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HomeMy WebLinkAboutSDP201600013 Plan - Other (not approved) 2017-02-02IM D1 v1 X11 IG I01 ❑N IC :1 0 NORTH O r D r N o � HILLSBORO LANE < < MI C: m Z M ft -aft S/ -FE - (9,7 E 0 o� Q- 0 Z (9 v 7 VICINITY MAP PROJECT NARRATIVE SCALE: 1 =1000' 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 6:7 ES6 & UTILITY BETA ii S 6 SWM PROFILES o r)ETn ii & C9 SITE DETAILS C10 LANDSCAPE & LIGHTING PLAN C11 VDOT PLAN LEGEND ------602--- EX. INTRMDT. CONTOUR ----600--- EX. INDEX CONTOUR + 1355 EX. SPOT ELEVATION 8" WL- EX. WATER LINE 8" SAN EX. SANITARY SEWER 18"RCP EX. STORM PIPE PROP. EX. EDGE OF PAVEMENT PROP. EX. BUILDING SOUTH BOUND LANE _ 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 PROP. GAS LINE EX. FENCE X X EX. TREE LINE ABBREVIATIONS AHFH PROP. INTRMDT. CONTOUR ENDWALL 600 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 N PROP. GATE VALVE HOMEOWNERS ASSOCIATION BENCHMARK SANITARY SEWER G PROP. GAS LINE UGP PROP. UNDERGRND POWER LINE X PROP. FENCE - - SITE PROPERTY LINE - 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 CROZET, VA 23932 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: 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. (INCL. PHASE II), 5,300 SF WITHOUT PHASE II 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 AND SWM OPEN SPACE EASEMENT 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 CAN, 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. LI KI JI HI GI FI EI 7 Cl D 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 C�ul I,TgOF "D. Kent O'Donohue, Jr?' r, Lic. No. 0406001683 S, � 01-31-2017 i d �� sCA P E A R G� W U_ LL W LL y OZ U�^) U WQ Z d U) U) Z)LL. m U 0Y WM N 00 O C-0 U W O U ii � (D _U Cn I— 0 Z J Z) J p = U J W IY 2 � W m J Q DRAWN BY DKO DESIGNED BY DKO CHECKED BY ERB DATE 03-07-2016 SCALE AS SHOWN REVISIONS: 05-16-2016 01-31-2017 SHEET NO. JOB N0. 34150050 N SITE SOILS TABLE SOIL TYPE SOIL NAME HYDROLOGIC SOIL GROUP 7B BRADDOCK LOAM, 2 TO 7 PERCENT SLOPES B C3 LOAM, 2 -TO 15 PERCENT SLOPES B SOILS NOTE: SEE SOILS REPORT FOR DETAILED SOILS INFORMATInN oy rn \ oy� 0 0 ROCKfISH GAP TC ROUTE 250 (110' R—O—W) PIKE 0 G UTILITY POLE (TO BE ADJUSTED) tl U 00 HYDRANT Cj \ SEE LAYOUT PLAN FOR - - - - - -VAR/9ff.4 -MPLfS & P/NES — — -� . •..... . ' - __---------- 0yG °y�,': �.:.1 T .......................... PORTION TO BE REMOVED) 8 -14 CAL. WITH THICK U M------------ _ l - _ - _ _ _ UNDERBRUSH \ EX. TREELIKE ....................... - / ------------------------- . . ----\\ (/�T0 REM6/lY�� (TYP.J °y� �,�\\ :\JE ... - - - ` _� �._._ .................. , °° � / ----------------- ----%V- ..................................... _ _ '---- .................. - -SIOR9 GRATE ---------- ............................... -` \ ,--------- '�p8, \ \,---- --- ------------------ :.' :.: °y� \\j�0�� GRAVEL. (TYP.).:.:......... ..:.:.:.:... INV IN=705.62 UTILITY POS AND _ _ _ ;;�. ..... ....... ....... ....... ....... ....... INV OUT=703.74 SIGN \\` \`\ \\ \`\ °y OH LINES ���\ - --•712- OHU OH ±OHI) �`�. . ..... .. . / #,N(HUARK `�� \ G TO BE REMOVED \ oHli -- `\ O ( J \ / OHU—....................................... . '/ TOP iF MONU T 6'\ , n \ \ L__ ...................OHU ...... OHU--.. - o .......................OHU� MON/Fi� L _ ELEV=772 ) — —N75 458 E — — — — — — — 311.5 _ . _ _ _ — _ ._......... _. _ ........._ ._....... — — OHU — OHU�nf _ R00/F ........................................................ �HU \........................................................ CONCRETE- SE ONCRETE SE REMOVED) FENCE ` <. K \ \\ \ \\ \ \ \\ o4..',�/ _' x T ED EX. OFFICE BLDG. \ l�#R/OUS MAPLES, \G14KS, &\ \ \ \`\ 6183 \ DUMPSTERS \\ �`\ YY�THER HAROWO% `\ �4R/0US MAPLES, OAKS, \& 2 STORY `.;�'. \ (TO BE RELOCATED) / I I LI I �/� \/ `\ 8" 2�E" CAL. WITH THItl' \ ` \OTHER HARDWOODS 1 \ III _ / \ `\ OADERBRUSH `\\ \ \\`\ 8A�4" CAL. WITH THICK`\ FR(TO BE \\`- _-__\`\ l (Tb `REMAIN) `\ ` \ UNDERBRUSH `.\ REMOVED BLOCK WELL "I \ co CLEANOUT \ \6'96 // �APPROX.� SOC. OF �` `\ \`, 7 B (1J BE REMOVED) \\ J HOUSE \\ \' \ TO BE REMOVED FROEHLING & ROBERTSON INC RE'SERVE DRJ4INFIELD \ \ \ ( J TAX MAP# 55-109A \ EX. SHED OB.• 1124 PG.•313 -------- -------------------------- -- I ZONING HIGHWAY COMMERCIAL _ USE. COMMERCIAL _------------------- COVERED O WELL EX. TREELINE l CONCRETE PAD ---------- (TYP.) I FROEHLING & ROBERTSON INC --- �`\ \ \ (TO BE REMOVED) TAX MAP# 55-110 I I / OB.• 1124 PG.•313 H I \\ \ \`\\ \ `\\ 1.762 ACS \ \ \ \ / \ \ \ \\ \ I APPROX. LOCATION OF EX. l \`,FRAME SH /y� ---- ZONING.- HIGHWAY COMMERCIAL ---------- \\\ \\ I I SEPTIC FIELD j \\\ `\\ USE. VACANT \\ I\\ \ \ I \ ' G�� APPROX`\ LOC. OF\`\ \\ _ _ / ----///---- \\\\ \I \\ 14" PINE I l P' IMARY DIZAINFIELD \\ 37C3 —- SOIL TYPE, TYP. — — \ \`\ �� SOIL BOUNDARY LINE, TYP. i \\ 7 / // / E VAR/ABLE WATER R00/F PROTECTION BUFFER 00,�'F D BENCHMA/RK'- I (TOP OF POD) = I \ \ \\ \ \\ \\ I I \ ELEV=705.56 300.0 55 ��, �°'�� / � — jI FROEHU11%G do RO�ERTSON1 XINC i ► I l R00/F \\ ��� TAX MAP# .5-109 \ ,IDB.• 1124 )'G.•313 l \ ZONING.