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Home My WebLink About8/11/2021 - Planning Commission - Agenda -RegularPlanning Commission Meeting AGENDA Wednesday, August 11, 2021, 6:00 P M Work S ess ion, 6:00P M C o uncil C hambers C o nferenc e R o om R egular S es s io n 7:00P M C ounc il C hamb ers, C ity Hall, 114 North Broad S treet, S alem, Virginia 24153 WORK SE SSI ON 1.C all to Order 2.New Business A.Discussion item from the September meeting Rezoning of 405 Kimball Avenue, Tax Map # 235-1-2 from RMF, Residential Multi-Family District with condition to RMF, Residential Multi-Family District without conditions. B.Discussion items from the August Meeting Discussion of items from the August 11, 2021, regular session agenda. 3.Adjournment RE GU L AR SE S SI ON 1.C all to Order 2.Pledge of Allegiance 3.C onsent Agenda A.Minutes C onsider acceptance of the minutes from the J uly 14, 2021, work session and regular meeting. 4.New Business A.Amendment to the Zoning Ordinance Hold public hearing to consider the request of Layman Candy C ompany, Inc., contract purchasers, and Lewis-Gale Medical Center, LLC , property owner, for rezoning a portion of the property located at 2105 Apperson Drive (Tax Map # 281-1-2) from BC D Business Commerce District to LM Light Manufacturing District. B.Amendment to the Zoning Ordinance Hold public hearing to consider the request of Roanoke College Trustees, property owner, for rezoning a portion of the property located at 232 North Broad Street (Tax Map # 87-7-7), from C UD C ollege and University District to RSF Residential Single-Family District. C .T he Village at North Mill P hase F our C onsider the request for preliminary and final approval of proposed subdivision plan and plat filed by RFC2017 Land, LLC, property owner/developer, for a 7.767-acre tract known as T he Village at North Mill Phase Four. D.Calhoun Townhomes C onsider the request for preliminary and final approval of proposed subdivision plan and plat filed by Virginia Valley Properties, LLC , property owner/developer, for a 0.72-acre tract known as the C alhoun Townhomes. E.Salem Historic Registry C onsider petition from J A SS Properties, Inc., for inclusion in the Salem Historic Registry of the property located at 401 South market Street (Tax Map # 145-10-2). 5.Adjournment C ity C ouncil meeting, August 23, 2021, 6:30 p.m. Council Chambers, City Hall, 114 North Broad Street Item # WS 2A Meeting Date: 8-11-21 AT WORK SESSION OF THE PLANNING COMMISSION OF THE CITY OF SALEM, VIRGINIA HELD AT COUNCIL CHAMBERS, CITY HALL, 114 NORTH BROAD STREET, SALEM, VIRGINIA AGENDA ITEM: Amendment to the Zoning Ordinance Discuss Rezoning of 405 Kimball Avenue, Tax Map # 235-1-2 from RMF, Residential Multi-Family District with condition to RMF, Residential Multi-Family District without conditions. SUBMITTED BY: Benjamin W. Tripp, AICP, CEcD, City Planner SUMMARY OF INFORMATION: Zoning: RMF Residential Multi-Family, with conditions Future Land Use Plan Designation: Resiential Existing Use: Vacant Proposed Use: Townhouse The subject property consists of a single parcel of approximately 0.8 acres, located along the north side of Kimball Avenue, east of the intersection with Pyrtle Drive. It is was commonly known as the site of “Mount Regis” before it was destroyed by fire. The property is currently vacant. SUMMARY OF PROPOSED CHANGES; The applicant is requesting the following condition be removed: The only R-4, Residential District, use which will be made of the property will be as a human care facility. Doing so will allow the construction of townhomes by right. August 2, 2021 Mr. Jay Taliaferro City Manager - City of Salem 21 South Bruffey Street Salem, VA 24153 RE: 405 Kimball Avenue – Salem, VA 24153 Balzer and Associates, Inc. Job # 04210054.00 Rezoning Request Dear Mr. Taliaferro, PHC of Virginia, Inc. (Property Owner) and Salem Building Supply, Inc. (Contract Purchaser) are providing official application, supporting documents, and associated fees required to request a removal of an existing proffered condition on tax parcel 235-1-2. The zoning designation will remain the same as Residential Multi-Family District (RMF). The removal of the existing proffered condition will allow the site to be developed as townhomes under the current zoning district. Project Narrative & Existing Conditions: The existing parcel is currently vacant and has been since the Mount Regis facility was destroyed by fire in 2016. The Mount Regis facility use of “Human Care Facility” is the only allowable use per the current proffered condition. Salem Building Supply, Inc. intends to develop the site into seven (7) townhomes with associated improvements. This use is complementary to the existing mix of single family residential, two- family dwellings, and multi-family development in the area. These residential townhomes will compliment the surrounding area while providing additional opportunities for housing within the City of Salem. See attached civil exhibit plan – “Zoning Exhibit – Exhibit A” dated 8/3/2021 for the proposed townhouse buildable area. Exhibit B and B1 have been provided offering an example of the townhouse elevations from Kimball Avenue. The existing parcel is approximately 0.82 acres and is bounded by the public rights- of-way of Kimball Avenue to the South, RSF zoned property to the west, north, and east. The parcel generally drains from south to north. Buffers A twenty five (25’) buffer consisting of evergreen trees will provided between the existing adjacent RSF parcels and the existing RMF zoning (subject parcel). Comprehensive Development Plan & Summary: This project is in conformance with many of the Goals and Objectives defined in the City of Salem’s Comprehensive Plan. This project is sensitive to the existing surrounding properties by utilizing a vacant property for an appropriate use to match surrounding land uses. This project provides an excellent opportunity to the City of Salem to gain additional residential property in a location of high demand. Sincerely, Benjamin T. Crew Associate N/F PHC OF VIRGINIA INC TAX#: 235-1-2 LOT SIZE: 0.82 AC. ZONING: RMF N/F CITY OF SALEM TAX#: 216-4-1 LOT SIZE: 21.09 AC. ZONING: RSF N/F PINELLO LYNDA W TAX#: 235-1-1 LOT SIZE: 0.204 AC. ZONING: RSF PROPOSED TOWNHOUSE DEVELOPMENT ±7 UNITS 25' B U F F E R 25 ' B U F F E R PROJECT NO. REVISIONS SCALE DATE CHECKED BY DESIGNED BY DRAWN BY www.balzer.cc Roanoke / Richmond Shenandoah Valley New River Valley / Lynchburg P L A N N E R S / A R C H I T E C T S E N G I N E E R S / S U R V E Y O R S J: \ 2 1 \ 0 0 \ 0 4 \ 0 4 2 1 0 0 5 4 . 0 0 K I M B A L L A V E N U E T O W N H O M E S \ C I V I L \ d w g \ 0 4 2 1 0 0 5 4 R e z o n i n g B a s e _ N o U n i t s . d w g P L O T T E D : 8/ 3 / 2 0 2 1 9 : 0 9 : 5 8 A M 1208 Corporate Circle Roanoke, VA 24018 540.772.9580 SMD BTC BTC 8/3/2021 1" = 20' KI M B A L L A V E N U E T O W N H O M E S ZO N I N G E X H I B I T 40 5 K I M B A L L A V E N U E CI T Y O F S A L E M EX-A 04210054.00 PRE L I M I N A R Y LEGAL DESCRIPTION: KIMBALL AVENUE TOWNHOUSE TAX MAP NUMBER 235-1-2 BEGINNING AT A POINT ON THE NORTH LINE OF KIMBALL AVENUE; THENCE N 15°37'00" E A DISTANCE OF 165.00' TO A POINT ON THE SOUTH LINE OF AN UNIMPROVED STREET; THENCE S 57°44'05" E A DISTANCE OF 247.30' TO A POINT; THENCE WITH A CURVE TURNING TO THE RIGHT WITH AN ARC LENGTH OF 127.77', WITH A RADIUS OF 101.02', WITH A CHORD BEARING OF S 21°30'00" E, WITH A CHORD LENGTH OF 119.42' TO A POINT ON THE NORTH LINE OF KIMBALL AVENUE; THENCE N 74°11'00" W A DISTANCE OF 309.00' TO A POINT WHICH IS THE POINT OF BEGINNING. HAVING AN AREA OF 35,809 SQUARE FEET, 0.822 ACRE UNAPPROVED MINUTES PLANNING COMMISSION WORK SESSION July 14, 2021 A work session of the Planning Commission of the City of Salem, Virginia, was held in Council Chambers Conference Room, City Hall, 114 North Broad Street, at 6:00 p.m., on July 14, 2021, there being present the members of said Commission, to wit: Vicki G. Daulton, Chair; Denise P. King, Vice Chair, Reid A. Garst II, N. Jackson Beamer, and Neil L. Conner; together with James E. Taliaferro, II, City Manager and Executive Secretary, ex officio member of said Commission; Charles E. Van Allman, Jr., Director of Community Development, Mary Ellen Wines, Zoning Administrator; Benjamin W. Tripp, City Planner; and Jim H. Guynn, Jr. City Attorney; and the following business was transacted: Whereas Chair Daulton called the meeting to order at 6:02p.m. and reported that this date, place, and time had been set in order for the Commission to hold a work session; and In re: Hold public hearing to consider the request of the Salem Historical Society, property owner, for rezoning the property located at 1936 West Main Street (Tax Map # 138-2-7) from CBD Community Business District with proffered conditions to CBD Community Business District without conditions. Whereas staff noted the following: the subject property consists of a single parcel of approximately 9.4 acres, located along the south side of West Main Street, east of the intersection with Wildwood Road. It is occupied by a historically designated two-story home. Whereas Commissioner Garst inquired if CBD was the correct zoning district for this property; and Whereas, Mr. Tripp responded affirmatively, that the Society had wanted to have the flexibility to have residential on the 2nd floor; and Whereas, a full and lengthy discussion was held regarding the request of the Salem Historical Society, property owner, for rezoning the property located at 1936 West Main Street (Tax Map # 138-2-7) from CBD Community Business District with proffered conditions to CBD Community Business District without conditions; and In re: Hold public hearing to consider the request of Property Catalyst Group, Inc., applicant, and Layman Candy Company, Inc., property owner, for rezoning the property 2 located at 1637 East Main Street (Tax Map #77-3-13) from LM Light Manufacturing with proffered conditions, to HBD Highway Business District without conditions; and Hold public hearing to consider the request of Property Catalyst Group, Inc., applicant, and Layman Candy Company, Inc., property owner, for rezoning the property located at 23 Dalewood Avenue (Tax Map #77-3-12) from HBD Highway Business District with proffered conditions, to HBD Highway Business District without conditions; and Hold public hearing to consider the request of Property Catalyst Group, Inc., applicant and Layman Candy Company, Inc. and George W. Givens Jr. & Susan K. Givens, property owners, for the issuance of a Special Exception Permit to allow personal storage on the properties located at 1637 & 1641-1647 East Main Street, and 11, 15, & 23 Dalewood Avenue (Tax Map #s 77-3-13, 77-3-16, 77-3-15, 77-3-14, and 77-3-12). Whereas staff noted the following: Items 4B, 4C, and 4D are all connected. There is only one staff report to cover the entire project, but there are three separate requests which must be voted on; and Whereas staff explained that the subject property consists of five parcels totaling approximately two acres, located at the northeast corner of Electric Road and East Main Street. They are occupied by a large L shaped warehouse, parking areas, two single family homes, and a two-story commercial structure. Tax Map 77-3-12 and 77-3-13 have the following conditions: The following conditions voluntarily proffered shall apply in addition to the regulations contained in Chapter 32 of The Code of the city of Salem: 1. A fifty-foot setback will be observed from the centerline of Dalewood Avenue should the rental property be moved for future building expansion. 