HomeMy WebLinkAbout10/13/2021 - Planning Commission - Agenda -Regular
Planning Commission Meeting
AGENDA
Wednesday, October 13, 2021, 7:00 PM
Work Session 6:00PM Council Chambers Conference Room, City Hall, 114 North Broad Street
Regular Session 7:00PM Council Chambers, City Hall, 114 North Broad Street
WORK SESSION
1.Call to Order
2.Pledge of Allegiance
3.New Business
A.Discussion items from the October Meeting
Discussion of items from the October 13, 2021, regular session agenda.
4.Adjournment
REGULAR SESSION
1.Call to Order
2.Pledge of Allegiance
3.Consent Agenda
A.Minutes
Consider acceptance of the minutes from the September 15, 2021, work session and regular
meeting.
4.New Business
A.Amendment to the Zoning Ordinance
Hold public hearing to consider the request of .Com Properties 8, LLC, property owner, for
rezoning the property located at 1796 Apperson Drive (a portion of Tax Map # 257-2-1.1) from
HBD Highway Business District to LM Light Manufacturing District.
B.Simms Farm Section 2
Consider the request of Simms Property, LLC., property owner/developer for approval of the
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proposed subdivision plan and preliminary and final subdivision plat for a 4.549 acre tract known
as Simms Farm Section 2.
C.Simms Farm Section 1
Consider the request for approval of the amended subdivision plat filed by Simms Property, LLC.,
property owner/developer, for a 7.564 acre tract known as Simms Farm Section 1.
5.Adjournment
City Council meeting, October 25, 2021, 6:30 p.m.
Community Room, Salem Civic Center, 1001 Roanoke Boulevard
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Planning Commission Meeting
MINUTES
Wednesday, September 15, 2021, 7:00 PM
Work Session 6:30PM Council Chambers Conference Room, City Hall, 114 North
Broad Street
WORK SESSION
1.Call to Order
A work session of the Planning Commission of the City of Salem, Virginia, was held
in Council Chambers Conference Room, CityHall, 114 North Broad Street, at 6:30
p.m. on September 15, 2021; there being present the members of said Commission,
to wit: vicki G. Daulton, Chair; Denist P. King, Vice Chair, Reid A. Garst II,
Jackson Beamer, and Neil L. Conner; together with H. Robert Light, Assistant City
Manager and Deputy Executive Secretary, ex officio member of said Commission;
Charles E. Van Allman, Jr., Director of Community Development, Mary Ellen
Wines, Zoning Administrator, and Jim H. Guynn, Jr., City Attorney; and the
following business was transacted:
Chair Daulton called the meeting to order at 6:34 p.m. and reported that this date,
place, and time had been set in order for the Commission to hold a work session.
It was noted that Renee Turk, Mayor, was present at the work session.
Mary Ellen Wines, Zoning Administrator, was appointed Secretary Pro Tem.
2.New Business
A.Discussion items from the September Meeting
Discussion of items from the September 15, 2021, regular session agenda.
A discussion was held regarding the rezoning of 405 Kimball Avenue, Tax Map
#235-1-2, from RMF Residential Mult-Family District with condition to RMF
Residential Multi-Family District without conditions. Driveways, setbacks, and
stormwater was discussed.
A discussion was held regarding the request of Salem Ministers Conference
Community Food Pantry, contract purchaser, and Trustees God's Church of
Deliverance and Power, property owner, for the issuance of a Use Not Provided for
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Permit to allow the relocation of the Salem Food Pantry to the property located at
829 Indiana Street, Tax Map #186-1-5.
A discussion was held regarding the amended subdivision plan filed by Simms
Proeprty, LLC, for a 7.564-acre tract known as Simms Farm Section 1.
The Director of Community Development noted that all three engineers agree that
the proposed plan meets the requirements and suggested that it be approved with
minor field revisions to be approved administratively by staff.
It was noted that changes will be on Page C2. Also noted to ditch along Upland
Drive to prevent run off.
3.Adjournment
Chair Daulton inquired if there were any other items for discussion and hearing
none, adjourned the work session at 6:58 p.m.