- RUGAL AREAS I ' B I I 1)` \ ` USE. l/,ACANT e i \ N74 *5J J6 E_ \ I A l \\ I R00 F I �% � \\ `,� ;� � 9.98' �� I �►1 ►, �� I 1� 20 0 20 140 60 SCALE: 1 " = 2b' NI MI LI KI JI HI GI FI EI 1 7ba' rj I � 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 "D. Kent O'Donohue, Jr?' C, Lic. No. 0406001683 &, k014-31-2017 w ' P E w U_ LL LL Ow U^ Z U) LU ~ Za C� —_ U Y �0 O IY co co W N NO 0. U C) Z O 0 Z O C) Z U) X W ii U) } Z J p = U LLI J 2 � w 00 Q D DRAWN BY DKO DESIGNED BY DKO CHECKED BY ERB DATE 03-07-2016 CI 1.9 0 SCALE REVISIONS: 05-16-2016 01-31-2017 SHEET NO. 1 "=qn' C2 of I I JOB NO. 34150050 I a , I rj 1 je 7bm 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 0 F , � t G' 1D. Kent O'Donohue, Jr.a r, Lic. No. 0406001683 k014 -31-20G7 P E A R LIJ U_ LL LL Ow Y U)z U� W F- a_ Za 0 T- U) U) Y �0 0 co co co CD LLI N O/ 0. U ii I— (D U 2� U) Z J p = U LU LL l J 2 � LL l m Q DRAWN BY DKO DESIGNED BY DKO CHECKED BY ERB DATE 03-07-2016 SCALE REVISIONS: 05-16-2016 01-31-2017 SHEET NO. 1 "=qn' 0 JOB NO. 34150050 1 2 3 4 5 6 7 8 9 10 11 12 1 13 14 15 16 17 18 19 20 21 oy� 0 oyu I HYDRANT 0 LrU ROCIKFISH GAP TURIVPI!(E oy� 208' TO CI OF 325' CL OF PRO HILLSBORO LANE INTX. RE NATA ENTRANCE T - ROUTS - t-/ L/ X yU CG -11 CONTR. TO NEAT SAW—CUT & MATCH EX. PVMT � N (110' R—O—W) LANESTRIPEE\ ENTRANCE FLOW LINE (SEE DETAIL) N o oyU 12.00' 12.00' SWA LE TO BE U / 50' TAPER o — — _ _ _ _ �_ _ - _ - 50' TAPER GRASSREPLASWALE ED H 00 — — SIQRtiL GRATE ~ _ M oy \ R40.00' R42.00' ............. TOP=706.48 ................ PROP. E—O=.P .................... INV IN= 705.62 M N INV OUT=703.74 0 10'-J0' BLDG. o OHU OHU o .Oli4J�-............................................... SETBACK oio o DITCH TO CONVEY WATER OHU— .. . O.. ... .. . .......... .... oHU—.� ----- _ _ — — - — — — — — — — — --- --- -----�--- — —AWAY FROM FOUNDATION — — --- — _ — 16.0' 140' I I _ ._......... _ ._ ........._. _ ........._ ._...... — — OHU� .. . . ...... . ............... . . .............. . . ...... . . OHU nl — - �Hu , — — — — , (TYP) (TYP) ................................................ L I PHASE II OF 25' BUILDING 64' ;j 18 I � —J / L (TYP) I 131.52' OFFICE BUILDING a I 32' o o 0 1 —STORY o O 41' 5.5` o I I I 6,350 SQ.FT. RoomstLm r FFE=71 1.00 M a 49.0 I L I I - ACCESSIBLE K ----- --------- — 84' YLOPD�ST—DRAIN-BA-SIW PARKING I / I K / PROP. TO COLLECT ROOF LEADERS o (SEE DETAIL) FIREWALL TOP=710.40 PLUMBER CONN. a - i I 90 I co APPROX. LOC. OF INV=707.40 FROM WELL I RESERVE DRAINFIELD PROP. SAN. 8" TYPE S ao 8"HDPE HDPE FOR 8"HDPE 8"HDPE 8"HDPE a s I SEPTIC SYSTEM ROOF LEADER a � ao a 11.0' HANDICAP (BY OTHERS) CONN. @1% v a o a 4 a PARKING SIGN / MIN. SLOPE,a= I (SEE DETAIL) J O TYP. / '00 cn APPROX. WELL PLUMBER�n 8 0 LOCATION 5P� CONN. (BY OTHERS) Rooms oo CA CONC. SIDEWALK, TYP. CG -2 I (TYP.) O WELL I (SEE DETAIL) I o a o 12" TYPE o MONOLITHIC SIDEWALK, TYP I I — — — — — — — — — — I I j,' m S HDPE (SEE DETAIL) I 130.73' a CG -6 a a� ao I (TYP.) / • c • • 4 a / R4.00' / 1 "HDP TRAFFIC RATED NYLOPLAST R1.50' DRAIN BASIN W/ H25 CGI -7 FOR I I I \ _ o RATED FLAT TOP OR EQ. _ , 24 ACCESS H \ 4 DOCK & ROLL—OFF 10'X20' N \ DUMPSTER o PAD TOP=707.35 INV=704.50 R3.00 I I , I H DUMPSTER TRAFFIC RATED NYLOPLAST GRATE E—O-P \ INLET — H25 RATED TOP=706.80 OR EQ. 1 ao I (TYP.) \ INV=704.80F _ \ m / G APPROX. LOC. OF 5' GRAVEL DIAPHRAGM 6 I I I G PRIMARY DRAINFIELD SEE DETAIL 20r 10.00' 11 o I I T— h 1 1 0 35' PRIVATE ACCESS o I 1113.78' 17.28"11 — — I ESMT. & SWM ACCESS SF,OIMENT FOREBAY W/ D _ — 01 I` �— BIO RETENTIO — 1 o I I ESMT. -- ` J LOW FLOW CONC. WEIR 1 6.71 ' (SEE DETAIL) I I / PROP. TREELINE, TYP. F I (SEE ESC & GRADING 61.57' 30' & VAR. TEMP. I F PLAN FOR TREE SWM OPEN SPACE ESMT. (MOWING LIMITED TO 4 _ _ _ _ _ __ ____ __ I CONSTR. ESMT. PROTECTION) _ �zo� _ _ TIMES PER YEAR) _ — HIGH FLOW CONE. WEIR V / VAR. WIDTH SWM (SEE DETAIL) I / ACCESS ESMT.SEDI FOREBAMT W — — LOW FLOW I E — _ VARIABLE WATER PROTECTION BUFFER CONC. WEIR I (SEE DETAIL) 1 E I — — GENERAL NOTES: 20' BUFFER 1. CONTRACTOR SHALL VERIFY DEPTH AND LOCATION OF ALL D EX. VEGETATION TO UNDERGROUND UTILITIES BEFORE EXCAVATION SHALL OCCUR. D 50' BLDG. SETBACK REMAIN AS BUFFER 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. — 3. EACH OUTDOOR LUMINAIRE EQUIPPED WITH A LAMP THAT EMITS 3,000 OR MORE INITIAL LUMENS SHALL BE CUTOFF LUMINAIRE C AND SHALL BE ARRANGED OR SHIELDED TO REFLECT LIGHT C AWAY FROM ADJOINING RESIDENTIAL DISTRICTS AND AWAY FROM ADJACENT ROADS. THE SPILLOVER OF LIGHTING FROM LUMINAIRES ONTO PUBLIC ROADS AND PROPERTY IN RESIDENTIAL OR RURAL AREAS ZONING DISTRICTS SHALL NOT EXCEED ONE—HALF FOOTCANDLE. LEGEND: B PROP. PAVEMENT B (SEE DETAIL) I as PROP. CONC. SIDEWALK I a ao (SEE DETAIL) 20 0 20 40 60 A PROP. DUMPSTER PAD I A I (SEE DETAIL) SCALE. 