2. Proper screening will be provided on the north side of the property. SUMMARY OF PROPOSED CHANGES; The applicant is requesting the LM zoned property be rezoned to HBD without conditions (Item B), that the HBD property with conditions have its conditions removed (Item C), and that a Special Exception Permit be granted in order to allow the Personal Storage use on all of the properties (Item D). The existing buildings would be demolished, and a new 99,000 sq ft three story self-storage building would be constructed on the site; and Whereas staff added that the petitioners had submitted proffered conditions in relation to items B and C. Proffer 1. The property will be 3 developed in substantial conformance with the conceptual site plan prepared by Balzer and Associates, Inc. entitled "Layman Candy Company" dated June 7, 2021, subject to any changes to access that may be required by the City of Salem and the Virginia Department of Transportation during the site plan review process. Proffer 2. The building will be developed in substantial conformance with the provided architectural perspective rendering indicated as Exhibit B and dated July 6, 2021; and Whereas the updated elevation drawing was presented to the Commission; and Whereas staff explained the procedure for the applicants to gain access onto Electric Road; and Whereas, a full and lengthy discussion was held regarding the request for rezoning the property located at 1637 East Main Street (Tax Map #77-3- 13) from LM Light Manufacturing with proffered conditions, to HBD Highway Business District without conditions, rezoning the property located at 23 Dalewood Avenue (Tax Map #77-3-12) from HBD Highway Business District with proffered conditions, to HBD Highway Business District without conditions, and the issuance of a Special Exception Permit to allow personal storage on the properties located at 1637 & 1641-1647 East Main Street, and 11, 15, & 23 Dalewood Avenue (Tax Map #s 77-3-13, 77-3-16, 77-3-15, 77- 3-14, and 77-3-12). Whereas staff noted the following: The plat and plan for the Calhoun Townhomes and the Village at North Mill Phase Four would appear on the agenda of a future meeting. Staff briefly described each proposal. Whereas a discussion was held regarding the continuation of the formation of by-laws for the Commission; and THEREUPON, the Commission took no action at this work session. There being no further business to come before the Commission, the work session was adjourned at 6:54 p.m. Chair Executive Secretary Planni ng Commi ssi on Meeti ng M INUTES Wednesday, July 14, 2021, 7:00 P M Council Chambers, City Hall, 114 North Broad Street, Salem, Virginia 1.C all to Order 2.Pledge of Allegiance 3.C onsent Agenda A.Minutes Consider acceptance of the minutes from the J une 16, 2021, work session and regular meeting. Reid Garst motioned C onsider acceptance of the minutes from the J une 16, 2021, work session and regular meetnig.. J ackson Beamer seconded the motion. Ayes: Beamer, Conner, Daulton, Garst, King 4.New Business A.Amendment to the Zoning Ordinance Hold public hearing to consider the request of the Salem Historical Society, property owner, for rezoning the property located at 1936 West Main Street (Tax Map # 138-2-7) from C BD C ommunity Business District with proffered conditions to C BD C ommunity Business District without conditions. Staff noted the following: T he subject property consists of a single parcel of approximately 9.4 acres, located along the south side of West Main Street, east of the intersection with Wildwood Road. It is occupied by a historically designated two-story home. Previously, the owner of the property requested the zoning be changed to C BD with proffered conditions to allow a restaurant. T hey are now requesting those conditions be changed in order to allow more flexibility for the property, and to allow “Glow Healing Arts” as a tenant. Lisa Bain, President of the Board for Salem Museum and Historical Society, appeared before the C ommission; she stated that the Salem Museum and Historical Society owns Preston Place that used to be the White Oak Tea Tavern, but due to the pandemic the business went out of business. T he Historical Society has been working to get a new tenant for the property, and has a new tenant, Glow Healing Arts. T he property currently isn't zoned for personal services, which is why the request to remove the conditions, which would allow personal services to be an acceptable tenant for the property. Susan Menee, 2127 Laurel Woods Drive, Salem, past president of the Salem Museum and Historical Society, appeared before C ommission and stated that they are excited and hopeful that the change can be made; and feel that Glow Healing will be a much more beautiful and appropriate and more gentler use of the space; it will also allow them to preserve the historical use of the property. J essee C antelope, Meredith Novack's partner who is the current tenant of the property, who resides at 511 Tennessee Avenue, appeared before the C ommission. He stated that Ms. Novack is a little under the weather and could not attend the meeting. He further stated that Glow Healing provides spa-type services--massage, reiki, chiropractic and need to make sure they have approval to operate that type of business there. Vice C hair King questioned if only the first floor would be occupied, or would the second floor be occupied as well, and the office hours of the business. Mr. Novack stated that the second floor would be occupied as well as the first floor. T he office hours are standardly 9 a.m. to 5 p.m., but will sometimes vary depending on the practitioners. T he chiropractor will be the only practitioner on the first floor, and the second floor will be the majority of the practitioners. He stated that community services are offered to art classes and groups, etc. T he three rooms downstairs will be primarily gift and sales, and functions. Member Beamer questioned if the hours were Monday through Friday, or weekends as well. Mr. Novack stated that the hours are standardly Monday through Friday, but often things are done on the weekend. Weekends will vary depending on the event or sometimes practitioners' schedules. Often yoga and massage are done on weekends. Member Garst questioned if there will be any outdoor use on the property. Mr. Novack stated that some things will be done outside. T hey had a picnic recently and invited members of the Historical Society. No major functions will be done outside. Yoga practice might be done outside on the lawn or something similar. C hair Daulton questioned the number of people who would be on the property at one time. Mr. Novack stated that there typically isn't that many people present. If every practitioner had someone, there would possibly be 10 people; the nights with groups or yoga, there would be 10-15 people at the most. No other person(s) appeared before the Commission. Neil Conner motioned to recommend the request of the Salem Historical Society, property owner, for rezoning the property located at 1936 West Main Street (Tax Map #138-2-7) from C BD Community Business District with proffered conditions to C BD Community Business District without conditions.. J ackson Beamer seconded the motion. Ayes: Beamer, Conner, Daulton, Garst, King B.Amendment to the Zoning Ordinance Hold public hearing to consider the request of Property C atalyst Group, Inc., applicant, and Layman Candy Company, Inc., property owner, for rezoning the property located at 1637 East Main Street (Tax Map #77-3-13) from LM Light Manufacturing with proffered conditions, to HBD Highway Business District without conditions. It was noted that one public hearing will be held for Items 4B, 4C , and 4D. Staff noted the following: T he subject property consists of five parcels totaling approximately two acres, located at the northeast corner of Electric Road and East Main Street. T hey are occupied by a large L-shaped warehouse, parking areas, two single family homes, and a two story commercial structure. Tax Map 77-3-12 and 77-3-13 have the following conditions: T he following conditions voluntarily proffered shall apply in addition to the regulations contained in C hapter 32 of T he Code of the city of Salem: 1. A fifty-foot setback will be observed from the centerline of Dalewood Avenue should the rental property be moved for future building expansion. 