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HomeMy WebLinkAboutSDP201600031 Plan - Submittal (First) 2016-05-19[7 IN IM DI DI IH IG DI 191 IC 19 O 0 D O r- N o � HILLSBORO LANE < D M Z c m S/ lE 0 o� 61 �o 8 v 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 201600013 WHITE HALL DISTRICT ALBEMARLE COUNTY SHEET INDEX C1 COVER C2 EXISTING CONDITIONS C3 LAYOUT PLAN C4 GRADING PLAN . E86 & UTILITY __&U^TV BETIA-11 S 68 SWn n PROFILES o BETA 11 S 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: 1.53 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. THIS PROPERTY LIES IN THE SOUTH FORK RIVANNA RESERVOIR WATER SUPPLY WATERSHED. 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 14. TWO VARIANCES FOR SIGNS HAVE BEEN APPROVED ON THIS PROPERTY: VA1975000012 & VA1980000011. NI LI I.� ID HI FI EI IM 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, 05-1 6-2016 PE ARG Uj U_ LL W LL Y OZ �v! v, Uj Q Z (D v, U) Y m U LU co N co O C-0 U ii Z J OJ Q U 2 W W J O� 2 Q W m Q DRAWN BY DKO DESIGNED BY DKO CHECKED BY ERB DATE 03-07-2016 SCALE AS SHOWN REVISIONS: 05-16-2016 SHEET NO. JOB N0. 34150050 1161 IN IM IL IK IJ IH IG IF EN IC IC N 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. G \ 0< G ° \ ti� Oy oy�\ G ROCKFISH GAP TURN ROUTE 250 � (110' R—O—WO� y \ _____-VARIOU-9-�1PLE3 & PINES oy --------- �' ------ 4, X ------------ -- 8" 14" CAL. WITH THICK G l —__ _ _ UNDERBRUSHTO ----------------- ----- -- ---------------------- — — — / __ -- ? TOP �F MONU/llT� p �"58't \ ` MON/Fi .� 1V75 42 58 E \ `, ` _ECFV -7 --�-- -- -N- oy& UTILITY POLE Eel 8 HYDRANT e \ �o \\ \ `\ \ \ \\ <\ CONCRETE �.` i 9 $ . \ `\ (rQ BE REMOVED a .. ° .. a .. - �\ FENCE 8 o / x `, EX. OFFICE BLDG. \ \ \ \ \ \ \ \ \ •. "- .. � � .... •I ..:� (TO BE REMOVED IN, \ `� 1�4R/OUS MAPLES, `C�'AKS, &\ \ \ \ \ \ 6183 DUMPSTERS YZTHER HARDWOOX `� �4RIOUS MAPLES, OAKS, \& 2 -STORY .�'. \\ (TO BE RELOCATED / 9p \ \ OTHER HARDWOODS ` l \ / \ / 8 -�4 CAL. WITH TH/Cy \ \ FRAME BLDG _ I OADERBRUSH `\ \\ 8"\P4" CAL. WITH THICK ` _ _ \ (TO BE _ _ _ � I \' ` \ ` ` \UNDERBRUSH ` REMOVED BLOCK WELL I \ co CLEANOUT `696 // \APPROX.�tOC. OF \` `\ `\ 7 B (IBJ BE REMOVED \\ HOUSE `\ \� � ; \CKTO BE REMOVED FROEHL ING &' ROBERTSON INC RESERVE DRl4\INFIELD �\ �\ \\ \ ( � \ %� //i �\ `\ ` / / TAX MAP` 55-109A \ EX. SHED DB. 1124 PG.313 --------------------------------- I ZONING. HIGHWAY COMMERCIAL USE.• COMMERCIAL \ \ — — — — / ` \ COVERED O WELL EX. TREELINE l \�i \�/ /// \\`� \`\\ \ \\ \ CONCRETE PAD (TYP.) FROEHLING &' ROBERTSON INC I \ _ \ ` \ (TO BE REMOVED j — — — — — — — — — \ TAX MAP# 55-110 \ \ / \ DB.• 1124 PG.•313 1.762 ACS \`\ i o\ �`� I APPROX. LOCATION OF EX. l I ZONING.. HIGHWAY COMMERCIAL ----------------- \ / \ i \ � I I SEPTIC FIELD I SH \\ `\\ USE.• VACANT Lr) ------------------------------------------------ -_j ----------- I / \ / \ 1 ------------------- APPROX`\ LOC. OF%\\`\I i\\ 14" PINE I / PRIMARY DRAINFIELDQz `� �f \ , I C / 37C3]' SOIL TYPE, TYP. \ `\ p� SOIL BOUNDARY LINE, TYP. VARIABLE WATER \\\ i i // I I — — — — — — — — — — — — — — ROD/F \PROTECTION BUFFER BENCHMARI( (TOP OF POD) = ELEV=705.56 30010 / -I Ile I 1\ = 63-55)14 / I _\ FROEHING do ROPERTSON1 ZINC ROD/F 11 ��\ TAX MAP# �5-109 ;� j 1 1124 I'G.