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HomeMy WebLinkAboutSDP201600031 Plan - Approved Final Site Plan and Comps. 2017-07-07IM 0� IK IJ IL IF ll� tC 1 F ID 0 r _-H n D 0 I- N o -mi HILLSBORO LANE m z rC S/ a o� Ov �O (9, SCALE: 1 =1000' NORTH VICINITY MAP PR 0JECT NARRATIVE THE OWNER IS PROPOSING THE CONSTRUCTION OF A 6,350 SQUARE FOOT OFFICE BUILDING WITH PRIVATE UTILITIES AND ASSOCIATED PARKING. NECESSARY GRADING, EROSION CONTR&L, & 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 REQIUIREMENTS 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 TIO 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 111. 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. t' 1 •111 , 1 . � 1 � 1 � • SHEET INDEX N 11111111101 lei LEGEND t` EX. INTRMDT. CONTOUR ENDWALL EX. INDEX CONTOUR E EX. SPOT ELEVATION s I .......__ . EX. WATER LINE WATER LINE EX. SANITARY SEWER SANITARY SEWER EX. STORM PIPE __. EX. EDGE OF PAVEMENT PROP. EX. BUILDING BC EX. POWER POLE: FINISH GRADE EX. SANITARY SEWER MANHOLE CONCRETE EX. STORM SEWER MANHOLE ASPHALT PAVEMENT CLEANOUT (STANDARD/HEAVY DUTY) EX. LIGHT POLE /► WATER LINE REDUCER GATE VALVE EX. UNDERGRND POWER LINE HOA EX. GAS LINE GAS LINE EX. OVERHEAD CABLE UNDERGRND POWER LINE EX. FENCE FENCE . EX. TREE LINE AHFH PROP. INTRMDT. CONTOUR ENDWALL RR PROP. INDEX CONTOUR 13.55 3.05 PROP. SPOT ELEVATION 8" WL PROP. WATER LINE 8" SAN PROP. SANITARY SEWER SAN PROP. STORM PIPE ASPHALT FF PROP. EDGE OF PAVEMENT SOUTH BOUND LANE BC PROP. BUILDING FINISH GRADE SD PROP. CONCRETE BITUMINOUS PROP. ASPHALT PAVEMENT SECT (STANDARD/HEAVY DUTY) BLDG PROP. GRAVEL �( PROP. GATE VALVE { BENCHMARK HOA G PROP. GAS LINE UGP PROP. UNDERGRND POWER LINE X PROP. FENCE - - SITE PROPERTY LINE HEADLIGHT SIGHT DISTANCE ADJOINING PROPERTY LINE AHFH ARROW HEAD TOP OF EW ENDWALL RR RAILROAD .7 I,.7 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 DESIGNED BY Planner/Zoning,, .7 I,.7 Engineer DATE 03-07-2016 Inspections OF ARB SHOWN Department of Fire Rescue,fZ�" Albemarle County Service Authority Virginia Department of Tra s orta ' n 0� it Health Department 6 j z 17 GENERAL NOTES SITE ADDRESS: 61183 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: 105500-00-00-1100(.;e " DB 1124, P(G 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 = 0 003 ACRES (5�) PROPOSED IIMPERVIOUS 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 13ASIN 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 REVD: 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 UNDERGROUNID 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 OBSTRUCTIONIS 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 UI`\IDERGROUND. THIS SHALL APPLY TO LINES SERVING INDIVIDUAL SITES AS WELL AS TO UTILITY LINES; WITHIN THE PROJECT. 10. NO GRAVE SIITES WERE OBSERVED DURING THE SURVEY OF THE SUBJECT PROPERTY CONTAINED WITHIN THE LIMITS OF THIS PLAN. 11. PROPERTY IS LOCATED IN FEMA DEFINED ZONE 'X'. 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. nl NI MI ISI KI DI HI FI fail 01 CI DI 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 °F 'D. Kent O'Donohue, Jr,°_ Lic. No. 0406001683 &, 4. ri REVISIONS: 05-16-2016 01-31-2017 SHEET N0. JOB N0. 34150050 DRAWN BY DKO DESIGNED BY DKO CHECKED BY ERB DATE 03-07-2016 SCALE AS SHOWN REVISIONS: 05-16-2016 01-31-2017 SHEET N0. JOB N0. 34150050 IM IN 10 iii 1© IN IN 1011 D s � �^ r c 113 �{� i f�,�, i 1 s . t rj' Z " __ A ' B 20 0 20 `40 60 N74 °,53,6 "� A >> > SCALE. 1 20 9.98' — E I . . Ell 111 QI 1:11 JI Cell 21 17I CI 11 a REELECTING TOMORROW www.baizer.