF 3:1 OR BETTER ARE TO BE ACHIEVED. 6. PAVED, RIP -RAP OR STABILIZATION MAT LINED DITCH MAY BE REQUIRED WHEN IN THE OPINION OF THE COUNTY ENGINEER, OR DESIGNEE, IT IS DEEMED NECESSARY IN ORDER TO STABILIZE A DRAINAGE CHANNEL. 7. ALL TRAFFIC CONTROL SIGNS SHALL CONFORM WITH THE VIRGINIA MANUAL FOR UNIFORM TRAFFIC CONTROL DEVICES. 8. UNLESS OTHERWISE NOTED ALL CONCRETE PIPE SHALL BE REINFORCED CONCRETE PIPE - CLASS III. 9. ALL EXCAVATION FOR UNDERGROUND PIPE INSTALLATION MUST COMPLY WITH OSHA STANDARDS FOR THE CONSTRUCTION INDUSTRY (29 CFR PART 1926). RESPONSIBLE LAND DISTURBER THE RESPONSIBLE LAND DISTURBER SHALL BE THE ENGINEER OF RECORD FOR THE PURPOSES OF PLAN APPROVAL ONLY. THE CONTRACTOR SHALL DESIGNATE A QUALIFIED RESPONSIBLE LAND DISTURBER UPON AWARD OF CONTRACT. CROZET BUSINESS OFFICE 6183 ROCKFISH GAP TURNPIKE SDP 201600OXX WHITE HALL DISTRICT ALBEMARLE COUNTY SHEET INDEX C1 COVER C2 EXISTING CONDITIONS C3 LAYOUT PLAN C4 GRADING PLAN 1. E86 & UTILITY _ _T I. -_ {+� SWnn nRr\rll rc+ o r\rTn II n C9 SITE DETAILS C10 LANDSCAPE & LIGHTING PLAN LEGEND ------602----- EX. INTRMDT. CONTOUR ----600--- EX. INDEX CONTOUR + 13.55 EX. SPOT ELEVATION 8" WL- EX. WATER LINE 8" SAN EX. SANITARY SEWER 18"RCP EX. STORM PIPE SANITARY SEWER EX. EDGE OF PAVEMENT - EX. BUILDING PROP. EX. POWER POLE SS EX. SANITARY SEWER MANHOLE sTM EX. STORM SEWER MANHOLE co CLEANOUT PROP. EX. LIGHT POLE (STANDARD/HEAVY DUTY) WATER LINE REDUCER UGP - EX. UNDERGRND POWER LINE G EX. GAS LINE OHU EX. OVERHEAD CABLE X EX. FENCE EX. TREE LINE ABBREVIATIONS AHFH PROP. INTRMDT. CONTOUR ENDWALL v1 PROP. INDEX CONTOUR 13.55 EXIST EXISTING +---13.05 PROP. SPOT ELEVATION 8" WL PROP. WATER LINE 8" SAN PROP. SANITARY SEWER ASPHALT PROP. STORM PIPE SBL SOUTH BOUND LANE PROP. EDGE OF PAVEMENT FG FINISH GRADE PROP. BUILDING BIT BITUMINOUS PROP. CONCRETE SECT PROP. ASPHALT PAVEMENT BUILDING (STANDARD/HEAVY DUTY) GRADE BREAK STATION PROP. GRAVEL 11114 PROP. GATE VALVE HOMEOWNERS ASSOCIATION BENCHMARK SANITARY SEWER G PROP. GAS LINE UGP PROP. UNDERGRND POWER LINE X PROP. FENCE - - SITE PROPERTY LINE BVCS ADJOINING PROPERTY LINE ABBREVIATIONS AHFH ARROW HEAD TOP OF EW ENDWALL RR RAILROAD FIRE HYDRANT EXIST EXISTING RYS REAR YARD SETBACK APPROX APPROXIMATE FDN FOUNDATION SAN SANITARY ASPH ASPHALT FF FINISHED FLOOR SBL SOUTH BOUND LANE BC BOTTOM OF CURB FG FINISH GRADE SD STORM DRAIN BIT BITUMINOUS GBE GRADE BREAK ELEVATION SECT SECTION BLDG BUILDING GBS GRADE BREAK STATION SE SLOPE EASEMENT BLK BLOCK HOA HOMEOWNERS ASSOCIATION SS SANITARY SEWER BM BENCHMARK HPT HIGH POINT SSD STOPPING SIGHT DISTANCE BVCE BEGIN VERT. CURVE ELEV. HSD HEADLIGHT SIGHT DISTANCE SSE SANITARY SEWER EASEMENT BVCS BEGIN VERT. CURVE STA. INTX INTERSECTION STA STATION BW BOTTOM OF WALL INV INVERT STD STANDARD CB CINDER BLOCK IP IRON PIN STO STORAGE C&G CURB & GUTTER LT LEFT SYS SIDE YARD SETBACK CMP CORRUGATED METAL PIPE LVC LENGTH OF VERTICAL CURVE TBD TO BE DETERMINED CONC CONCRETE MH MANHOLE TBM TEMPORARY BENCHMARK COR CORNER MIN MINIMUM TBR TO BE REMOVED DBL DOUBLE MBL MINIMUM BUILDING LINE TC TOP OF CURB DEFL DEFLECTION MON MONUMENT TEL TELEPHONE DI DROP INLET NBL NORTH BOUND LANE TRANS TRANSFORMER DIA DIAMETER PROP PROPOSED TW TOP OF WALL DE DRAINAGE EASEMENT PUE PUBLIC UTILITY EASEMENT TYP TYPICAL ELEC ELECTRIC PVMT PAVEMENT VDOT VIRGINIA DEPARTMENT OF ELEV ELEVATION R RADIUS TRANSPORTATION ENTR ENTRANCE RT RIGHT VERT VERTICAL EP EDGE OF PAVEMENT R.O.W. RIGHT OF WAY WBL WEST BOUND LANE EVCE END VERT. CURVE ELEV. REQD REQUIRED YD YARD EVCS END VERT. CURVE STA. RR RAILROAD APPROVALS Department Date Department of Community Development Planner/Zoning Engineer Inspections ARB Department of Fire Rescue Albemarle County Service Authority Virginia Department of Transportation Health Department GENERAL NOTES SITE ADDRESS: 6183 ROCKFISH GAP TURNPIKE CHARLOTTESVILLE, VA 22911 1. OWNER: FROEHLING & ROBERTSON, INC. 3015 DUMBARTON ROAD RICHMOND, VA 23228 AGENT: BALZER & ASSOCIATES, INC 1561 COMMERCE ROAD SUITE 401 VERONA, VA 24482 PHONE: 540-248-3220 EMAIL: DODONOHUE©BALZER.CC CONTACT: KENT O'DONOHUE, LA 2. PARCEL INFORMATION PARCEL ID: PART OF 05500-00-00-11000 DB 1124, PG 313 ZONING: HIGHWAY COMMERCIAL + ENTRANCE CORRIDOR OVERLAY CURRENT USE: VACANT PROPOSED USE: COMMERCIAL ADJACENT LAND USE(S): COMMERCIAL, INDUSTRIAL, VACANT SITE AREA: 1.76 ACRES DISTURBED AREA: 1.50 ACRES EXISTING IMPERVIOUS AREA = 0.08 ACRES (5%) PROPOSED IMPERVIOUS AREA = 0.58 ACRES (33%) PROPOSED PARKING/DRIVE AISLE AREAS = 18,308 SF 3. SETBACKS: FRONT = 10'-30' SIDE = 0' REAR = 50' 4. BUILDING FOOTPRINT = 6,350 SQ. FT. BUILDING CONSTRUCTION = TYPE V -B (CLASS 1) BUILDING USE = GROUP B (C-2 OCCUPANCY) NO. OF STORIES = 1 FIREWALL = 1 (REDUCES BUILDING TO 3,750 SF) BUILDING HEIGHT = 35 FT MAX NOT SPRINKLED REQUIRED FIRE FLOW = 1,500 GPM PROVIDED FIRE FLOW = 1,500 GPM BASED ON ACSA HYDRANT FLOW TEST REPORT DATED 2/17/2016. 5. STORMWATER MANAGEMENT: STORMWATER RUNOFF WILL BE MANAGED THROUGH THE PROPOSED BIORETENTION BASIN TO MEET RUNOFF REDUCTION REQUIREMENTS FOR THE 1 -YR AND 10 -YR STORM. WATER QUALITY: WATER QUALITY IS ACHIEVED THROUGH THE BIORETENTION AREA. 6. WATER: PRIVATE (WELL) SEWER: PRIVATE (SEPTIC) 7. PARKING REQ'D: 1 SPACE PER 200 SF OF NET OFFICE FLOOR AREA = 5,080 SF (6,350SF X 80%) / 200 = 25 SPACES (INCL. 1 ACCESSIBLE SPACE) PARKING PROVIDED: 25 SPACES (INCL. 1 ACCESSIBLE SPACE) 8. CONTRACTOR SHALL VERIFY LOCATION AND ELEVATION OF ALL UNDERGROUND UTILITIES. THE LOCATION OF EXISTING UTILITIES ARE NOT NECESSARILY SHOWN ON THE PLANS AND WHERE SHOWN, ARE ONLY APPROXIMATE. THE CONTRACTOR SHALL, ON HIS INITIATIVE AND AT NO EXTRA COST, HAVE LOCATED ALL UNDERGROUND LINES AND STRUCTURES AS NECESSARY. NO CLAIMS FOR DAMAGES OR EXTRA COMPENSATION SHALL ACCRUE TO THE CONTRACTOR FROM THE PRESENCE OF SUCH PIPE OR OTHER OBSTRUCTIONS OR FROM ANY DELAY DUE TO THE REMOVAL OR REARRANGEMENT OF THE SAME. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY DAMAGE TO UNDERGROUND STRUCTURES. CONTACT "MISS UTILITY" OF CENTRAL VA TOLL FREE 811. 9. ALL UTILITY LINES SUCH AS ELECTRIC, TELEPHONE, AND CATV, OR OTHER SIMILAR LINES SHALL BE INSTALLED UNDERGROUND. THIS SHALL APPLY TO LINES SERVING INDIVIDUAL SITES AS WELL AS TO UTILITY LINES WITHIN THE PROJECT. 10. NO GRAVE SITES WERE OBSERVED DURING THE SURVEY OF THE SUBJECT PROPERTY CONTAINED WITHIN THE LIMITS OF THIS PLAN. 11. PROPERTY IS LOCATED IN FEMA DEFINED ZONE Y. COMMUNITY PANEL NO: 51003 C 0237 D - EFFECTIVE DATE: FEB. 4, 2005. 12. THE SITE IS LOCATED IN A WATER SUPPLY PROTECTION AREA. 13. SOURCE OF SURVEY & TOPOGRAPHY: SURVEY BY BALZER & ASSOCIATES, INC., DECEMBER 4, 2015, DECEMBER 9, 2015, & FEBRUARY 1, 2016. HORIZONTAL REFERENCE IS NAD83 VERTICAL REFERENCE IS NAVD88 NI LI I.� ID HI FI EI IN REFLECTING TOMORROW www.balzer.cc Staunton New River Valley Roanoke Richmond Harrisonburg RESIDENTIAL LAND DEVELOPMENT ENGINEERING SITE DEVELOPMENT ENGINEERING LAND USE PLANNING & ZONING LANDSCAPE ARCHITECTURE LAND SURVEYING ARCHITECTURE STRUCTURAL ENGINEERING TRANSPORTATION ENGINEERING ENVIRONMENTAL & SOIL SCIENCE WETLAND DELINEATIONS & STREAM EVALUATIONS Balzer and Associates, Inc. 1561 Commerce Road Suite 401 Verona, VA 24482 540-248-3220 FAX 540-248-3221 TH OF Dj "D. Kent O'Donohue, dr.� r, Lic. No. 0406001683 r, 03-07-2016 PE ARG Uj U_ LL W LL Y Oz � U) /1 Uj Q Z (D v! U) Y m U LU co N co O C-0 U ii Z J OJ = U W W J O� 2 Q W m Q DRAWN BY DKO DESIGNED BY DKO CHECKED BY DKO DATE 03-07-2016 SCALE AS SHOWN REVISIONS: SHEET NO. JOB N0. 34150050 rn IN IM SITE SOILS TABLE HYDROLOGIC SOIL TYPE SOIL NAME SOIL GROUP 7B BRADDOCK LOAM, 2 TO 7 B PERCENT SLOPES 37C3 HAYESVILLE CLAY LOAM, 2 TO B 15 PERCENT SLOPES SOILS NOTE: SEE SOILS REPORT FOR DETAILED SOILS INFORMATION. oy� oy� oy� oy� ROCKfISH GAP TURNPIKE OA/0"*1� ROUTE 250 oy� (110' R—O—W) o y� EX. TREELINE -------------- - --------------------------------------- L�/� �_--------------------- ------------------------ 1.9 IJ IH IG IF IE ❑C IC N IA VARIOUS PINES (TYP.) 8" 12"_C�4L_ WITH — — — —710 77yTC-k UNBERBRUSH UTILITY POLE (TyP) .................................................. \../................................................................. . o"./.:.:.;"."................................................................. ----------------, / \........................................................ -- ----- ohs �� '"�: ----- ---------------- /' ...... GRAVEL _ (TYP.) ,,_712__ _ OHU— OH =-- OHIF �`�. ....... . >06' MON Fi N75 42 58 E \ ` 311.5 L -T ........................ OHU............... OHU. "..QHU- OH \ \ \...................................................... ----�-- _— --�-- — -- :— ----�— --. —.—. —.—. —.—. —.— 1 , /` \\`\ \` \`\ \ \`\ \ \\ //moi ♦\\\ 1 ° a .. . n .° :� d. \\\ \ .. " 4 . ` .4 j .°. .. ice.°. .i .qT BENCHMARK \ --�� (TOP OF MONUMENTS \ `\ / �\ \ ` \ 2-S7'@RY �� CONCRETE \ ���\ \ RAME BL\ ° .. aELEV=701.72 \ IN, DUi \ \ \ \\'III now � � `�\ \ BLOCK CLEANG \'\ X96 \4PPROX.\'IyOC. OF �`� �\ `\\ 7 B \\ `\ WELL `\ HOUSE \ RESERVE DRX�\INFIELD \\ �\ \\ \ � \ of _------- ------------------- \\ _- FROEHLING & ROBERTSON INC ---------- X\\ -- �\ - \ \ \\ \\ `�/// TAX MAP# 55-110 ----- I \\ \ `\\ / `\ \ `\ ` DR -1124 PG.•313 0 \ 1.762 ACS \ Q_ ZONING: HIGHWAY COMMERCIAL ----------------- -RA `\ME SHE USE: VACANT --------------- __------------------ NI APPN)X. LOC. Z9 �`--__------------------------------ - \1\I �1 �i� \ PRIMARY1\DRAINFIEL / --------------------------/ ---- \ I \ \ \ \ / \ 14" PINE / I cA \37C3]-,, SOIL TYPE, TYP. — ► i /�' \ `\ p� SOIL BOUNDARY LINE, TYP. / I VARIABLE WATER \�\ i // •' — — — — \\\ --PROTECTION BUFFER OD,�F \ . I 11--71 \ (TOP OF IR00) _ ELEV-705.56 300.0 FRDEHLIII,'lG & ROPERTSON11INC I I 'k ROD/F \` ��� TAX MAP# 5-109 j \ ,DB.• 1124 PG.-JIJ l ZONING: RUIfAL AREAS 1 , I 110 \\ USE.• VACANT STORM GRATE TOP=706.48 INV IN= 705.62 INV OUT=703.74 HYDRANT 0 SIGN U— OHU — OHU _ n� _ RODIF �H U /I I / I I VC If / I AL / EX. TREELINE l (n'P) / APPROX. LOCATION OF EX. l SEPTIC FIELD / I I / / I I / I I / / I — — ROD/F I I I I I I 20 0 20 401 60 NI REFLECTING TOMORROW www.balzer.cc Staunton New River Valley Roanoke Richmond Harrisonburg RESIDENTIAL LAND DEVELOPMENT ENGINEERING SITE DEVELOPMENT ENGINEERING LAND USE PLANNING & ZONING LANDSCAPE ARCHITECTURE LAND SURVEYING ARCHITECTURE STRUCTURAL ENGINEERING TRANSPORTATION ENGINEERING ENVIRONMENTAL & SOIL SCIENCE WETLAND DELINEATIONS & STREAM EVALUATIONS Balzer and Associates, Inc. L 1561 Commerce Road Suite 401 Verona, VA 24482 540-248-3220 FAX 540-248-3221 R JI HI FI EI In IM "D. Kent O'Donohue, dr.a r, Lic. No. 0406001683 S, 03-07-2016 'J ' d \� ,4.PE ARS Uj U LL LL 0w ^^ Y U,z U� LU Za O 2 (1) LL � 0 M O W co co co L LJ N 0 L.L U U) Z 0 D Z 0 C) (D Z I— V ) X L1J 9 i �� ii DRAWN BY DKO DESIGNED BY DKO CHECKED BY DKO DATE 03-07-2016 SCALE1 "=20' REVISIONS: SHEET NO. C2 of 10 REFLECTING TOMORROW www.balzer.cc Staunton New River Valley Roanoke Richmond Harrisonburg RESIDENTIAL LAND DEVELOPMENT ENGINEERING SITE DEVELOPMENT ENGINEERING LAND USE PLANNING & ZONING LANDSCAPE ARCHITECTURE LAND SURVEYING ARCHITECTURE STRUCTURAL ENGINEERING TRANSPORTATION ENGINEERING ENVIRONMENTAL & SOIL SCIENCE WETLAND DELINEATIONS & STREAM EVALUATIONS Balzer and Associates, Inc. 1561 Commerce Road Suite 401 Verona, VA 24482 540-248-3220 FAX 540-248-3221 �'T H OF l Dj "D. Kent O'Donohue, Jr?' Lic. No. 0406001683 S, 03-07-2016 w 'd 1� W U_ LL LL Ow ")Z Cv I Of a ZQ O rn U) VJY � 0 M O Wof co CID �(0 W N 0 L.L U i. I - E5 Z J OJ Q U W J L: 0� 2 Q W 00 J a DRAWN BY DKO DESIGNED BY DKO CHECKED BY DKO DATE 03-07-2016 SCALE1 "=20' REVISIONS: SHEET NO. C3 Of 10 JOB NO. 34150050 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 oy� 0 0% I HYDRANT 0 oy� 00 \ 208' TO C� OF ROCl�FISH GAP T URIVPIl�E °yu HILLSB7ORO LANE I NTX. ROUTE 250 0% CONTR. TO NEAT SAW—CUT ' 0 N / ) l „O R—O—�/ \o% & MATCH EX. PVMT N CG -11 (SEE DETAIL) ENTRANCE VARIOUS PINES EX. TREELINE (TYP.