•313111 ZONING. RU AL AREA15 I ' � � I I 1 USE.- VACANT i 1 1 N74 05J J6 AF l 1 R00/F 11 9.900,I I 1 I 20 0 20 -• .• SCALE: I = 72 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 q JI HI FI EI 0 LT H OF "D. Kent O'Donohue, dr.a r, Lic. No. 0406001683 S, k0O5-1 6-2016�4 PE ARS LIJ U LL LL Ow � Y U��^^� Z v,� Lu ~ a Za 2 U) U) UJY M� U W of M 00 1 � Ll N O U U) Z O 0 Z O C) (D Z I -- U) X LLI 9 i �� pu 0 J Q LU m a DRAWN BY DKO DESIGNED BY DKO CHECKED BY ERB DATE 03-07-2016 SCALE1 "=20' REVISIONS: 05-16-2016 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 "D. Kent O'Donohue, Jr?' . Lic. No. 0406001683 ti I 05-16-2016 w .d 1� sC4 P E Uj U LL LL Ow Y � ^v) Z v,� a ZQ CD C/)YCO �U CO CO 00 LU N 0 L.L U i ii CD I- > U7 E5 Z J OJ Q U 2 W W J L: 0� 2 Q W 00 J Q DRAWN BY DKO DESIGNED BY DKO CHECKED BY ERB DATE 03-07-2016 SCALE1 "=20' REVISIONS: 05-16-2016 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 U ROCKFISH GAP TURIVPIl�E oy� 208' TO CL OF 325' HILLSBORO LANE INTX. RE TO CL OF PRO '00 NATA ENTRANCE ROUTE 250 0% o_ N 010' R -O -W> \ FLOW LINE CONTR. TO NEAT SAW -CUT 00 N y&� MATCH EX. PVM ENTRANCE (SEE DETAIL) SW SWALE TO TO BE — 0- / 50' TAPER Ohl -~ R25 - - - -��_ 50' TAPER REPLACED WITH SS SWALE co c - - k'G` \ R25 ` - - - � - - - _-STQBiV GRATE � - Moy� PROP. E -O -P TOP=706.48 INV /N=705.62 L_ M INV OUT=703.74 10'0' BLDG. -P, M o u oHu Hu oHu o — Hu SETBACK _ DITCH TO CONVEY WATER - oHu—OHU � OHU AWAY FROM FOUNDATION - _ — - - - _ I 16.0' 14.0' I - OHU- - OHU - - OHU-- — UH U (TYP) L - - - a (TYP) / L 89' ° 18.0' (TYP) ) X I I � � � —J I 131.52' OFFICE BUILDING ! 32 41 , 4 0 1 -STORY o 5.5'o I IX \ R00 0 6,350 SQ.FT. r- m FFE=71 1.00 m O a 49.0 _ ACCESSIBLE I / � K � 84' NYCOPLAST- DRAff�B7�STN j � � PARKING I � � / I K PROP. TO COLLECT ROOF LEADERS o (SEE DETAIL) / FIREWALL TOP=710.40 PLUMBER CONN. - 00 9 I El I co APPROX. LOC. OF INV=707.40 FROM WELL RESERVE DRAINFIELD PROP. SAN. 8 TYPES °� HDPE FOR 8"HDPE 8"HDPE 8"H PE 8"HDPE ° 4 -- I I SEPTIC SYSTEM ROOF LEADER ° °� ° 1 1.0 HANDICASIGN (BY OTHERS) CONN. © 1% a a �� ° PARKING I O MIN. SLOPE, Q= I (SEE DETAIL) I I I J TYP. - J 00 CD APPROX. WELL PLUMBERcn 8 0 LOCATION I / CONN. TI (BY OTHERS) I / o °° Rooms i CONC. SIDEWALK, TYP.N CG -2 (TYP.) ® WELL (SEE DETAIL) v = 12 TYPE o MONOLITHIC SIDEWALK, TYP. - I S HDPE (SEE DETAIL) I I 130.73' °a ° CG -6 b, °o I (TYP.) I a ° I / R4.00' EA*� „HDP TRAFFIC RATED NYLOPLAST R1.50' N) DRAIN BASIN W/ H25 CGI -7 FOR \ 10'X20' _ o RATED FLAT TOP OR EQ. N TOP=707.35 24 I ACCESS H 4 DOCK & ROLL -OFF DUMPSTER PAD , o fNV=704.50 83.00 I I H DUMPSTER TRAFFIC RATED NYLOPLAST GRATE E -O -P \ INLET - H25 RATED TOP -706.80 OREQ. 1 oD I (TYP.) I \ INV=704.80 _ I I I \ I I / G APPROX. LOC. OF 15' GRAVEL DIAPHRAGM 6 I G PRIMARY DRAINFIELD „ _7, SEE DETAIL 20 \ 10.00, I I / T- - - --1�\\� 1 00 0 35' ACCESS ESMT. \ I113.78'17_28"11 1 22. '_-_ I IN, SEDIMENT FOREBAY W/ ----------- oD I BIO-RETENTIO 01 110 I LOW FLOW CONC. WEIR PROP. TREELINE TYP. (SEE DETAIL) 16.71' 10� 61.57' F � (SEE ESC & GRADING � PLAN FOR TREE OPEN SPACE CONSERVATION ESMT. _ _- - -- -- - - ---- I 30 & VAR. TEMP. CONSTR. ESMT. I F PROTECTION) - _ (MOWING LIMITED TO 4 _ HIGH FLOW CONC. WEIR TIMES PER -YEAR) (SEE DETAIL) SEDIMENT —�_ FOREBAY W/ � LOW FLOW E - - - _ _--� VARIABLE WATER PROTECTION BUFFER CONC. WEIR (SEE DETAIL) E 20' BUFFER D 50' BLDG. SETBACK EX. VEGETATION TO D REMAIN AS BUFFER GENERAL NOTES: 1. CONTRACTOR SHALL VERIFY DEPTH AND LOCATION OF ALL C UNDERGROUND UTILITIES BEFORE EXCAVATION SHALL OCCUR. C _ 2. ALL RADII SHOULD BE ASSUMED 5' UNLESS SHOWN OTHERWISE. 