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 0p: �f D. Kent O'Donohue, Lic. No. 0406001683 &,, 01 —31 —2017 Uj LL ow U��� �JJ Z t� J ry WIL ZQ (D ..��. T' � �/ ) :D0 A -^C7 01-1 i I� co Co LLJ N 0 0 0 I • DRAWN BY DKO DESIGNED BY DKO CHECKED BY ERB DATE 03-07-2016 SCALE1 "=20' REVISIONS: 05-16-2016 01-31-2017 SHEET NO. C2 of 11 JOB NO. 34150050 [= NS INN INN NN e■ ■ MIN N. MIN. SLOPE, Q TYP. T 00 PLUMBER �`�� CONN. 8 0 a ROOF SLOPE J 00 12„ TYPE o S HDPE 130.73' t �- CONC. SIDEWALK, TYP. (SEE DETAIL) MONOLITHIC SIDEWALK, TYP. (SEE DETAIL) i f R4.00' ; > 1 "HDPE `\ TRAFFIC RATED NYLOPLAST R1.50' DRAIN BASIN W/ H25 CG�—f f o RATED FLAT TOP OR EQ. 7 FOR 4' DOCK & 10'X20' \` N - TOP=707.35 24 ACCESS n j ROLL—OFF DUMPSTER a INV=704.50 R3.00 I ! H DUMPSTER PAD \ o — I i i TRAFFIC RATED NYLOPLAST GRATE E -0-P I i INLET - H25 RATED OR EQ. 1 I (TYP.) ¢° TOP=706.80 INV=704.80 I r� I 5' GRAVEL DIAPHRAGM -a- 6 j (SEE IDETAIL) ,I G I ; i I / T--���-1�---��� 1 35' PRIVATE ACCESS ra 10.00' rJ ` I113.78' 17.28"�� �j = ESMT. & SWM ACCESS o� T. i SEDIMENT FOREBAY W - ESMT. , / � IBIO-RETENTIO LOW FLOW CONC. WEIR_ - I (SEE DETAIL) 16.71 y I , PROP. TREELINE, TYP. 61.57' i (SEE ESC & GRADING SWM OPEN SPACE ESMT. �''�� - _ 30' & VAR. TEMP. F j PLAN FOR TREE _ - CONSTR. ESMT. — PROTECTION) (MOWING LIMITED TO 4 -- I TIMES PER YEAR)__---- HIGH FLOW CONE. WEIR i VAR. WIDTH S1WM (SEE DETAIL) ACCESS ESMT.. I SEDIMENT I FOREBAY W/ LOW FLOW I CONC. E � E E WEIR r (SEE DETAIL) -- _ .. „_,. „r .,, .., r GENERAL NOTES: 20' BUFFER 1. CONTRACTOR SHALL VERIFY DEPTH AND LOCATION OF ALL _,,.►. -' EX. VEGETATION TO UNDERGROUND UTILITIES BEFORE EXCAVATION SHALL OCCUR. D REMAIN AS BUFFER -� 50 BLDG. SETBACK 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 i CORRIDOR SHALL BE ELIMINATED. 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 C AWAY FROM ADJOINING RESIDENTIAL DISTRICTS AND AWAY FROM ADJACENT ROADS. THE SPILLOVER OF LIGHTING FROM i LUMINAIRES ONTO PUBLIC ROADS AND PROPERTY IN RESIDENTIAL OR RURAL AREAS ZONING DISTRICTS SHALL NOT EXCEED ONE-HALF FOOTCANDLE. LEGEND. PROP. PAVEMENT B (SEE DETAIL) PROP. CONC. SIDEWALK (SEE DETAIL) 20 0 20 40 60.' PROP. DUMPSTER PAD (SEE DETAIL) A f SCALE: 1 " = 20' AND ASSOCIATES INC REFLECTING TOMORROW www.baIzer.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 I ATIONS &STREAM EVALUATIONS Balzer and Associates, Inc. 1561 Commerce Road Suite 401 Verona, VA 24482 540-248-3220 FAX 540-248-3221 ,.o,T H 0p r, "D. Kent O'Donohue, Jr.�' Lic. No. 040600.1683 &,,, 01-31-2017 PEA 0 W LjL LL ow Z c� W ~ Z0 _17 U) y� cn LLU Do Cn co Lij N 0 C) I DRAWN BY DKO DESIGNED BY DKO CHECKED BY ERB DATE 03-07-2016 SCALE V)=20$ REVISIONS: 05-16-2016 01-31-2017 SHEET NO. ot JOB NO. 34150031'? 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 1 15 16 17 18 19 20 21 0 0 _ ............ ........._.....,....,.., .. .,.. .... ........... .... ....... ._........ ,....... .. ....,,...._............ _......... .. _ .......208 ROCKf -1,5H GAP ............ ..,.,. ... TURNPIKE ,. ,.,............................ ..... ............. ..._ ...._.,_._....,,............._........... _.............. .,. _,..,.,,_.,.............W.,.. _,,,_.. ..... ...... ....... ._., '. ...., _._..._ ,.......... TO CL OF .........._..... ............ .,....,,..,,,.,.....,_,.._,,,,,,,,__,_,.--- 325' TO CL OF PRO ............_,...._......................,........,._.._.... ........,.._...._.... .,.. .... .., .. , HILLSBORO LANE INTX. RE NATA ENTRANCE _ EX. ROAD CONTR. TO NEAT SAW -CUT .._. _. ..., . . _......