1 20 1 2 3 4 5 6 7 8 9 1 10 11 12 13 14 15 16 17 18 19 20 1 21 I a , I rj 1 je 7bm 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 0 F , � t G' 1D. Kent O'Donohue, Jr.a r, Lic. No. 0406001683 k014 -31-20G7 P E A R LIJ U_ LL LL Ow Y U)z U� W F- a_ Za 0 T- U) U) Y �0 0 co co co CD LLI N O/ 0. U ii I— (D U 2� U) Z J p = U LU LL l J 2 � LL l m Q DRAWN BY DKO DESIGNED BY DKO CHECKED BY ERB DATE 03-07-2016 SCALE REVISIONS: 05-16-2016 01-31-2017 SHEET NO. 1 "=qn' 0 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 TH OF °r f "D. Kent O'Donohue, Jr.a C, Lic. No. 0406001683 &, kO-31-2017 P E A,9&/ R G' w U_ LL LL Ow Y U^) z U LLl ~ Za C� z U/ Y �0 O co co 00 0' LU N O 0. U Z J 0- Z 0 Q ii DRAWN BY DKO DESIGNED BY DKO CHECKED BY ERB DATE 03-07-2016 SCALE REVISIONS: 05-16-2016 01-31-2017 SHEET NO. 1 "=qn' 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 oy TREES AND OTHER VEGETATION, INCLUDING STUMPS AND ROOTS, COMPLETELY IN AREAS G 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. O G 2. BARRICADE OPEN EXCAVATIONS OCCURRING AS PART OF THIS WORK AND OPERATE WARNING LIGHTS AS RECOMMENDED BY AUTHORITIES HAVING JURISDICTION. N o \ 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. yG 5. PREVENT SURFACE WATER AND SUBSURFACE OR GROUND WATER FROM FLOWING INTO - $� EXCAVATIONS AND FROM FLOODING PROJECT SITE AND SURROUNDING AREA. DO NOT M ALLOW WATER TO ACCUMULATE IN EXCAVATIONS. REMOVE WATER TO PREVENT SOFTENING ROCIV-ISHGAP Tl��'IVPII(E °tip M OF FOUNDATION BOTTOMS, UNDERCUTTING FOOTINGS, AND SOIL CHANGES DETRIMENTAL TO \ STABILITY OF SUBGRADES AND FOUNDATIONS. CONVEY WATER WHEN ATMOSPHERIC ROUTE� 9 TEMPERATURE IS LESS THEN 35°F (1°C). L `� L/ °tiG 709.97 (� JQ' R -Q- �i�/) 709.84 709.39 6. PROTECT EXCAVATED BOTTOMS OF ALL FOOTINGS AND TRENCHES AGAINST FREEZING WHEN An■■■■ ■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■ ■■■■■■■■■■■■■■■■ ATMOSPHERIC TEMPERATURE IS LESS THEN 35°F (1°C). _ ■ o 709.93 ■ 7. FINISH LAWN AREAS TO WITHIN ONE INCH ABOVE OR BELOW REQUIRED SUBGRADE------------------------------ -- °S --------------------- G ■ o 711.32 tiU 710.93 710.81 00 - -1 0 709.43 ■ L ELEVATIONS. SHAPE SURFACE UNDER WALKS AND PAVEMENTS TO LINE, GRADE, AND _ \ ■ 711.14 710_5 - - - \ _ 709,68 ■ C �- L CROSS SECTION, WITH NOT MORE THAN 1/2" ABOVE OR BELOW REQUIRED SUBGRADE - - - - - - - - - - - - - - - - - - -- ■ 710.64 _ -\-/ - _ � 1.53% U\ _ -- ELEVATION. ��----710----� ■ 8. PROTECT GRADED AREAS FROM TRAFFIC AND EROSION. REPAIR AREAS WHICH HAVE-- ---- --- ■ ■ ■ ------- ■ ■� --- oy \�> 0 �o SETTLED, ERODED, OR BECOME DAMAGED DUE TO CONSTRUCTION ACTIVITIES AT NO-`�\`--_ ADDITIONAL COST TO OWNER. o •, `\ \\ y TIP ,, -. 712 ' oHu oHu - \71 9. SPREAD TOPSOIL TO A DEPTH OF 6 OVER ALL DISTURBED AREAS NOT RECEIVING WALKS �� �'NFHMARK \>o `\\ G , \ TOP YU MONUM ITS 6' ■ �`_ _ _ _ �`\ i �--.712 .---- -- 710.70 \�`J1 1 .22 o 710.20 71--Dj72 a'� 25 �.75 oHu oHu- oHu oHu oHu K PAVEMENT, WALLS OR BUILDING, INCLUDING TRENCHES. IMMEDIATELY FOLLOWING ' - \ ■ ■ _■ ELEV-7 712 7 - - - - K PLACEMENT OF TOPSOIL, DISK THE ENTIRE TOPSOILED AREA AND RAKE FREE OF STONES _ _ _ _ _ _ _ _ _ _ _ _ ,' `\\ `\\ \\ . - - \� _ _ _ _ _ _ _ 71 f�1 1 710.58 - - - - AND DEBRIS OVER 1/2" IN ANY DIMENSION. PROVIDE A FINISHED SURFACE FREE OF\\ `>o� `\\ • • . - , , - - - - - - - -� - - - - - - - �, -= - 710.08 DEPRESSIONS OR HIGH SPOTS. SEED IMMEDIATELY. �: Y -� 109.-6- - -\- - - - - -� - - _ - - - - L - - - _ ---- -- --- I `\\ �\ -�\ I -- 10. FINISH GRADE AROUND ALL BUILDINGS SHALL BE A MINIMUM OF 6 BELOW FINISHED \ \ \ \ \ \ �\ \ \� I 7 9,89 I FLOOR ELEVATIONS. �� `\ ` OFFICE BUILDING `\ I 7109.39 11. PROVIDE A MINIMUM OF 5% SLOPE FOR A DISTANCE OF 10' AWAY FROM ALL BUILDINGS \\�� \\`� \\ \\\� 0 `� \�\ \�`\ \ 0 \ 1 -STORY 0 J FOR POSITIVE DRAINAGE. \ \ �o ` `\ `\ \ cf, \ o, 6,350 SQ.FT. \` RNIF SLOE `\, \\ `\\ `\ \ m FFE=71 1 m �71 .2 12. ALL SIDEWALKS SHALL CONFORM TO ADA REQUIREMENTS WITH A MAXIMUM SLOPE OF 5% \\ \ 69�- .@\0 709.88 AND A MAXIMUM CROSS SLOPE OF 2%. `\ - -`� --- -------�-- - - -- -- - - - - -- -- ` \ 709.88 I �`\ 6'96 �• \APPROX.\'SOC. OF \` \`✓ \\ \\\ \\ \`\\\ \\\\ \\`\\ RE' \ERVE DRA\INFIELD �`�\ 8"HDPE 8"HDPE - 8"HDPE 8"HDPE 710.19 I NWl ! I \ \`\ I �• \\\\ \`\ \\ \`\\\\\ Q ] �`\\ = 710.84 �- -- 710.60 --- \`\`\ 00 710.20 I DRIP LINE \\ `\\ .,,`\ \\\ \ \`\� \\ `\ \ 'ID7 9.70 710.20 3:1 PROTECTIVE DEVICE \ \ , � \ \ \ ' \\ ----__----- _/ i \ LIMITS OF DISTURBANCE H MAXIMUM LIMITS OF CLEARING AND GRADING \ \\ ` �\ \ `` ` \ • \ ` \ `\ \\ \ ROOD \\-710.88 1 - - - - \\ I I 1.53 ACS O H PROPOSED GRADING ----------I r.. r rr r r r ` • • \ \ \ \ 710.88 709.19 I I I WHERE DRIPLINE \ \ 708.69 \ IS LESS THAN \ O \ TW:710.88 13 `\ .`\ / `\ TW: `u,`�\ G CONSTRUCTION OPERATIONS RELATIVE \\ \ `\\ \\\ \\\ \ 708 \\` I G TO THE LOCATION OF PROTECTED TREES 70'6,.88 -,\.,"HDPE \ I \ \ NW:707.12 `I _ 7�- ------ 708.60 \ I \ `\ \\ `\ 707.18 708.10 I I I Source: Public Facilities Manual, Vol. III, Fairfax Co., Va., 1976 Plate 3.38-1 \ \ 706.88 707.32 = X06 I I TP 3.38 TREE PRESERVATION _ _ _ _ T P - TP - & PROTECTION 706.82 � 04 m \`\ 1 `\ \\ `•.\ ``\ \\ `` \\ ``\ 7 � \ ` \ ` �' ` `\ �\ \ \ `\\ \\__ 1 706.25 06.2 706.25- I ` \ it � I , APPROX`\ LOC. OF\\2:1 P' IMARY D'RAINFIELD `\ \\ \ `\ \ �• `\ \ , CAN USE 704 SF SF AS TP D� I I 1 1 00 \\ L SEE ESC o \`\ \\\\ \� \\ \�\\�•, \`\ \�- PLAN --------------�1 �-1�,'� I E TP FOR ,/` `\ `\ \ ��• SF LOCATION ---_ i �'I \\\ BIO RETENOf�- 1 to I ,� - I �_-- E \ \\ \'LIMITS OF DISTUROANCE �•� `� \\\ (0 704 1° 706.35 \\ `I 1.53 ACS \ �\ `\ `� - - _ _ 706 705.85 \\ I I - \\ I \ \ \ \\ �• \ `� �- - - - 706 - - - _ --- `\ \♦ `� \\ \ `\ •i� - - 700 'a �■ it D - _ ■ ■ 698 `\ `\\ `\ �\� \\ / i D \ `\ - i ■ ■� - _ ■-■ �� ■ r I 706.97 �o 706.47 ■ .