2. Proper screening will be provided on the north side of the property. SUMMA RY O F PRO PO SED C HA N G ES; T he applicant is requesting the LM zoned property be rezoned to HBD without conditions (Item B), that the HBD property with conditions have its conditions removed (Item C ), and that a Special Exception Permit be granted in order to allow the Personal Storage use on all of the properties (Item D). T he existing buildings would be demolished, and a new 99,000 sq ft three story self-storage building would be constructed on the site. Note that though there is only one staff report, there are three separate requests which must be voted on. J oseph T hompson, 26 Carriage Lane, Troutville, VA, appeared before the C ommission and stated that the project has three items--the rezoning is to cleanup the overall corner and to have everything on the same page to move forward with the Special Exception Permit. He further stated that he has done three projects similar to this in the valley--off Plantation Road, a K-Mart conversion on Franklin Road, as well as, their first project which has been expanded once, located on Dale Avenue in Southeast Roanoke. T he projects are extremely well done; the facades are similar to the facade that was presented with the rendering in the packet. High-quality materials are used like what is used for office buildings and apartment buildings that have been recently constructed. It is not the old metal buildings of the past. T he project will change what is there today, which has gone way beyond its useful life, and take it to a more modern look. T he corner has been a challenge corner and there is only so much intensity of traffic allowed. He is requesting that the conditions be removed as they aren't relevant; the manufacturing facility will be removed, which could be used for a much more intensive use than personal storage; the dilapadated commercial structures will be removed, as well as the billboard that sits atop of the distribution/manufacturing facility. He also stated that a buffer is currently non-existent to the residential area. He plans to place a new, modern evergreen Type B 15-foot buffer and have a drive aisle, and then have a building. T he site will also have adequate landscaping as required in modern construction and will be a part of their marketing strategy. A discussion was held regarding the type of storage facility--more like a room to store things in rather than a building; will have an elevator, security codes to access facility, security cameras, lighting inside 24/7 that is sensored throughout, but not 24/7 access. Individual as well as some smaller commercial (i.e. pharmaceutical representatives) are expected to use the facility. Vice C hair King questioned if the canopy would be the only entrance to the building. Mr. T hompson stated there would also be an office at the front corner with a separate entrance. Member Beamer questioned what hours the facility would be open. Mr. T hompson stated the hours would be 6:00 a.m. to 9:00 p.m. He noted that insurance is required for commercial-type people to use the facility, and typically 10-foot trucks and personal vehicles is what is used to bring the items to the facility. No food will be stored in the rooms. A discussion was held regarding lighting on the grounds. T he lighting pointed toward the residential area will be LED with shields. A discussion was held regarding the buffer to be placed on the property to separate it from the resential area. Member Garst questioned if all access points will have a gate. Mr. T hompson stated that Access Points 1 and 3 will have a gate to separate them and there will be a no thru traffic sign placed on the property to help prevent a cut- thru from Dalewood Avenue to Electric Road. Vice C hair King questioned if there would be an on-site manager on the property at all times. Mr. T hompson stated that there would be an on-site manager at the facility during hours, and the facility will be heavily-cameraed for security purposes. A discussion was held regarding the size of the rental space and number of units available for rent. T here will be approximately 73,000 s.f. of rental space with approximately 600 units available to rent. T here will be a manager and two part- time managers, plus maintenance will be shared among facilities. T he units will range in size from 5'x5' to 10'x30'. T he structure will be approximately 36' high. Mr. T hompson stated that he is the contract purchaser of the property. Member C onner questioned if the project will work if VD O T does not grant the ingress/egress from Electric Road. Mr. T hompson stated that he feels there will be good success with the request based upon initial conversations, and the fact that the C ity of Salem owns and maintains the right-of-way and has expressed its support. If VD O T says to do it differently, then he would have to go back to the drawing board. A discussion was held regarding the access to the site from Electric Road. Member Beamer noted that the alley would have to be vacated and questioned if it had to go through the viewer process. T he Director of Community Development confirmed that it would have to go through the process in order to be vacated. No other person(s) appeared related to the item. Mr. Tripp, C ity Planner, noted that the applicant has agreed to proffer the following conditions as they apply to the rezoning requests for Tax Map #s 77-3-13, 77-3-12, 77-3-14, 77-3-15, and 77-3-16: 1.) the property will be developed in substantial conformance with the conceptual site plan prepared by Balzer and Associates entitled, "Layman Candy Company" dated J une 7, 2021, subject to any changes to access that may be required by the City of Salem and the Virginia Department of Transportation during the site plan review process; and 2.) the building will be developed in substantial conformance with the provided architectural perspective rendering indicated as Exibit B dated J uly 6, 2021. Reid Garst motioned to recommend the request of Property C atalyst Group, Inc., applicant, and Layman C andy C ompany, Inc., property owner, for rezoning the property located at 1637 East Main Street (Tax Map #77-3-13) from LM Light Manufacturing with proffered conditions, to HBD Highway Business District with conditions.. Neil Conner seconded the motion. Ayes: Beamer, Conner, Daulton, Garst, King C .Amendment to the Zoning Ordinance Hold public hearing to consider the request of Property C atalyst Group, Inc., applicant, and Layman Candy Company, Inc., property owner, for rezoning the property located at 23 Dalewood Avenue (Tax Map #77-3-12) from HBD Highway Business District with proffered conditions, to HBD Highway Business District without conditions. Reid Garst motioned to recommend the request of Property C atalyst Group, Inc., applicant, and Layman C andy C ompany, Inc., property owner, for rezoning the proeprty located at 23 Dalewood Avenue (Tax Map #77-3-12) from HBD Highway Business District with proffered conditions, to HBD Highway Business District with conditions.. Neil C onner seconded the motion. Ayes: Beamer, Conner, Daulton, Garst, King D.Special Exception P ermit Hold public hearing to consider the request of Property C atalyst Group, Inc., applicant and Layman C andy C ompany, Inc. and George W. Givens J r. & Susan K. Givens, property owners, for the issuance of a Special Exception Permit to allow personal storage on the properties located at 1637 & 1641-1647 East Main Street, and 11, 15, & 23 Dalewood Avenue (Tax Map #s 77-3-13, 77-3-16, 77-3-15, 77-3- 14, and 77-3-12). T he conditions for the Special Exception Permit are as follows: 1.) contingent on the C ity vacating the right-of-way between Tax Parcel 77-3-12 and 77-3-14; 2.) contingent on the C ity and VD O T allowing access to the site from Electric Road north of East Main Street; 3.) the property will be developed in substantial conformance with the conceptual site plan prepared by Balzer and Associates entitled, "Layman Candy Company" dated J une 7, 2021, subject to any changes to access that may be required by the City of Salem and the Virginia Department of Transportation during the site plan review process; 4.) the building will be developed in substantial conformance with the provided architectural perspective rendering indicated as Exibit B dated J uly 6, 2021; and 5.) the Special Exception Permit is subject to revocation if the project does not have all permits within three (3) years. Reid Garst motioned to recommend the request of Property C atalyst Group, Inc., applicant, and Layman C andy C ompany, Inc. and George W. Givens, J r & Susan K. Givens, property owners, for the issuance of a Special Exception permit to allow personal storage on the properties located at 1637 & 1641-1647 East Main Street, and 11, 15, & 23 Dalewood Avenue (Tax Map #s 77-3-13, 77-3-16, 77-3-15, 77-3- 14, and 77-3-12) with conditions.. Neil C onner seconded the motion. Ayes: Beamer, Conner, Daulton, Garst, King 5.Adjournment Neil Conner motioned Meeting adjourned at 7:41 p.m.. J ackson Beamer seconded the motion. Ayes: Beamer, Conner, Daulton, Garst, King Work Session, Wednesday, J uly 14, 2021, 6:00 p.m. C ouncil C hambers C onference Room, C ity Hall C ity Council meeting, J uly 26, 2021, 6:30 p.m. C ouncil C hambers, C ity Hall, 114 North Broad Street Item # 4A Meeting Date: 7-14-21 AT A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF SALEM, VIRGINIA HELD AT COUNCIL CHAMBERS, CITY HALL, 114 NORTH BROAD STREET, SALEM, VIRGINIA AGENDA ITEM: Amendment to the Zoning Ordinance Hold public hearing to consider the request of Layman Candy Company, Inc., contract purchasers, and Lewis-Gale Medical Center, LLC, property owner, for rezoning a portion of the property located at 2105 Apperson Drive (Tax Map # 281-1-2) from BCD Business Commerce District to LM Light Manufacturing District. Advertised in the July 29 and August 5, 2021 issues of the Salem Times-Register. SUBMITTED BY: Benjamin W. Tripp, AICP, CEcD, City Planner SUMMARY OF INFORMATION: Zoning: BCD Business Commerce District Future Land Use Plan Designation: Commercial Existing Use: Vacant, Storage and Warehousing Proposed Use: Warehousing and Distribution The subject property consists of a single parcel of approximately 9.4 acres, located along the north side of Apperson Drive, adjacent to the Eastern City Limits. It is occupied by a single large building that was part of the original shopping center, but which was most recently used as offices, a technical college, and as storage. This building is being subdividing off separately, so the request only applies to it. SUMMARY OF PROPOSED CHANGES; The owner of the property is requesting that the large building and its tract be rezoned to Light Manufacturing in order to allow the relocation and growth of their warehousing and distribution business. The applicant states that this new location will enable them to add product lines, increase sales significantly, and that they intend to add one hundred new employees in the next five years as they grow. FISCAL IMPACT: Allowing an existing business to expand and to hire a large number of employees will produce a positive fiscal impact. STAFF RECOMMENDATION: Staff recommends approval. 1. Applicant(s): PETITION FOR ZONING AMENDMENT (REZONING) City of Salem Community Development Departm ent ----senjamin W~ Tripp, AIC P: City Planner Email : btriDe@salemva .gov Telephone: 540-375-3032 Layman Candy Co, Inc. P.O. Box 1015 Salem, VA 24153 2. Legal Owner(s) of property requested to be rezoned: Lewis-Gale Medical Center, LLC c/o Real Estate Department 3. Location of Property: Address : 2105 Apperson Drive Sa lem, VA 24153 Subdivision: Plat Book 8. Page 25 . Slide 160 Official Tax Map Number: Portion of Tax Parcel: 281-1-2 4. Characteristics of Property: Size (Acreage): 9.42 +/-Acres Deed Restrictions: .....!..!n/~aL-.