__.... __... _ ..,.. (1/0' R -O -W) LANE STRIPE CG -11 FLOW LINE & MATCH EX. PVMT N ENTRANCE (SEE DETAIL) _.._... _ _.... ....... ...... _ _.... __, ,,,, . _..,__ .,,,,, _..... _..,.....,., ,,, ,.,,.. _ ...�._....__. ._.._.. _..._. _........ "A ._ —.._.. _ _.. _.._ .... __.._._.... — .......... ..... .............. _ .. ................_. _ .._ .__..,.__, 12.00' _ _. �.,,.__, 12.0O' EX. PVMT. .. . ._ ..SWALE TO BE 50' TAPER - - - TAPER REPLAC ED ._WITH50' _. . . GRASS SWALE M ,... R40.00' R4 ' 2 P E F� #a 30' BLDG. NOr; „ _.. . _... Ii�:i10' . . . . . . .- ETBAC K 00 O CH TO CONVEY WATERS I ��A FROM FOUNDATION �� ..eft " �. •. - 16 0 (TYP)t PHASE II OF 25 _._ .., ...,,.... ...,. L 64L BUILDING � 18.0 I (TYP) I �..n.,�n.. i 131 .52' OFFICE BUILDING 32' o 1 -STORY o 5.5' _. I� r, 7�n c_ n rT 41'L o [= NS INN INN NN e■ ■ MIN N. MIN. SLOPE, Q TYP. T 00 PLUMBER �`�� CONN. 8 0 a ROOF SLOPE J 00 12„ TYPE o S HDPE 130.73' t �- CONC. SIDEWALK, TYP. (SEE DETAIL) MONOLITHIC SIDEWALK, TYP. (SEE DETAIL) i f R4.00' ; > 1 "HDPE `\ TRAFFIC RATED NYLOPLAST R1.50' DRAIN BASIN W/ H25 CG�—f f o RATED FLAT TOP OR EQ. 7 FOR 4' DOCK & 10'X20' \` N - TOP=707.35 24 ACCESS n j ROLL—OFF DUMPSTER a INV=704.50 R3.00 I ! H DUMPSTER PAD \ o — I i i TRAFFIC RATED NYLOPLAST GRATE E -0-P I i INLET - H25 RATED OR EQ. 1 I (TYP.) ¢° TOP=706.80 INV=704.80 I r� I 5' GRAVEL DIAPHRAGM -a- 6 j (SEE IDETAIL) ,I G I ; i I / T--���-1�---��� 1 35' PRIVATE ACCESS ra 10.00' rJ ` I113.78' 17.28"�� �j = ESMT. & SWM ACCESS o� T. i SEDIMENT FOREBAY W - ESMT. , / � IBIO-RETENTIO LOW FLOW CONC. WEIR_ - I (SEE DETAIL) 16.71 y I , PROP. TREELINE, TYP. 61.57' i (SEE ESC & GRADING SWM OPEN SPACE ESMT. �''�� - _ 30' & VAR. TEMP. F j PLAN FOR TREE _ - CONSTR. ESMT. — PROTECTION) (MOWING LIMITED TO 4 -- I TIMES PER YEAR)__---- HIGH FLOW CONE. WEIR i VAR. WIDTH S1WM (SEE DETAIL) ACCESS ESMT.. I SEDIMENT I FOREBAY W/ LOW FLOW I CONC. E � E E WEIR r (SEE DETAIL) -- _ .. „_,. „r .,, .., r GENERAL NOTES: 20' BUFFER 1. CONTRACTOR SHALL VERIFY DEPTH AND LOCATION OF ALL _,,.►. -' EX. VEGETATION TO UNDERGROUND UTILITIES BEFORE EXCAVATION SHALL OCCUR. D REMAIN AS BUFFER -� 50 BLDG. SETBACK 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 i CORRIDOR SHALL BE ELIMINATED. 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 C AWAY FROM ADJOINING RESIDENTIAL DISTRICTS AND AWAY FROM ADJACENT ROADS. THE SPILLOVER OF LIGHTING FROM i LUMINAIRES ONTO PUBLIC ROADS AND PROPERTY IN RESIDENTIAL OR RURAL AREAS ZONING DISTRICTS SHALL NOT EXCEED ONE-HALF FOOTCANDLE. LEGEND. PROP. PAVEMENT B (SEE DETAIL) PROP. CONC. SIDEWALK (SEE DETAIL) 20 0 20 40 60.' PROP. DUMPSTER PAD (SEE DETAIL) A f SCALE: 1 " = 20' AND ASSOCIATES INC REFLECTING TOMORROW www.baIzer.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 I ATIONS &STREAM EVALUATIONS Balzer and Associates, Inc. 1561 Commerce Road Suite 401 Verona, VA 24482 540-248-3220 FAX 540-248-3221 ,.o,T H 0p r, "D. Kent O'Donohue, Jr.�' Lic. No. 040600.1683 &,,, 01-31-2017 PEA 0 W LjL LL ow Z c� W ~ Z0 _17 U) y� cn LLU Do Cn co Lij N 0 C) I DRAWN BY DKO DESIGNED BY DKO CHECKED BY ERB DATE 03-07-2016 SCALE V)=20$ REVISIONS: 05-16-2016 01-31-2017 SHEET NO. ot JOB NO. 34150031'? GRADING NOTES: 0 1. REMOVE TREES, SHRUBS, GRASS, AND OTHER VEGETATION, IMPROVEMENTS OR OBSTRUCTIONS AS REQUIRED TO PERMIT INSTALLATION OF NEW CONSTRUCTION. REMOVE TREES AND OTHER VEGETATION, INCLUDING STUMPS AND ROOTS, COMPLETELY IN AREAS REQUIRED FOR SUBSEQUENT SEEDING. CUT OFF TREES AND STUMPS IN AREAS TO RECEIVE FILL MORE THAN THREE FEET IN DEPTH TO WITHIN EIGHT INCHES OF THE ORIGINAL GROUND SURFACE. 