■ ■� O� -A- - \` \ VAR/ABLE WATER '�,, \ ■ I `\\ PROTECTION BUFFER i // .' - - - - - - C BENCHMA,)9 C (TOP OF P00) ELEV-705.56 B \ 1 ` ` J l I I �� i / i B i 20 0 20 40 60 \\ \\ It A A SCALE: 1 = 20I t\\ \\ \ It 1 2 3 4 5 6 7 8 1 9 10 1 11 1 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 TH OF °r f "D. Kent O'Donohue, Jr.a C, Lic. No. 0406001683 &, kO-31-2017 P E A,9&/ R G' w U_ LL LL Ow Y U^) z U LLl ~ Za C� z U/ Y �0 O co co 00 0' LU N O 0. U Z J 0- Z 0 Q ii DRAWN BY DKO DESIGNED BY DKO CHECKED BY ERB DATE 03-07-2016 SCALE REVISIONS: 05-16-2016 01-31-2017 SHEET NO. 1 "=qn' JOB NO. 34150050 E LI III ©E 0E FI ❑E 0� il♦ 0� HANDICAP PARKING SIGN WITH INTERNATIONAL SYMBOL OF ACCESS ON BLUE BACKGROUND. PROVIDE THEFT PROOF BOLTS, WASHERS & NUTS. gVANACCESSIBLE-.*— SIGN TO BE OMITTED FOR SPACES THAT ARE NOT VAN ACCESSIBLE STEEL TUBE PIPE o CONDITION AT CONC WALK CONDITION AT PLANTER AREA 1' DIA CONC FOOTING I_ffL_j HANDICAP SIGNPOST DETAIL NO SCALE AGGREGATE BASE COURSE -21A COMPACTED SUBGRADE SOIL — CBR= 7 CAA (1 GA n CAA 1 r) r -A NOTES: — THIS PAVEMENT SECTION DESIGN IS BASED UPON A TYPICAL STANDARD—DUTY USE AND SHALL BE VERIFIED BY A GEOTECHNICAL ENGINEER PRIOR TO ESTABLISHMENT OF FINAL PAVEMENT SUBGRADE. EXISTING PAVEMENT +2" --- BENCHED PAVEMENI JOINT 1.4" RAD. 11 1-1 /2" 1/2" PREFORMED EXPANSION 3" JOINT FILLER WHERE ADJACENT TO BUILDING 8'> \/ARIFC SEE PLAN 3 I A� XXSTREET APPROACH SAME SURFACING Lod GENERAL NOTES SHOWN ON PLANS) AS MAINLINE ROADWAY to (SEE NOTE 3) (RADIUS TO BE AS 1. WHEN USED IN CONJUNCTION WITH STANDARD CG -3 OR CG THE CURB FACE ON THIS STANDARD IS TO v v _ — 4 v D ' CG -2 OR OG -6 L (SIFF NOTE 1) CLASS I AIR ��%/\%\%\�%\�%\�%\�%\�\\�\\� ENTRAINED CONC //\\//\\//\\//\\//\\//\\//\\///\\/ STANDARD -DUTY NOTE: STRUCTURAL BACKFILL FINISH — TROWELED EDGES, BROOM FINISH (WHERE FILL IS NEEDED) PAVING DETAIL SCORING EVERY 6' N.T.S. PROPOSED PAVEMENT ('� A \1,111 IT A \ I I"1 111 I I I"1 AWAY COURSE PAVEMENT JOINT DETAIL N.T.S. 5' SIDEWALK MAXIMUM 2% PAVEMENT SLOPE IN ANY DIRECTION WITHIN AN ACCESSIBLE PARKING SPACE OR AISLE ACCESSIBLE AISLE AND CURB RAMP DETAILS NOT TO SCALE PROPOSED SURFACE COURSE PROPOSED BASE COURSE PROPOSED AGGREGATE SUB BASE 95% COMPACTED SUB—GRADE I Y I EXPANSION JOINTS EVERY 30' MIN. SIDEWALK DETAIL N.T.S. SIDEWALK CROSS SLOPE 1.8% MAX PARKING LOT 6 MATCH SLOPE ON PLAN MATCH 1111-1111—�I�� �I�I SIDEWALK MATCH DETAIL PAVEMENT DETAIL MONOLITHIC SIDEWALK DETAIL CLASS A3 AIR ENTRAIN CONC. W/ 6x6 WELDE[ WIRE REINF. 6" STONE AGGREGATE BASE N.T.S. VVIVII /"1V ALV JVUVI\/"1VL HEAVY DUTY CONCRETE DETAIL SPHALT PAVEMENT TOOLED EDGE--\ (1) #4 CONT. N.T.S. 6" THICK CONCRETE SLAB W/ 6X6 % WWF SLOPE PER PLAN 1/2" RAD 8" THICK #21A STONE DUMPSTER APRON DETAIL N.T.S. CG -11 (RADIUS TO BE AS 3 I A� XXSTREET APPROACH SAME SURFACING Lod GENERAL NOTES SHOWN ON PLANS) AS MAINLINE ROADWAY to (SEE NOTE 3) (RADIUS TO BE AS 1. WHEN USED IN CONJUNCTION WITH STANDARD CG -3 OR CG THE CURB FACE ON THIS STANDARD IS TO — _ _ — — _ — — _ — SHOWN ON PLANS) -7, BE ADJUSTED TO MATCH THE MOUNTABLE CURB ' CG -2 OR OG -6 L (SIFF NOTE 1) — — — — CONFIGURATION. f 2. SEE STA)NDARO CG -12 FOR CURB RAMP DESIGN TO BE — — — — 1SIDEWALK SIDEWALK USED WITH THIS STANDARD. ~ w NOTE 5) Ld ' OPTIONAL r FLOW LINE UNPAVED SPACE 3. MAINLINE PAVEMENT SHALL BE CONSTRUCTED TO THE m CLASS A3 RIW LINE (EXCEPT ANY SUBGRADE STASILIIATION CONCRETE REQUIRED FOR MIUNLINE PAVEMENT WHICH CAN BE EXPAON ;IS y EXPANSION OMITTED 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 "B" T-0" OR AS GO MAINLINE ROADWAY EXCEPT FOR REPLACEMENT PURPOSES. SHOWN ON TYPICAL SECTION. A PLAN VIEW CG -2 DETAIL ENTRANCE NOTES N.T.S. 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 MAY. SLOPE CHANGE ® D _ 0 &. PLANS ARE TO INDICATE WHEN CONSTRUCTION DFA FLOW .4...i — (SEE LINE IS REQUIRED TO PROVIDE POSITIVE DRAINAGE ACROSS MAINLINE ROADWAY — — — — — — — — — — NOTE 7) THE ENTRANCE. 8x MAX. ® D 7. THE DESIRABLE AND MAXIMUM ENTRANCE GRADE CHANGES : ; , off';. rp :a; SLOPE CHANGE "D" ARE LISTED IN THE ALLOWABLE ENTRANCE GRADE 6:q.. o'p: A O�x b`p :.q: P'a:_O'.'�.. O ."o ,p-:::,, 'o. �,.• ga�e dQ.nPe.b�:p::o dC,0'!r ;o:�0''!q :Gp.. o.'e �O':•a.�e ap 'o D TABLE. THESE VALUES ARE NOT APPLICABLE TO STREET 6" CONNECTIONS. 5' MIN. 2O' MINIMUM FOR COMMERCIAL ENTRANCE INTERSECTION NOTES 24" 8. WHEN CG -11 IS USED FOR STREET CONNECTIONS, THE ® CONSTRUCT GRADE CHANGES WITH A PARABOLIC CURVE. CONNECTION MUST BE DESIGNED IN ACCORDANCE WITH BE CONSTRUCTED PARALLEL TO THE SLOPE AASHTO POLICY AND THE APPLICABLE REQUIREMENTS SECTION A - A OF THE SUBSURFACE COURSES PROVIDED A OF THE VIDOT ROAD DESIGN MANUALINCLUDI STOPPING MINIMUM DEPTH OF 7" IS MAINTAINED SIGHT DISTANCE AND K VALUE RE UIREMENTSG CG -6 9. OPTIONAL FLOWLINE MAY REQUIRE WARPING OF A 4 PORTION OF GUTTER TO PROVDE POSITIVE DRAINAGE 2" e ACROSS THE INTERSECTION. ALLOWABLE ENTRANCE GRADE CHANGES • s. u 1"•11 \ s s CLASS A3 •'p, , i;, t;, (H.E.S.) s. 1:. A'• e. CONCRETE SECTION C -C NOTE: ALLOWABLE ENTRANCE GRADE TABLE IS NOT APPLICABLE TO STREET CONNECTIONS 5PECIFICATION XVDOT REFERENCE METHOD OF TREATMENT 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 1v=r ROAD AND BRIDGE STANDARDS SHEET 1 OF 1 1 REVISION DATE 201.04 FINISH GRADE ENTRANCE VOLUME GRADE CHANGE D" DESIRABLE I MAXIMUM HIGH MORE THAN 1500 VPD 0 % 3 R MEDIUM 500-1500 VPD S 3 X 8 % LOW LESS THAN 500 VPD s B X 8 % NOTE: ALLOWABLE ENTRANCE GRADE TABLE IS NOT APPLICABLE TO STREET CONNECTIONS 5PECIFICATION XVDOT REFERENCE METHOD OF TREATMENT 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 1v=r ROAD AND BRIDGE STANDARDS SHEET 1 OF 1 1 REVISION DATE 201.04 FINISH GRADE NOTE: PROVIDE EXPANSION JOINTS DESIGNED BY 0 CHECKED BY @ 20' 0" O.C. (MAX.) \\\\\\\\\ /\/\/\/\/\/ a � PAVEMENT ROUGH GRADE 4" N/A CLASS A3 TOP OF CONCRETE PAVEMENT —III—III_ ° P . -P. .