3. KNOX BOX REQUIRED, CONTACT ALBEMARLE COUNTY FIRE MARSHAL OFFICE FOR LOCATION. 4. VISIBILITY OF ALL MECHANICAL EQUIPMENT FROM THE ENTRANCE CORRIDOR SHALL BE ELIMINATED. LEGEND: B PROP. PAVEMENT B (SEE DETAIL) I a as PROP. CONC. SIDEWALK (SEE DETAIL) 20 0 20 40 60 A PROP. DUMPSTER PAD 000000 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 "D. Kent O'Donohue, Jr?' . Lic. No. 0406001683 ti I 05-16-2016 w .d 1� sC4 P E Uj U LL LL Ow Y � ^v) Z v,� a ZQ CD C/)YCO �U CO CO 00 LU N 0 L.L U i ii CD I- > U7 E5 Z J OJ Q U 2 W W J L: 0� 2 Q W 00 J Q DRAWN BY DKO DESIGNED BY DKO CHECKED BY ERB DATE 03-07-2016 SCALE1 "=20' REVISIONS: 05-16-2016 SHEET NO. C3 Of 10 JOB NO. 34150050 0 HANDICAP PARKING SIGN WITH INTERNATIONAL SYMBOL OF ACCESS ON BLUE BACKGROUND. PROVIDE THEFT PROOF BOLTS, WASHERS & NUTS. VAN ACCESSIBLE SIGN TO BE OMITTED FOR N SPACES THAT ARE NOT PENALTY VAN ACCESSIBLE OW$10'AW00 FlNE TOW -AWAY ZONE AXI■ D■ 13■ STEEL TUBE PIPE o CONDITION AT CONC WALK CONDITION AT PLANTER AREA 1' DIA CONC FOOTING HANDICAP SIGNPOST DETAIL NO SCALE 5' SIDEWALK D MAXIMUM 2% PAVEMENT SLOPL TI ANY DIRECTION WITHIN AN ACCESS H PARKING SPACE OR AISLE ACCESSIBLE AISLE AND CURB RAMP DETAILS AGGREGATE BASE COURSE -21A COMPACTED SUBGRADE SOIL - CBR= 7 CAA n GA nO CAA 1 0 P,A 1-1/2" 1/2" PREFORMED EXPANSION 3" JOINT FILLER WHERE ADJACENT TO BUILDING 8" 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 vARIFc SEE PLAN ENTRANCE VOLUME GRADE CHANGE !!D!! DESIRABLE MAXIMUM V ° Y I 0 ,T 3 R I 4 1.4" RAD. a \,,\,,\,\11 \/1 1\ CLASS I AIR\//\//\//\\//\\\\ ENTRAINED CONIC 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. SIDEWALK CROSS SLOPE 1.8% MAX A if .. aO•e a a PARKING LOT ae ° 64f6 MATCH SLOPE ON PLAN 0 O a 0 0 (y o0 1111-1111= Ido a6,; o -: IIIIIIIIIIIIIIIIIIIo o 0 0 00 =1111=1111=III -1111=111111 MATCH 1 1 1 1=1 I I I —11 I I-11 I I —III 1 1 1 1 1 SIDEWALK MATCH DETAIL PAVEMENT DETAIL MONOLITHIC SIDEWALK DETAIL N.T.S. CLASS A3 AIR ENTRAIN CONC. W/ 6x6 WELDE1 WIRE REINF. 6" STONE AGGREGATE BASE HEAVY DUTY CONCRETE DETAIL N.T.S. 1/2" RAD NOT TO SCALE 6" THICK HCONCRETE SLAB ASPHALT PAVEMENT W/6X6%WWF TOOLED EDGE (1) #4 CONT. SLOPE PER PLAN a• • s" 8" THICK d a' #21A STONE d• d O O G s° DUMPSTER APRON DETAIL N.T.S. IO■ r�■ ❑■ 0■ 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 AASHTO POLICY AND THE APPLICABLE REQUIREMENTS OF THE VDOT ROAD DESIGN MANUALINCLUDI SECTION A - A SIGHT DISTANCE AND K VALUE RE UIREMENTSG STOPPING 9. OPTIONAL FLOWLINE MAY REQUIRE WARPING OF A 4 PORTION OF GUTTER TO PROVIDE POSITIVE DRAINAGE ACROSS THE INTERSECTION. 