2. BARRICADE OPEN EXCAVATIONS OCCURRING AS PART OF THIS WORK AND OPERATE WARNING LIGHTS AS RECOMMENDED BY AUTHORITIES HAVING JURISDICTION. N 3. CUT SURFACE UNDER PAVEMENTS TO COMPLY WITH CROSS SECTIONS, ELEVATIONS, AND GRADES AS INDICATED. 4. EXCAVATE TRENCHES TO UNIFORM WIDTH CONFORMING TO VDOT STANDARD PB -1 FOR STORM DRAINAGE PIPING. 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 OF FOUNDATION BOTTOMS, UNDERCUTTING FOOTINGS, AND SOIL CHANGES DETRIMENTAL TO STABILITY OF SUBGRADES AND FOUNDATIONS. CONVEY WATER WHEN ATMOSPHERIC TEMPERATURE IS LESS THEN 35°F (1°C). 6. PROTECT EXCAVATED BOTTOMS OF ALL FOOTINGS AND TRENCHES AGAINST FREEZING WHEN ATMOSPHERIC TEMPERATURE IS LESS THEN 35°F (1°C). 7. FINISH LAWN AREAS TO WITHIN ONE INCH ABOVE OR BELOW REQUIRED SUBGRADE L ELEVATIONS. SHAPE SURFACE UNDER WALKS AND PAVEMENTS TO LINE, GRADE, AND CROSS SECTION, WITH NOT MORE THAN 1/2" ABOVE OR BELOW REQUIRED SUIBGRADE ELEVATION. 8. PROTECT GRADED AREAS FROM TRAFFIC AND EROSION. REPAIR AREAS WHICH HAVE SETTLED, ERODED, OR BECOME DAMAGED DUE TO CONSTRUCTION ACTIVITIES AT NO ADDITIONAL COST TO OWNER. 9. SPREAD TOPSOIL TO A DEPTH OF 6" OVER ALL DISTURBED AREAS NOT RECEIVING WALKS, K PAVEMENT, WALLS OR BUILDING, INCLUDING TRENCHES. IMMEDIATELY FOLLOWING PLACEMENT OF TOPSOIL, DISK THE ENTIRE TOPSOILED AREA AND RAKE FREE IOF STONES AND DEBRIS OVER 1/2" IN ANY DIMENSION. PROVIDE A FINISHED SURFACE FREE OF DEPRESSIONS OR HIGH SPOTS. SEED IMMEDIATELY. 10. FINISH GRADE AROUND ALL BUILDINGS SHALL BE A MINIMUM OF 6" BELOW FINISHED FLOOR ELEVATIONS. J 11. PROVIDE A MINIMUM OF 5% SLOPE FOR A DISTANCE OF 10' AWAY FROM ALL BUILDINGS FOR POSITIVE DRAINAGE. 12. ALL SIDEWALKS SHALL CONFORM TO ADA REQUIREMENTS WITH A MAXIMUM SLOPE OF 5% AND A MAXIMUM CROSS SLOPE OF 2%. 114 Ir III IC ll IN DRIP LINE PROTECTIVE DEVICE MAXIMUM LIMITS OF CLEARING AND GRADING PROPOSED GRADING H MIN IS LESS THAN CONSTRUCTION OPERATIONS RELATIVE TO THE LOCATION OF PROTECTED TREES source: Public Facilities Manual, Vol. III, Fairfax Co., Va., 1976 riare a.oa— TREE PRESERVATION _ _ _ _ 3.38 Tp PROTECTION :I Al 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� y Kent O'Donohue, Jr.' Lic. No. 0406001683 01 —31-2017 Uj 0 I LL 0 Lu Z W n.. Zd CD �.. T- u - 0 u— d m Co (0 W N 0 DRAWN BY DKO DESIGNED BY DKO CHECKED BY ERB DATE 03-07-2016 SCALE1 "=20' REVISIONS: 05-16-2016 01-31-2017 SHEET NO. C4 of 11 JOB NO. 34150050 L 2 J HANDICAP PARKING SIGN WITH INTERNATIONAL SYMBOL OF ACCESS ON BLUE BACKGROUND. PROVIDE THEFT PROOF BOLTS, WASHERS & NUTS. VAN ACCESSIBLE ••.a-- SIGN TO BE OMITTED FO R SPACES THAT ARE NOT PENALTY VAN ACCESSIBLE $100-500 FINE TOW -AWAY ZONE STEEL TUBE PIPE o CONDITION AT CONC WALK CONDITION AT PLANTER AREA 1' DIA CONC FOOTING NNDICAP SIGNPOST DETAIL SCALE 5' SIDEYiAI_K MA IMUM 20/-/o PAVEMENT `)'LOPE IN I ANY' DIRFCTION WITHIN AN ACCESSIBLE PARK' 1110 SPACE OR AISLE ACCESSIBLE AISLE AND CURB RAMP DETAILS NOT TO SCALE H -- G F n C i' A COMPACTED SUBGRADE L CB � SOI — 7 R 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 PAVEMENT JOINT STANDARD -DUTY PAVING DETAIL N.T.S. PROPOSED PAVEMENT C A,,.,�I IT AKIn `I'm AWAY COURSE PAVEMENT JOINT DETAIL N.T.S. PROPOSED SURFACE COURSE_ PROPOSED BASE COURSE PROPOSED AGGREGATE SUB BASE 95% COMPACTED SUB—GRADE -1.4" RAD. SEE PLAN I xxSTREET APPROACH SAME SURFACING GENERAL NOTES SHOWN ON PLANS) I C [ AS MAINLINE ROADWAY (SEE NOTE 3) 1. WHEN USED IN CONJUNCTION WITH STANDARD CG -3 o D v v p v p LOW LESS THAN 500 VPD 4 \ \ \ \ \ \ CLASS I AIR / ENTRAINED CONC \ \ \ \ \ \ \ \ \ \ \ 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. W SIDEWALK CROSS SLOPE 1.8% MAX PARKING LOT 6 MATCH SLOPE ON PLAN CLASS A3 AIR ENTRAIN CONC. W/ 6x6 WELDE[ WIRE REINF. 