------------------------- Present Use : Currently Vacant I Previous Business School 5. Zoning Classificat ion: Present Zoning: . BCD -Business Commerce District Proposed Zoning : LM -Light Manufacturing Land Use Des ignation : Future Land Use Map Indicates as Commercial 6. Reason(s) for Rezoning Request (Including proposed use): See Attached Narrative 7. Agent(s) or representative(s) of property owner(s): (Specify interest) Balzer & Associates, Inc. c/o Ben Crew Mailing Address : 1208 Corporate Circle Roanoke. VA 24018 Telephone Number: ....:5!.!:4:u!.!. . .1-1,,,1-...w.w.w.11t..-----------------~---- 8. Affidavit: A. The unders igned person certifies that this petition and the forego ing answers, statements, and other information herewith submitted are in all respects true and correct to the best of their knowledge and belief, Also, the pet itioner understands that a "N~tice of Zoning Request" sign will be posted on the property by the City . £ . ~~~.,4-L--~~---Date : 4;/XJ/,;<IJ.:t I Applicant Phone N Owner Signature: ..g__.£.µ~:-=--~'-'---~c...L.:------Date : Ct.> ~ :1-t( 0 I t t . icho s L Paul, Vice Pre sident of Lewis-Ga le Medical Center, LLC Wner n eres In rO rty.__..1"1.l::00..1J1.%,,..owwine...,rs1.111ohipui.in .... ter""'es.._t ----------------- Owne r Maili ng Address: One Park Plaza . Nashville. TN 37203 • Attn · vice presjdeot. Real Estate Owner Telephone Number: -'=e1=sl.-344-..;..;s=9a=2'--------------------- July 1, 2021 Mr. Jay Taliaferro City Manager - City of Salem 21 South Bruffey Street Salem, VA 24153 RE: 2105 Apperson Drive – Salem, VA 24153 Portion of Tax Parcel 281-1-2 Rezoning Request Dear Mr. Taliaferro, Layman Candy Co. Inc. (Contract Purchaser/Applicant) “Layman” are providing official application, supporting documents, and associated fees required to request a Rezoning of a portion of tax parcel 281-1- 2, from Business Commerce District (BCD) to Light Manufacturing District (LM). The proposed zoning will allow for Layman candy Company to relocate within the City of Salem to continue and expand business operations within a currently vacant and larger facility. This zoning request supports the growth objectives and business direction outlined below. Business Update: The purchase by Layman Candy Company, Inc (DBA Layman Distributing) of 2105 Apperson Drive; Salem, VA; 24153 (Site) and the subsequent rezoning to Light Manufacturing will have the following impacts on Layman Candy Company’s business: • Growth Opportunity – Allow Layman Distributing to expand business through additional capacity for products carried, services provided, and the employees necessary to sustain business expansion. Our reported Sales for 2020 were $289,000,000. With the additional capacity gained with this site, we foresee that we can grow our sales to at least $500,000,000 in the next 5 years • Service Area – Layman currently service Virginia, North Carolina, and West Virginia. Additional capacity at Site will allow Layman Distributing to begin servicing Tennessee, Kentucky, Washington, DC, Maryland, and South Carolina. All these new areas would be serviced out of Salem, VA Site with satellite operations added in outlying areas as needed • Expansion through acquisition – Given the recent consolidation in the Convenience Store and Food Service Distribution industry, Layman has plans to purchase other distributors with owners who are eager and ready to sell their business to Layman. Layman has a proven track record growth via acquisition based on Layman’s recent purchases of the following Distributors: o Patrick Wholesale (Honaker, VA) – 2009 o Sterling Grocery (Princeton, WV – 2018 o Reidsville Grocery (Reidsville, NC) – 2019 • Other Growth opportunities o Food Service Distribution – Layman receives contact all the time to service more restaurants in the Roanoke Valley area and beyond, and this site’s additional capacity will allow us expand our refrigeration capabilities required to bring on additional Food Service Customers o College and University Distribution – Layman recently have begun servicing several local colleges, and we see this as a profitable area of growth as these locations require a more diverse product mix that additional capacity will allow us to stock • Job Creation – Layman currently employs 110 people of which 80 live in the Roanoke Valley and surrounding communities. We plan to hire an additional 100 employees in the next 5 years to support the company’s growth • Site Improvement – Layman’s plans for this site include demolition of existing interior office space and conversion to warehousing operations. • Investment – our plans include investing over 1M into the property that includes design services, demolition, tenant upfit, modern signage, IT infrastructure, and product warehouse improvements (Additional fixtures, refrigeration, racking, etc.) Existing Conditions: The overall tax map parcel includes multiple buildings with various users and uses. The portion being requested to be rezoned and indicated on the plat including a large existing building which will be renovated, large parking lot between the building and Apperson drive, and additional parking/service area on the northside of the existing building. This is the last parcel to the East prior to crossing the corporate limits into the City of Roanoke, VA. The property has frontage on the public right of way of Apperson Drive. Existing utility services are currently in place and they will be upgraded or modified as necessary to facilitate the new user. Comprehensive Development Plan & Summary: This project is in conformance with many of the Goals, Strategies, and Objectives as defined in the City of Salem’s Comprehensive Plan. This proposed use revitalizes a previously vacant building and converts it to an active location for a business with a local proven track record. The future land use plan designates this parcel as commercial. The proposed zoning designation of LM is appropriate for this core building with the surrounding properties being zoned Highway Business District (HBD) and Heavy Manufacturing District (HM). Sincerely, Benjamin T. Crew Associate PRELIMINARY PRELIMINARY AG - Agriculture District BCD - Business Commerce District CBD - C ommuni ty Business District CUD - C ollege/U niversity District DBD - D owntow n Business District HBD - H ighway Business District HBD/HM - Highw ay Business/Heavy Manufacturing District HBD/LM - Highw ay Business/Li ght Manufacturing District HM - Heavy Manufactur ing Distr ict LM - Light Manufacturing District LM/HM - Light M anufacturing/Heavy Manufacturing District MHP - M anufactured Home Par k District PUD - Planned Unit District RB - Residential Business District RMF - Residential Multi-Family District RMF/RB - Residential Multi-Family/Residential Business District RSF - Residential Single Family District RSF/HBD - Residential Single/Highway Business District RSF/LM - Residential Single Family/Light Manufacturing RSF/RB - Residential Single Family/Residential Business District RSF/RMF - Residential Single Family/Residential Multi-Family District RSF/TBD - Residential Single Family/Transitional Business District TBD - Transitional Business District EXISTING ZONING FUTURE LAND USE Apperson Drive (LeeHighway) HRT of Roanoke,Inc.,PB 8,PG 25 Lewis-GaleBuildingCorp.Plat,PB4,PG82A A B 80 30' EASEMENT City of Salem City of Roanoke City of Roanoke City of Salem 1 2 2.1 3 2-1 165.99 118.09 116.56 29.50 18.83 48.23 29.50317.73 349.45 126.93 150.00 144.80 151.64 254.79 300.00 746.61 922.59 320.00 1183.04 683.11 157.00 933.14 869.29 1 2103 2171 2105-2107-2109-2111-2115-21172119-2121-2131-2141-2155-2157-2159 2041-2043 Apperson Dr 2085 4.924 Ac. 0.948 Ac. 0.4747 Ac. 19.67 Ac. 0 100 20050 Feet±1 inch = 110 fe et AUGUST 2021 PLANNING COMMISSION ITEM 4A2105 APPERSON DR. CITY OF SALEM Community Development DepartmentP.O. Box 869Salem, Virginia 24153-0869Phone: (540) 375-3032 Tax Parcel 281-1-2 Buildings Parcels City Limits Comme rcia l Dow ntown Econo mic De velopme nt A rea In dus trial In stitutio na l Mixed Use Public Pa rks and R ecre atio na l Reside ntia l Tran sitio nal Ta x Parcel 281 -1-2 Bu ildings Pa rce ls City Limits Item # 4B Meeting Date: 8-11-21 AT A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF SALEM, VIRGINIA HELD AT COUNCIL CHAMBERS, CITY HALL, 114 NORTH BROAD STREET, SALEM, VIRGINIA AGENDA ITEM: Amendment to the Zoning Ordinance Hold public hearing to consider the request of Roanoke College Trustees, property owner, for rezoning a portion of the property located at 232 North Broad Street (Tax Map # 87-7-7), from CUD College and University District to RSF Residential Single-Family District. Advertised in the July 29 and August 5, 2021 issues of the Salem Times-Register. SUBMITTED BY: Benjamin W. Tripp, AICP, CEcD, City Planner SUMMARY OF INFORMATION: Zoning: CUD College and University District Future Land Use Plan Designation: Residential Existing Use: Vacant, Educational Facilities, College/University Proposed Use: Single Family Dwelling, Detached The subject property consists of a single parcel of approximately one acre, located along the east side of North Broad Street, across the street from Shipman Alley. The use of the property divides roughly in half: It is occupied by a parking facility, accessed from Red Lane, on the eastern half, but is vacant on the half fronting on Broad Street. SUMMARY OF PROPOSED CHANGES; The applicant is proposing to subdivide off about 1/3rd of the property along North Broad Street, and is requesting that this portion be rezoned to Residential Single Family in order to allow the construction of a new single family residence. STAFF RECOMMENDATION: Staff recommends approval. July 1, 2021 Mr. Jay Taliaferro City Manager - City of Salem 21 South Bruffey Street Salem, VA 24153 RE: 232 N Broad St – Salem, VA 24153 Balzer and Associates, Inc. Job # 04210036.00 Rezoning Request Dear Mr. Taliaferro, Roanoke College Trustees (Property Owner) are providing official application, supporting documents, and associated fees required to request a Rezoning of a portion of tax parcel 87-7-7, from CUD- College/University District to RSF-Residential Single Family District. The proposed zoning will allow for a residential use on a portion of the existing parcel while the remainder of the property can continue to provide residential parking for Roanoke College. Project Narrative & Existing Conditions: A portion of the existing parcel is currently being used to provide residential parking for Roanoke College, while the remainder of the parcel is vacant. The RSF zoning will allow for