2 B ALLOWABLE ENTRANCE GRADE CHANGES \ s CLASS A3 ' CONCRETE SECTION C -C ENTRANCE VOLUME GRADE CHANGE !!D!! DESIRABLE MAXIMUM I Y I 0 ,T 3 R I I A� GENERAL NOTES (RADIUS TO BE AS XXSTREET APPROACH SAME p C I SURFACING 56 % SHOWN ON PLANS) AS MAINLINE ROADWAY to (SEE NOTE 3) (RADIUS TO BE AS 1. WHEN USED IN CONJUNCTION WITH STANDARD CG -3 OR CC THE CURB FACE ON THIS STANDARD IS TO — — — — — — — - — — SHOWN ON PLANS) -7, BE ADJUSTED TO MATCH THE MOUNTABLE CURB ' CG -2 OR GG -6 L — — — — CONFIGURATION. / 2. SEE STANDARD CG -12 FOR CURB RAMP DESIGN TO BE SIDEWALK USED WITH THIS STANDARD. ---- ISIEEALK w ~ I ----- NOTE ) w � � OPTIONAL UNPAVED SPACE 3. MAINLINE PAVEMENT SHALL BE CONSTRUCTED TO THE rn FLOW LINE RIW LINE (EXCEPT ANY SUBGRADE STABILIZATION - --�+A ,----- REQUIRED FOR MAINLINE PAVEMENT WHICH CAN BE EXPANSIONN EXPANSION IN THE ENTRANCE.) JOINT I w JOINT ¢• RADIAL CURB OR COMBINATION CURB AND GUTTER - — — — SHALL NOT BE CONSTRUCTED BEYOND THE R!W LINE NOTE, WIDTH 1113" 21-011 OR AS CO 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 . DQ. � p .D INCREASED TO 7". (SEE CG -13) EDGE OF PAVEMENT OR 8 x MAX. D > p e.. 'tl.' d •p:', .«tl: e. tl'�e �o ° '=.�Q '. '�O.°:' tl!•O:e ..;•e.;0.° .°.. ..b .; ... .�O OPTIONAL FLOW LINE SLOPE CHANGE ® _ 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. ® D 7. THE DESIRABLE AND MAXIMUM ENTRANCE GRADE CHANGES 6' SLOPE CHANGE "D" ARE LISTED IN THE ALLOWABLE ENTRANCE GRADE D TABLE. THESE VALUES ARE NOT APPLICABLE TO STREET CONNECTIONS. 5' MIN 20' MINI UM FOR 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 AASHTO POLICY AND THE APPLICABLE REQUIREMENTS OF THE VDOT ROAD DESIGN MANUALINCLUDI SECTION A - A SIGHT DISTANCE AND K VALUE RE UIREMENTSG STOPPING 9. OPTIONAL FLOWLINE MAY REQUIRE WARPING OF A 4 PORTION OF GUTTER TO PROVIDE POSITIVE DRAINAGE ACROSS THE INTERSECTION. 2 B ALLOWABLE ENTRANCE GRADE CHANGES \ s CLASS A3 ' CONCRETE SECTION C -C NOTE: ALLOWABLE ENTRANCE GRADE TABLE IS NOT APPLICABLE TO STREET CONNECTIONS SREFE REFERENCE METHOD OF TREATMENT 1V°O� ROAD AND BRIDGE STANDARDS 502 (CONNECTION FOR STREET INTERSECTIONS AND COMMERCIAL ENTRANCES) REVISION DATE SHEET 1 OF 1 VIRGINIA DEPARTMENT OF TRANSPORTATION 203.04 CG -7 THIS AREA MAY BE CONCRETE AT THE OPTION OF THE CONTRACTOR GE ROAD AND BRIDGE STANDARDS SHEET 1 OF 1 1 REVISION DATE 201.04 FINISH GRADE ENTRANCE VOLUME GRADE CHANGE !!D!! DESIRABLE MAXIMUM HIGH MORE THAN 1500 VPD 0 ,T 3 R MEDIUM 500-1500 VPD 53 % 6% LOW LESS THAN 500 VPD 56 % 8 % NOTE: ALLOWABLE ENTRANCE GRADE TABLE IS NOT APPLICABLE TO STREET CONNECTIONS SREFE REFERENCE METHOD OF TREATMENT 1V°O� ROAD AND BRIDGE STANDARDS 502 (CONNECTION FOR STREET INTERSECTIONS AND COMMERCIAL ENTRANCES) REVISION DATE SHEET 1 OF 1 VIRGINIA DEPARTMENT OF TRANSPORTATION 203.04 CG -7 THIS AREA MAY BE CONCRETE AT THE OPTION OF THE CONTRACTOR GE ROAD AND BRIDGE STANDARDS SHEET 1 OF 1 1 REVISION DATE 201.04 FINISH GRADE NOTE: PROVIDE EXPANSION JOINTS DESIGNED BY DKO CHECKED BY © 20' 0" O.C. (MAX.) DATE 03-07-2016 SCALE ROUGH GRADE 4" REVISIONS: 05-16-2016 CLASS A3 TOP OF CONCRETE N C R ETE PAVEMENT / . DQ. � p .D e:QO'•.4'tl:P O:::a :. °.Q p. r.'e .e pQ '�� > p e.. 'tl.' d •p:', .«tl: e. tl'�e �o ° '=.�Q '. '�O.°:' tl!•O:e ..;•e.;0.° .°.. ..b .; ... .�O ° aQ:, a .0:. .�60� n ++:0 ��d a'�•�b {7�.'°� ��n� d:�e a0 •:4 .'.b':O':a eo��.,a .o .15 p'�.o >PO,. o.' �0:•°, °e'00 .Q 6' M 2" 4 THE BOTTOM OF THE CURB & GUTTER MAY BE CONSTRUCTED PARALLEL TO THE SLOPE OF THE SUBSURFACE COURSES PROVIDED A MINIMUM DEPTH OF 7" IS MAINTAINED CG -6 (WET) DETAIL N.T.S. FINISH GRADE ROUGH GRADE 4" TOP OF PAVEMENT -III—III—III—III—III—III—I I I I-111-4, - IIIIIiIII °_Qo - CLASS A3 � .. °;�° ,-.