6" STONE AGGREGATE BASE N.T.S. HEAVY DUTY CONCRETE DETAIL N.T.S. SPHALT PAVEMENT TOOLED EDGE (1) #4 CONT. 6" THICK CONCRETE SLAB W/6X6%WWF SLOPE PER PLAN 1/2" RAD > 8" THICK #21A STONE CG -11 I (RADIUS TO BE AS I xxSTREET APPROACH SAME SURFACING GENERAL NOTES SHOWN ON PLANS) I C [ AS MAINLINE ROADWAY (SEE NOTE 3) 1. WHEN USED IN CONJUNCTION WITH STANDARD CG -3 6/ LOW LESS THAN 500 VPD (RADIUS T{3 BE AS OR CG -7, THE CURB FACE ON THIS STANDARD IS TO CO SHOWN ON PLANS) BE ADJUSTED TO MATCH THE MOUNTABLE CURB TOP OF CG -2 OR CG_6 L CONFIGURATION. e .' ° a:.4R' n o� . e::e .:.. °,o:• e' o' _' n o, (SEE NOTE 1) -T-- f CLASS A3 G +O. oGS ��L7 4�P pa ♦abp e'n Csp a e??' 2. SEE STANDARD CG -12 FOR CURB RAMP DESIGN TO BE / �Q w I§IDE�WALK 9 SIDEWALK USED WITH THIS STANDARD. , NOTE 5) E OPTIONAL... FLOW LANE UNPAVED SPACE MAINLINE PAVEMENT SHALL BE CONSTRUCTED TO THE - - - n RIW LINE (EXCEPT ANY SUBGRADE STA8IL37ATI(3N -2 DETAIL N.T.S. REQUIRED FOR MAINLINE PAVEMENT WHICH CAN BE NZ EXP AfdsltJN a EXPANSION OMITTED IN THE ENTRANCE.) UC}1N € JOINT 4, RADIAL, CURB OR COMBINATION CURB AND GUTTER SHALE. NOT BE CONSTRUCTED BEYOND THE R/W LINE NOTE WIDTH 'IS" 21-011OR AS � MAINLINE ROADWAY EXCEPT FOR REPLACEMENT PURPO CS. SHOWN ON TYPICAL SECTION. D D' D ' �,a e. 4 ' p'�• o' b a..° :�' a �'o PLAN VIEW ENTRANCE NOTES 5. WHEN THE ENTRANCE RADII CANNOT ACCOMMODATE THE D a'p0'^.4'°:PQ''�Ai°:QO TURNING REQUIREMENTS OF ANTICIPATED HEAVY TRUCK ,.. >'10 e�."^: MAINLINE ROADWAY SLOPE TRAFFIC, THE DEPTH FOR SIDEWALK & CURB RAMPS 10' PARABOLIC CURVE (ENTRANCE ONLY) b p.0 � � p. .G"•� � O..d . ..Q. a •. Cj.. WITHIN THE LIMITS OF THE RADII SHOULD BE 6 INCREASED TO 7 (SEE CG -13) EDGE OF PAVEMENT OR OPTIONAL FLOW LONE 69 MAX, SLOPE CHANGE � D) � _ � fix- PLAN$ ARE TO INDICATE WHEN CONSTRUCTION OF A FLOW THE BOTTOM OF THE CURB & GUTTER MAY (SEE LINE IS REQUIRED TO PROVIDE POSITIVE DRAINAGE ACROSS MAINLINE ROADWAY _ - - - - - NOTE 7) THE ENTRANCE. OF THE SUBSURFACE COURSES BX MAX,""" ==t � "� O 7f THE DESIRABLE AND MAXIMUM ENTRANCE GRADE CHANGES MINIMUM DEPTH OF 7" IS MAINTAINED SLCsPE CHANGE � - "D" ARE LISTED IN THE ALLOWABLE ENTRANCE GRADE CG -6 (WET) DETAIL. 'FABLE. THESE VALUES ARE NOT APPLICABLE TO STREET N.T.S. CONNECTIONS. CONSTRUCT CRAD)E CHANCES WITH A PARABOLIC CURVE. SECTION A - A — 7, I CLASS A33 a a , E• jj CONCRETE �• SECTION C -C INTERSECTION NOTES B. WHEN CG -11 IS USED FOR STREET CONNECTIONS, THE CONNECTION MUST BE DESIGNED IN ACCORDANCE WITH AASHTO POLICY AND THE APPLICABLE REQUIREMENTS OF THE VDOT ROAD DESIGN MANUAL, INCLUDING STOPPING SIGHT MSTANCE AND K VALUE REQUIREMENTS, 9. OPTIONAL FLOWLINE MAY REQUIRE WARPING OF A PORTION OF GUTTER TO PROVIDE POSITIVE DRAINAGE ACROSS THE INTERSECTION. ALLOWABLE ENTRANCE GRADE CHANGES ENTRANCE VOLUME GRADE CHANGE DESIRABLE I MAXIMUM HIGH MORE THAM€ 1500 VPD 0 X 3 X MEDIUM 500-1500 VPD S 3 X 6/ LOW LESS THAN 500 VPD 6,% 8% N.T.S. NOTE, ALLOWABLE ENTRANCE GRADE TABLE IS NOT APPLICABLE TO STREET CONNECTIONS SPECIFICATION REFERENCE X rp`- METHOD 1fTREATMENTROAD AND BRIDGE STANDARDS (CONNECTION FOR STREET INTERSECTIONS AND COMMERCIAL ENTRANCES)502 REVISION DATE SHEET 1 OF 1 VIRGINIA DEPARTMENT OF TRANSPORTATION 203.0.4 THIS AREA MAY BE CONCRETE AT THE OPTION OF THE CONTRACTOR NVCOT ROAD AND BRIDGE STANDAIRDS SHEET 1 OF I REVISION DATE 201.04 FINISH GRADE DKO NOTE: PROVIDE EXPANSION JOINTS 4" CHECKED BY @ 20' 0" O.C. (MAX.) DATE 03-07-2016 ROUGH GRADE _4" N/A CO CLASS A3 TOP OF A I I—I I IE I I IEEE III—III-111 1 I IE III—I 11-1 11-1 I I—I I I—I I I e .' ° a:.4R' n o� . e::e .:.. °,o:• e' o' _' n o, CONCRETE PAVEMENT I AVE M E NT c7 b a b ° O O CN CLASS A3 G +O. oGS ��L7 4�P pa ♦abp e'n Csp a e??' CONCRETE / CO 00 46 CG -2 DETAIL N.T.S. D D •e I IE I I II —I -III-11 I—III- I D D' D ' �,a e. 4 ' p'�• o' b a..