� °y o 8"12" CAL. WITH 50' TAPER °y� R25.00', °° — k c c - - THICK UNDERBRUSH .................................................... ........... •TAPER STORM GRATE M°y .6b'- R25.00'........................................................ TOP=706.48 L_ M N............................................. 10'-30' BLDG. CONC. BUMPER BLOCK, TYP. (SEE DETAIL) HU OHU HU INV OUT -703.74 _oHu. -.. oHu� . SETBACK o00 DITCH TO CONVEY WATER oHu................................. oHu ..................................... otiu aHU - - - - - - - - - - - AWAY FROM FOUNDATION - - - HANDICAP PARKING SIGN - 16.0' 14 0' III . -. - . -. - .-. HU— . - - - oHu 0 U-- nl - - 7HU- ----- - -- --- - - (SEE DETAIL) (TYP) (TYP)II1I , \ ' 89' 00 o x —` �� I °� / / L 131.52' 32'OFFICE BUILDING I 0 1 —STORY o Q I X41' 4CO GO Rooms 0 6,350 SQ.FT. 5.5' oo M FFE=711.00 m 0 _ II q. 114 / K / NYLOPLAST 49:0' K / PROP. DRAINTO COLLECT ROOF SIDEWALK, TYP. a I I ❑ co I / FIREWALL FCONC* (SEE DETAIL) 18.0' APPROX. LOC. OF LEADERS a (TYP) I / RESERVE DRAINFIELD PROP. SAN. j 10.5' I � SEPTIC, SYSTEM 84, J I / / lO aa a c PLUMBER n a I II I / I J / CONN. cn 8.0, � a _ CG 2 I / \ „ W Rooms 12 HDPE PLUMBER CONN. FROM WELL (TYP.) I WELL I OO EX. TREELINE l a @ 1% MIN. o N (LOC. TBD BY OWNER) (TYP.� / SLOPE o :1 °° o MONOLITHIC SIDEWALK, TYP. I ---------- I I (TYP-) m (SEE DETAIL) 130.73' J100 as CG -6 L (TYP.) I I / = y R1.50' 12'HD E 2"HDPE R4.00' H \ 4' DOCK & ROLL -OFF 10'X20' _ DUMPSTER , R3.00 I I III I I I / H DUMPSTER PAD o F—O-P I(TYP.) I \ APPROX. LOC. OF N _ oI I I I PRIMARY DRAINFIELD m G -�� --------------- I I 14 PINE I I / G BMP 32' ACCESS ESMT. � I I IN, PROP. PROP. TREELINE TYP. F I (SEE ESC PLAN FOR TREE / - - - - - - - 30' TEMP. CONSTR. I F PROTECTION - ESMT. E I - _ - - - VARIABLE WATER � -- -- -- -- I E - - - - - PROTECTION BUFFER 50' BLDG. SETBACK D D _ — 20' BUFFER - - GENERAL NOTES: 1. CONTRACTOR SHALL VERIFY DEPTH AND LOCATION OF ALL UNDERGROUND UTILITIES BEFORE EXCAVATION SHALL OCCUR. 2. ALL RADII SHOULD BE ASSUMED 5' UNLESS SHOWN OTHERWISE. LEGEND: B PROP. PAVEMENT B (SEE DETAIL) I a as PROP. CONC. SIDEWALK a 40 (SEE DETAIL) 20 0 20 40 60 A PROP. DUMPSTER PAD Room I A I I (SEE DETAIL)_ SCALE. 1 20 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 1 21 REFLECTING TOMORROW www.balzer.cc Staunton New River Valley Roanoke Richmond Harrisonburg RESIDENTIAL LAND DEVELOPMENT ENGINEERING SITE DEVELOPMENT ENGINEERING LAND USE PLANNING & ZONING LANDSCAPE ARCHITECTURE LAND SURVEYING ARCHITECTURE STRUCTURAL ENGINEERING TRANSPORTATION ENGINEERING ENVIRONMENTAL & SOIL SCIENCE WETLAND DELINEATIONS & STREAM EVALUATIONS Balzer and Associates, Inc. 1561 Commerce Road Suite 401 Verona, VA 24482 540-248-3220 FAX 540-248-3221 �'T H OF l Dj "D. Kent O'Donohue, Jr?' Lic. No. 0406001683 S, 03-07-2016 w 'd 1� W U_ LL LL Ow ")Z Cv I Of a ZQ O rn U) VJY � 0 M O Wof co CID �(0 W N 0 L.L U i. I - E5 Z J OJ Q U W J L: 0� 2 Q W 00 J a DRAWN BY DKO DESIGNED BY DKO CHECKED BY DKO DATE 03-07-2016 SCALE1 "=20' REVISIONS: SHEET NO. C3 Of 10 JOB NO. 34150050 REFLECTING TOMORROW www.balzer.cc Staunton New River Valley Roanoke Richmond Harrisonburg RESIDENTIAL LAND DEVELOPMENT ENGINEERING SITE DEVELOPMENT ENGINEERING LAND USE PLANNING & ZONING LANDSCAPE ARCHITECTURE LAND SURVEYING ARCHITECTURE STRUCTURAL ENGINEERING TRANSPORTATION ENGINEERING ENVIRONMENTAL & SOIL SCIENCE WETLAND DELINEATIONS & STREAM EVALUATIONS Balzer and Associates, Inc. 1561 Commerce Road Suite 401 Verona, VA 24482 540-248-3220 FAX 540-248-3221 LTH OF "D. Kent O'Donohue, Jr?' r, Lic. No. 0406001683 S, '7' 03-07-2016 'J ' d \� S,4 PE ARS w U LL LL Ow UZ // C W~ d Z0 a 2 VJY �0 0 co co co LLJ N O/ L.L U (D LJ) U � 11' _L Z J OJ a � w W J 2 Q LU OJO a DRAWN BY DKO DESIGNED BY DKO CHECKED BY DKO DATE 03-07-2016 SCALE1 "=20' REVISIONS: SHEET NO. C4 of 10 JOB NO. 34150050 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 GRADING NOTES: 0 1. REMOVE TREES, SHRUBS, GRASS, AND OTHER VEGETATION, IMPROVEMENTS OR 0 OBSTRUCTIONS AS REQUIRED TO PERMIT INSTALLATION OF NEW CONSTRUCTION. REMOVE TREES AND OTHER VEGETATION, INCLUDING STUMPS AND ROOTS, COMPLETELY IN AREAS REQUIRED FOR SUBSEQUENT SEEDING. CUT OFF TREES AND STUMPS IN AREAS TO RECEIVE FILL MORE THAN THREE FEET IN DEPTH TO WITHIN EIGHT INCHES OF THE ORIGINAL GROUND SURFACE. Cob 2. BARRICADE OPEN EXCAVATIONS OCCURRING AS PART OF THIS WORK AND OPERATE WARNING LIGHTS AS RECOMMENDED BY AUTHORITIES HAVING JURISDICTION. N N 3. CUT SURFACE UNDER PAVEMENTS TO COMPLY WITH CROSS SECTIONS, ELEVATIONS, AND GRADES AS INDICATED. 