REGULAR SESSION
1.Call to Order
A regular meeting of the Planning Commission of the City of Salem, Virginia, was
held after due and proper notice in the Council Chambers, City Hall, 114 North
Broad Street, Salem, Virginia, at 7:00 p.m., on September 15, 2021. Notice of such
hearing was published in the September 2 and 9, 2021, issues of the "Salem Times
Register," a newspaper published and having general circulation in the City of
Salem. All adjacent property owners were notified via the U. S. Postal Service.
The Commission, constituting a legal quorum, presided together with Jim H. Guynn,
Jr., City Attorney; H. Robert Light, Assistant City Manager and Deputy executive
Secretary, ex officio member of said Commission, to wit; Charles E. Van Allman,
Jr., Director of Community Development; and Mary Ellen Wines, Zoning
Administrator; and the following business was transacted:
Chair Daulton called the meeting to order at 7:01 p.m.
Mary Ellen Wines, Zoning Administrator, was appointed Secretary Pro Tem.
2.Pledge of Allegiance
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3.Consent Agenda
A.Minutes
Consider acceptance of the minutes from the August 11, 2021, work session and
regular meeting.
Jackson Beamer motioned Consider acceptance of the minutes from the August 11,
2021, work session and regular meeting.. Reid Garst 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 Salem Building Supply, Inc., contract
purchaser, and PHC of Virginia, Inc., property owner, for rezoning the property
located at 405 Kimball Avenue (Tax Map # 235-1-2) from RMF Residential Multi-
Family District with proffered condition to RMF Residential Multi-Family District
without conditions.
Staff noted the following:
The subject property consists of a .82-acre parcel located northeast of the
intersection of Kimball Avenue and Pyrtle Drive. The parcel is vacant as the
former Mt. Regis Center facility was demolished in 2018 after a fire in 2016 caused
major damage to the structure.
This request is to remove the condition placed on the rezoning of 1988. The
property was rezoned from R-2 to R-4 with the proffered condition that the only R-4
use would be a human care facility (Mt. Regis Center). Salem Building Supply, Inc.
intends to develop the site into seven (7) townhomes. The proposed use of
townhomes is a by-right use in the residential multi-family district.
Staff recommends approval of the request to remove the condition.
Ben Crew, Balzer & Associates, 1208 Corporate Circle, Roanoke, appeared before
the Commission to present the request on behalf of PHC, Virginia, and Salem
Building Supply, Inc. He noted that Brad Graham with Salem Building Supply,
Inc., was also present. He stated that the request is to remove the proffered
condition and allow the construction of seven townhomes in the location.
A discussion was held regarding the development of the site--units will be all in one
row, similar to ones constructed on East Burwell Street; one-street access on west
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side or loop through; drawings are conceptual at this point.
It was noted that if there are more than five units, the proposal will be brought back
before the Commission for subdivision approval.
No other person(s) appeared related to the request.
Neil Conner motioned to approve the request of Salem Building Supply, Inc.,
contract purchaser, and PHC of Virginia, Inc., proeprty owner, for rezoning the
property located at 405 Kimball Avenue (Tax Map #235-1-2) from RMF
Residential Multi-Family District with proffered condition to RMF Residential
Multi-Family District without conditions.. Denise King seconded the motion.
Ayes: Beamer, Conner, Daulton, Garst, King
B.Use Not Provided For Permit
Hold public hearing to consider the request of Salem Ministers Conference
Community Food Pantry, contract purchaser, and Trustees God's Church of
Deliverance and Power, property owner, for the issuance of a Use Not Provided For
Permit to allow the relocation of the Salem Food Pantry to the property located at
829 Indiana Street (Tax Map # 186-1-5).
Staff noted the following:
The subject property consists of a .43-acre parcel located on the northwest corner of
the intersection of Indiana Street and 7th Street. The parcel is occupied by a single-
story bridk and sided structure. Much of the lot is paved for parking.
The request is for a Use Not Provided For Permit to allow the relocation of the
Salem Food Pantry. The Pantry provides food and financial assistance to people in
need. The Pantry has been located at City-owned property at 915 Union Street
where a Use Not Provided For Permit was approved by City Council in 2019. The
Pantry is purchasing the Indiana Street property to allow for a permanent home.