° :�' a �'o D a'p0'^.4'°:PQ''�Ai°:QO ,.. >'10 e�."^: <" d•p:;.. .°�' n."y�^. .O °Kn.^p •."'.: `fid °:. !�_°: '•.•�•O,k ..:I q.id a.:°.. ° 4,.•Q:.•,•a d:n d.a pu ;'b�:di:a kOQ'•.•1 a:�'p'�.o aap:. a.`°' �O':•e,�u op .e '�' 0 �4�" b p.0 � � p. .G"•� � O..d . ..Q. a •. Cj.. 6 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 DKO ROUGH GRADE 4" CHECKED BY ERB DATE 03-07-2016 TOP OF PAVEMENT C SCALE N/A CO A I I—I I IE I I IEEE III—III-111 1 I IE III—I 11-1 11-1 I I—I I I—I I I e .' ° a:.4R' n o� . e::e .:.. °,o:• e' o' _' n o, c7 b a b ° O O CN CLASS A3 G +O. oGS ��L7 4�P pa ♦abp e'n Csp a e??' CONCRETE 46 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, 4000 PSI IF PRECAST, 3, COMBINATION CURB & GUTTER HAVING A RADIUS OF 300 FEEL` OR LESS (AI_ONC FACE OF CURB) SHALL BE PAD FOR AS RADIAL COMBINATION CURB & GUTTER. 4FOR 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 VOOT ROAD DESIGN' MANUAL IN THE SECTION ON URBAN GS STANDARDS, 6, WHEN THIS STANDARD 15 TO BE TIED INTO EXISTING BARRIER CURB, THE TRANSITION I5 TO BE MADE WITHIN 10' OR THE CHANGE IN STANDARDS CAN BE MADE AT REGULAR OPENINGS. 7, WHEN COMBINATION MOUNTABLE CURB MU GUTTER IS USED, THE STANDARD ENTRANCE GUTTERS OR STANDARD CONNECTION FOR STREET INTERSECTIONS ARE TO HAVE THE MOUNTABLE CURS 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 411 CURB AND GUTTER VIRGINIA DEPARTMENT OF TRANSPORTATION SPECIFICATION REFERENCE 105 502 REFLECTING TOMORROW WW w.balzer.cc N Staunton New River Valley Roanoke Richmond Harrisonburg RESIDENTIAL LAND DEVELOPMENT ENGINEERING SITE DEVELOPMENT ENGINEERING LAND USE PLANNING & ZONING M 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 K �-1OF "D. Kent O'Dono&ue, Jr.> r, Lic. No. 0406001683, 01 —31-2017 EA - i UJI �r L1.. G H `-' LU Uz LL! n >Z F .,� _ U) Y �0 O 00 Q0 Lj E N 0 ry DRAWN BY DKO DESIGNED BY DKO CHECKED BY ERB DATE 03-07-2016 C SCALE N/A 0 REVISIONS: 05-16-2016 01-31-2017 SHEET NO. 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S.ItAC,:I Cil{ CS1 i EiJ1[, t.CI \ L iC'Y Xk IC ' '• �. �� I, - SEE LANDSCAPE INSERT FOR PLANTING LAYOUT t � , { E,C3h1FtACTrUTt fii`FTtfit.;4t-tUfii (I)A#'k:} S!” ?06 t: s 1 £ ✓ , i i ? ^ r f I i tf I 3 & 3 J w dee r{ I Q� U F M I= Four � U t7 L Q Ld � a Z J c, w cna Ll �� A 0 M D F_ LANDSCAPE SCHEDULE: LABEL SYMBOL SCIENTIFIC NAME COMMON NAME PLANTING SPECS PLANTING REQ. QUANTITY ERB U II STEMS SHOULD BE WIRED TOGETHER. SCALE AS V Y U) z }— QP ! _ Quercus palustris Pin Oak 3-1/2” cal.,/ B&B J 6 CB i Carpinus betulus "Fastigiate" Pyramidal European Hornbeam 2-1/2" cal.,/ B&B 6 MULCH; PINE BARK OR WOOD CHIPS 3" MIN. 0 z L•i_ AP SOIL SAUCER; USE PREPARED TOPSOIL 6' MIN. Acer palmatum Japanese Maple 7'-8' Ht./ B&B — 1 CA 0( Cercis canadensis Eastern Redbud 7'-8' Multi --Stem/ iTll'i 3 WOOD STAKES 3" IN FIRM SOIL B&B 1. ARE IN COMPLIANCE WITH 0 U PLANT MATERIAL NAMES TH H RT S THIRD SIZES AND GRADING ARE TO COMPLY �4 Lagerstroemia x "Tuskegee" 7'-8' Multi—Stem/ 5 LT `r "Tuskegee" Crapemyrtle B&B _ III= OF BURLAP. NON -BIODEGRADABLE MATERIAL SHALL BE AMERICAN ASSOCIATION OF NURSERYMAN.