• oo• 9b• ' .off a o.o': `.':::' o'0....'�o ??v'• A'. ° 4'0. a: a Z?,O s. a Dp' :a '>'??. CONCRETE i!S.p..:o.�y.Do.�: °;.: E, �j.•c �tl,Qa,•. a.e� 6;> CG -2 DETAIL N.T.S. NOTES: 1. THIS ITEM MAY BE PRECAST OR CAST IN PLACE 2. CONCRETE TO BE CLASS A3 IF CAST IN PLACE, 4OGD PSI IF PRECAST. 3. COMBINATION CURB & GUTTER HAVING A RADIUS OF 300 FEET OR LESS (ALONG FACE OF CURB)SHALL BE PAID FOR AS RADIAL COMBINATION CURB & GUTTER. 4. FOR USE WITH STABILIZED OPEN -GRADED DRAINAGE LAYER, THE BOTTOM OF THE CURB AND GUTTER SHALL BE CONSTRUCTED PARALLEL TO THE SLOPE OF SUBBASE COURSES AND TO THE DEPTH OF THE PAVEMENT. 5. ALLOWABLE CRITERIA FOR THE USE OF CG -7 IS BASED ON ROADWAY CLASSIFICATION AND DESIGN SPEED AS SHOWN IN APPENDIX A OF THE VDOT ROAD DESIGN MANUAL IN THE SECTION ON URBAN GS STANDARDS. 6. WHEN THIS STANDARD 15 TO BE TIED INTO EXISTING BARRIER CURB, THE TRANSITION IS TO BE MADE WITHIN 1O' OR THE CHANIGE IN STANDARDS CAN BE MADE AT REGULAR OPENINGS. 7. WHEN COMBINATION MOUNTABLE CURB AND GUTTER IS USED,THE STANDARD ENTRANCE GUTTERS OR STANDARD CONNECTION FOR STREET INTERSECTIONS ARE TO HAVE THE MOUNTABLE CURB CONFIGURATION INCORPORATED. THE BOTTOM OF THE CURB AND GUTTER MAY BE CONSTRUCTED PARALLEL TO THE SLOPE OF SUBBASE COURSES PROVIDED A MIN. DEPTH OF 7" IS MAINTAINED COMBINATION 4" CURB AND GUTTER VIRGINIA DEPARTMENT OF TRANSPORTATION SPECIFICATION REFERENCE 105 502 ■D ■■ ■I© ■IO ■m ■ m 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 I,T H OF Pj "D. Kent O'Donohue, Jr?' r, Lic. No. 0406001683 05-16-2016 i� Sc4 PE A R Ci� LU U_ LL LL Ow �//�� Y �v, z v,� LUo_ Z Q r (n � Y � 0 M 0 W of M 00 W N O U Q W C) W I' E 0 U IY i > in Z J OJ a � U-1 W J I— C LU m J a DRAWN BY DKO DESIGNED BY DKO CHECKED BY ERB DATE 03-07-2016 SCALE N/A REVISIONS: 05-16-2016 SHEET NO. JOB N0. 34150050 m■ 0■ 13■ 0■ County of Albemarle Conservation Plan Checklist - To be placed on Landscape Plans (Handbook, pp III -284I 11 -Z9 7 far comp hate specifications) SDE ---700 - --------- - -- 1, -1. T ollwi items shall be shown on the plan. - - - - - O� Frees to be saved; - - - - - - - - - - - ['� Limits of clearing (outside dripline oftrees to be saved}; - - �Locationand type ofprotective fencing; Grade changes '-----------� requiring tree wells or walls; - - - - - - / \ \ O Proposed trenching or tunneling beyond the H n is of clearing ZZ `\ \ 2. M kIinkiness: m AT trees to be saved shall be marked with print or ribbon at a height clearly visible to equipment operators. dNo grading shall begin until the tree marking has been inspected and approved by a County Inspector. 3. Pr Construction Conference: UF Tree preservation and protection measures shall be. reviewed with the comtractar on site. 4. Eguincricat O eratio¢ and Stor e: \ Heavy equipment, vehicular ttaffia and storage of construction materials including soli shall not be permitted within the driplines oftrees \ \ \ to be saved. 