The closest bus stop is at Arch Street and the Boulevard which provides patrons
utilizing Valley metro a short three block walk.
Staff recommends approval.
R. Carey Harveycutter, 644 Joan Circle, Chair of the Long-Range Planning
Committee of the Salem-Roanoke County Food Pantry, appeared before the
Commission. He stated this will be the first time the Pantry will have its own home
to take care of. The current location of the Pantry is in a city-owned structure that
is to be demolished for pickle ball courts. He noted that the Pantry is open Monday
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through Friday 10:00 a.m. to 2:00 p.m.; there is not a large number of people
present at a time--typically two to three volunteers and clients come at 15-minute
intervals no more than two at a time that park where the food is taken out to the
patrons after they call the Pantry.
A discussion was held regarding perishable items present in the Pantry--not a lot of
perishables are present and are given to clients--little to no waste. Food comes
mainly from individuals, not semi-tractor trailers. The Pantry has purchased the
property.
Mr. Harveycutter also noted that the Pantry also provides "snack buddies" for
schools.
No other person(s) appeared related to the request.
Denise King motioned to approve request of Salem Ministers Conference
Community Food Pantry, contract purchaser, and Trustees God's Church of
deliverance and Power, property owner, for the issuance of a Use Not Provided For
Permit to allow the relocation of the Salem Food Pantry to the property located at
829 Indiana Street (Tax Map #186-1-5).. Jackson Beamer seconded the motion.
Ayes: Beamer, Conner, Daulton, Garst, King
C.Simms Farm Section 1
Consider the request for approval of the amended subdivision plan filed by Simms
Property, LLC., property owner/developer, for a 7.564 acre tract known as Simms
Farm Section 1.
Staff noted the following:
Section 1 plans were modified to move the storm water pond into an area where it
can better collect and detain the run-off from the development. There were no
changes to the layout, utilities or plat. The only changes were to the storm water
pond. Calculations were re-submitted and reviewed by staff and were found to be
adequate. The Council approved bond has not changed.
Staff notes that this plan meets the requirements and recommends approval.
Chuck Van Allman, Director of Community Development, stated that the plan was
reviewed by the Engineering Department, City Engineer, and himself and it is in
compliance with the city and state storm water management codes.
Vice Chair King reiterated that the plan absolutely meets the standards.
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Mr. Van Allman noted that once a land disturbing permit has been issued,
inspections will begin. Inspections will be made after any major rainfall event and
on a regular basis even when there hasn't been any rain. The plan will have to be
followed as laid out by the design engineer, which meets the current city and state
standards.
Reid Garst motioned to approve the request for approval of the amended
subdivision plan filed by Simms Property, LLC, property owner/developer, for a
7.564-acre tract known as Simms Farm Section 1.. Denise King seconded the
motion.
Ayes: Beamer, Conner, Daulton, Garst, King
5.Adjournment
Meeting adjourned at 8:21 p.m. Jackson Beamer motioned adjournment. Neil
Conner seconded the motion.
Ayes: Beamer, Conner, Daulton, Garst, King
City Council meeting, September 27, 2021, 6:30 p.m.
Council Chambers, City Hall, 114 North Broad Street
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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: Amendment to the Zoning Ordinance
Consider the request of .Com Properties 8, LLC, property
owner, for rezoning the property located at 1796 Apperson
Drive (a portion of Tax Map # 257-2-1.1) from HBD Highway
Business District to LM Light Manufacturing District.
SUBMITTED BY: Mary Ellen Wines, CZA CFM
Zoning Administrator
SUMMARY OF INFORMATION:
SITE CHARACTERISTICS:
Zoning: HBD Highway Business District
Land Use Plan Designation: Commercial
Existing Use: Vacant (formerly Food Lion)
Proposed Use: Warehousing and Distribution
The subject property consists of a 6.71-acre parcel located southwest of the intersection of
Dillard Drive and Apperson Drive. The request is to rezone a portion of the property. Only
1.12 acres is considered for this request. This portion of the parcel is vacant as there has not
been a permanent business to occupy this portion since Food Lion closed in 2014.