• P.. ..•.. e. I�� III„III III—III °•°;oQ�.a-eo�.a::o�o:A:_eP�:'a.•�a,wa.Po1 D _ o:,. _ I I. � ' I II I ::o .?: -4: �:a.e,.Q'� _ -1 .D ,a.: e.p • � CLASS A3 CONCRETE ° ��W' m� P: o'©� a •"": o.b �" e'e.o: ” _ �' —III—III—III—III—III—III CG -2 DETAIL N.T.S. I ; —III-1—III— .4...i ° D°' D .D :�00'�.4' P:PQ::q _. •:4.0 "a.'>:�.Q..e : ; , off';. rp :a; `e. `p' .. . o �.'.. -o, e.: ;."'e �' �' •�. o.: o a' 6:q.. o'p: A O�x b`p :.q: P'a:_O'.'�.. O ."o ,p-:::,, 'o. �,.• ga�e dQ.nPe.b�:p::o dC,0'!r ;o:�0''!q :Gp.. o.'e �O':•a.�e ap 'o 6" M 24" 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. ■0 FINISH GRADE ROUGH GRADE 4" DKO DESIGNED BY I TOP OF CHECKED BY ERB \\\\\\\\\ /\/\/\/\/\/ a � PAVEMENT SCALE N/A K —III—III—III—III—III—III—I D —III—III_ ° P . -P. .• P.. ..•.. e. I�� III„III III—III °•°;oQ�.a-eo�.a::o�o:A:_eP�:'a.•�a,wa.Po1 D _ o:,. _ I I. � ' I II I ::o .?: -4: �:a.e,.Q'� _ -1 .D ,a.: e.p • � CLASS A3 CONCRETE ° ��W' m� P: o'©� a •"": o.b �" e'e.o: ” 'Abp �a CG -2 DETAIL N.T.S. NOTES: 1. THIS ITEM MAY BE PRECAST OR CAST IN PLACE 2. CONCRETE TO BE CLASS A3 F CAST IN PLACE, 400D PSI IF PRECAST. 3. COMBINATION CURB & GUTTER HAVING A RADIUS OF 380 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 AM 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 10' OR THE CHANGE 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 El© IIIIIIIIIIIIIIIIIN ■0 ■© 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 H OF, Y ; f f "D. Kent O'Donohue, Jr?' C, Lic. No. 0406001683 01 —31-2017 w 4 -PE A R W U_ LL. Ow Y C/) z U)� W� o_ ZQ 0 U/ Y Z) U M O W 0� M 00 W N 00 U I Ino ►lJ DRAWN BY DKO DESIGNED BY DKO CHECKED BY ERB DATE 03-07-2016 SCALE N/A REVISIONS: 05-16-2016 01-31-2017 SHEET NO. JOB N0. 34150050 County of Albemarle ' Conservation Plan Checklist - To be placed on Landscape Plans (Handbook, pp III -284-I11-297 for complete specifications) - _ O I. T follwi items shall be shown on the plan. = _ 0.G roes to be saved; Limits of clearing (outside dripline oftrees to be saved); �Loca_----- - - - - - - - ETHER HARDWQODS J_C_ C ti�nandippegfpratcctvefeacing; ---- /� --- Grade changes requiring tree wells or wails; / - - - - B "-24 " CAL. WITH THIGW - Proposed trenching or tunneling beyond the limits of clearing. L NWRBRUSH TO REMAIN AS, ` 'S z, NI kin :; / \ `.STREET FRONTAGE\\ \ t!� All trees to to saved shall be marked with print or ribbon at a height clearly visible to equipment operators. 12( No grading shall begin until the tree marking has been inspected and approved by a County Inspector. / 11 11 �\1 - \ 41 3. PrptConstruction Conference: GF Tree preservation and protection measures shall be reviewed with the contractor on site. N `\ \ \ _" - 4, RuiDment O eration and Storage: \ \\ \\ `\ \ �\ v . -/• Heavy equipment, vehicular traffic and storage of construction materials including soli shall not be permitted within the driplines of trees\ -- -mut oHu H coo°° AP o °o v Yl� •spry •\ IIV to be saved. \� J\ \\ \\ \\ \ \ `\\ LO�GROWING ` LJ S. So Erosion and Stor mwater Detention Devices: I \ \ \ \\ \ \ P E R R�'N,N IALS I Such devices shall not adversely affect trees to be saved \ \ \ \\ \ \\ \ \ \ \ \ IN �„ I 6. Fir \\ LT - IfZ Fires ere not permitted within 100 feet of the drip Iinc oftrecs to be saved_ \ \ \ \ \ 7. Ta ' c Materials: M TafO xic mater Is shall not be stored within 100 feet of the dripline of trees to be saved. \ \ \ \ \ \\ \\ \`\\ \ `\ 8"H E 8"HDP E \ \ & P ve Fenclu : Trees to be retaitsed 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. W \ 9. Tree {Yells: \\ \ \ \\ \ / '\ `\ `\ \\ o � r 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 t p/ submitted far approval. \ `\ ` \♦ �C \ \ \\ \`\ - - - - - - - - - - - - lo. Tree Walls:\ \\ \� � `� \� N\ ` `\ � CA When the ground level must be lowered within the dripline a tree to be saved, a tree wall shall be provided; and a construction detail \ \ \ is submitted for approval. \ \ `\ \ \ \ \ ( ` --- ------------- L --- - - - 11. Trenehine and Tunneling: \\ `\ `\ / \\ \ When Trenching is required within the limits of clearing, it shall be done as far away from the trunks of trees as passible. Tunneling \ \ \ \ \ \ \ \ ` • ` • • under a large tree shall be considered as an alternative when it is anticipated that necessary trenching will destroy feeder roots. ------------ R7 Protective fencing shall be the last items removed during the final cleanup.13. IDIMagad Trees \ \ ♦ \ \\ \\ \\ \ \\ \ \ \\ \ \ \ \ I}'lJ atnaged trees shall be treated immediately by proving, fertilization or other methods recommended by a tree specialist. - - - - - NOTE: -IT IS THE DEVELOPER'S RESPONSIBILnT TO CONFER WITH THE CONTRACTOR ON TREE CONSERVATION \ \ \ \ `\ \\ \ `� REQUIREMENTS. K - 3:;�' 14 \\ \\. �� � SEE LANDSCA� INSERT - - ---- OWNER SIGNATURE (DATE) \\ `�\ � `� `\\ FOR PLANTING `LAYOUT w W w w 4 CONTRACT PURCHASER SIGNATURE (DATE) 3/1106 Page 1 of 1' I� ------ - -- --------------- --- 0 m V/ 0 0 H 0 �oC I G \ . o Q�- ro Q D ou 01 31■116 LANDSCAPE SCHEDULE: 0 0 0 FA 1 ��11 N REPLACE /OF SOD, TYP. ' 10 / 0 10 LANDSCAPE INSERT SCALE: 1 " = 10' (SEE BIORETENTION LANDSCAPE SCHEDULE FOR PLANTING SPECIFICATIONS) LABEL CV SCIENTIFIC NAME C PLANTING SPECS PLANTING REQ. ----------------------- J WITH THE LATEST EDITION OF AMERICAN STANDARDS FOR NURSERY STOCK. PUBLISHED BY THE LL o � III= (D QPC)Quercus Un Y U) Z palustris Pin Oak 3-1/2" cal./ B&B _ (D_ 6 CBC) TOTALLY REMOVED. Carpinus betulus Pyramidal European 2-1/2" cal./ B&B I -III -III II=III=III II- 6 PREPARED ADMIXTURE BACKFILL LU H "Fastigiate" Hornbeam -III ---III-III-III-III - I- = = III=III=III=III=III=III=III=III=III== = - PREPARED SUBGRADE PEDESTAL AP Acer palmatum Japanese Maple 1> Q 1 CA 0) \ Eastern Redbud 7'-8' Multi -Stem/ 3 4. CONTRACTOR SHALL ASCERTAIN LOCATION OF ALL UTILITIES PRIOR TO EXCAVATION. B&B LT Lagerstroemia x "Tuskegee" "Tuskegee" 7'-8' Multi -Stem/ THIN BRANCHES BY 1/3 RETAINING NORMAL � � o I CC>� Crape B&B / I FA 1 ��11 N REPLACE /OF SOD, TYP. ' 10 / 0 10 LANDSCAPE INSERT SCALE: 1 " = 10' (SEE BIORETENTION LANDSCAPE SCHEDULE FOR PLANTING SPECIFICATIONS) LABEL SYMBOL SCIENTIFIC NAME COMMON NAME PLANTING SPECS PLANTING REQ. QUANTITY J WITH THE LATEST EDITION OF AMERICAN STANDARDS FOR NURSERY STOCK. PUBLISHED BY THE LL III III III Q III= (D QPC)Quercus Un Y U) Z palustris Pin Oak 3-1/2" cal./ B&B _ (D_ 6 CBC) TOTALLY REMOVED. Carpinus betulus Pyramidal European 2-1/2" cal./ B&B I -III -III II=III=III II- 6 PREPARED ADMIXTURE BACKFILL LU H "Fastigiate" Hornbeam -III ---III-III-III-III - I- = = III=III=III=III=III=III=III=III=III== = - PREPARED SUBGRADE PEDESTAL AP Acer palmatum Japanese Maple 7'-8' Ht./ B&B Q 1 CA 0) Cercis canadensis Eastern Redbud 7'-8' Multi -Stem/ 3 4. CONTRACTOR SHALL ASCERTAIN LOCATION OF ALL UTILITIES PRIOR TO EXCAVATION. B&B LT Lagerstroemia x "Tuskegee" "Tuskegee" 7'-8' Multi -Stem/ THIN BRANCHES BY 1/3 RETAINING NORMAL 5 CONTRACTOR SHALL MAINTAIN PLANT MATERIAL DURING INSTALLATION MAINTENANCE SHALL BECOME Crape B&B RESPONSIBILITY OF OWNER UPON ACCEPTANCE OF WORK. IV 0 Itea virginica "Sprich" "Little Henry" Dwarf 24" Ht./ #3 gal. 4 REQUEST, MAKE AN INSPECTION TO DETERMINE ACCEPTABILITY. IF WORK IS NOT ACCEPTABLE, REPLACE BARK MULCH 3" MIN. Sweetspire REJECTED WORK AND CONTINUE MAINTENANCE UNTIL REINSPECTION AND APPROVAL. CREATE SAUCER WITH TOPSOIL 6" MIN. JC 0 Juniperus chinesis "Nick's Compact" 24" Ht./ #3 gal. ROPES AT TOP OF BALL SHALL BE CUT. REMOVE TOP 1/3 OF BURLAP. NON -BIODEGRADABLE MATERIAL III-III=III 15 A. MAKE REPLACEMENTS OF ALL DEAD PLANTS IN IMPAIRED CONDITIONS IN EARLY FALL FOLLOWING Nicks Compact Juniper SHALL BE TOTALLY REMOVED. PLANTING. JS 0 Juniperus chinensis Sargent Juniper 12" Ht./ #3 gal. B. ADD ADDITIONALLY IN THE EARLY SPRING FOR THE SAME OR OTHER MATERIALS WHICH ARE DEAD OR 6 -III=III=11 -III=III=III =_- TAMPED ADMIXTURE BACKFILL ver. sargentii IMPAIRED FROM THE WINTER CONDITIONS. 111-1 11-1 I I -I 11-1 11-1 I 1-1 11-1 11-1 I I -III -I 11-1 11-1 11=1 11=1 11=1 I I-11 I -I I I -I 11 -III -I I I -III -I I I- 8. WITHIN 10 DAYS AFTER ACCEPTANCE, THE CONTRACTOR SHALL DELIVER AN OUTLINE OF MAINTENANCE I M 11-111-I 1-1 1-1 1-1 1-1 1-1 1=1 III=III=III=III=III=III=III=III=III=III=III=1 1=1 1=1 1 PROCEDURES RECOMMENDED FOR THIS PLANTING FOR THE OWNER. CC l� Carpinus caroliniana American Hornbeam 1-1/2" cal./ B&B 1 per 250 S.F. 2 CV 9. Chionanthus White Fringetree 6'-8' Multi -Stem/ 1 per 250 S.F. 3 NOTICE TO THE OWNER OF ANY MAINTENANCE PRACTICE WHICH IN THEIR OPINION WILL AFFECT THE 18. PLANTING PROCEDURES FOR TREES AND SHRUBS virginicus GUARANTEE IF NOT REMEDIED PROMPTLY. B&B =FA� THE PLANTING PIT, BY LIFTING FROM THE BALL (NEVER FFestuca arundinacea Tall Fescue Sod Complete Cover 3,800 SF WITHIN THE PLANTING PIT. WITH THE MOST DESIRABLE SIDE PLACED TOWARDS THE PROMINENT VIEW COST-EFFECTIVE MAINTENANCE OF DESIGN INTEGRITY. (SIDEWALK, STREET, ETC.). 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. I TY SIGHT STAN C E TRIft=_ - OHU- OHU OHU - 0Hij � lq� • . T . ,-.: ; . \ CB \ IL ® _J II\ \1 \ I I I I \ I \ I \j I 1 I I I I I I I I I t LANDSCAPE SPECIFICATIONS I I I I I I I 30 0 30 60 90 Now SCALE: 1 " = 30' 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. 