5. IfErosion and Stormwater Detention Devices: I `\ \ Such devices shall not adversely affect trees to be saved 21H. ere not permitted within 100 feet of the drip Iin a oftrccs to be saved. \ \ \ \ \ \ \\ 7. Ta 'eMaterials: Tott7 xic materrals shall not be stored within 100 feet of the dripline of trees to be saved. vc C149; Trees to be retained 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. \ 9. Tree {Yells: `\ \ \ ♦` \ / '� \\ \\ \\ o t When the ground level must be raised within the dripline of a tree to be saved, a tree well shall be provided and a construction detail / submitted fur approval. \ \\ \ `\ X \ \ \ 00 10. Tree Walls: \ \\ When the ground level must be lowered within the dripline a tree to be saved, a tnecirall shale] be provided; and a consiructio¢ detail \ \ \\ `\ \ / \\ submitted for approval. \ \ \ 11. Trencbine and Tuaneltut, \\ `\ `\ / \\ \ \ ` `\ 14 When trenching is required within the limits of cleating, it shall be done as far away from the trunks of trees as possible. Tunneling \ \ \ \ \ \ \ \ `\ • • ` • ■ under a large tree shall be considered as an alternative when it is anticipated that necessary trenching will destroy feeder roots. 12. Cl nunu \\ \ \\ \ \\ \\ \ \\ \\ Q3 Protect ve fencing shall be the last items removed during the final cleanup. 13. Damamd Trees: `--_---- ]]amaged trees shall be treated immediately by pruning, fertilization or other methods recommended by a tree specialist \ NOTE: 1T IS THE DEVELOPER'S RESPONSIBILITY TO CONFER WITH TIM CONTRACTOR ON TREE CONSERVATION REQUIREMENTS. \- 1 ►� \\ \\� �\ \`� SEE LANDSCA`R� INSERT OWNER SIGNATURE (PATE) \ `\ \ �� `\ FOR PLANTING LAYOUT \ 1CONTRACT PURCHASER SIGNATURE SATE) 5A/06Palle Iof1 ---------------_ __'_-_.i 173 H 0 O��p I I � � ■ G Q - 4, f�■ D CDLL 5� LL 11 Q QLL4 N ■■ LANDSCAPE SCHEDULE: 0% -- JC k-- QP V\ \ :A�{•JC OH U v '_0 f- _ ^ 00000n APyll • SYMBOL SCIENTIFIC NAME 1/ PLANTING SPECS PLANTING REQ. QUANTITY \ SHOWN REVISIONS: �//�� Y z Z QP(DQuercus I palustris Pin Oak 3-1/2" cal./ B&B 6 CB �o Carpinus betulus "Fastigiata" Pyramidal European Hornbeam 2-1/2" cal./ B&B I g ` U) N I O z J I I U I AP _L/l111� -• Japanese Maple 7'-8' Ht./ B&B I �u CA 0) Cercis canadensis Eastern Redbud 7'-8' Multi -Stem/ I 3 - I l Lagerstroemia x "Tuskegee" "Tuskegee" 7'-8' Multi -Stem/ 5 Crapemyrtle B&B IV 0 Itea virginica "Sprich" "Little Henry" Dwarf 24" Ht./ #3 gal. 4 Sweetspire JC 0Juniperus chinesis "Nick's Compact" 24" Ht./ #3 gal. 15 CV C ----------------------------- ---- O � a � \ • I I I \ I O O O J /---AR OBJUQ_ ��IN REPLACE SOF SOD, TYP. LANDSCAPE INSERT SCALE: 1 " = 10' (SEE BIORETENTION LANDSCAPE SCHEDULE FOR PLANTING SPECIFICATIONS) LABEL SYMBOL SCIENTIFIC NAME COMMON NAME PLANTING SPECS PLANTING REQ. QUANTITY \ SHOWN REVISIONS: �//�� Y z Z QP(DQuercus I palustris Pin Oak 3-1/2" cal./ B&B 6 CB �o Carpinus betulus "Fastigiata" Pyramidal European Hornbeam 2-1/2" cal./ B&B I g ` U) N I O z J I I U I AP Acer palmatum Japanese Maple 7'-8' Ht./ B&B I 1 CA 0) Cercis canadensis Eastern Redbud 7'-8' Multi -Stem/ I 3 B&B I LT� Lagerstroemia x "Tuskegee" "Tuskegee" 7'-8' Multi -Stem/ 5 Crapemyrtle B&B IV 0 Itea virginica "Sprich" "Little Henry" Dwarf 24" Ht./ #3 gal. 4 Sweetspire JC 0Juniperus chinesis "Nick's Compact" 24" Ht./ #3 gal. 15 Nicks Compact Juniper JS Juniperus chinensis Sargent Juniper 12" Ht./ #3 gal. 6 vat. sargentii CC Carpinus caroliniana American Hornbeam 1-1/2" cal./ B&B 1 per 250 S.F. 2 CV Chionanthus White Fringetree 6'-8' Multi -Stem/ 1 per 250 S.F. 3 virginicus B&B FA v Festuca arundinacea Tall Fescue Sod Complete Cover 3,800 SF 1 1 ------------- 1 1 1 0 I 0 11 SCALE: 1 " = 10' LANDSCAPE NOTE: 1. ALL SITE PLANTINGS OF TREES AND SHRUBS SHALL BE ALLOWED TO REACH, AND BE MAINTAINED AT, MATURE HEIGHT; THE TOPPING OF TREES IS PROHIBITED. SHRUBS AND TREES SHALL BE PRUNED MINIMALLY AND ONLY TO SUPPORT THE OVERALL HEALTH OF THE PLANT. DISTANCE TRIANGLE _ y� _ SID NTY SIGHT \ _ ISTANCE TRI��L� OHU- OHU OHU OHU OHS - \\ CB \ \ �I \ DKO U_ Z CHECKED BY J LL \ SHOWN REVISIONS: �//�� Y z Z rv, I LIJ Q (D Z= In �Y W �o I \ ^w 0- < I U ` U) N I O z J I I U I \ I \\ I I I I\ I I I I I I I I I I 1 1 30 0 30 60 90 %ON SCALE: 1 " = 30' LANDSCAPE SPECIFICATIONS 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. PUBLISHED BY THE AMERICAN ASSOCIATION OF NURSERYMAN. 2. ALL WORK SHALL BE COORDINATED WITH TRADES. 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 AND STONES LARGER THAN 2" IN DIMENSION. 4. CONTRACTOR SHALL ASCERTAIN LOCATION OF ALL UTILITIES PRIOR TO EXCAVATION. 5. CONTRACTOR SHALL MAINTAIN PLANT MATERIAL DURING INSTALLATION MAINTENANCE SHALL BECOME RESPONSIBILITY OF OWNER UPON ACCEPTANCE OF WORK. 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 ACCEPTABLE, REPLACE REJECTED WORK AND CONTINUE MAINTENANCE UNTIL REINSPECTION AND APPROVAL. 7. GUARANTEE ALL MATERIALS AND LABOR FOR 12 CALENDAR MONTHS AFTER ACCEPTANCE. A. MAKE REPLACEMENTS OF ALL DEAD PLANTS IN IMPAIRED CONDITIONS IN EARLY FALL FOLLOWING PLANTING. B. ADD ADDITIONALLY IN THE EARLY SPRING FOR THE SAME OR OTHER MATERIALS WHICH ARE DEAD OR IMPAIRED FROM THE WINTER CONDITIONS. 8. WITHIN 10 DAYS AFTER ACCEPTANCE, THE CONTRACTOR SHALL DELIVER AN OUTLINE OF MAINTENANCE PROCEDURES RECOMMENDED FOR THIS PLANTING FOR THE OWNER. 9. 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 AFFECT THE GUARANTEE IF NOT REMEDIED PROMPTLY. 10. DO NOT MAKE SUBSTITUTIONS. BID MATERIALS SHOWN ON PLANS. CONTRACTOR IS ENCOURAGED TO PROVIDE WRITTEN ALTERNATE LIST OF MATERIALS, SIZES AND NUMBERS SUBSTITUTION FOR COST-EFFECTIVE MAINTENANCE OF DESIGN INTEGRITY. 11. THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO ACCEPT OR REJECT ANY MATERIAL THAT HE/SHE DEEMS UNACCEPTABLE. REJECTED MATERIAL SHALL BE REMOVED PROMPTLY FROM THE SITE. 12. BALLED AND BURLAPPED PLANTS SHALL BE DUG WITH FIRM NATURAL BALLS OF EARTH. BALL SIZES SHALL BE IN ACCORDANCE WITH A.A.N. SPECIFICATIONS. ALL CONTAINER GROWN STOCK SHALL BE WELL ROOTED AND ESTABLISHED IN THE CONTAINER IN WHICH IT IS SOLD. AN ESTABLISHED CONTAINER GROWN PLANT SHALL HAVE A ROOT SYSTEM DEVELOPED SUFFICIENTLY TO RETAIN ITS SHAPE WHEN REMOVED FROM THE CONTAINER. 13. ALL PLANT MATERIAL SHALL BE NURSERY GROWN UNLESS OTHERWISE SPECIFIED. PRUNING SHALL BE DONE BEFORE PLANTING OR DURING THE PLANTING OPERATION. 14. ALL PLANT MATERIAL SHALL BE COVERED AND PROTECTED FROM EXCESSIVE DRYING DURING TRANSIT. 15. ANTI -DESICCANTS SHALL BE APPLIED ON ALL MATERIAL DUG WHILE IN FOLIAGE. 16. MULCH MATERIAL SHALL BE EITHER SHREDDED HARDWOOD MULCH OR APPROVED EQUAL. MATERIAL SHALL BE MULCHING GRADE, UNIFORM IN SIZE AND FREE OF FOREIGN MATTER. 