The 1.12-acre portion will be subdivided from the parent parcel. There will be cross access
agreements between the two parcels for access, parking, etc. Lewis Gale would like to move
from their current location at 2141 Apperson Drive. They anticipate one to two employees
on site at a time with one to two box trucks for distribution per day. Deliveries are expected
to also be approximately two a day. This location will be a center for multiple locations for
Lewis Gale. There will be security systems with cameras as well as their security service making
rounds. There will be some medication on site, but no narcotics. There will be no additional
exterior lighting.
STAFF RECOMMENDATION:
Staff recommends approval of the request to rezone a portion of Tax Map # 257-2-1.1 known
as 1796 Apperson Drive from HBD to LM.
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PETTTTON FOR ZONTNG AMENDMENT (REZONING)
Cig of Solem Conmunity Developntent Depfifiment
Beniamin W. Tripp, AICP - City Planner
Email: btriDo@sa lemva.qov
Telephone: 540-375-3032
1. Applicant(s)
.Com Properties 8,LLC c/o Richard Bishop
1401 Coulter Drive NW Roanoke v424012
2. Legal Owne(s) of property requested to be rezoned:
-Same as Above -
Official Tax Map Number: Portion ot 257-2-1.1
4. Characteristics of Property
Size (Acreage):
Deed Restrictions: None Known
Present Use:Shoppinq center with occupied retail, restaurant, and currentlv vacant spjlce
5. Zoning Classification
Present Zoning:Highway Business District (HBD)
Proposed Zoning : Light Manufacturing District (LM)
Land Use Desig nation: Commercial
6. Reason(s) for Rezoning Request (lncluding proposed use):
- See attached narrative -
7. Agent(s) or representative(s) of property owne(s): (Specify interest)
Balzet & Associates, lnc. c/o Ben Crew // Bob Stevenson - Dominion Air
Mailing Address: 1208 Corporate Circle Roanoke, VA 24018
Telephone Number: 540.772.9580
L A,lidavit:
A. The undersigned person certifies that this petition and the foregoing answers, slalements, and other information
herewilh submitted are in all respects true and correct to the best of lheir knowledge and belief, Also, the
petitioner understands that a "N gn will be posted on the property by the City.
Applicant Signature:Date
Applicant lnterest in Property:(ienera:I. Manaqer, . com properties g , LLc
Applicant Mailing Aoor.rr' 1401 coulter orive t'Iw, Roanoke, vA 2401 2
Applicant phone Number' ( 540 ) 365-2000
Owner Signalure:e 1\
otice of loning Request' si
/'rh''*'-4s r /za
Owner Telephone Number'(s40)588-1658
3. Localion of Property:
Address:_!J ApoersonDrive Sdem._V424153_--
Subdivision:
Owner lnterest in Property: Manager , sole Member LLcc.
Owner Mailing Address: 331 Robin Hood Road sE Roanoke, vA 24014
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September 1, 2021
Mr. Jay Taliaferro
City Manager - City of Salem
2l South Bruffey Street
Salem, VA 24153
RE 17 Apperson Drive
Salem, VA 24153
Portion of Tax Parcel 257-2-1.1
Rezoning Request
Dear Mr. Taliaferro.
.Com hoperties 8, LLC (OwneriApplicant) are providing official application, supporting documents, and
associated fees required to request a rezoning ofa portion oftax parcel 257-2-.1 .1, from Highway Business
District (HBD) to Light Manufacturing District (LM). The proposed zoning will allow for .Com Properties
8 to lease the former "Food Lion" portion ofthe existing building to Lewis Gale for a Warehousing and
Distribution use. Since Food Lion left the shopping center, no permanent use has been established within
the former space consisting of approximately +l- 34,000 sf. Lewis Gale approached the property owner
regarding leasing this space as they were vacating other space within the City ofSalem and needed general
storage/warehouse space. This storage space will consist of general supplies, equipment, etc. to support
Lewis Gale's operations with their various facilities.