3. EACH OUTDOOR LUMINAIRE EQUIPPED WITH A LAMP THAT EMITS 3,000 OR MORE INITIAL LUMENS SHALL BE CUTOFF LUMINAIRE AND SHALL BE ARRANGED OR SHIELDED TO REFLECT LIGHT AWAY FROM ADJOINING RESIDENTIAL DISTRICTS AND AWAY FROM ADJACENT ROADS. THE SPILLOVER OF LIGHTING FROM LUMINAIRES ONTO PUBLIC ROADS AND PROPERTY IN RESIDENTIAL OR RURAL AREAS ZONING DISTRICTS SHALL NOT EXCEED ONE-HALF FOOTCANDLE. ■m RUBBER HOSE AT BARK DUY WIRES (3). WHITE FLAG ON EACH TO INCREASE VISIBILITY. L 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 K 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 1. PLANT MATERIAL NAMES ARE IN COMPLIANCE WITH HORTUS THIRD SIZES AND GRADING ARE TO COMPLY DESIGNED BY III -III Z ERB ROPES AT TOP of BALL SHALL BE CUT. REMOVE TOP 1/3 J WITH THE LATEST EDITION OF AMERICAN STANDARDS FOR NURSERY STOCK. PUBLISHED BY THE LL III III III Q III= (D OF BURLAP. NON -BIODEGRADABLE MATERIAL SHALL BE Un Y U) Z AMERICAN ASSOCIATION OF NURSERYMAN. III -III III -III III _ (D_ -II III III IL: TOTALLY REMOVED. 2. ALL WORK SHALL BE COORDINATED WITH TRADES._ C45 I -III -III II=III=III II- Ilol -III __I PREPARED ADMIXTURE BACKFILL LU H U -III ---III-III-III-III - I- = = III=III=III=III=III=III=III=III=III== = - PREPARED SUBGRADE PEDESTAL 3. USE EXISTING TOPSOIL AND/OR PROVIDE NEW TOPSOIL, WHICH IS FERTILE, FRIABLE, NATURAL LOAM, p z o 0 0 _ 0 0 0 0 0 0 = -III=III=III Q SURFACE SOIL, REASONABLY FREE OF SUBSOIL, FOREIGN MATTER AND ROOTS, STUMPS AND STONES 2X BALL DIA. MIN. LARGER THAN 2" IN DIMENSION. 4. CONTRACTOR SHALL ASCERTAIN LOCATION OF ALL UTILITIES PRIOR TO EXCAVATION. THIN BRANCHES BY 1/3 RETAINING NORMAL 5. CONTRACTOR SHALL MAINTAIN PLANT MATERIAL DURING INSTALLATION MAINTENANCE SHALL BECOME PLANT SHAPE. 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 BARK MULCH 3" MIN. REJECTED WORK AND CONTINUE MAINTENANCE UNTIL REINSPECTION AND APPROVAL. CREATE SAUCER WITH TOPSOIL 6" MIN. 7. GUARANTEE ALL MATERIALS AND LABOR FOR 12 CALENDAR MONTHS AFTER ACCEPTANCE. III -III -III ROPES AT TOP OF BALL SHALL BE CUT. REMOVE TOP 1/3 OF BURLAP. NON -BIODEGRADABLE MATERIAL III-III=III A. MAKE REPLACEMENTS OF ALL DEAD PLANTS IN IMPAIRED CONDITIONS IN EARLY FALL FOLLOWING -III-III-11 SHALL BE TOTALLY REMOVED. PLANTING. III-III=III II=III= = GENTLY COMPACT TOPSOIL MIXTURE. B. ADD ADDITIONALLY IN THE EARLY SPRING FOR THE SAME OR OTHER MATERIALS WHICH ARE DEAD OR -III=III=11 -III=III=III =_- TAMPED ADMIXTURE BACKFILL IMPAIRED FROM THE WINTER CONDITIONS. 111-1 11-1 I I -I 11-1 11-1 I 1-1 11-1 11-1 I I -III -I 11-1 11-1 11=1 11=1 11=1 I I-11 I -I I I -I 11 -III -I I I -III -I I I- 8. WITHIN 10 DAYS AFTER ACCEPTANCE, THE CONTRACTOR SHALL DELIVER AN OUTLINE OF MAINTENANCE I M 11-111-I 1-1 1-1 1-1 1-1 1-1 1=1 III=III=III=III=III=III=III=III=III=III=III=1 1=1 1=1 1 PROCEDURES RECOMMENDED FOR THIS PLANTING FOR THE OWNER. 2X BALL DIA. MIN. 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 18. PLANTING PROCEDURES FOR TREES AND SHRUBS GUARANTEE IF NOT REMEDIED PROMPTLY. 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 10. DO NOT MAKE SUBSTITUTIONS. BID MATERIALS SHOWN ON PLANS. CONTRACTOR IS ENCOURAGED TO FORM THE BRANCHES OR TRUNK). ALL PLANT MATERIAL SHALL BE PLACED IN A STRAIGHT POSITION PROVIDE WRITTEN ALTERNATE LIST OF MATERIALS, SIZES AND NUMBERS SUBSTITUTION FOR WITHIN THE PLANTING PIT. WITH THE MOST DESIRABLE SIDE PLACED TOWARDS THE PROMINENT VIEW COST-EFFECTIVE MAINTENANCE OF DESIGN INTEGRITY. (SIDEWALK, STREET, ETC.). C. THE TREE PIT SHALL BE BACKFILLED WITH A SOIL MIXTURE AS PER SPECIFICATIONS. THE PIT SHALL 11. THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO ACCEPT OR REJECT ANY MATERIAL THAT HE/SHE BE FILLED HALFWAY INITIALLY AND TAMPED FIRMLY. ALL ROPES, WIRES, ETC. ON THE ROOTBALL DEEMS UNACCEPTABLE. REJECTED MATERIAL SHALL BE REMOVED PROMPTLY FROM THE SITE. 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 12. BALLED AND BURLAPPED PLANTS SHALL BE DUG WITH FIRM NATURAL BALLS OF EARTH. BALL SIZES ROOTBALL. MULCH ROOTBALL AND SAUCER WITH MINIMUM OF 3 INCHES SHREDDED OR CHIPPED SHALL BE IN ACCORDANCE WITH A.A.N. SPECIFICATIONS. ALL CONTAINER GROWN STOCK SHALL BE WELL HARDWOOD OR PINE MULCH. WATER THOROUGHLY OR UNTIL PLANT PIT IS FILLED. 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 19. LANDSCAPE ORDINANCE REQUIREMENTS: REMOVED FROM THE CONTAINER. STREET TREES REQUIRED: 10, FOR 311.5' OF FRONTAGE 13. ALL PLANT MATERIAL SHALL BE NURSERY GROWN UNLESS OTHERWISE SPECIFIED. PRUNING SHALL BE PROVIDED: 7 PROPOSED, (1 IS APPROVED BY ARB AS MEDIUM DONE BEFORE PLANTING OR DURING THE PLANTING OPERATION. SIZE DUE TO POWERLINE LOCATION) 3+ EXISTING AS SHOWN ON PLAN 14. ALL PLANT MATERIAL SHALL BE COVERED AND PROTECTED FROM EXCESSIVE DRYING DURING TRANSIT. INTERIOR TREES REQUIRED: 3 (1 MEDIUM OR LARGE TREE PER 10 SPACES) 15. ANTI -DESICCANTS SHALL BE APPLIED ON ALL MATERIAL DUG WHILE IN FOLIAGE. PROVIDED: 3 16. MULCH MATERIAL SHALL BE EITHER SHREDDED HARDWOOD MULCH OR APPROVED EQUAL. MATERIAL INTERIOR LANDSCAPING REQUIRED: SHRUBS REQUIRED ALONG FRONT PARKING SHALL BE MULCHING GRADE, UNIFORM IN SIZE AND FREE OF FOREIGN MATTER. PROVIDED: 4 EVERGREEN SHRUBS PROVIDED 17. TOPSOIL MIXTURE SHALL BE 2 PARTS EXISTING SOIL MIXED EVENLY WITH 1 PART SPAGNUM PEAT MOSS SITE SCREENING REQUIRED: EXISTING OR PEAT HUMUS. EXISTING SOIL SHALL BE FREE OF STONES, LUMPS, PLANTS,ROOTS AND OTHER PROVIDED: MAINTAIN EXISTING 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. TREE CANOPY REQUIRED: 7,676 SF (10% OF 76,764 SF SITE AREA) PROVIDED: MAINTAIN EXISTING 24,690 SF W/ ADDTL. PROP. ■© WIN ■m ■© ■I7 ■[y ■: ■D 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 (DK H OF 'Donohue, dr.a 04060016831 -2017 sC4 P E A R W DKO DESIGNED BY U_ Z ERB DATE 03-07-2016 J LL SHOWN Q 0 w (D Z (D Un Y U) Z Z U) wQ _ (D_ > J 0 Z J _ = U)Y C45 J O = U v � IncoQ w� 0- LU H U 2 Q W W LU 00 N p z J a 0 Q J U DRAWN BY DKO DESIGNED BY DKO CHECKED BY ERB DATE 03-07-2016 SCALE AS SHOWN REVISIONS: 05-16-2016 01-31-2017 SHEET NO. JOB N0. 