4. EXCAVATE TRENCHES TO UNIFORM WIDTH CONFORMING TO VDOT STANDARD PB -1 FOR STORM DRAINAGE PIPING. oy� 5. PREVENT SURFACE WATER AND SUBSURFACE OR GROUND WATER FROM FLOWING INTO \ EXCAVATIONS AND FROM FLOODING PROJECT SITE AND SURROUNDING AREA. DO NOT oy M ALLOW WATER TO ACCUMULATE IN EXCAVATIONS. REMOVE WATER TO PREVENT SOFTENING �\ M OF FOUNDATION BOTTOMS, UNDERCUTTING FOOTINGS, AND SOIL CHANGES DETRIMENTAL TO STABILITY OF SUBGRADES AND FOUNDATIONS. CONVEY WATER WHEN ATMOSPHERIC TEMPERATURE IS LESS THEN 35°F (1°C). \ 6. PROTECT EXCAVATED BOTTOMS OF ALL FOOTINGS AND TRENCHES AGAINST FREEZING WHEN ATMOSPHERIC TEMPERATURE IS LESS THEN 35°F (1`C). ROCI�(FISh' GAl:, T URIVPII�(E 20 0 20 40 ° 60 7. FINISH LAWN AREAS TO WITHIN ONE INCH ABOVE OR BELOW REQUIRED SUBGRADE L ELEVATIONS. SHAPESURFACEUNDERPAVEMENTS TO LINE,GRADE, AND ROUTE 250 SCALE: 0/4"= 20 ' L MORE ELEVATION. (110' R—O—W) \ ° 8. PROTECT GRADED AREAS FROM TRAFFIC AND EROSION. REPAIR AREAS WHICH HAVE SETTLED, ERODED, OR BECOME DAMAGED DUE TO CONSTRUCTION ACTIVITIES AT NOW ill ■ °'S' y� ADDITIONAL COST TO OWNER. ------------------------------- EX. TREEL/NE _-- 1111 9. SPREAD TOPSOIL TO A DEPTH OF 4" OVER ALL DISTURBED AREAS NOT RECEIVING WALKS, — — _ _ _ _ / — — — — — — VARIOUS PINES — — — — — — — — — — ■ °y ----------------Ty 8"12"_QIL_ WITH �' K PAVEMENT, WALLS OR BUILDING, INCLUDING TRENCHES. IMMEDIATELY FOLLOWING �' ----------- � — — ——7107PTCK UNBLRBRUSH \� ■ - 111 \° K PLACEMENT OF TOPSOIL, DISK THE ENTIRE TOPSOILED AREA AND RAKE FREE OF STONES ----------------------- �,,\ �� ■ �` ■ AND DEBRIS OVER 1/2" IN ANY DIMENSION. PROVIDE A FINISHED SURFACE FREE OF �/' ,' ,__ `\\ ,>p8 \ �'^------------ ----- ■--------\ % �!p /� ■ DEPRESSIONS OR HIGH SPOTS. SEED IMMEDIATELY._- '' ' \� \�` ` \ ` ■ \\-'� HUS OHU \� 10. FINISH GRADE AROUND ALL BUILDINGS SHALL BE A MINIMUM OF 6" BELOW FINISHED ,'' /�� \> �� \ �� �` _ _ ' - Hu— OHU �` Hu OHU— 11. FLOOR ELEVATIONS. PROVIDE A MINIMUM OF 5% SLOPE FOR A DISTANCE OF 10' AWAY FROM ALL BUILDINGS , \ • — ............ `� \\ �\ \\ \ % ` �� • \� \` \ • \ ■ / / \,\ . \ I \ J FOR POSITIVE DRAINAGE. �' J --- `, --.------- �\ `\ �\ \\ -- ;L---`; - 12. ALL SIDEWALKS SHALL CONFORM TO ADA REQUIREMENTS WITH A MAXIMUM SLOPE OF 5% BENCHMARK^� `� \ \`moo �`\\ \ a �,,\ X ANDA MAXIMUM CROSS SLOPE OF 1:48. (TOP OF MONUMENTS �� `�\ \\ \ `, ��\ ELEV 701.72 I \ \ OFFICE nUILDING I b 1 —STORY o'`� o I \` N s `\ 6 350 SQ.FT.`\ N o Q \\ I I ROOF SLOPE � � \. � \ I I \ \ �' FFE=71 -- — I ` \ Ej O \APPROX.\1,0C. OF \ I \ RE'SERVE DRAINFIELD `\ \ `,, \ N \\ H —71 LIMITS OF DISTURBANCE \ •, �`----- -------------------------- \ \\ '12' \\ \\ E_ 12"HDPE ----------------------------- _ i \ ■ \\ I \ \ 06 /70 X04--- - --- ----- _-------- --------------------------------- --- --- I `, I ■ \\ \`\ ` C. APPN)X. LOC. i9 - \ �\ o I \\ I i \+ ■ \ \ `\ I E `� `� PRIMARY`\DRAINFIEL --- -- -___ __ _ li ■ \\ I E I` \ I ■ 14" PINE I `� \\ `\ LIMITS OF DISTURBANCE \ �� \ / BMP i \ _ / I ■ _-- I_\� �, I ■ �\ � \\ �\\ \ \ PROP. \` \I TREELINE, TYP. �� `\\ 706 _ ■ I I (SEE ESC PLAN FOR TREE `\ \ \\\ \�`\� \\ �`� _ - I \ ■ \ \\ PROTECTION) `\ `\ / _ _ = 706 ■ II ------70 \ It I of VARIABLE WATER PROTECTION BUFFER (TOP OF B ��\ \\ \\ \ \ \ \\ \ I I \\ 1\ \ ��\ I I \ _ _ / / IROD) / , ELE1/-705.56 g � \ A op ��O ib" A i �o i 1 1 2 1 3 1 4 1 5 6 1 7 8 9 1 10 1 11 1 12 13 1 14 15 16 17 18 19 20 21 REFLECTING TOMORROW www.balzer.cc Staunton New River Valley Roanoke Richmond Harrisonburg RESIDENTIAL LAND DEVELOPMENT ENGINEERING SITE DEVELOPMENT ENGINEERING LAND USE PLANNING & ZONING LANDSCAPE ARCHITECTURE LAND SURVEYING ARCHITECTURE STRUCTURAL ENGINEERING TRANSPORTATION ENGINEERING ENVIRONMENTAL & SOIL SCIENCE WETLAND DELINEATIONS & STREAM EVALUATIONS Balzer and Associates, Inc. 1561 Commerce Road Suite 401 Verona, VA 24482 540-248-3220 FAX 540-248-3221 LTH OF "D. Kent O'Donohue, Jr?' r, Lic. No. 0406001683 S, '7' 03-07-2016 'J ' d \� S,4 PE ARS w U LL LL Ow UZ // C W~ d Z0 a 2 VJY �0 0 co co co LLJ N O/ L.L U (D LJ) U � 11' _L Z J OJ a � w W J 2 Q LU OJO a DRAWN BY DKO DESIGNED BY DKO CHECKED BY DKO DATE 03-07-2016 SCALE1 "=20' REVISIONS: SHEET NO. C4 of 10 JOB NO. 34150050 1XI■ D■ 13■ IO■ ©■ 0■ IO■ r�■ 0■ C■ n■ HANDICAP PARKING SIGN WITH INTERNATIONAL SYMBOL OF ACCESS ON BLUE BACKGROUND. PROVIDE THEFT PROOF BOLTS, WASHERS & NUTS. 9ACCESSIBLE�SIGN TO BE OMITTED FOR SPACES THATARE NOT VAN ACCESSIBLE STEEL TUBE PIPE o CONDITION AT CONC WALK CONDITION AT PLANTER AREA 1' DIA CONC FOOTING HANDICAP SIGNPOST DETAIL NO SCALE C0tiC ti gNS��j�Mq� /V J a Pe xG G C 6� ick B(i C�' Foy NOTE: 2% MAX SLOPE / CROSS SLOPE (COORDINATE WITH GRADING PLAN) TYPICALHANDICAP PARKING DETAIL N.T.S. AGGREGATE BASE COURSE -21A COMPACTED SUBGRADE SOIL - CBR= 7 CAA n GA no CAA 1'') P,A 1-1/2" 1/2" PREFORMED EXPANSION 3" JOINT FILLER WHERE ADJACENT TO BUILDING 8" CLASS I AIR jX//,//\//\//\//\//\\\\ ENTRAINED CONIC /\\j�\jam\jam\jam\jam\jam\j /\j�\j�\j�\j�\jx\j NOTE: STRUCTURAL BACKFILL FINISH - TROWELED EDGES, BROOM FINISH (WHERE FILL IS NEEDED) SCORING EVERY 6' EXPANSION JOINTS EVERY 30' MIN. SIDEWALK DETAIL N.T.S. vARIFc SEE PLAN NOTE: PROVIDE EXPANSION JOINTS GRADE CHANGE D" ueie san Of ww ., v . p ° ° © 20' 0" O.C. (MAX.) DESIRABLE MAXIMUM D ° ° �10, 0 % .39 4 1.4" RAD. a NOTES: STANDARD -DUTY – THIS PAVEMENT SECTION DESIGN IS BASED UPON A TYPICAL STANDARD–DUTY AND SHALLBY A GEOTECHNICAL ENGINEER PRIOR TOEESTAB ISHME NE OF FI NIALL PAVEMENTT SUBGRADE. PAVING DETAIL EXISTING PAVEMENT +2"— - BENCHED PAVEMENT JOINT N.T.S. PROPOSED PAVEMENT T e K n AWAY COURSE PAVEMENT JOINT DETAIL N.T.S. PROPOSED SURFACE COURSE PROPOSED BASE COURSE PROPOSED AGGREGATE SUB BASE 95% COMPACTED SUB–GRADE SIDEWALK CROSS SLOPE 1.8% MAX A if .. aO•e a a PARKING LOT ' ° 6 MATCH SLOPE ON PLAN O a 0OO Gp o IIII-1111- Io 11 —11 =111 0. a o 0 0 IIII IIII=0 _ 00 8— IIII=IIII=III -IIII=IIII=11 MATCH IIII=IIII —IIII-11—IIII IIII SIDEWALK ATCH DETAIL PAVEMENT DETAIL MONOLITHIC SIDEWALK DETAIL CLASS A3 AIR ENTRAIN CONC. W/ 6x6 WELDEI WIRE REINF. 