To support this request, we have provided a preliminary subdivision plat indicating the l.l2 acres that will
be subdivided from the overall parcel and be rezoned to LM. The remainder ofthe parent tract (5.58 acres)
will remain as HBD with no changes. (See attached zoning exhibit and legal description for details)
The overall tax map parcel includes one building with various users and uses. The portion being requested
to be rezoned and indicated on the plat includes the larger box building (former "Food Lion" space) which
will be used for storage and warehousing. The parent tract has frontage on the public right of way of
Apperson Drive, however the new parcel under the LM zoning request does not require public road
frontage. Existing utility services are cunently in place and will remain. It is anticipated thal an agreement
between the two parcels will be created to allow for cross parking, access, utilities, stormwater, etc.
This project is in conformance with many ofthe Goals, Strategies, and Objectives as defined in the City of
Salem's Comprehensive PIan. This proposed use activates a vacant building and provides Lewis Gale for
convenient supporting services for their local facilities. The future land use plan designates this parcel as
commercial similar to surrounding land uses, however this building and its use will be much less intense
than the surrounding commercial.
Sincerely,
Benjamin T. Crew
Associate
96
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DATE:
SCALE: 1" =
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DRAWN BY:JAP
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1208 Corporate Circle / Roanoke, Virginia 24018 / Phone (540) 772-9580 / www.balzer.cc
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PLANNERS / ARCHITECTS / ENGINEERS / SURVEYORS
ROANOKE / RICHMOND / NEW RIVER VALLEY / SHENANDOAH VALLEY / LYNCHBURG
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LEGAL DESCRIPTION
PROPOSED LOT 2B: (SUBJECT PARCEL TO BE REZONED)
COMMENCING at a point on the south line of Apperson Drive, being approximately 690.2 feet from the
east line of Margaret Lane;
Thence departing said line S09°33’00”E 831.75 feet to a point;
Thence N66°30’00”W 378.77 feet to a point;
Thence N23°30’00”E 35.22 feet to a point, being the POINT OF BEGINNING.
Thence N09°10’07”W 53.63 feet to a point;
Thence N80°49’53”E 20.65 feet to a point;
Thence N09°10’07”W 188.80 feet to a point;
Thence N80°49’53”E 197.25 feet to a point;
Thence S09°10’07”E 242.43 feet to a point;
Thence S80°49’53”W 217.90 feet to the POINT OF BEGINNING.
CONTAINS 1.1232 acres of land, more or less.
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AG - Agriculture District
BCD - Business Commerce District
CBD - Community Business District
CUD - College/University District
DBD - Downtown Business District
HBD - Highway Business District
HBD/HM - Highway Business/Heavy Manufacturing District
HBD/LM - Highway Business/Light Manufacturing District
HM - Heavy Manufacturing District
LM - Light Manufacturing District
LM/HM - Light Manufacturing/Heavy Manufacturing District
MHP - Manufactured Home Park 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
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Feet±1 inch = 100 feet OCTOBER 2021 PLANNING COMMISSION ITEM 4A1796 APPERSON DR.
CITY OF SALEM
Community Development DepartmentP.O. Box 869Salem, Virginia 24153-0869Phone: (540) 375-3032
Tax Parcel 257-2-1.1 Buildings Parcels City Limits
Commercial
Downtown
Economic Development Area
Industrial
Institutional
Mixed Use