the development of a single family residence along North Broad Street, while maintaining the parking required by Roanoke College. See attached North Broad Street “Resubdivision Plat for Roanoke College - Zoning Exhibit” dated 6/7/2021 for additional details. The existing parcel is approximately 1.006 acres and is bounded by the public rights- of-way of North Broad Street to the West and Red Lane to the East, and by RSF zoned property to the North and South. The parcel generally drains from West to East towards Red Lane. The property has frontage on two public roads, North Broad Street and Red Lane. Buffers An existing row of evergreen trees will provide an existing/natural buffer between the proposed RSF parcel and the portion of the existing parcel to remain CUD. Comprehensive Development Plan & Summary: This project is in conformance with many of the Goals and Objectives defined in the City of Salem’s Comprehensive Plan. This project is sensitive to the existing surrounding properties by maintaining existing buffering, while utilizing a vacant property for an appropriate use to match surrounding land uses. This project provides an excellent opportunity to the City of Salem to gain additional residential property in a location of high demand, while supporting Roanoke College and helping to promote low density residential development along North Broad Street. Sincerely, Benjamin T. Crew Associate PLANNERS / ARCHITECTS / ENGINEERS / SURVEYORS ROANOKE / RICHMOND / NEW RIVER VALLEY / STAUNTON / HARRISONBURG / LYNCHBURG DRAWN BY:BTC1208 Corporate Circle / Roanoke, Virginia 24018 / Phone (540) 772-9580 / www.balzer.cc j: \ 2 1 \ 0 0 \ 0 4 \ 0 4 2 1 0 0 3 6 . 0 0 n o r t h b r o a d s t r e e t - r o a n o k e c o l l e g e \ c i v i l \ d w g \ 0 4 2 1 0 0 3 6 . 0 0 z o n i n g b a s e _ . d w g LEGAL DESCRIPTION PROPOSED PARCEL B NORTH BROAD STREET BEGINNING AT A POINT ON THE EAST LINE OF NORTH BROAD STREET, SAID POINT LYING 132'± NORTH OF THE NORTH LINE OF DULANEY'S ALLEY; THENCE ALONG THE EAST LINE OF NORTH BROAD STREET N 12°34'00" W THROUGH AN IRON PIN FOUND AT 129.97', A TOTAL DISTANCE OF 137.26' TO A POINT IN THE CENTER OF VACATED SHIPMAN ALLEY; THENCE LEAVING THE EAST LINE OF NORTH BROAD STREET N 76°41'14" E A DISTANCE OF 111.91' TO A POINT; THENCE WITH A NEW LINE S 13°18'46" E A DISTANCE OF 137.18' TO A POINT; THENCE S 76°39'00" W A DISTANCE OF 113.69' TO A POINT ON THE EAST LINE OF NORTH BROAD STREET; WHICH IS THE POINT OF BEGINNING, HAVING AN AREA OF 15,478 SQUARE FEET, 0.355 ACRES AND BEING IN THE CITY OF SALEM, VIRGINIA. AG - Agriculture District BCD - Business Commerce District CBD - C ommuni ty Business District CUD - C ollege/U niversity District DBD - D owntow n Business District HBD - H ighway Business District HBD/HM - Highw ay Business/Heavy Manufacturing District HBD/LM - Highw ay Business/Li ght Manufacturing District HM - Heavy Manufactur ing Distr ict LM - Light Manufacturing District LM/HM - Light M anufacturing/Heavy Manufacturing District MHP - M anufactured Home Par k District PUD - Planned Unit District RB - Residential Business District RMF - Residential Multi-Family District RMF/RB - Residential Multi-Family/Residential Business District RSF - Residential Single Family District RSF/HBD - Residential Single/Highway Business District RSF/LM - Residential Single Family/Light Manufacturing RSF/RB - Residential Single Family/Residential Business District RSF/RMF - Residential Single Family/Residential Multi-Family District RSF/TBD - Residential Single Family/Transitional Business District TBD - Transitional Business District EXISTING ZONING FUTURE LAND USE D u l a n e y s A l l e y D u l a n e y s A l l e y N o r t h B r o a d S t r e e t R e d L a n e N o r t h M a r k e t S t r e e t M c C l u n g S t r e e t C o l l e g e A l l e y T r u s t e e s o f R o a n o k e C o l l e g e , P B 1 0 , P G 1 9 R o a n o k e C o l l e g e , P B 1 1 , P G 1 9 1 2 3 4 1 2 3 4A 5A 5B B 6 A 2 1 2 2 6B 1 1 5 0 4 0 3 0 5 5 1 6 2 0 3 0 1 6 1 6 1 4 1 6 Roanoke College Roanoke College Roanoke College Roanoke College City of Salem Roanoke College Roanoke College City of Salem 1 4 ' S h i p m a n A l l e y V a c a t e d b y R e s o l u t i o n N o . 1 0 6 2 , d a t e d 9 /2 2 /0 5 Roanoke College 3 6 1 2 3 4 5 6 6.1 17 18 19 20 21 22 23 1 1.1 2 3 15 16 17 18 1 1 1 6.1 7 5 - 7 31.77 31.47 8 4 . 0 0 6 3 .6 8 1 2 7 . 0 0 2 3 5 .1 6 2 3 5 .1 6 2 4 2 . 4 0 1 3 6 . 0 5 2 0 3 . 4 0 2 0 3 . 4 0 3 4 8 . 0 0 1 1 4 . 5 7 2 8 7 . 1 8 2 8 7 . 1 8 3 4 8 . 0 0 1 7 7 .0 0 1 5 5 .8 8 1 4 6 .4 5 1 2 2 . 5 8 1 3 7 . 0 4 1 3 6 .3 8 2 3 7 .4 6 5 0 . 0 0 5 0 . 0 0 5 5 . 0 0 9 0 . 0 0 1 1 0 . 0 0 1 3 7 . 0 0 1 1 2 . 0 0 1 0 0 . 5 0 1 0 0 . 0 0 1 0 0 . 0 0 1 0 0 . 0 0 1 3 1 . 0 0 1 3 2 . 0 0 1 0 0 . 0 0 5 5 . 0 0 6 5 . 0 0 5 5 . 0 0 2 6 4 .0 0 1 2 5 .0 0 2 0 0 .0 0 2 6 4 .0 0 3 3 6 .0 0 1 6 2 .0 0 1 0 2 .0 0 1 8 0 .0 0 2 6 4 .0 0 2 6 4 .0 0 2 6 4 .0 0 29 2.0 0 2 6 5 .9 8 2 6 4 .0 0 2 6 5 .9 8 2 6 4 .0 0 1 4 2 .9 4 2 6 4 .0 0 1 0 0 . 0 0 1 0 0 . 0 0 1 3 1 . 0 0 1 3 2 . 0 0 5 5 . 0 0 6 5 . 0 0 8 6 . 0 0 7 0 . 0 0 8 5 . 0 0 1 1 9 . 0 0 5 0 . 0 0 5 5 . 0 0 5 0 . 0 0 9 0 . 0 0 1 1 0 . 0 0 2 3 8 . 2 0 2 0 0 .0 0 2 0 0 .0 0 2 0 0 .0 0 2 0 0 .0 0 2 0 0 .0 0 2 8 9 .1 0 6 5.0 0 7 0 .0 0 2 6 4 .0 0 1 2 5 .0 0 2 0 0 .0 0 3 0 9 .8 3 1 0 5 .0 0 1 7 9 .0 0 1 2 7 .0 0 1 3 3 . 0 5 1 0 3 . 4 0 1 0 0 . 0 0 2 0 3 . 4 0 2 4 2 .8 5 2 5 0 .0 0 2 6 5 .1 2 7 0 . 4 6 2 5 8 .0 0 2 5 3 .7 6 2 0 3 . 4 0 6 4 . 0 0 3 3 7 .9 7 2 7 3 4 1 2 5 3 3 0 3 1 9 - 3 0 5 2 0 3 2 4 3 2 0 3 1 6 3 1 2 3 0 6 2 2 0 2 1 2 2 0 2 3 1 3 2 2 3 2 3 3 1 1 7 , 1 1 9 , 1 2 1 3 3 5 2 0 3 - 2 0 5 - 2 0 7 - 2 0 9 - 2 1 1 2 1 3 2 0 1 3 2 7 3 1 9 3 0 7 3 0 1 2 3 2 2 3 5 - 2 2 1 - 2 1 9 2 2 6 2 4 7 1.547 Ac. 1.86 Ac. 1.19 Ac. 1.006 Ac. 0 100 20050 Feet±1 inch = 90 fee t AUGUST 2021 PLANNING COMMISSION ITEM 4B232 NORTH BROAD ST. CITY OF SALEM Community Development DepartmentP.O. Box 869Salem, Virginia 24153-0869Phone: (540) 375-3032 Tax Parcel 87-7-7 Buildings Parcels City Limits Comme rcia l Dow ntown Econo mic De velopme nt A rea In dus trial In stitutio na l Mixed Use Public Pa rks and R ecre atio na l Reside ntia l Tran sitio nal Ta x Parcel 87-7 -7 Bu ildings Pa rce ls City Limits Item # 4C Date: 8-11-2021 AT A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF SALEM, VIRGINIA held in Council Chambers of City Hall, 114 North Broad Street, Salem, VA 24153 AGENDA ITEM: Major Subdivision Consider the request for preliminary and final approval of proposed subdivision plat and subdivision plan filed by RFC2017 Land, LLC, property owner/developer, for a 7.767 acre tract known as the Village at North Mill, Phase Four. SUBMITTED BY: Benjamin W. Tripp, AICP, CEcD, City Planner SUMMARY OF INFORMATION: SITE CHARACTERISTICS: Zoning: RSF Residential Single-Family District Existing Use: Vacant This plat would create 7 new lots in phase 4 of the Village at North Mill. These lots are an extension of Woodside Drive, with a remnant lot to be included in a future phase. STAFF RECOMMENDATION: This plat meets the City of Salem Subdivision Ordinance, and the Subdivision Plan has been approved by staff. Staff recommends approval. DRAWN BY: 1208 Corporate Circle / Roanoke, Virginia 24018 / Phone (540) 772-9580 / www.balzer.cc PRE L I M I N A R Y 06/23/2021 j: \ 1 7 \ 0 0 \ 0 4 \ 0 4 1 7 0 0 4 3 . 0 0 v i l l a g e @ n o r t h m i l l p h a s e 3 \ s u r v e y \ d r a w i n g s \ 0 4 1 7 0 0 4 3 . 0 0 ( r e s u b ) . d w g PLANNERS / ARCHITECTS / ENGINEERS / SURVEYORS ROANOKE / RICHMOND / NEW RIVER VALLEY / STAUNTON / HARRISONBURG / LYNCHBURGEJP CHECKED BY:DSH SECTION 4 DRAWN BY: 1208 Corporate Circle / Roanoke, Virginia 24018 / Phone (540) 772-9580 / www.balzer.cc PR E L I M I N A R Y 06/23/2021 j: \ 1 7 \ 0 0 \ 0 4 \ 0 4 1 7 0 0 4 3 . 0 0 v i l l a g e @ n o r t h m i l l p h a s e 3 \ s u r v e y \ d r a w i n g s \ 0 4 1 7 0 0 4 3 . 0 0 ( r e s u b ) . d w g PLANNERS / ARCHITECTS / ENGINEERS / SURVEYORS ROANOKE / RICHMOND / NEW RIVER VALLEY / STAUNTON / HARRISONBURG / LYNCHBURGEJP CHECKED BY:DSH SECTION 4 PLANNERS / ARCHITECTS / ENGINEERS / SURVEYORS ROANOKE / RICHMOND / NEW RIVER VALLEY / STAUNTON / HARRISONBURG / LYNCHBURGDRAWN BY:EJP CHECKED BY:DSH 1208 Corporate Circle / Roanoke, Virginia 24018 / Phone (540) 772-9580 / www.balzer.cc PR E L I M I N A R Y 06/23/2021 j: \ 1 7 \ 0 0 \ 0 4 \ 0 4 1 7 0 0 4 3 . 0 0 v i l l a g e @ n o r t h m i l l p h a s e 3 \ s u r v e y \ d r a w i n g s \ 0 4 1 7 0 0 4 3 . 0 0 ( r e s u b ) . d w g GENERAL NOTES SEWER NOTES SURVEY INFORMATION SOIL EROSION NOTES LEGEND SHEET INDEXVICINITY MAP WATER NOTES REVISIONS N www.balzer.cc 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 Roanoke New River Valley Richmond Staunton Harrisonburg Balzer and Associates, Inc. 1208 Corporate Circle Roanoke, VA 24018 540-772-9580 FAX 540-772-8050 TH E V I L L A G E A T N O R T H M I L L DE M O L I T I O N P L A N CI T Y O F S A L E M , V I R G I N I A C-2 N TH E V I L L A G E A T N O R T H M I L L OV E R A L L P L A N CI T Y O F S A L E M , V I R G I N I A C-3 www.balzer.cc 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 Roanoke New River Valley Richmond Staunton Harrisonburg Balzer and Associates, Inc. 1208 Corporate Circle Roanoke, VA 24018 540-772-9580 FAX 540-772-8050 N TH E V I L L A G E A T N O R T H M I L L DI M E N S I O N A L P L A N CI T Y O F S A L E M , V I R G I N I A C-4 www.balzer.cc 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 Roanoke New River Valley Richmond Staunton Harrisonburg Balzer and Associates, Inc. 1208 Corporate Circle Roanoke, VA 24018 540-772-9580 FAX 540-772-8050 N TH E V I L L A G E A T N O R T H M I L L DI M E N S I O N A L P L A N CI T Y O F S A L E M , V I R G I N I A C-5 www.balzer.cc 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 Roanoke New River Valley Richmond Staunton Harrisonburg Balzer and Associates, Inc. 1208 Corporate Circle Roanoke, VA 24018 540-772-9580 FAX 540-772-8050 N TH E V I L L A G E A T N O R T H M I L L GR A D I N G P L A N CI T Y O F S A L E M , V I R G I N I A C-6 www.balzer.cc 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 Roanoke New River Valley Richmond Staunton Harrisonburg Balzer and Associates, Inc. 1208 Corporate Circle Roanoke, VA 24018 540-772-9580 FAX 540-772-8050 N TH E V I L L A G E A T N O R T H M I L L GR A D I N G P L A N CI T Y O F S A L E M , V I R G I N I A C-7 www.balzer.cc 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 Roanoke New River Valley Richmond Staunton Harrisonburg Balzer and Associates, Inc. 1208 Corporate Circle Roanoke, VA 24018 540-772-9580 FAX 540-772-8050 TH E V I L L A G E A T N O R T H M I L L PR O F I L E S