—I I1=! 11= III III III: IV TOTALLY REMOVED. Itea virginica "Sprich" "Little Henry" Dwarf I 24" Ht./ #3 gal. 4 —II1=1II— II=1II—III II1= _-=1' —II1= Sweetspire G 2. JC24" 0` Juniperus chinesis "Nick's Compact" Ht./ #,3 gal. 15 "Nick's Compact" Juniper PREPARED SUBGRADE PEDESTAL JS j, '� Juniperus chinensis Sargent Juniper 12" Ht./ #;3 gal. --I11=1 — 11=III=III—III—III�111= 6 var. sargentii SURFACE SOUL, REASONABLY FREE OF SUBSOIL, FOREIGN MATTER AND ROOTS, STUMPS AND STONES 2X BALL DIA. MIN. CC1 >; Carpinus caroliniona American Hornbeam 1-1/2" cal.,/ B&B 1 per 250 S.F. 2 4. CONTRACTOR SHALL ASCERTAIN LOCATION OF ALL UTILITIES PRIOR TO EXCAVATION. CV Chi us White Fringetree 6'-8' Multi—Stem/ 1 per 250 S.F. 3 THIN BRANCHES BY 1/3 RETAINING NORMAL PLANT SHAPE. inicus virginicus B&B FA Festuca arundinacea Tall Fescue Sod Complete Cover 3,800 SF REQUEST, MAKE AN INSPECTION TO DETERMINE ACCEPTABILITY. IF WORK IS NOT ACCEPTABLE, REPLACE BARK MULCH 3" MIN. 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. 0 • 30 •ISCALE: 1 30' •� RUBBER HOSE AT BARK 3UY 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 ill TOTALLY REMOVED PREPARED SUBSOIL TO FORM PEDESTAL TO PREVENT SETTLING LANDSCAPE DETAILS �QI 3 RUBBER HOSE ON EACH MAJOR STEM. ALL MAJOR I 1 DKO 0 • 30 •ISCALE: 1 30' •� RUBBER HOSE AT BARK 3UY 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 ill TOTALLY REMOVED PREPARED SUBSOIL TO FORM PEDESTAL TO PREVENT SETTLING LANDSCAPE DETAILS �QI 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 7�, T H 0 F Kent O'Donohue, Jr.Il' c , Lie, No. 0406001688 , Ir 01-31-2017 DRAWN BY RUBBER HOSE ON EACH MAJOR STEM. ALL MAJOR DESIGNED BY DKO LL ERB U II STEMS SHOULD BE WIRED TOGETHER. SCALE AS V Y U) z }— u)Q� _ LIJ Q H J — r 06 i SET TREE AT ORIGINAL GRADE Ionco < MULCH; PINE BARK OR WOOD CHIPS 3" MIN. 0 z L•i_ � SOIL SAUCER; USE PREPARED TOPSOIL 6' MIN. LANDSCAPE S PE V I F I CATI V N V — iTll'i WOOD STAKES 3" IN FIRM SOIL 1. ARE IN COMPLIANCE WITH 0 U PLANT MATERIAL NAMES TH H RT S THIRD SIZES AND GRADING ARE TO COMPLY III—III— _ ROPES AT TOP OF BALL SHALL BE CUT. REMOVE TOP 1/3 WITH THE LATEST EDITION OF AMERICAN STANDARDS FOR NURSERY STOCK. PUBLISHED BY THE III=III III _ III= OF BURLAP. NON -BIODEGRADABLE MATERIAL SHALL BE AMERICAN ASSOCIATION OF NURSERYMAN.—I I1=! 11= III III III: I1=111 -I I1= —III II—I TOTALLY REMOVED. —II1=1II— II=1II—III II1= _-=1' —II1= G 2. ALL WORK SHALL BE COORDINATED WITH TRADES. =1 III III I =—III I1=1 _LI— — = 1--- PREPARED ADMIXTURE BACKFILL PREPARED SUBGRADE PEDESTAL 3. USE EXISTING TOPSOIL AND/OR PROVIDE NEW TOPSOIL, WHICH IS FERTILE, FRIABLE, NATURAL LOAM, --I11=1 — 11=III=III—III—III�111= SURFACE SOUL, 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. 5. CONTRACTOR SHALL MAINTAIN PLANT MATERIAL DURING INSTALLATION MAINTENANCE SHALL BECOME h THIN BRANCHES BY 1/3 RETAINING NORMAL PLANT SHAPE. F RESPONSIBILIITY 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. iJ h,I ulll ,/j // 7. GUARANTEE ALL MATERIALS AND LABOR FOR 12 CALENDAR MONTHS AFTER ACCEPTANCE. ROPES AT TOP of BALL SHALL BE CUT. REMOVE TOP A. MAKE REPLACEMENTS OF ALL DEAD PLANTS IN IMPAIRED CONDITIONS IN EARLY FALL FOLLOWING `" = 'I 1/3 OF BURLAP. NON -BIODEGRADABLE MATERIAL SHALL BE TOTALLY REMOVED. PLANTING.GENTLY COMPACT TOPSOIL MIXTURE. E B. ADD ADDITIONALLY IN THE EARLY SPRING FOR THE SAME OR OTHER MATERIALS WHICH ARE DEAD OR TAMPED ADMIXTURE BACKFILL IMPAIRED FROM THE WINTER CONDITIONS. I€ 8. WITHIN 10 DAYS AFTER ACCEPTANCE, THE CONTRACTOR SHALL DELIVER AN OUTLINE OF MAINTENANCE PROCEDURES RECOMMENDED FOR THIS PLANTING FOR THE OWNER. 