17. TOPSOIL MIXTURE SHALL BE 2 PARTS EXISTING SOIL MIXED EVENLY WITH 1 PART SPAGNUM PEAT MOSS OR PEAT HUMUS. EXISTING SOIL SHALL BE FREE OF STONES, LUMPS, PLANTS,ROOTS AND OTHER DEBRIS OVER 1 1/2 INCHES. IT SHALL NOT CONTAIN TOXIC SUBSTANCES HARMFUL TO PLANT GROWTH. TOPSOIL SHALL HAVE A PH RANGE OF 5.0 TO 7.0. LIGHTING NOTES: 1. NO FREESTANDING LIGHTING IS PROPOSED. ALL LIGHTING WILL BE BUILDING MOUNTED FOR BUILDING ACCESS PURPOSES. THESE FIXTURES WILL EMIT LESS THAN 3,000 LUMENS. 2. LOW VOLTAGE PATH LIGHTING MAY ALSO BE USED. 2X BALL DIA. MIN. RUBBER HOSE AT BARK -UY WIRES (3). WHITE FLAG ON EACH TO INCREASE VISIBILITY. TURNBUCKLE (3). GALVANIZED OR DIP -PAINTED SET TREE AT ORIGINAL GRADE MULCH: PINE BARK OR WOOD CHIPS 3" MIN. SOIL SAUCER: USE PREPARED SOIL 6" MIN. WOOD DEADMEN (3) ROPES AT TOP OF BALL SHALL BE CUT. REMOVE TOP 1/3 OF BURLAP. NON -BIODEGRADABLE MATERIAL SHALL BE TOTALLY REMOVED PREPARED SUBSOIL TO FORM PEDESTAL TO PREVENT SETTLING LANDSCAPE DETAILS RUBBER HOSE ON EACH MAJOR STEM. ALL MAJOR STEMS SHOULD BE WIRED TOGETHER. SET TREE AT ORIGINAL GRADE MULCH; PINE BARK OR WOOD CHIPS 3" MIN. SOIL SAUCER; USE PREPARED TOPSOIL 6' MIN. WOOD STAKES 3" IN FIRM SOIL ROPES AT TOP OF BALL SHALL BE CUT. REMOVE TOP 1/3 OF BURLAP. NON -BIODEGRADABLE MATERIAL SHALL BE TOTALLY REMOVED. PREPARED ADMIXTURE BACKFILL PREPARED SUBGRADE PEDESTAL THIN BRANCHES BY 1/3 RETAINING NORMAL PLANT SHAPE. BARK MULCH 3" MIN. CREATE SAUCER WITH TOPSOIL 6" MIN. ROPES AT TOP OF BALL SHALL BE CUT. REMOVE TOP 1/3 OF BURLAP. NON -BIODEGRADABLE MATERIAL SHALL BE TOTALLY REMOVED. GENTLY COMPACT TOPSOIL MIXTURE. TAMPED ADMIXTURE BACKFILL 18. PLANTING PROCEDURES FOR TREES AND SHRUBS A. PLANTING SHALL OCCUR IN ACCORDANCE WITH ALL DETAILS. B. TREES AND SHRUBS SHALL BE PLACED IN THE PLANTING PIT, BY LIFTING FROM THE BALL (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 TOWARDS THE PROMINENT VIEW (SIDEWALK, STREET, ETC.). C. THE TREE PIT SHALL BE BACKFILLED WITH A SOIL MIXTURE AS PER SPECIFICATIONS. THE PIT SHALL BE FILLED HALFWAY INITIALLY AND TAMPED FIRMLY. ALL ROPES, WIRES, ETC. ON THE ROOTBALL SHALL BE CUT AND THE BURLAP OR BALL WRAP PULLED BACK TO THE EDGE OF THE ROOTBALL. COMPLETE BACKFILLING PLANT PIT AND TAMP FIRMLY. BACKFILL SOIL SHALL NOT COVER TOP OF ROOTBALL. MULCH ROOTBALL AND SAUCER WITH MINIMUM OF 3 INCHES SHREDDED OR CHIPPED HARDWOOD OR PINE MULCH. WATER THOROUGHLY OR UNTIL PLANT PIT IS FILLED. 19. LANDSCAPE ORDINANCE REQUIREMENTS: STREET TREES REQUIRED: 3 (1 PER 35' WHERE NONE EXISTING = 105') PROVIDED: 3 INTERIOR TREES REQUIRED: 3 (1 MEDIUM OR LARGE TREE PER 10 SPACES) PROVIDED: 3 INTERIOR LANDSCAPING REQUIRED: SHRUBS REQUIRED ALONG FRONT PARKING PROVIDED: 3 EVERGREEN SHRUBS PROVIDED SITE SCREENING REQUIRED: EXISTING PROVIDED: MAINTAIN EXISTING TREE CANOPY REQUIRED: 7,676 SF (10% OF 76,764 SF SITE AREA) PROVIDED: MAINTAIN EXISTING 24,690 SF W/ ADDTL. PROP. ■o ■0 MIN ■0 ■D ■f� ■❑N 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 1111 jjjj" LTH OF VIA "D. Kent O'Donohue, Jr?' r, Lic. No. 0406001683 05-16-2016 Sc4 P E A R W DKO U_ Z CHECKED BY J LL LL SHOWN REVISIONS: �//�� Y z Z rv, LIJ Q (D Z= In �Y W �o of 00 00 ^w 0- < I-- (0 U W U) N o O z J U ii U � _0 Z J OJ a � W W J 1­- < - � LU m a DRAWN BY DKO DESIGNED BY DKO CHECKED BY ERB DATE 03-07-2016 SCALE AS SHOWN REVISIONS: 05-16-2016 SHEET NO. JOB N0. 34150050