CI T Y O F S A L E M , V I R G I N I A C-8 www.balzer.cc 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 Roanoke New River Valley Richmond Staunton Harrisonburg Balzer and Associates, Inc. 1208 Corporate Circle Roanoke, VA 24018 540-772-9580 FAX 540-772-8050 *NOTE: ROAD AND UTILITY PROFILES SHOWN ON THIS SHEET ARE APPLICABLE TO PREVIOUS PHASES ARE NOT APPLICABLE TO PHASE 4. TH E V I L L A G E A T N O R T H M I L L PR O F I L E S CI T Y O F S A L E M , V I R G I N I A C-9 www.balzer.cc 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 Roanoke New River Valley Richmond Staunton Harrisonburg Balzer and Associates, Inc. 1208 Corporate Circle Roanoke, VA 24018 540-772-9580 FAX 540-772-8050 *NOTE: ROAD PROFILES SHOWN ON THIS SHEET ARE APPLICABLE TO PREVIOUS PHASES ARE NOT APPLICABLE TO PHASE 4. TH E V I L L A G E A T N O R T H M I L L PR O F I L E S CI T Y O F S A L E M , V I R G I N I A C-10 www.balzer.cc 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 Roanoke New River Valley Richmond Staunton Harrisonburg Balzer and Associates, Inc. 1208 Corporate Circle Roanoke, VA 24018 540-772-9580 FAX 540-772-8050 *NOTE: STORM PROFILES #5 AND #7 SHOWN ON THIS SHEET ARE APPLICABLE TO PREVIOUS PHASES ARE NOT APPLICABLE TO PHASE 4. TH E V I L L A G E A T N O R T H M I L L SW M D E T A I L S CI T Y O F S A L E M , V I R G I N I A C-11 www.balzer.cc 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 Roanoke New River Valley Richmond Staunton Harrisonburg Balzer and Associates, Inc. 1208 Corporate Circle Roanoke, VA 24018 540-772-9580 FAX 540-772-8050 N TH E V I L L A G E A T N O R T H M I L L ES C P L A N CI T Y O F S A L E M , V I R G I N I A C-12 www.balzer.cc 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 Roanoke New River Valley Richmond Staunton Harrisonburg Balzer and Associates, Inc. 1208 Corporate Circle Roanoke, VA 24018 540-772-9580 FAX 540-772-8050 www.balzer.cc 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 Roanoke New River Valley Richmond Staunton Harrisonburg Balzer and Associates, Inc. 1208 Corporate Circle Roanoke, VA 24018 540-772-9580 FAX 540-772-8050 TH E V I L L A G E A T N O R T H M I L L ES C N O T E S & D E T A I L S CI T Y O F S A L E M , V I R G I N I A C-13 TH E V I L L A G E A T N O R T H M I L L NO T E S CI T Y O F S A L E M , V I R G I N I A C-14 www.balzer.cc 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 Roanoke New River Valley Richmond Staunton Harrisonburg Balzer and Associates, Inc. 1208 Corporate Circle Roanoke, VA 24018 540-772-9580 FAX 540-772-8050 TH E V I L L A G E A T N O R T H M I L L WE S T E R N V A R E G I O N A L D E T A I L S CI T Y O F S A L E M , V I R G I N I A C-15 www.balzer.cc 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 Roanoke New River Valley Richmond Staunton Harrisonburg Balzer and Associates, Inc. 1208 Corporate Circle Roanoke, VA 24018 540-772-9580 FAX 540-772-8050 12"-18" WA T E R M A I N 18" DIA. VARIES 1" SERVICE NOTE #4 1.SETTER TO BE A.Y. McDONALD 20-215WDDD33, FORD VBHH72-15W-11-33 OR APPROVED EQUAL. 2.SADDLES MUST BE USED WITH ALL PLASTIC & DUCTILE IRON PIPE. SERVICE SADDLES SHALL BE USED IN ACCORDANCE WITH WATER DISTRIBUTION PIPING SPECIFICATION. SERVICE SADDLES FOR PLASTIC PIPE SHALL BE: POWERSEAL 3417, OR 3412AS, ROMAC 202S, OR 306, OR FORD METER FS202 OR FS303. FOR DUCTILE IRON PIPE USE THE ABOVE OR POWERSEAL 3413, ROMAC 202 OR FORD METER F202. 3.METER BOX SHALL BE CARSON/MID-STATES PLASTICS, INC. PLASTIC BOX WITH FORD A32-T (ELECTRONIC READ LID) OR A. Y. McDONALD MODEL 74M32CTC CAST IRON BASE & COVER OR APPROVED EQUAL. METER BOX SHALL NOT BE PLACED IN AREAS SUBJECT TO VEHICULAR TRAFFIC. IF TRAFFIC BEARING BOX IS REQUIRED, DESIGN ENGINEER SHALL CONSULT WITH PARTICIPATING UTILITY TO DETERMINE SITE SPECIFIC REQUIREMENTS. 4.CORPORATION STOP SHALL BE FORD F1000-4-G OR APPROVED EQUAL. 5.SERVICE SHALL BE "K" TYPE COPPER, OR COPPER TUBE SIZE POLYETHYLENE (PE) 4710, SODR-9 (200 psi). 6.WHENEVER SIDEWALK EXISTS OR IS PROPOSED, MODIFY METER LOCATION AS DIRECTED. FINAL GRADE 6" MIN 32" 46" (TYP.) 12" MAX. VERTICAL ADJUSTMENT 1. FIRE HYDRANTS MAY BE USED AT LOW POINTS IN PLACE OF BLOW-OFFS. 2. LINE AND "STREET ELS" BETWEEN CORPORATION STOP AND 2" GATE VALVE SHALL BE LEAD FREE BRASS. 3. THE POINT OF CONNECTION TO THE WATER MAIN SHALL BE LOCATED NEAR THE BOTTOM OF THE MAIN (AS SHOWN) TO FACILITATE REMOVAL OF ACCUMULATED SEDIMENT. 4. SADDLES FOR PLASTIC PIPE SHALL BE PER RESIDENTIAL WATER SERVICE DETAIL. VARIES 3' M I N . C O V E R CONTINUOUS SECTION OF PIPE SECTION OF PIPE CONTINUOUS 2'X2'X4"CONCRETE PAD 1.PUBLIC HYDRANTS SHALL BE PAINTED SILVER WITH AN OIL-BASED PAINT AND PRIVATE HYDRANTS SHALL BE PAINTED WHITE WITH AN OIL-BASED PAINT. 2.FIRE HYDRANT SHALL BE INSTALLED 2' MIN. AND 4' MAX. FROM BACK OF CURB OR 6' MIN. AND 12' MAX. FROM EDGE OF PAVEMENT WHEN CURB IS NOT PRESENT. FIRE HYDRANT TO BE INSTALLED WITHIN RIGHT-OF-WAY OR EASEMENT LINE. 3.AREA AROUND HYDRANT AT A RADIUS OF 4' TO BE LEVEL AND UNOBSTRUCTED. 4.WATERPROOF BAGS OR OUT OF SERVICE RINGS SHALL BE PLACED OVER ALL NEWLY INSTALLED FIRE HYDRANTS. 5.HIGH PRESSURE (OVER 120 PSI) REQUIRES THE USE OF ALL 3 RESTRAINTS. 6.IF DURING CONSTRUCTION THE SEASONAL WATER LEVEL IS NOTED TO BE ABOVE THE DRAIN OUTLETS OF THE PROPOSED HYDRANT. THE PARTICIPATING UTILITY WILL BE NOTIFIED IMMEDIATELY SO THAT THE HYDRANT CAN BE RELOCATED TO A SUITABLE LOCATION, OMITTED, OR THE DRAIN HOLE PLUGGED. 7.TWO WRAPS OF TRACER WIRE SHALL BE WRAPPED AROUND BASE OF HYDRANT. 8.APPROVED MODELS - AVK MODEL 2780, AFC MODEL B-84-B-5, MUELLER CENTURION A423, KENNEDY K81D EQUIVALENT. AVK MODEL 2780, AFC MODEL B-84-B, MUELLER CENTURION A423, KENNEDY K81D EQUIVALENT. 1' - 6 " T O 2 ' - 0 " AB O V E C U R B OR E D G E O F PA V E M E N T 18" MIN. C SQ. D SQ. 45° B B A A X X 6" MIN.6" MIN. A A X X PIPE SIZE 4" 6" 8" 10" 12" 16" 24" 30" 90° BEND A 8" 18" 18" 20" 20" 26" 82" 185" B 12" 12" 13" 16" 16" 20" 42" 42" 45° BEND A 8" 8" 10" 12" 12" 16" 62" 100" B 8" 10" 10" 14" 14" 18" 30" 42" 22 1/2° BEND A 6" 8" 8" 8" 8" 11" 44" 52" B 6" 8" 8" 12" 12" 13" 22" 42" 11 1/4° BEND A 6" 8" 8" 8" 8" 11" 22" 40" B 6" 8" 8" 12" 12" 13" 16" 30" TEE A 11" 11" 11" 14" 18" 82" 185" B 9" 10" 12" 16" 16" 20" 42" 42" 14" PLUG C 10" 12" 12" 16" 16" 20" 82" 185" D 6" 18" 24" 30" 30" 36" 42" 42" 10" MIN. TYP. CONC. THRUST COLLAR MIN. 2" INTO UNDISTURBED MAT. ON 3 SIDES NOTES: 1. FOR VERT. BEND DOWN IN EXCESS OF 11 1 4" BEND, ANCHORAGE SHALL BE DESIGNED BY ENGINEER. 2. FOR VERT. BEND UPWARD, BLOCKING TO BE SIMILAR TO THAT FOR HORIZ. BEND. 3. GLANDS & BOLTS SHALL BE PROTECTED FROM CONC. WITH PLASTIC SHEETING WHEN POURING THRUST BLOCKS. 4. ALL THRUST BLOCK & SUPPORT CONC. SHALL BE 3000 PSI READY MIX CONC. 5. THRUST BLOCKS WITH "B" DIMENSION GREATER THAN 30" SHALL HAVE THE RESTRAINED PIPE INSTALLED WITH A MINIMUM OF 4' OF COVER. 6. IF UNDER 100 PSI WORKING PRESSURE, RESTRAINED JOINTS MUST BE USED. IF EQUAL OR GREATER THAN 100 PSI BOTH BLOCK AND RESTRAINED JOINTS ARE REQUIRED. TRENCH BOTTOM TYP. M.J. BEND W/ RESTRAINER GLANDS 18" MIN.-10"DIA. & LESS 24" MIN.-12"DIA. & GREATER 16 #4 BARS EACH WAY AS SHOWN THRUST BLOCK (TYP.) UNDISTURBED SOIL (TYP.) PRESSURE= 200psi BEARING= 2000psf FACTOR OF SAFETY= 1.5 1.5 17' 27' 22' 18' 15' 11' 56' 46' 35' 37' 30' 23' 30' 31' 29' 20' 21' 20' 82' 56' 38' 57' 47' 34' 89' 74' 56' 61' 51' 38' 9' 8' 6' 9' 7' 6' 20' 16' 12' 19' 15' 12' 47' 40' 30' 45' 37' 28' PVC PVC PVC D.I. D.I. D.I. 10" 8" 6" 6" 8" 10" 12"PVC 56'23'11'106'88'56'66'32' 12"D.I.53'22'11'73'69'38'43'21'10' 16' 5' 7' 9' 11' 13' 8' 5' 6' 3' 4' 4' 3' 4' 5' 1. ALL JOINTS SHALL BE RESTRAINED ON BOTH SIDES OF THE FITTING FOR THE LENGTH SHOWN UNLESS OTHERWISE INDICATED. 2. REDUCER IS ONE SIZE SMALLER THAN PIPE LISTED. RESTRAINED LENGTH IS UPSTREAM ON THE LARGE SIDE OF THE REDUCER. 3. IF UNDER 100 PSI WORKING PRESSURE, RESTRAINED JOINT(S) ARE TO BE USED. IF EQUAL TO OR OVER 100 PSI WORKING PRESSURE, BOTH THRUST BLOCK AND RESTRAINED JOINTS SHALL BE USED. 1.TAPPING SLEEVE SHALL BE POWERSEAL MODEL 3490 TYPE 304 STAINLESS STEEL WITH CARBON STEEL FLANGE, ROMAC'S MODEL SST III, FORD MODEL FTSS WITH CARBON STEEL FLANGE OR APPROVED EQUIVALENT. SLEEVE SHALL BE RATED AT 100 PSI OVER WORKING PRESSURE AND MUST HAVE A TEST PLUG. 2.TAPPING VALVE SHALL BE AVK RESILIENT SEATED GATE VALVE SERIES 25 MJFL OR MUELLER T-2360 RESILIENT WEDGE TAPPING VALVE WITH MJFL. VALVE SHALL BE RATED AT 250 PSI. 3.TAPPING SLEEVE AND VALVE SHALL BE FULL PORT TO ACCEPT FULL SIZE SHELL CUTTER. 4.STEEL FLANGE SHALL MEET AWWA C207. 5.SIZE-ON-SIZE TAPPING NOT ALLOWED UNLESS APPROVED BY PARTICIPATING UTILITY. 1" CORPORATION STOP WITH CTS COMPRESSION CONNECTION SEE NOTE #5 3/4" Ø x 6' PIG TAIL TO BE CAPPED & MARKED OR STAKED METER SETTER & BOX TO BE SET AT FINAL GRADE OF SITE DUAL CHECK VALVE LOCKABLE SHUTOFF TRACER WIRE SEE GENERAL DETAIL CAPITOL FOUNDRY MH 2001 NON-WATERTIGHT FRAME & COVER LABELED "WATER" PAVEMENT ADJUSTMENT RING GROUND BAR SEE GENERAL DETAIL PROPOSED VALVE 6" COMPACTED VDOT 57 WATER MAIN TRACER & GROUND WIRES SEE GENERAL DETAIL PRECAST WATER VALVE VAULT OR PRECAST MANHOLE SECTION(S) IF DEPTH EXCEEDS 5' 2" CLEARANCE FROM TOP OF PIPE TO BOTTOM OF VAULT CUT-OUT PAVEMENT ADJUSTMENT RING (WHEN REQUIRED) GROUND BAR SEE GENERAL DETAIL PRECAST WATER VALVE VAULT OR PRECAST MANHOLE SECTION(S) WHEN DEPTH EXCEEDS 5' 2" GATE VALVE WITH 2" SQUARE HEAD 6" MINIMUM VDOT 57 FINISHED GRADE TRACER & GROUND WIRES SEE GENERAL DETAIL 2" TAPPING SADDLE 2" CORPORATION STOP MUELLER H-15000 OR EQUIVALENT 2" THREADED NIPPLE WITH FINGER TIGHT CAP DRILL 1/4" Ø HOLE IN CAP 6" MIN. 12" MAX. VERTICAL RIGHT-OF-WAY EASEMENT LINE PRIVATE PROPERTY 2 - 2 1/2" NOZZLES FINISHED GRADE 1 - 4 1/2" PUMPER NOZZLE (FACING THE ROAD) VALVE BOX OUTSIDE PAVEMENT OR VALVE VAULT UNDER PAVEMENT STANDARD INSTALLATION INCLUDES FOSTER ADAPTER OR APPROVED EQUAL WATER MAIN CONCRETE THRUST BLOCK TEE - MAIN LINE SIZE BY 6" M.J. FITTINGS SHALL NOT BE ENCASED IN CONCRETE APPROVED M.J. GLAND RESTRAINT (i.e. MEGALUGS, GRIP RINGS OR UNI-FLANGE) MAY BE SUBSTITUTED FOR CONCRETE THRUST BLOCKS TRACER WIRE SEE GENERAL DETAIL 3/4" DIA. "CORTEN" THREADED ROD AND NUTS CONCRETE BASE AND THRUST BLOCK AGAINST UNDISTURBED SOIL, CONCRETE SHALL NOT COVER HYDRANT DRAIN 0.5 CY CLEAN STONE VDOT #57 FOR DRAINAGE CAPITOL FOUNDRY MH 2001 NON-WATERTIGHT FRAME & COVER LABELED "WATER" SADDLE & STOP 12" MIN. 1. SEE RESIDENTIAL WATER SERVICE DETAIL FOR SADDLE REQUIREMENTS. 