6" STONE AGGREGATE BASE N.T.S. HEAVY DUTY CONCRETE DETAIL N.T.S. SPHALT PAVEMENT TOOLED EDGE (1) #4 CONT. 6" THICK CONCRETE SLAB W/6X6%WWF SLOPE PER PLAN 1/2" RAD > 8" THICK #21A STONE FINISH GRADE NOTE: PROVIDE EXPANSION JOINTS GRADE CHANGE D" ueie san Of ww DUMPSTER APRON © 20' 0" O.C. (MAX.) DESIRABLE MAXIMUM HIGH MORE THAN 1500 VPD 0 % .39 ROUGH GRADE 4" N.T.S. Low LESS THAN 500 VPD s 6 x 8 x APPLICABLE TO STREET CONNECTIONS rj;� CLASS A3 TOP OF T'^r SPECIFICATION NON TRAFFIC INSTALLATION CONCRETE PAVEMENT REFERENCE METHOD OF TREATMENT ROAD AND BRIDGE STANDARDS REPRODLICTIONOFTHISPRi1TORA�iYINPiSRMATIOY TITLE I (RADIUS TO BE AS I A� XXSTREET APPROACH SAME SURFACING p C1 GENERAL NOTES u�ra i1tY'�T7 AS MAINLINE ROADWAY (SEE NOTE 3) SHOWN ON PLANS) to 1. WHEN USED IN CONJUNCTION WITH STANDARD CG -3 (RADIUS TO BE AS OR CG THE CURB FACE ON THIS STANDARD IS TO D1tA1NBASN1&NL�EI _ _ _ _ _ _ _ _ _ SHOWN ON PLANS) -7, BE ADJUSTED TO MATCH THE MOUNTABLE CURB REVISION DATE SHEET 1 OF 1 ' CG -2 OR GG -6 L — — — — CONFIGURATION. DRAIN BASIN BASIN INLINE DMIN VIRGINIA DEPARTMENT OF TRANSPORTATIONIS LEr*GMDYSPEGMWWTEIi P ON ERMKV-0PLA5T. I rr 2. SEE STANDARD CG -12 FOR CURB RAMP DESIGN TO BE 203.0 SLiE A SCALE TlasSN r 1(IF i — — — — SIDEWALK USED WITH THIS STANDARD. (SIDEWALK w I — — — — — C>,IiATElCWH� C+RA7ElUYE72 NOTE 5) r ' OPTIONAL FLOW LINE UNPAVED SPACE 3. MAINLINE PAVEMENT SHALL BE CONSTRUCTED TO THE TOP $s1DIL TOP OOL —III—III—III— D _ _ m RIW LINE (EXCEPT ANY SUBGRADE STABILIZATION — __ --�+A I----- REQUIRED FOR MIUNLINE PAVEMENT WHICH CAN BE if. IS DQ. p .D e.QO'•.4'tl:P O:::Q ;. tl.Q p. r.'e .e pQ '�� > b e.. °tl.� d •Q:�. .«tl: 4, n-�e �b > �v.•Q '. ''D. tl:' tl!•b :G •.:.•��'�.a .tl i. JOINT I 110 ` ` d:�e a0 •:4 .'.b':O':a eo��.,a .o .�p'�.o >Po,. o.' �0:•°,tle'Oq .Q JOINT ¢• RADIAL CURB OR COMBINATION CURB AND GUTTER — — — — •tl. SHALL NOT BE CONSTRUCTED BEYOND THE R!W LINE 6' NOTE., WIDTH "B" 2'-0" OR AS C-0 MAINLINE ROADWAY EXCEPT FOR REPLACEMENT PURPOSES. SHOWN ON TYPICAL SECTION. A M 24" PLAN VIEW THE BOTTOM OF THE CURB & GUTTER MAY BE CONSTRUCTED PARALLEL TO THE SLOPE 5. WHEN THE ENTRANCE RADII CANNOT ACCOMMODATE THE OF THE SUBSURFACE COURSES PROVIDED A TURNING REQUIREMENTS OF ANTICIPATED HEAVY TRUCK MINIMUM DEPTH OF 7' IS MAINTAINED MAINLINE ROADWAY SLOPE CG -6 (WET) DETAIL N.T.S. WITHIN THE LIMITS OF THE RADII SHOULD BE INCREASED TO 7". (SEE CG -13) FINISH GRADE ROUGH GRADE 4" TOP OF PAVEMENT -III—III—III—III—III—III—I i 111, ; 111-1 I I-1 I I ;1 I I-110% .0- q'•; e9 0� - I I. -I I I I � I I . p tl .V n• o ' =. tl: 'Q= o a .,•o: q • ' .to:':. a �.Q: •.. ^ CLASS A3 4 V? ob a;;^�O .n60 A`.tl �a a�0 s eDq o 'a' CONCRETE o� :.a;oY. .:b:�;.:o <Q b: 6;> CG -2 DETAIL N.T.S. CLASS A3p, ii, (H.E.S.) s. ;i. A', e• b CONCRETE ' SECTION C -C ENTRANCE VOLUME GRADE CHANGE D" ueie san Of ww DUMPSTER APRON DETAIL DESIRABLE MAXIMUM HIGH MORE THAN 1500 VPD 0 % .39 MEDIUM 500-1500 VPD N.T.S. Low LESS THAN 500 VPD s 6 x 8 x APPLICABLE TO STREET CONNECTIONS CG -11 0R POSSESSION OF THIS PRINT DO ESW07CONFER, TI20HRPPMER, NFORHATIONHSHON❑ EF TRB 9GN DATE T'^r SPECIFICATION NON TRAFFIC INSTALLATION RE►A5EDBvW' PROJECT"�""�`FAE REFERENCE METHOD OF TREATMENT ROAD AND BRIDGE STANDARDS REPRODLICTIONOFTHISPRi1TORA�iYINPiSRMATIOY TITLE I (RADIUS TO BE AS I A� XXSTREET APPROACH SAME SURFACING p C1 GENERAL NOTES u�ra i1tY'�T7 AS MAINLINE ROADWAY (SEE NOTE 3) SHOWN ON PLANS) to 1. WHEN USED IN CONJUNCTION WITH STANDARD CG -3 (RADIUS TO BE AS OR CG THE CURB FACE ON THIS STANDARD IS TO D1tA1NBASN1&NL�EI _ _ _ _ _ _ _ _ _ SHOWN ON PLANS) -7, BE ADJUSTED TO MATCH THE MOUNTABLE CURB REVISION DATE SHEET 1 OF 1 ' CG -2 OR GG -6 L — — — — CONFIGURATION. DRAIN BASIN BASIN INLINE DMIN VIRGINIA DEPARTMENT OF TRANSPORTATIONIS LEr*GMDYSPEGMWWTEIi P ON ERMKV-0PLA5T. I rr 2. SEE STANDARD CG -12 FOR CURB RAMP DESIGN TO BE 203.0 SLiE A SCALE TlasSN r 1(IF i — — — — SIDEWALK USED WITH THIS STANDARD. (SIDEWALK w I — — — — — C>,IiATElCWH� C+RA7ElUYE72 NOTE 5) r ' OPTIONAL FLOW LINE UNPAVED SPACE 3. MAINLINE PAVEMENT SHALL BE CONSTRUCTED TO THE TOP $s1DIL TOP OOL _ _ m RIW LINE (EXCEPT ANY SUBGRADE STABILIZATION — __ --�+A I----- REQUIRED FOR MIUNLINE PAVEMENT WHICH CAN BE IS N EXPANSION OMITTED IN THE ENTRANCE.) JOINT I 110 ` ` JOINT ¢• RADIAL CURB OR COMBINATION CURB AND GUTTER — — — — SHALL NOT BE CONSTRUCTED BEYOND THE R!W LINE NOTE., WIDTH "B" 2'-0" OR AS C-0 MAINLINE ROADWAY EXCEPT FOR REPLACEMENT PURPOSES. SHOWN ON TYPICAL SECTION. A PLAN VIEW ENTRANCE NOTES 5. WHEN THE ENTRANCE RADII CANNOT ACCOMMODATE THE TURNING REQUIREMENTS OF ANTICIPATED HEAVY TRUCK MAINLINE ROADWAY SLOPE TRAFFIC, THE DEPTH FOR SIDEWALK & CURB RAMPS 10' PARABOLIC CURVE (ENTRANCE ONLY) WITHIN THE LIMITS OF THE RADII SHOULD BE INCREASED TO 7". (SEE CG -13) EDGE OF PAVEMENT OR OPTIONAL FLOW LINE 8'X MAX. SLOPE CHANGE ® D — — 0 $. PLANS ARE TO INDICATE WHEN CONSTRUCTION OF A FLOW _ [SEE LINE IS REQUIRED TO PROVIDE POSITIVE DRAINAGE ACROSS MAINLINE ROADWAY _ _ — — — — — — — — — NOTE 7) THE ENTRANCE. 8%MAX.HANGE ® D 7. THE DESIRABLE AND MAXIMUM ENTRANCE GRADE CHANGES 9 "D" ARE LISTED IN THE ALLOWABLE ENTRANCE GRADE D TABLE. THESE VALUES ARE NOT APPLICABLE TO STREET CONNECTIONS. S' MIN. 20' MINIMUM FOL COMMERCIAL ENTRANCE INTERSECTION NOTES ! 8. WHEN CG -11 IS USED FOR STREET CONNECTIONS, THE - ® CONSTRUCT GRADE CHANGES WITH A PARABOLIC CURVE. CONNECTION MUST BE DESIGNED IN ACCORDANCE WITH O MIN ON W -3 j AASHTO POLICY AND THE APPLICABLE REQUIREMENTS SECTION A - A OF THE VDOT ROAD DESIGN MANUALINCLUDION G STOPPING 3W AIN_ SIGHT DISTANCE AND K VALUE RE UIREMENTS Ixar erc� 1 a�aT,;171a1 d f61 1 kG rw l� IFn CTfYUF 3117 rtTl 1F17 9. OPTIONAL FLOWLINE MAY REQUIRE WARPING OF A GRANUMATERIAL MEETING THE REQ IRE'( ENTS OF CLASS) OR 4" PORTION OF GUTTER TO PROVIDE POSITIVE DRAINAGE CLASS II UATERIAL AS DEFINED IN A5TV D2321. BEDDING,& BACKFILL B310 ACROSS THE INTERSECTION. FOR SURFACE DRAINAGE INLETS SHALL BE WELL PLACED&CiM PACTED TI-FRArVrlI I VATFRIAI CI-IEI I PP MJ ICI-IFi1 C`7M. 9: (1R nTI-IFR t iNIFi7RMLYI�I Ai'Ci3ROANCE%MTH A.;TM (?2•'_21: ALLOWABLE ENTRANCE GRADE CHANGES ." `I.. . .