2X BALL DIA. MIN. 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 PLAPROCEDURES FOR TREES AND SHRUBS NTINNTINTINGG GUARANTEE IF NOT REMEDIED PROMPTLY. A. SHALL OCCUR IN ACCORDANCE WITH ALL DETAILS. D 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 C 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 B 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)PROVIDED: 15. ANTI—DESICCANTS SHALL BE APPLIED ON ALL MATERIAL DUG WHILE 1N FOLIAGE. 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 A 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. 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 7�, T H 0 F Kent O'Donohue, Jr.Il' c , Lie, No. 0406001688 , Ir 01-31-2017 F4 DRAWN BY Z DESIGNED BY DKO LL ERB LL a - SCALE AS V Y U) z }— u)Q� _ LIJ Q Z J — r 06 D®Lij Ionco < hL � `V 0 z L•i_ � 0 F4 REVISIONS: 05-16-2016 01-31-2017 SHEET NO. JOB NO. 34150050 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 NO. 34150050 10 IM 1■ 12 IJ IH 114 IN IN 1© IC I:, 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. Peak Hour. 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 iii.Based on these two factors we are within the no turn lane or tapers required threshold. 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. 3. We assume the one entering trip is coming from the West. 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: 1. Based on the formulas above in (a.i.), it is assumed that the remaining 3 trips are 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 1. 11,000 x 0.10 K x 0.541 Dir =595 PHV iii.Advancing Volume 1. 11,000x0.10 Kx0.459 Dir =505 PHV iv.Based on these three factors a left turn lane would be required due to the need to use 5% left turns as a minimum which would be 25 left turns, 22 more turns then what is projected to occur during the A.M. peak hour as shown. Per conversations with VDOT 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: 1. Based on the formulas above in (b.i.), it is assumed that the 1 trip is coming from the East utilizing the left turn in the P.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 1. 11,000 x 0.10 K x 0.459 Dir = 505 PHV iii.Advancing Volume 1. 11,000 x 0.10 K x 0.541 Dir = 595 PHV iv.Based on these three factors a left turn lane would be required due to the need to use 5% left turns as a minimum which would be 25 left turns, 24 more turns then what is projected to occur during the P.M. peak hour as shown. Per conversations with VDOT Left Turn Lanes will not be required due to the much less percentage than than the 5% threshold. VDOT NOTES: 1. FOR WORK ADJACENT AND WITHIN ROUTE 250, UTILIZE VDOT WORK AREA PROTECTION MANUAL TTC-1.0 (WORK BEYOND THE SHOULDER OPERATION) AND TTC-5.0 (SHOULDER OPERATION WITH MINOR ENCROACHMENT). LEGEND: PROP. PAVEMENT (SEE DETAIL) PROP. CONC. SIDEWALK (SEE DETAIL) PROP. DUMPSTER PAD (SEE DETAIL)SCALE: 1 40 • 40 :0 120 40' 2 on 111 DOM' -j-8 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 L Balzer and Associates, Inc. 1561 Commerce Road Suite 401 Verona, VA 24482 540-248-3220 FAX 540-248-3221 KI JI MI GI 21 EI Q -7, c'D. Kent O'Donohue, Jr.�' r , iic. No. 0406001683,, 01-31-2017 cS'O,'4 P A S�, UJ U— o ui z UJ ry WCL I° ZQ co co �U W � Cl) 00 W N 0[^�0/ IL 0 Z 0 Q C w r► 0 DRAWN BY DKO DESIGNED BY DKO CHECKED BY ERB DATE 03-07-2016 SCALE 1 "=40' REVISIONS: 05-16-2016 01-31-2017 SHEET NO. C 10 JOB NO. 34150050