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 uD. Kent O'Donohue, Jr.a r, Lic. No. 0406001683 k014 -31-2017 P E A R G� W U_ LL LL Ow Y � U^) z U) LLl ~ d Za CD T- U) U) �Y �0 O co co w LU N O 0. U Z Q O 0 ii I— U U 2� Cn Z J � J p = U J LL] 2 � LL l m J Q DRAWN BY 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 1 9 1 10 1 11 1 12 13 1 14 15 1 16 1 17 1 18 1 19 1 20 1 21 SCALE1 "=40' 0 oy(, 0 ROCl<FISH GAP T UR �PlI<E a ROUTE 250 oy VDOT SIGHT SDR=500' SDL=500' „�' lQ-�-�/ DISTANCE TRIANGLE 00 N --�-___ _ — — — — — - — N * +► _ — — — 4 ♦ — — — — :..COU.NTY..SIG4�T.............:::::::::::::::::::::: o0o OH U - 0 - ——T1��IAN � L4. ::_:: _ HU — nus �,o M ♦ " O.000 M ✓ M, - I M I /I / T 8"HDPE / Ld • I / L / I L / \ m O I I Ka m O I i K '.er gid°� IN, I -- — / J J � --- -- --tvI I I I � I I I H H TURN LANE WARRANT CALCULATIONS a. A.M. Right Turn Lane Warrants i. PHV Right turns: 1. A total of 13 employees will visit the site per day. For ITE 710 General Office this has a Weekday A.M. Peak Hour of 0.48 trips x 13 for a total of 6 trips per A.M. G Peak Hour. G 2. 88% of the trips are entering which gives us a total of 5 trips entering and 1 trip leaving the site at peak hour. 3. A 50/50 split between both directions gives you 3 trips entering from the West. ii. PHV Approach Total: 1. The Peak Hour Volume for the approaching direction would be the A.M. volume coming from the west on Rte 250. This is 11,000 x 0.10 K factor x 0.541 Dir Factor = 595 PHV approaching F iii.Based on these two factors we are within the no turn lane or tapers required threshold. F b. P.M. Right Turn Lane Warrants i. PHV Right turns: 1. A total of 13 employees will visit the site per day. For ITE 710 General Office this has a Weekday P.M. Peak Hour of 0.46 trips x 13 for a total of 6 trips per P.M. Peak Hour. 2.17% of the trips are entering which gives us a total of 1 trip entering and 5 trips leaving the site at peak hour. E 3. We assume the one entering trip is coming from the West. E ii. PHV Approach Total: 1. The Peak Hour Volume for approaching direction would be the P.M. volume coming from the west on Rte 250. This is 11,000 x 0.10 K factor x 0.459 Dir Factor = 505 PHV approaching iii.Based on these two factors we are within the no turn lane or tapers required threshold. c. A.M. Left Turn Lane Warrants i. Left Turning Volume: D 1. Based on the formulas above in (a.i.), it is assumed that the remaining 3 trips are D coming from the East utilizing the left turn in the A.M. peak hour. This makes our turn percentage much less than the 5% used as the minimum in accordance to the VDOT Appendix F chart. ii. Opposing Volume VDOT NOTES: 1. 11,000 x 0.10 K x 0.541 Dir = 595 PHV iii.Advancing Volume 1 . FOR WORK ADJACENT AND WITHIN ROUTE 250, 1. 11,000 x 0.10 K x 0.459 Dir = 505 PHV UTILIZE VDOT WORK AREA PROTECTION MANUAL C iv.Based on these three factors a left turn lane would be required due to the need to use 5% TTC-1 .0 (WORK BEYOND THE SHOULDER C left turns as a minimum which would be 25 left turns, 22 more turns then what is OPERATION) AND TTC-5.0 (SHOULDER projected to occur during the A.M. peak hour as shown. Per conversations with VDOT OPERATION WITH MINOR ENCROACHMENT). Left Turn Lanes will not be required due to the much less percentage than the 5% threshold. d. P.M. Left Turn Lane Warrants i. Left Turning Volume: LEGEND 1. Based on the formulas above in (b.i.), it is assumed that the 1 trip is coming from B the East utilizing the left turn in the P.M. peak hour. This makes our turn PROP. PAVEMENT B percentage much less than the 5% used as the minimum in accordance to the (SEE DETAIL) VDOT Appendix F chart. ii. Opposing Volume 1. 11,000 x 0.10 K x 0.459 Dir = 505 PHV a PROP. CONIC. SIDEWALK a iii.Advancing Volume (SEE DETAIL) 1. 11,000 x 0.10 K x 0.541 Dir = 595 PHV 40 0 40 80 120 iv.Based on these three factors a left turn lane would be required due to the need to use 5% 0 MEN A left turns as a minimum which would be 25 left turns, 24 more turns then what is PROP. DUMPSTER PAD A projected to occur during the P.M. peak hour as shown. Per conversations with VDOT (SEE DETAIL) SCALE. 1 — 40 ' — o Left Turn Lanes will not be required due to the much less percentage than than the 5/ threshold. 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 9 10 1 11 1 12 1 13 1 14 1 15 1 16 17 18 1 19 1 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 LTH OF uD. Kent O'Donohue, Jr.a r, Lic. No. 0406001683 k014 -31-2017 P E A R G� W U_ LL LL Ow Y � U^) z U) LLl ~ d Za CD T- U) U) �Y �0 O co co w LU N O 0. U Z Q O 0 ii I— U U 2� Cn Z J � J p = U J LL] 2 � LL l m J Q DRAWN BY DKO DESIGNED BY DKO CHECKED BY ERB DATE 03-07-2016 SCALE1 "=40' REVISIONS: 05-16-2016 01-31-2017 SHEET NO. JOB NO. 34150050