2. LARGER COMBINATION VALVE MAY BE REQUIRED DEPENDING ON APPLICATION. PAVEMENT FINISHED GRADE 6" MIN. TRACER & GROUND WIRES SEE GENERAL DETAIL GROUND BAR SEE GENERAL DETAIL PRECAST WATER VALVE VAULT OR PRECAST MANHOLE SECTION(S) WHEN DEPTH EXCEEDS 5' ADJUSTMENT RING (WHEN REQUIRED) COMBINATION AIR VALVE APCO 143C, A.R.I. D-040, OR EQUIVALENT 1" CORPORATION STOP MUELLER H-15000 OR EQUIVALENT 6" MINIMUM VDOT 57 SEE NOTE #1 12" MAX. VERTICAL PROVIDE SS METAL SCREEN CAPITOL FOUNDRY MH-2001 NON-WATER TIGHT FRAME AND COVER LABELED "WATER" COPPER PIPING COMPACTED VDOT 57 TO BOTTOM OF VAULT AS SHOWN ABOVE SEE NOTE #1 1" CORPORATION STOP MUELLER H-15000 OR EQUIVALENT 1" GATE VALVE 1" THREADED LEAD FREE BRASS PIPE LENGTH AS REQUIRED TO COMPLETE FULL ASSEMBLY AS SHOWN ABOVE WATER MAIN WATER MAIN WATER MAIN 01/01/12 WIRES TRACER 1.TRACER WIRES SHALL BE INSTALLED USING MANHOLES, VALVE BOXES OR VAULTS, WATER METERS AND FIRE HYDRANTS AS ACCESS POINTS. 2.FOR WATER OR SEWER INSTALLED BY OPEN TRENCHING, TRACER WIRE SHALL BE COPPERHEAD INDUSTRIES COPPER CLAD STEEL DIRECT BURY #14 AWG SOLID (.0641" DIAMETER), STEEL CORE SOFT DRAWN HIGH STRENGTH TRACER WIRE, 250# AVERAGE TENSILE BREAK LOAD, 30 MIL HIGH MOLECULAR WEIGHT-HIGH DENSITY (GREEN OR BLUE) POLYETHYLENE JACKET COMPLYING WITH ASTM-D-1248, 30 VOLT RATING. A HEAVIER GAUGE MAY BE REQUIRED FOR DEPTHS EXCEEDING SIX FEET. 3.FOR WATER OR SEWER INSTALLED BY HORIZONTAL DIRECTIONAL DRILLING METHOD, TRACER WIRE SHALL BE COPPERHEAD INDUSTRIES COPPER CLAD STEEL DIRECT BURY #12 AWG SOLID (.0808" DIAMETER), STEEL CORE HARD DRAWN EXTRA HIGH STRENGTH HORIZONTAL DIRECTIONAL DRILL TRACER WIRE, 1150# AVERAGE TENSILE BREAK LOAD, 45 MIL HIGH MOLECULAR WEIGHT-HIGH DENSITY (GREEN OR BLUE) POLYETHYLENE JACKET COMPLYING WITH ASTM-D-1248, 30 VOLT RATING. 4.SPLICES SHALL BE MADE USING COPPERHEAD INDUSTRIES SNAKE BITE SPLICE KIT PART #SCX-01, OF THE APPROPRIATE COLOR, 3M DIRECT BURY SPLICE KIT (DBY), OR EQUIVALENT. 5.TRACER WIRE SHALL BE LONG ENOUGH TO EXTEND A DISTANCE OF FIVE (5) FEET BEYOND THE STRUCTURE. 6.AS-BUILTS SHALL SHOW TRACER WIRE(S) LOCATION AND ACCESS POINT(S). 7.THE TRACER WIRE SHALL BE PLACED ALONG THE LOWER QUADRANT OF THE PIPE. THE WIRE SHALL NOT TOUCH THE PIPE, BUT SHALL BE A MAXIMUM OF 6" FROM THE PIPE. NON-METALLIC SPACERS MAY BE USED TO MAINTAIN A SET DISTANCE FROM THE UTILITY. 8.WHERE LINES ARE GREATER THAN SIX (6) FEET IN DEPTH, WIRE SHALL BE BROUGHT TO THE SURFACE EVERY ONE-HUNDRED (100) FEET AND PLACED IN A WATER METER BOX OR APPROVED JUNCTION BOX. 9.THE TRACER WILL BE TESTED BY THE PARTICIPATING UTILITY AS PART OF THE PROJECT'S FINAL ACCEPTANCE. 10.THE GROUND WIRE SHALL BE #6 GAUGE COPPER WIRE AND SHALL BE OF ADEQUATE LENGTH TO EXTEND A MINIMUM OF FIVE (5) FEET BEYOND THE TOP OF STRUCTURE. THE END OF GROUND WIRE SHALL CONNECT TO THE GROUND BAR USING A BURNDY KA6U MECHANICAL CABLE LUG. 11.A GROUND ROD SHALL BE INSTALLED AT EACH LOCATION WHERE GROUND WIRE SURFACES AND CONNECTS TO GROUND BAR. GROUND ROD SHALL BE COPPER COATED, MINIMUM DIAMETER OF 5/8", AND SHALL BE BURIED A MINIMUM OF FOUR (4) FEET INTO THE GROUND. 12.THE GROUND BAR SHALL BE STAINLESS STEEL AND SHALL BE ATTACHED USING SS 1/4" X 1 1/4" SS HEX TAPCON. THE FOLLOWING SHALL BE INSTALLED IN 4 (FOUR) CENTER HOLES: 10-32 SS NUTS, #10 SS WASHERS AND 10-32 X 3/4 SS PHILLIPS. THE FOURTH HOLE SHALL HAVE A BURNDY CONNECTOR KA6U FOR THE #6 GAUGE GROUND WIRE. THE ASSEMBLY CAN BE ACQUIRED AT MAGIC CITY SUPPLY - CLAMP RFC-11. THE ENDS OF THE TRACER WIRES SHALL BE PLACED IN THE GROUND BAR AS SHOWN. 13.TWO WRAPS OF TRACER WIRE SHALL BE WRAPPED SNUGGLY AROUND BASE OF HYDRANT. WIRE SHALL NOT BE LEFT IN A WAY THAT WOULD INTERFERE WITH MOWING AROUND HYDRANT. 12"-18" 12" MIN. 6" STONE VDOT 57 01/01/12 01/01/12 01/01/12 01/01/12 01/01/12 01/01/12 01/01/12 01/01/12 METER BY PARTICIPATING UTILITY (NO OBSTRUCTIONS) CONTRACTOR TO EXPOSE & CLEAN PIPE IN ACCORDANCE WITH MANUFACTURERS RECOMMENDATIONS GROUND WIRE TO GROUNDING SOURCE GROUND ROD SEE GENERAL DETAIL GROUND ROD SEE GENERAL DETAIL GROUND ROD SEE GENERAL DETAIL FILTER FABRIC 1. FILTER FABRIC TO BE INSTALLED BETWEEN BOTTOM OF PIPE AND STONE BEDDING. FABRIC TO EXTEND VERTICALLY A MINIMUM OF 6" FROM BOTTOM OF VAULT (FULL CIRCUMFERENCE). ***SERVICE LINE SHALL BE COPPER ***METER BOX LID SHALL BE RECTANGULAR NICOR READ-RITE LIB MODEL B9XNLBLKWATFL WITH "WATER" LOGO TH E V I L L A G E A T N O R T H M I L L WE S T E R N V A R E G I O N A L D E T A I L S CI T Y O F S A L E M , V I R G I N I A C-16 www.balzer.cc 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 Roanoke New River Valley Richmond Staunton Harrisonburg Balzer and Associates, Inc. 1208 Corporate Circle Roanoke, VA 24018 540-772-9580 FAX 540-772-8050 4'-0" GROUT ANNULAR SPACE (TYP. INLET & OUTLET) A BUTYL MASTIC JOINT SEALER OR GASKETS MEETING ASTM C443 AND ASTM C1244 TESTING STANDARD (NO MORTAR) ADJUSTMENT RINGS IF NECESSARY (1'-0" MAX ADJUSTMENT) SEE FRAME & COVER DETAILS A ECCENTRIC CONE HEIGHT VARIES MANHOLE WITH PRECAST INVERT SERVICE CONNECTION BASE HEIGHT VARIES 2'-0" 1.STRADDLE MANHOLE NOT ACCEPTABLE UNLESS APPROVED BY PARTICIPATING UTILITY. 2.MATERIALS AND FABRICATION IN ACCORDANCE WITH ASTM C478-09, AND ASTM C1619. 3.SEE DETAIL S-1 FOR ADDITIONAL MANHOLE REQUIREMENTS. 4.WATERSTOP TO BE GREENSTREAK HYDROTITE OR LEAKMASTER LV-1. WATERSTOP MUST BE ALLOWED TO FULLY CURE BEFORE CONTACT WITH WET CONCRETE IS ALLOWED. 5.FIRST POUR: TOP SURFACE OF FIRST POUR SHALL CREATE A SMOOTH, FLAT, LEVEL BEARING SURFACE TO FACILITATE A WATERTIGHT SEAL BETWEEN POURED BASE AND PRECAST MANHOLE SECTION. CONCRETE SHALL BE 3,000 PSI CONCRETE AND MUST CURE 7-DAYS BEFORE SETTING MANHOLE SECTION. 6.SECOND POUR: MANHOLE SHALL BE COMPLETELY SET INCLUDING FRAME AND COVER BEFORE PLACING SECOND POUR. CONCRETE BONDING AGENT SHALL BE APPLIED TO ALL SURFACES/COLD JOINTS WHERE NEW CONCRETE IS TO BE POURED AGAINST EXISTING. CONCRETE SHALL BE 3,000 PSI AND SHALL BE ALLOWED TO CURE FOR 3-DAYS PRIOR TO PLACING BACKFILL. MACHINED SURFACE SECURE NUT 3/4" STAINLESS STEEL THREADED ROD AND NUTS (4 TYP.) 3 1/8" 1/2" Ø 26" 13/16" 1 1/2" 1/2" 1 3/8" 3 13/16" 9/16" 1 5/8" I R G I N I AV W E S T E R N 1" 1.MATERIALS AND FABRICATION IN ACCORDANCE WITH ASTM C478-09. 2.WHEN USED AS SAMPLING MANHOLE FLOW SHALL PASS STRAIGHT THROUGH, i.e., 180°. 3.STEPS SHALL BE VERTICALLY ALIGNED. FIRST STEP SHALL BE WITHIN 12" OF COVER, BOTTOM STEP SHALL BE WITHIN 24" OF BOTTOM OF MANHOLE. 4.FRAME AND COVER SHALL BE PROPERLY ALIGNED WITH THE 2 FOOT OPENING OF THE MANHOLE STRUCTURE AND BOLTED IN PLACE. 5.FLAT TOP MANHOLES MAY ONLY BE SUBSTITUTED WITH THE PERMISSION OF THE PARTICIPATING UTILITY. 6.FLEXIBLE JOINT MANHOLE CONNECTION SHALL BE AS MANUFACTURED BY PRES-SEAL GASKET CORPORATION OR EQUAL. 7.GROUT ANNULAR SPACE BETWEEN PIPE AND PRECAST MANHOLE ON INSIDE OF MANHOLE. 8.WHEN REPLACING AN EXISTING MANHOLE OR INSTALLING A NEW PRECAST MANHOLE ON AN EXISTING SEWER, A MINIMUM OF SIX FEET (6') OF EXISTING PIPE SHALL BE REMOVED AND REPLACED WITH NEW MATERIAL ON INLET AND OUTLET OF MANHOLE. 9.MANHOLES WHERE THE INVERT IS LOWER THAN THE NORMAL GROUNDWATER ELEVATION (I.E., ALONG CREEKS, RIVERS, LOW-LYING AREAS, ETC.) SHALL HAVE A FULL EXTERIOR COATING AND JOINT WRAP APPLIED IN ADDITION TO JOINT SEALANT. SEE NOTES 10 & 11. 10.IF REQUIRED EXTERIOR VERTICAL WALL SURFACES SHALL BE FACTORY COATED IN ACCORDANCE WITH THE MANUFACTURERS RECOMMENDATION. COATING SHALL BE HIGH BUILD COAL TAR EPOXY MEETING ASTM D1227. COATING SHALL BE APPLIED IN TWO COATS TO A MINIMUM TOTAL THICKNESS OF 16 MILS. 11.IF REQUIRED ALL MANHOLES SHALL UTILIZE AN EXTERNAL FRAME AND JOINT SEAL AT ALL JOINTS AND AT THE FRAME/CHIMNEY INTERFACE. SEAL SHALL BE MADE OF EPDM RUBBER IN ACCORDANCE WITH ASTM D412 OR POLYOLEFIN BACKED EXTERIOR JOINT WRAP IN ACCORDANCE WITH ASTM E-1745, C-877, AND C-990. EDM SEAL SHALL HAVE A MINIMUM THICKNESS OF 60 MILS. POLYOLEFIN BACKED EXTERIOR JOINT WRAP SHALL HAVE A BACKING BAND ELEMENT WITH MINIMUM THICKNESS OF 4 MILS. AND BUTYL ROLLER ADHESIVE WITH MINIMUM THICKNESS OF 60 MILS. SEAL SHALL AGGRESSIVELY BOND TO CONCRETE AND METAL STRUCTURES. 12.FOR PIPE LARGER THAN 15 INCHES IN DIAMETER THE MINIMUM INSIDE DIAMETER OF THE MANHOLE SHALL BE IN ACCORDANCE WITH MANUFACTURERS RECOMMENDATIONS BASED ON PIPE SIZE AND ANGLE BETWEEN INLET AND OUTLET PIPING. 1.WATERTIGHT MANHOLE FRAME MODEL #1045Z BY EAST JORDAN IRON WORKS, INC. OR EQUIVALENT. 2.HDPE ADJUSTMENT RINGS SHALL MEET H-20 LOAD RATING, AND SHALL BE INTERLOCKING OR UTILIZE BUTYL MASTIC JOINT SEALANT BETWEEN EACH RING TO FORM A WATERTIGHT JOINT. 3.CONCRETE ADJUSTMENT RINGS SHALL MEET H-20 LOAD RATING AND UTILIZE BUTYL MASTIC JOINT SEALANT BETWEEN EACH RING AND FRAME AN COVER TO FORM A WATERTIGHT JOINT. 4.FRAME HEIGHT SHALL BE 7" FOR BURIED LOCATIONS AND 4" FOR EXPOSED LOCATIONS. 01/01/12 01/01/12 01/01/12 01/01/12 1'-4" Max. 3/4" Ø SS THREADED ROD (IF ADJUSTMENT RINGS ARE REQUIRED) 1 1/2" PRECAST HOLE (TYP.) FLEXIBLE BOOT WITH STAINLESS STEEL BAND (TYP.) 1/4" DIA. NEOPRENE GASKET STOP LUGS FOR CAM 2" LETTERS (RECESSED FLUSH)NON-SLIP TEXTURE (2) CLOSED PICKHOLES (2) PICKBARS SEE DETAIL BELOW 2" LETTERS (RECESSED FLUSH) Ø 25" O.D. OF GKT GROOVE 1/4" Ø NEOPRENE GASKET .63" Ø STAINLESS STEEL ROD Ø 22 13/16" SECTION VIEW PICKBAR DETAIL BOTTOM VIEW OF COVER SECTION A-A 12"' MIN. (TYP.) A CONTINUOUS WATERSTOP APPLIED AROUND PIPE & MANHOLE OPENING (TYP.); ALLOW TO CURE BEFORE PLACING CONCRETE (SEE NOTES) CONCRETE BASE EXISTING PIPE CUT OUT TOP OF PIPE TO SPRINGLINE; MAXIMUM LENGTH = MANHOLE Ø - 2'-0"; SLOPE CONCRETE TO CUT-OUT CONTINUOUS BUTYL MASTIC JOINT SEALER, ASTM C1619 (BOTH SIDES) PLAN VIEW 4" MIN. CLEARANCE AROUND PIPE SECOND POUR (SEE NOTES) SMOOTH, FLAT, LEVEL BEARING SURFACE FIRST POUR (SEE NOTES) SECTION A-A #4 BARS @ 6" O.C., EACH WAY; TIED; USE 3" REBAR SUPPORTS WATERSTOP (SEE NOTES) CONTINUOUS BUTYL MASTIC JOINT SEALER COLD JOINT (SEE NOTES) SEE DETAIL S-1 FOR CONTINUATION 12"' MIN. A M H D I A . STONE BASE (6" MIN. DEPTH) #57 OR EQUIVALENT STONE BASE (6" MIN. DEPTH) #57 OR EQUIVALENT SLOPE BENCH 1/4" PER 1'-0" PRECAST HOLE WITH FLEXIBLE BOOT & STAINLESS STEEL BAND MINIMUM SLOPE FOR SERVICE CONNECTION 4" Ø=1/4" PER 1'-0" 6" Ø=1/8" PER 1'-0" PRECAST MANHOLE PRECAST MANHOLE 1.TRAFFIC BEARING BOX AND LID REQUIRED IN TRAFFIC AREAS (CAPITOL FOUNDRY VB-9*S). 2.ALL PIPE AND FITTINGS SHALL BE OF SIMILAR MATERIAL. 3.ALL PIPE SHALL BE OF SAME SIZE. 4.NO BENDS ARE ALLOWED IN THE LATERAL FROM THE MAIN TO THE CLEANOUT STACK TEE. (EXCEPT FOR DEEP SEWER, AS SHOWN BELOW) 5.ALL MAIN LINE TAPS ON ACTIVE MAINS SHALL BE PERFORMED BY PARTICIPATING UTILITY. 6.PIPING ON PRIVATE SIDE OF CLEANOUT TO BE INSTALLED PER GOVERNING JURISDICTION REQUIREMENTS. 7.MINIMUM LATERAL SIZE: 4" FOR RESIDENTIAL SERVICE, 6" FOR NON-RESIDENTIAL SERVICE 8.MINIMUM COVER FOR ALL SEWER LATERALS SHALL BE THREE (3') FEET. 9.PROPERTY OWNER RESPONSIBLE FOR INSTALLING CLEANOUT ON PROPERTY LINE (IN ACCORDANCE WITH THIS DETAIL) WHEN MAINTENANCE OCCURS. 