�" w w �1.. I` . ,RANULAR MATE RIA L MEETING THE RCIUIREIlEP1TSdF CLASS I OR - — J CLASS A3p, ii, (H.E.S.) s. ;i. A', e• b CONCRETE ' SECTION C -C ENTRANCE VOLUME GRADE CHANGE D" ueie san Of ww CLR MF,1 ERAL AS DEFfNED IN ASTAA B232 i. sst+xAlrv�, a tu>�.nruL Kk SURFACE DIRA11NAM INLEMSHALL BL WELL PU k LD -KCaWA TI D UNIFORI1IINACCOR[�lNEWITI#I�STI11U 1. u�au vmvsr+ DESIRABLE MAXIMUM HIGH MORE THAN 1500 VPD 0 % .39 MEDIUM 500-1500 VPD S 3 % 6 % Low LESS THAN 500 VPD s 6 x 8 x EINLI V ILVV 6"x6" NOMINAL PRECAST WHEEL STOP CONCRETE BUMPER BOCK DETAIL NTS ■D ■■ ■I19 ■IO ■r� ■ REFLECTING TOMORROW www.balzer.cc Staunton New River Valley Roanoke Richmond Harrisonburg RESIDENTIAL LAND DEVELOPMENT ENGINEERING SITE DEVELOPMENT ENGINEERING LAND USE PLANNING & ZONING LANDSCAPE ARCHITECTURE LAND SURVEYING ARCHITECTURE STRUCTURAL ENGINEERING TRANSPORTATION ENGINEERING ENVIRONMENTAL & SOIL SCIENCE WETLAND DELINEATIONS & STREAM EVALUATIONS Balzer and Associates, Inc. 1561 Commerce Road Suite 401 Verona, VA 24482 540-248-3220 FAX 540-248-3221 LTH 0 "D. Kent O'Donohue, Jr?' r, Lic. No. 0406001683 03-07-2016 J Sc14 PE Uj U_ LL LL Ow ��^^ Y �v�^, z v!� Uj ~ a Z Q r rn (n VJY � 0 M 0 W � M 00 I— Uj N O U iI U IY E i > C) Z J D J p a � w LLJ J C Uj m J a DRAWN BY DKO 1 na Frani raECLOMS SUSEC i UX 11 rrc rn ueie san Of ww NIAICIOAL u�au vmvsr+ DATE 03-07-2016 NOTE: ALLOWABLE ENTRANCE GRADE TABLE IS NOT SCALE RYLGPLAST -HAS PRO PM ETARY RIGHT& THERECBPT REVISIONS: 8UFrRD,GA3$; A APPLICABLE TO STREET CONNECTIONS 0R POSSESSION OF THIS PRINT DO ESW07CONFER, TI20HRPPMER, NFORHATIONHSHON❑ EF TRB 9GN DATE PHn(77G) W 1.2443 " 'sf l �as Pv�vn00pMStWLV0M SPECIFICATION XVDC3T RE►A5EDBvW' PROJECT"�""�`FAE REFERENCE METHOD OF TREATMENT ROAD AND BRIDGE STANDARDS REPRODLICTIONOFTHISPRi1TORA�iYINPiSRMATIOY TITLE (CONNECTION FOR STREET INTERSECTIONS AND COMMERCIAL ENTRANCES) u�ra i1tY'�T7 D1tA1NBASN1&NL�EI 5O2 REVISION DATE SHEET 1 OF 1 MM)LEHOUO°R�i MT00FMy ARTIi.'LEH�R�tlIf,�DRTHED�ETt34RYFM WIN}T1141VIAuA,TM VIRGINIA DEPARTMENT OF TRANSPORTATIONIS LEr*GMDYSPEGMWWTEIi P ON ERMKV-0PLA5T. I rr 203.0 SLiE A SCALE TlasSN r 1(IF i D 11ta 7bbi-1i>1•i1 i REV I3 EINLI V ILVV 6"x6" NOMINAL PRECAST WHEEL STOP CONCRETE BUMPER BOCK DETAIL NTS ■D ■■ ■I19 ■IO ■r� ■ REFLECTING TOMORROW www.balzer.cc Staunton New River Valley Roanoke Richmond Harrisonburg RESIDENTIAL LAND DEVELOPMENT ENGINEERING SITE DEVELOPMENT ENGINEERING LAND USE PLANNING & ZONING LANDSCAPE ARCHITECTURE LAND SURVEYING ARCHITECTURE STRUCTURAL ENGINEERING TRANSPORTATION ENGINEERING ENVIRONMENTAL & SOIL SCIENCE WETLAND DELINEATIONS & STREAM EVALUATIONS Balzer and Associates, Inc. 1561 Commerce Road Suite 401 Verona, VA 24482 540-248-3220 FAX 540-248-3221 LTH 0 "D. Kent O'Donohue, Jr?' r, Lic. No. 0406001683 03-07-2016 J Sc14 PE Uj U_ LL LL Ow ��^^ Y �v�^, z v!� Uj ~ a Z Q r rn (n VJY � 0 M 0 W � M 00 I— Uj N O U iI U IY E i > C) Z J D J p a � w LLJ J C Uj m J a DRAWN BY DKO DESIGNED BY DKO CHECKED BY DKO DATE 03-07-2016 SCALE N/A REVISIONS: SHEET NO. JOB NO. 34150050 REFLECTING TOMORROW www.balzer.cc Staunton New River Valley Roanoke Richmond Harrisonburg RESIDENTIAL LAND DEVELOPMENT ENGINEERING SITE DEVELOPMENT ENGINEERING LAND USE PLANNING & ZONING LANDSCAPE ARCHITECTURE LAND SURVEYING ARCHITECTURE STRUCTURAL ENGINEERING TRANSPORTATION ENGINEERING ENVIRONMENTAL & SOIL SCIENCE WETLAND DELINEATIONS & STREAM EVALUATIONS Balzer and Associates, Inc. 1561 Commerce Road Suite 401 Verona, VA 24482 540-248-3220 FAX 540-248-3221 1T H OF � Pj v "D. Kent O'Donohue, Jr?" e Lic. No. 0406001683 S, '7' 03-07-2016 'J ' d \� Sc� P E A R �•�, LU U_ Z LL JLL 113- ^^ Y Z CU/), z i _ W Q (D Z= In W �Y � 0 w �co CID M < �-- ( U W co N 0 O Z J U iI CD U � i Z J OJ a � 2 JILL] 2 < LU m a DRAWN BY 1 2 1 3 4 5 6 7 1 8 9 1 DKO 10 11 12 1 13 14 15 16 17 18 19 20 21 County of Albemarle Conservation Plan Checklist - To be placed on Landscape Plans VARIOUS PINES EX. TREEL/NE s n 8 12 CAL. WITH (1�'P) VDOT SIGHT y� DISTANCE TRIANGLE LIGHTING NOTES: (Hand book,pp111-284111-297 for comp lete specifications) S-6�60i ----__ ----- THICK UNDERBRUSH 1. T ollwi items shall be shown on the loo: ________ C/ - \ / SDR=500' 1. NO FREESTANDING LIGHTING IS PROPOSED. ALL LIGHTING WILL BE BUILDING MOUNTED FOR 0 tees tote saved; --- - _ _ _ _ _ y BUILDING ACCESS PURPOSES. THESE FIXTURES WILL EMIT LESS THAN 3,000 LUMENS. O C7 Limits of clearing (outside dripline oftrees to be saved); - - - - - 710 \ Location and type of protective fencing; -6 Grade changes mquiringtreewells orwails; / ^ - - - - - - - - - - - - - �Ie / /------ \ ��8 - -ap• \ �\ .-------- ---------`� `� C F \ PL �ip�T OUNTY SIGHT Proposed trenching or tunneling beyond the limits of clearing. \ - - ' oHu- \_ ISTANCE 2. M kinkiness: m All frets to be saved shall be marked with print or ribbon at a height clearly visible to equipment operators. \ / `\ `. X06 \� \ I `\ / \ \ \ O ._ _-� ��, TRIANGLE - OHU- OHu 1 OH U OHU � d No gradingshall begin until the tree markt a has been inspected and a ved by a County Ins or. Pz >� Pc Pero tY l _ \ _ _ _ T \ \ 3. Pr Construction Conference: �Sr ` \ \ �` 1 \ � a- N UFTree preservation and protection measures shall be. reviewed with the contractor on site. \ \ _ 1 a N \ 4. E i meat O eratioo and Stor e: \ . Heavy equipment, vehicular ttaffia and storage of construction materials including sots shall not be permitted within the driplines oftrees \\ \ • to be saved- I \ \ \ / 1 5. So Erosiob and Stormwater