10.LOWEST SERVED FINISHED FLOOR ELEVATION SHALL BE A MINIMUM OF THREE FEET (3') ABOVE THE TOP OF THE MAIN AT THE POINT WHERE THE SERVICE LATERAL CONNECTS TO THE MAIN. 11.WHEN CONNECTING TO EXISTING LATERAL USE FERNCO FLEXIBLE COUPLING. RIGHT OF WAY OR LIMITS OF EASEMENTPRIVATE PROPERTY FINISHED GRADE CLEAN OUT BOX AND LID (SET TO FINISHED GRADE) 45° WYE TEE NOT ACCEPTABLE 1/4" PER 1'- 0" MINIMUM GRADE SOLID GLUE CAP ROUGH GRADE CLEAN-OUT STACK SDR 35 (MINIMUM 4" Ø) MAX.45o 11.25° OR 22.5° BEND SEWER MAIN SAME AS ABOVE 01/01/12 SDR 35 TEE, WYE, TEE/WYE OR COMBINATION OF WYE & 45° BEND FITTINGS SHALL BE SIZED AS REQUIRED 45°MAX. 45° OR 22.5° BELL & SPIGOT BEND (IF NEEDED) CLEAN-OUT TO EXTEND ABOVE GROUND A MIN. OF 3 FEET DURING INSTALLATION OF MAIN LINE. PLUMBER SHALL CUT STACK TO FINISHED GRADE AS SHOWN WHEN BUILDING SEWER IS CONNECTED TO LATERAL PLASTIC BODY CLEAN-OUT & CAP 4" MINIMUM GRAVEL BEDDING #57 OR EQUIVALENT SCHEDULE 40/SDR 35 HORIZONTAL SECTION SHALL EXTEND A MINIMUM OF 5' OR AS DIRECTED BY THE PARTICIPATING UTILITY SDR 35 (TYP.) 3' MIN. 12"12"PIPE DIA. LIMITS EXCAVATION 1.BEDDING, HAUNCHING AND INITIAL BACKFILL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THIS DETAIL AND MANUFACTURER'S RECOMMENDATION. 2.ALL PVC PIPE SHALL BE BEDDED IN COMPACTED VDOT #57 OR #58 STONE, OR CRUSHER RUN. 3.IN AREAS SUBJECTED TO VEHICULAR TRAFFIC, BEDDING STONE AND FILL SHALL BE PLACED IN 6" LIFTS FROM BOTTOM OF TRENCH TO 1' ABOVE THE PIPE AND THE REMAINING SHALL BE PLACED IN 10" LIFTS AND SHALL BE COMPACTED TO AT LEAST 90% OF MAXIMUM DENSITY AS DETERMINED BY ASTM D 698. 4.BEDDING REQUIREMENTS FOR DUCTILE IRON WATER LINE ARE DEPENDENT ON MANUFACTURER'S BEDDING CRITERIA. 5.ALL EXCAVATIONS SHALL COMPLY WITH OSHA TECHNICAL MANUAL, CHAPTER 2, TITLED "EXCAVATIONS: HAZARD RECOGNITION IN TRENCHING AND SHORING." 6.THE TRACER WIRE SHALL BE PLACED ALONG THE LOWER QUADRANT OF THE PIPE. THE WIRE SHALL NOT TOUCH THE PIPE, BUT SHALL BE A MAXIMUM OF 6" FROM THE PIPE. NON-METALLIC SPACERS MAY BE USED TO MAINTAIN A SET DISTANCE FROM THE UTILITY. (4" MIN. - 6" IN ROCK CONDITIONS) MINIMUM REQUIRED TRENCH WIDTH FOR SEWER LINES BEDDING SHALL BE 6" ABOVE PIPE AGGREGATE BACKFILL TYPE 1 #21B COMPACTED TO 95% MAX. DENSITY IN 6" LIFTS PIPELINE SIZE & MATERIAL AS SHOWN ON PLAN TACK COAT 0.05-0.15 GAL. SHALL CONFORM TO REQUIREMENTS OF ASHTO M208 PER SY (TYP.) 10" ASPHALT CONCRETE COURSE TYPE BM-25.0 BENCH 12" MIN. (TYP.) BEDDING 4" MIN. 6" MIN. IN ROCK CONDITIONS **** MILL 1 1/2" FULL DEPTH DO NOT TAPER (TYP.) EXISTING PAVEMENT SURFACE 8" AGGREGATE BASE MATERIAL TYPE 1 #21B SUB-BASE COURSE ASPHALT CONCRETE SURFACE COURSE TYPE SM-9.5A 165 LBS./SY CL FINISHED GRADE PIPE SIZE & MATERIAL AS SHOWN ON PLAN NON-DETECTABLE WARNING TAPE, 3 TO 5 MILS IN THICKNESS, TO BE INSTALLED APPROX. 24" ABOVE PIPE AND AT A MINIMUM OF 6" BELOW GRADE FOR WATERLINES INSTALL BEDDING STONE TO SPRING LINE OF PIPE AT A MINIMUM, OR PER MANUFACTURER'S RECOMMENDATION FOR SEWER LINES BEDDING SHALL BE MIN. 6" ABOVE PIPE LOCATION OF TRACER WIRE WITH NON-METALLIC PRESSURE PIPE. TRACER WIRE NOT REQUIRED FOR TYPICAL GRAVITY SANITARY SEWER. SEE DETAIL G-4 FOR ADDITIONAL REQUIREMENTS NORMAL SOIL CONDITIONS BACKFILL ONLY WITH APPROVED MATERIAL PER APPLICABLE LOCALITY OR VDOT STANDARDS SM-9.5A SURFACE BM-25.0 BASE 21B SUBBASE DEPTH VARIES LIMITS OF OPEN CUT WIDTH OF TRENCH EXCAVATION SEEPIPE DIA. + 12" EACH SIDE 4"CONDITIONS) (6" IN ROCK NOTE #8#8 NOTE SEE 1.BEDDING, HAUNCHING AND INITIAL BACKFILL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THIS DETAIL AND MANUFACTURER'S RECOMMENDATION. 2.ALL PVC PIPE SHALL BE BEDDED IN COMPACTED VDOT #57 OR #58 STONE. 3.IN VDOT ROW, THE CONTRACTOR SHALL REPLACE THE OPEN CUT WITH A MINIMUM TOP COURSE OF 1.5" (MINIMUM) VDOT SM-9.5A, BASE COURSE OF 6" VDOT BM-25.0, AND SUBBASE OF 10" VDOT 21B, OR AS REQUIRED BY VDOT. IN ROANOKE CITY, CONTRACTOR SHALL REPLACE PAVEMENT AS REQUIRED BY CITY OF ROANOKE RIGHT OF WAY EXCAVATION AND RESTORATION STANDARDS, LATEST EDITION. 4.ALL CONSTRUCTION WITHIN THE PUBLIC RIGHT-OF-WAY SHALL BE AS SPECIFIED BY VDOT OR APPLICABLE LOCALITY. 5.PRIOR TO CONSTRUCTION, CONTRACTOR IS RESPONSIBLE FOR SECURING ALL REQUIRED PERMITS FROM VDOT AND/OR APPLICABLE LOCALITY. 6.IN AREAS SUBJECTED TO VEHICULAR TRAFFIC, BEDDING STONE AND FILL SHALL BE PLACED IN 6" LIFTS AND SHALL BE COMPACTED TO AT LEAST 95% OF MAXIMUM DENSITY AS DETERMINED BY ASTM D 698. 7.ALL SEWER LINE PIPE SHALL BE BEDDED IN COMPACTED GRANULAR MATERIAL. BEDDING REQUIREMENTS FOR DUCTILE SEWER LINE ARE DEPENDENT ON MANUFACTURER'S BEDDING CRITERIA. 8.BENCHCUT ON EACH SIDE OF PAVEMENT: CITY OF ROANOKE = 12"; VDOT RIGHT-OF-WAY = 6". 9.ALL EXCAVATIONS SHALL COMPLY WITH OSHA TECHNICAL MANUAL, CHAPTER 2, TITLED "EXCAVATIONS: HAZARD RECOGNITION IN TRENCHING AND SHORING." 10.THE TRACER WIRE SHALL BE PLACED ALONG THE LOWER QUADRANT OF THE PIPE. THE WIRE SHALL NOT TOUCH THE PIPE, BUT SHALL BE A MAXIMUM OF 6" FROM THE PIPE. NON-METALLIC SPACERS MAY BE USED TO MAINTAIN A SET DISTANCE FROM THE UTILITY. BEDDING: FOR WATERLINES, INSTALL BEDDING STONE TO SPRING LINE OF PIPE AT A MINIMUM, OR PER MANUFACTURER'S RECOMMENDATION, FOR SEWER LINES, BEDDING SHALL BE MINIMUM 6" ABOVE PIPE. LOCATION OF TRACE WIRE WITH NON-METALLIC PRESSURE PIPE. TRACER WIRE NOT REQUIRED FOR TYPICAL GRAVITY SANITARY SEWER. SEE DETAIL G-4 1.ALL PAVEMENT MARKINGS DAMAGED OR DESTROYED BY TRENCH EXCAVATION ACTIVITY SHALL BE REPLACED BY THE PERMITEE PER VDOT SPECIFICATIONS. 2.ALL PVC PIPE SHALL BE BEDDED IN COMPACTED VDOT #57 OR #58 STONE. 3.THIS DETAIL FOR HIGHWAYS WITH EXISTING ASPHALT CONCRETE PAVEMENT SECTIONS. 4.THE EXTENT OF PAVEMENT RESTORATION FOR ALL OTHER PAVEMENT CUTS SHALL BE DETERMINED BY THE DISTRICT ADMINISTRATOR'S DESIGNEE. 5.** WIDTH OF TRAVEL LANE MINIMUM FULL PAVEMENT WIDTH FOR OPEN CUT TRENCHING ALONG ROAD CENTERLINE OR 25' (MINIMUM) FOR PERPENDICULAR CROSSINGS. 6.THE TRACER WIRE SHALL BE PLACED ALONG THE LOWER QUADRANT OF THE PIPE. THE WIRE SHALL NOT TOUCH THE PIPE, BUT SHALL BE A MAXIMUM OF 6" FROM THE PIPE. NON-METALLIC SPACERS MAY BE USED TO MAINTAIN A SET DISTANCE FROM THE UTILITY. 01/01/12 01/01/12 01/01/12 FOR WATERLINES PROVIDE BEDDING STONE TO SPRING LINE OF PIPE AT A MINIMUM, OR PER MANUFACTURER'S RECOMMENDATION PIPELINE SIZE & MATERIAL AS SHOWN ON PLAN SEE BEDDING NOTE BELOW NON-DETECTABLE WARNING TAPE, 3 TO 5 MILS IN THICKNESS, TO BE INSTALLED APPROX. 24" ABOVE AND AT A MINIMUM OF 6" BELOW GRADE (ALL PIPE) BACKFILL ONLY WITH APPROVED MATERIAL PER APPLICABLE LOCALITY OR VDOT STANDARDS LOCATION OF TRACE WIRE WITH NON-METALLIC PRESSURE PIPE. TRACER WIRE NOT REQUIRED FOR TYPICAL GRAVITY SANITARY SEWER. SEE DETAIL G-4 FOR ADDITIONAL REQUIREMENTS. NON-DETECTABLE WARNING TAPE, 3 TO 5 MILS IN THICKNESS, TO BE INSTALLED APPROX. 24" ABOVE PIPE AND AT A MINIMUM OF 6" BELOW GRADE EXISTING PAVEMENT SECTION Item # 4D Date: 8-11-2021 AT A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF SALEM, VIRGINIA held in Council Chambers of City Hall, 114 North Broad Street, Salem, VA 24153 AGENDA ITEM: Major Subdivision Consider the request for preliminary and final approval of proposed subdivision plat and subdivision plan filed by Virginia Valley Properties, LLC, property owner/developer, for a 0.72 acre tract known as the Calhoun Townhomes. SUBMITTED BY: Benjamin W. Tripp, AICP, CEcD, City Planner SUMMARY OF INFORMATION: SITE CHARACTERISTICS: Zoning: RMF Residential Multi-Family District Existing Use: Vacant (house razed 2020) This plat would create 7 new lots (6 townhomes, 1 common are lot) for the Calhoun Townhomes. Parking will be at the rear of the townhomes to include garages. The stormwater management area will be located within the common area lot. STAFF RECOMMENDATION: This plat meets the City of Salem Subdivision Ordinance, and the Subdivision Plan has been approved by staff. Staff recommends approval. W . C A L H O U N S T R E E T S 03°09'00" E 131.02' S1 4 ° 0 4 ' 0 0 " E 17 . 4 8 ' N 7 6 ° 2 7 ' 0 0 " E 1 9 8 . 0 2 ' S 7 6 ° 4 3 ' 0 0 " W 2 1 7 . 1 6 ' N 01°43'00" W 136.31' CHESTNUT STREET 18' ALLEY RA D I U S = 1 5 . 0 0 ' TA N G E N T = 1 2 . 1 8 ' AR C L E N G T H = 2 0 . 4 6 ' DE L T A = 7 8 ° 0 8 ' 5 8 " CH O R D = 1 8 . 9 1 ' CH O R D B E A R I N G = N 3 7 ° 2 1 ' 3 3 " E 2 7 . 1 4 ' 3 6 . 0 9 ' 2 5 . 1 6 ' 2 5 . 1 6 ' 2 5 . 1 6 ' 2 5 . 1 6 ' 3 4 . 1 4 ' S 03°09'00" E 86.68' S 7 6 ° 4 3 ' 0 0 " W 1 7 4 . 9 0 ' N 01°43'00" W 86.14' N 03°09'00" W 86.51' N 03°09'00" W 86.39' N 03°09'00" W 86.27' N 03°09'00" W 86.15' N 03°09'00" W 86.03' 3 6 . 0 6 ' 2 5 . 1 4 ' 2 5 . 1 4 ' 2 5 . 1 4 ' 2 5 . 1 4 ' 3 8 . 2 6 ' 3 0 . 0 0 ' 61.00' 1 0 . 0 0 ' NEW 10' ACCESS EASEMENT LO T A 1 3, 1 4 5 S Q . F T . LOT A2 2,131 SQ.FT. LOT A3 2,134 SQ.FT. LOT A4 2,137 SQ.FT. LOT A5 2,140 SQ.FT. LOT A6 3,074 SQ.FT. LO T A - CO M M O N A R E A 16 , 6 0 5 S Q . F T . AR C L E N G T H = 2 . 0 0 ' AR C L E N G T H = 1 8 . 4 6 ' 2 4 . 7 5 ' 2 4 . 7 5 ' 2 4 . 7 5 ' 2 4 . 7 5 ' 3 5 . 5 0 ' V A R I E S V a r i a b l e R / W W E S T B U R W E L L S T R E E T 50' R/W Item # 4E Meeting Date: 8-11-21 AT A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF SALEM, VIRGINIA HELD AT COUNCIL CHAMBERS, CITY HALL, 114 NORTH BROAD STREET, SALEM, VIRGINIA AGENDA ITEM: Salem Historic Registry Consider petition from JASS Properties, Inc., for inclusion in the Salem Historic Registry of the property located at 401 South Market Street (Tax Map # 145-10-2). SUBMITTED BY: Benjamin W. Tripp, AICP, CEcD, City Planner SUMMARY OF INFORMATION: This building was originally erected in 1918 for Dr. William Rufus Brown, an important figure in Salem’s African-American Water Street community, and the town’s only African-American doctor at the time. Dr. Brown was also an active member of the John Wesley Methodist Church, the NAACP, YMCA, and the Salem/Roanoke County Civic League. He also helped to build Carver High School. The building later served as “Mae’s Inn”, a prominent restaurant in Salem’s then segregated African-American community owned by Ethel May Myers Whitfield. After the restaurant was sold in the late 1950’s it became a Masonic lodge (Salem Lodge 120). On June 17, 2021 this property the Virginia Department of Historic Resources deemed this property to be eligible for nomination to the National Register of Historic Places and the Virginia Landmarks Register. FISCAL IMPACT: Adding this property to the Salem Historic Registry will allow regulatory flexibility and encourage the preservation and productive use of the property. STAFF RECOMMENDATION: This property meets Criteria B and D for inclusion on the registry. Staff recommends approval.