Detention Devices: Such devices shall not adversel affect trees to be saved. y 69 \ I}Z Fires ere not permitted within 100 feet of the drip Iin a oftrecs to be saved. - I M 7. Ta 'c MM terials: Tott7 xic mat Is shall not be stored within 100 feet of the dripline of trees to be saved. \ `\\ \ \ \ \\ \ ` \ \ \ \ri \ \ RUBBER HOSE AT BARK M \ �` \` \ \` �` \\ \ & P vcFenMIL : Treesretained within 40 feet of a proposed building or grading activity shall be protected -by fencing. Fencing shall. be in place and shall be inspected and approved by a County Inspector prior to grading or construction. \ \ \\ I \\ \\ \ \ `\ \ / `\\ \\ \ - \ \\\\ \\\ \ \\\\ - \ - _ - - _ _ - _ - - _ - \ \\- GUY WIRES (3). WHITE FLAG ON EACH TO INCREASE VISIBILITY. \\ / '\ \\ \\ -- 9. Tree {Yells: I�t When the ground level must beraised within the driplineofatree tobesaved, atree well shall beprovided and acunstructiondetail \ \ \\ \\ `/ `\ \\ `\ `\\ \ TURNBUCKLE (3). GALVANIZED OR DIP -PAINTED submitted fnrapproval. \ \ \ \ \\ \ \\ \ \\\ -� - - - - - - _ `� SET TREE AT ORIGINAL GRADE 10. Tree Walls: O When the ground level must be lowered within the dripline a tree to be saved, a tr" wall shall be provided; and a construction detail / \ �\\ \\� `C \� �\ \ \\ m \ \ \ \ \ \ I CA ® J Ci \ r - - - - - - - I EX TREEL/NE MULCH: PINE BARK OR WOOD CHIPS 3" MIN. SOIL SAUCER: USE PREPARED SOIL 6" MIN. submitted for approval. � - \I \\ \\ \ / \ \ --- - - C -- - ------------ - \ - - - - - - - - - _ I TYP. ( ) L 11. Trencbineand Ti:anelia¢: When trenchingis required within the limits of cleatin it shall be done as far awa from the trtinks of trees as possible. Tunneling Tom! g. � Y g \ \ \\ ` \ \ `\ \ \ ` `\ \\ / `\ \ ` \ \ \ \ • • \ • • I � LT `� 1 =111111 �IIIIIII_ WOOD DEADMEN (3) L 14 under a large tree shall be considered as an alternative when it is anticipated that necessary trenching will destroy feeder roots. \ \ \ \ `� `� \� \\ \ \\ \\ \ - •\ \ Y I - - - IIII IIIIIIIIIII ROPES AT TOP OF BALL SHALL BE CUT. REMOVE TOP 1/3 / 12. Cil"-n-u�` � \ 12JiDPE--_ \\ \ ` \ \ \ \ `\ - ------ \\\ ____________________� I \ \ I I = _ - - OF BURLAP. NON -BIODEGRADABLE MATERIAL SHALL BE Q3 Protect ve fencing shall be the last items removed during the final cleanup. \ \ \ \ \ \\ `\ \ \ \\ \`\ \` \\ \ \ I I \\ \`\ I III III III III III TOTALLY REMOVED 13, o a Trees: ` \ \\ \ `\ \ --_ \\ \\ \\ \ I IIII IIIIIIIIIII PREPARED SUBSOIL TO FORM PEDESTAL TO PREVENT Damaged trees shall be treated immediately by pruning, fertilization or other methods recommended by a tree specialist _ ` \ \\ ` \ \� - - - - _ _ _ _ ` I _ = = = = = = = = = = = = = = = SETTLING NOTE: IT IS THE DEVELOPER'S RESPONSIBILITY TO CONFER WITH TIM CONTRACTOR ON TREE CONSERVATION \\ �\ \\ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I REQUIREMENTS. `♦ \ `\ \ --mom mww ` --'� I 1 1 \ I III III III III III III III III III III III III III III 1-111=i=i=i=i=i=i=i==i=iii= K - \ \ \ • _ \ \ \� \ `. `� SfE LANC)SCAPE,,INSERT --- -- --- + • \� \\ \ I =111=111=1 K �� OWNER SIGNATURE (DATE) \ \ \ \ \\ \\\ \\ \\ \\ \\\ FOS \PLAPIT\NG L�IYOUT_ 1I _ W I I I \ I \ 2.5 X BALL DIA. MIN. CONTRACT PURCHASER SIGNATURE (DATE] \ \ `\ \ \ \ \ \ _ \ // • \ \ 5AM Page 1 of 1 vv PROvO-, TREELINE; vTYP.vv� LANDSCAPE DETAILS \ (SEE ESC PLAN �9R \ \\ \\ / .,\ ,,,` _ _ �_ , , , J \ `\ `\ `•� -' -__ `\ TREE PROTECTIOI\4�It W - i J I \ t \ ♦ \ �� I I \ / / / ��� 30 0 30 60 90 20' BI OFFER / 1O // RUBBER HOSE ON EACH MAJOR STEM. ALL MAJOR rr STEMS SHOULD BE WIRED TOGETHER. SCALE: 1 - 30' SET TREE AT ORIGINAL GRADE �� MULCH; PINE BARK OR WOOD CHIPS 3" MIN. H -__ -`- C\ / CC SOIL SAUCER; USE PREPARED TOPSOIL 6' MIN. H ------ _------- --, _ -------------- - / IV ' -------�----------- - LANDSCAPE SPECIFICATIONS - III III VIII / /ice/ � �� i ���� IIII i 111111=- -- WOOD STAKES 3" IN FIRM SOIL _ -- -_ __ III III ROPES AT TOP OF BALL SHALL BE CUT. REMOVE TOP 1/3 I III III III III- OF BURLAP. NON -BIODEGRADABLE MATERIAL SHALL BE 1. PLANT MATERIAL NAMES ARE IN COMPLIANCE WITH HORTUS THIRD SIZES AND GRADING ARE TO COMPLY WITH THE LATEST EDITION OF AMERICAN STANDARDS FOR NURSERY STOCK. III -III -II III III III III III II -I TOTALLY REMOVED. - - -\ - - - - - - __ __ - � \ PUBLISHED BY THE AMERICAN ASSOCIATION OF NURSERYMAN. I III=1 I I- -I I I III -III -III- I- I -III -III -III- I1== - _ = PREPARED ADMIXTURE BACKFILL `� - =111=111=111=111=111=111= - = III=III=III=III=III=III=III=III=III== - - PREPARED SUBGRADE PEDESTAL I `� 2. ALL WORK SHALL BE COORDINATED WITH TRADES. _IH _ - - _ _ _ _ _ =11=III=111 G i - \� 1 G - - �_ �- - \` 3. USE EXISTING TOPSOIL AND/OR PROVIDE NEW TOPSOIL, WHICH IS FERTILE, FRIABLE, NATURAL LOAM, SURFACE SOIL, REASONABLY FREE OF SUBSOIL, FOREIGN MATTER AND ROOTS, STUMPS 2X BALL DIA. MIN. \ AND STONES LARGER THAN 2 IN DIMENSION. \ 4. CONTRACTOR SHALL ASCERTAIN LOCATION OF ALL UTILITIES PRIOR TO EXCAVATION. - 5. SHALL PLANT DURING MAINTENANCE SHALL THIN BRANCHES BY 1/3 RETAINING NORMAL PLANT SHAPE. BMP \ I � � �/ OWNER UPONRIAL ACCEPTANCEI OF WORKON BECOME ROR ESPONSIBILITYNOFN -- _ 6. WHERE THE LANDSCAPE WORK IS COMPLETED, THE OWNER'S REPRESENTATIVE WILL, UPON WRITTEN REQUEST, MAKE AN INSPECTION TO DETERMINE ACCEPTABILITY. IF WORK IS NOT BARK MULCH 3" MIN. - \ I ACCEPTABLE, REPLACE REJECTED WORK AND CONTINUE MAINTENANCE UNTIL REINSPECTION AND CREATE SAUCER WITH TOPSOIL 6" MIN. APPROVAL. _ TOP OF . REMOVE TOP L SHALL BE TMAT III=III=III III=III=III 1R/3EOFAT 6 BURLAP. NONLBIODEGRADABLE RIIAL 7. GUARANTEE ALL MATERIALS AND LABOR FOR 12 CALENDAR MONTHS AFTER ACCEPTANCE. -III-III-11 I1=III=III= SHALL BE TOTALLY REMOVED. 706 -_--` _ , . I / _ A. MAKE REPLACEMENTS OF ALL DEAD PLANTS IN IMPAIRED CONDITIONS IN EARLY FALL - III=III=III GENTLY COMPACT TOPSOIL MIXTURE. -- FOLLOWING PLANTING. _ - - _ _ ___- - 11 -1I1 -1I -1I I -I I I -III TAMPED ADMIXTURE BACKFILL E `-- ------ FA MULCH RING AROU - - B. ADD ADDITIONALLY IN THE EARLY SPRING FOR THE SAME OR OTHER MATERIALS WHICH ARE = III -III -III -III -III -III -III -III -III -III -III -III -III=III=III=III=III=III=III=III=III=III=III= E ---- DEAD OR IMPAIRED FROM THE WINTER CONDITIONS. III -III -III -I I I -I I I -I II-III-III-III=1 I I=1 I I=1 -__ 1 II1=111=111=111=111=111=111=111=111=111=111=1 70 C c �Or JOD TPP. r / 8. WITHIN 10 DAYS AFTER ACCEPTANCE, THE CONTRACTOR SHALL DELIVER AN OUTLINE OF MAINTENANCE PROCEDURES RECOMMENDED FOR THIS PLANTING FOR THE OWNER. 2X BALL DIA. MIN. LANDSCAPE INSERT 10 0 10 g. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY DURING THE GUARANTEE PERIOD TO PROVIDE " WRITTEN NOTICE TO THE OWNER OF ANY MAINTENANCE PRACTICE WHICH IN THEIR OPINION WILL D SCALE: 1 = 10' AFFECT THE GUARANTEE IF NOT REMEDIED PROMPTLY. D (SEE BIORETENTION LANDSCAPE SCHEDULE rr r SCALE: 1 = 10 18. PLANTING PROCEDURES FOR TREES AND SHRUBS FOR PLANTING SPECIFICATIONS) 10. DO NOT MAKE SUBSTITUTIONS. BID MATERIALS SHOWN ON PLANS. CONTRACTOR IS ENCOURAGED A. PLANTING SHALL OCCUR ACCORDANCE WITH ALL DETAILS. TO PROVIDE WRITTEN ALTERNATE LIST OF MATERIALS, SIZES AND NUMBERS SUBSTITUTION FOR L B. TREES AND SHRUBS SHALL BE PLACED IN THE PLANTING PIT, BY LIFTING FROM THE BALL LANDSCAPE SCHEDULE: COST-EFFECTIVE MAINTENANCE OF DESIGN INTEGRITY. (NEVER FORM THE BRANCHES OR TRUNK). ALL PLANT MATERIAL SHALL BE PLACED IN A STRAIGHT POSITION WITHIN THE PLANTING PIT. WITH THE MOST DESIRABLE SIDE PLACED LABEL SYMBOL SCIENTIFIC NAME COMMON NAME PLANTING SPECS PLANTING REQ. QUANTITY 11. THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO ACCEPT OR REJECT ANY MATERIAL THAT TOWARDS THE PROMINENT VIEW (SIDEWALK, STREET, ETC.). HE/SHE DEEMS UNACCEPTABLE. REJECTED MATERIAL SHALL BE REMOVED PROMPTLY FROM C. THE TREE PIT SHALL BE BACKFILLED WITH A SOIL MIXTURE AS PER SPECIFICATIONS. THE PIT W� Carpinus betulus Pyramidal European 1-1/2" cal./ B&B g THE SITE. SHALL BE FILLED HALFWAY INITIALLY AND TAMPED FIRMLY. ALL ROPES, WIRES, ETC. ON THE CF :5 "Fastigiata" Hornbeam ROOTBALL SHALL BE CUT AND THE BURLAP OR BALL WRAP PULLED BACK TO THE EDGE OF C 12. BALLED AND BURLAPPED PLANTS SHALL BE DUG WITH FIRM NATURAL BALLS OF EARTH. BALL THE ROOTBALL. COMPLETE BACKFILLING PLANT PIT AND TAMP FIRMLY. BACKFILL SOIL SHALL C DW 6'-8' CA Carpinus canadensis Eastern Redbud 0)) Single Stem/ 3 SIZES SHALL BE IN ACCORDANCE WITH A.A.N. SPECIFICATIONS. ALL CONTAINER GROWN STOCK NOT COVER TOP OF ROOTBALL. MULCH ROOTBALL AND SAUCER WITH MINIMUM OF 3 INCHES B&B SHALL BE WELL ROOTED AND ESTABLISHED IN THE CONTAINER IN WHICH IT IS SOLD. AN SHREDDED OR CHIPPED HARDWOOD OR PINE MULCH. WATER THOROUGHLY OR UNTIL PLANT ESTABLISHED CONTAINER GROWN PLANT SHALL HAVE A ROOT SYSTEM DEVELOPED SUFFICIENTLY PIT IS FILLED. �+ Lagerstroemia x _j uj"Tuskegee" 6'-8' LT Multi -Stem/ TO RETAIN ITS SHAPE WHEN REMOVED FROM THE CONTAINER. F N� �) `, "Tuskegee" Crapemyrtle B&B 7 19. LANDSCAPE ORDINANCE REQUIREMENTS: 13. ALL PLANT MATERIAL SHALL BE NURSERY GROWN UNLESS OTHERWISE SPECIFIED. PRUNING Prunus laurocerasus 18"-24" Ht./ SHALL BE DONE BEFORE PLANTING OR DURING THE PLANTING OPERATION. STREET TREES REQUIRED: 3 1 PER 35' WHERE ( NONE EXISTING = 105' ) B N PL "Otto Luyken" Laurel Tall Fescue M #3 gal. 3 PROVIDED: 3 B of 14. ALL PLANT MATERIAL SHALL BE COVERED AND PROTECTED FROM EXCESSIVE DRYING DURING V) JC Juniperus chinensis Sargent Juniper #3 gal. 6 TRANSIT. INTERIOR TREES REQUIRED: 3 (1 MEDIUM OR LARGE TREE PER 10 SPACES) var. sargentii PROVIDED: 3 ---,1 15. ANTI -DESICCANTS SHALL BE APPLIED ON ALL MATERIAL DUG WHILE IN FOLIAGE. ow f CC Carpinus caroliniana American Hornbeam 1-1/2 cal./ B&B 1 per 250 S.F. 2 INTERIOR LANDSCAPING REQUIRED: SHRUBS REQUIRED ALONG FRONT PARKING �� 16. MULCH MATERIAL SHALL BE EITHER SHREDDED HARDWOOD MULCH OR APPROVED EQUAL. PROVIDED: 3 EVERGREEN SHRUBS PROVIDED MATERIAL SHALL BE MULCHING GRADE, UNIFORM IN SIZE AND FREE OF FOREIGN MATTER. �W r� Chionanthus g 6'-8' CV White Frin etree Multi -Stem/ 1 per 250 S.F. 3 SITE SCREENING REQUIRED: EXISTING A Ld N� virginicus B&B 17. TOPSOIL MIXTURE SHALL BE 2 PARTS EXISTING SOIL MIXED EVENLY WITH 1 PART SPAGNUM PROVIDED: MAINTAIN EXISTING A o PEAT MOSS OR PEAT HUMUS. EXISTING SOIL SHALL BE FREE OF STONES, LUMPS, Fnof FA v Festuca arundinacea Tall Fescue Sod Complete Cover 3,800 SF PLANTS,ROOTS AND OTHER DEBRIS OVER 1 1/2 INCHES. IT SHALL NOT CONTAIN TOXIC TREE CANOPY REQUIRED: 7,676 SF (10% OF 76,764 SF SITE AREA) SUBSTANCES HARMFUL TO PLANT GROWTH. TOPSOIL SHALL HAVE A PH RANGE OF 5.0 TO 7.0. PROVIDED: MAINTAIN EXISTING 24,690 SF W/ ADDTL. PROP. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 REFLECTING TOMORROW www.balzer.cc Staunton New River Valley Roanoke Richmond Harrisonburg RESIDENTIAL LAND DEVELOPMENT ENGINEERING SITE DEVELOPMENT ENGINEERING LAND USE PLANNING & ZONING LANDSCAPE ARCHITECTURE LAND SURVEYING ARCHITECTURE STRUCTURAL ENGINEERING TRANSPORTATION ENGINEERING ENVIRONMENTAL & SOIL SCIENCE WETLAND DELINEATIONS & STREAM EVALUATIONS Balzer and Associates, Inc. 1561 Commerce Road Suite 401 Verona, VA 24482 540-248-3220 FAX 540-248-3221 1T H OF � Pj v "D. Kent O'Donohue, Jr?" e Lic. No. 0406001683 S, '7' 03-07-2016 'J ' d \� Sc� P E A R �•�, LU U_ Z LL JLL 113- ^^ Y Z CU/), z i _ W Q (D Z= In W �Y � 0 w �co CID M < �-- ( U W co N 0 O Z J U iI CD U � i Z J OJ a � 2 JILL] 2 < LU m a DRAWN BY DKO DESIGNED BY DKO CHECKED BY DKO DATE 03-07-2016 SCALE AS SHOWN 11011►yN1►[. I SHEET NO. JOB NO. 34150050