Public Parks and Recreational
Residential
Transitional
Tax Parcel 257-2-1.1 Buildings Parcels City Limits
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17
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MBLU Location Owner Name Co-Owner Name Address 1 Address 2 City, State, Zip
275-2-1.1 1796 APPERSON DR .COM PROPERTIES 8 LLC C/O RICHARD BISHOP 1401 COULTER DR NW ROANOKE VA 24012
257-2-2 1830 APPERSON DR LEE HI BOWLING ASSOCIATES 1830 APPERSON DR SALEM VA 24153
257-2-3 1840 APPERSON DR PANCKE LLC C/O T/A THE PANCAKE HOUSE 1840 APPERSON DR SALEM VA 24153
278-1-1 1832 APPERSON DR DANNY M ROBERTSON JOHN W HAGAN JR TRUST 3718 LONDON CIR ROANOKE VA 24012
277-2-1 1609 LANCING DR WOODROCK L & S PORTFOLIO LLC (RIVERWALK AT SALEM)1609 LANCING DR SALEM VA 24153
257-2-1 1700 APPERSON DR CARMIKE CINEMAS INC 11550 ASH ST SUITE 200 LEAWOOD KS 66211-7804
257-1-2.1 1865 DILLARD DR DILLARD REAL ESTATE LLC 1865 DILLARD DR SALEM VA 24153
257-1-1 1885 APPERSON DR XPEDX LLC 271 17TH ST NW SUITE 1600 ATLANTA GA 30363
257-1-2 1875 DILLARD DR SKYLINE PAINT & HARDWARE INC 1875 DILLARD DR SALEM VA 24153
257-1-2.2 1871 DILLARD DR EX NIHILO LLC 884 ORCHARD LAKE DR DALEVILLE VA 24083
256-1-5 NORFOLK & WESTERN RAILWAY CO THREE COMMERCIAL PLACE BOX 209 NORFOLK VA 24012
257-2-1.1 1768 - 1800 APPERSON DR .COM PROPERTIES 8 LLC C/O RICHARD BISHOP 1401 COULTER DR NW ROANOKE VA 24012
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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: Preliminary and Final Subdivision Plat and Plan
Consider the request of Simms Property, LLC., property
owner/developer for approval of the proposed subdivision plan
and preliminary and final subdivision plat for a 4.549-acre tract
known as Simms Farm Section 2.
SUBMITTED BY: Mary Ellen Wines, CZA CFM
Zoning Administrator
SUMMARY OF INFORMATION:
This plat would create 12 new lots (88-99) for Phase 2 of the “Simms Farm” subdivision. This
phase includes residential lots, an open space lot, and a new street. The lots are located along
and to the west of Diamond Road, north of the intersection of Diamond Road and Upland
Drive.
STAFF RECOMMENDATION:
Staff notes that this plat meets the requirements of the Subdivision Ordinance. Both the plat
and plan have been reviewed by City Staff and approval is recommended with any field
revisions to be approved administratively by staff.
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SHEET INDEX
CITY OF SALEM, VIRGINIA
SIMMS FARM
SECTION 2
UPLAND DRIVE
LEGEND
ABBREVIATIONS
C1 COVER
C2 OVERALL PROPERTY MAP
C3 EXISTING CONDITIONS & DEMO
PLAN
C4 LAYOUT & UTILITY PLAN
C5 GRADING PLAN
C6.1 E.S.C. PLAN
C6.2 E.S.C. NOTES
C6.3 E.S.C. DETAILS
C7.1 ROAD PROFILE
C7.2 UTILITY PROFILES
C7.3 SIGHT DISTANCE PROFILE
C8 NOTES
C9.1 DETAILS
C9.2 WESTERN VA REGIONAL DETAILS I
C9.3 WESTERN VA REGIONAL DETAILS II
PROJECT NO.
REVISIONS
SCALE
DATE
CHECKED BY
DESIGNED BY
DRAWN BY
www.balzer.cc
Roanoke / Richmond
New River Valley / Staunton
Harrisonburg / Lynchburg
PLANNERS / ARCHITECTS
ENGINEERS / SURVEYORS
J:
\
2
0
\
0
0
\
0
4
\
0
4
2
0
0
0
5
6
.
0
0
S
I
M
M
S
F
A
R
M
S
U
B
D
I
V
I
S
I
O
N
P
H
A
S
E
1
\
C
I
V
I
L
\
d
w
g
\
0
4
2
0
0
0
5
6
.
0
0
C
i
v
i
l
B
a
s
e
2
0
2
1
-
8
-
6
R
e
v
i
s
e
d
S
W
M
.
d
w
g
P
L
O
T
T
E
D
:
1
0
/
7
/
2
0
2
1
1
1
:
2
4
:
2
8
A
M
1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
KAM
CPB
BTC
1/25/2021
N/A
SI
M
M
S
F
A
R
M
S
E
C
T
I
O
N
2
CO
V
E
R
UP
L
A
N
D
D
R
I
V
E
CI
T
Y
O
F
S
A
L
E
M
,
V
I
R
G
I
N
I
A
C1
04200056.00
6/7/2021
9/1/2021
10/7/2021
ENGINEERS NOTES:
VICINITY MAP
NTS
GENERAL NOTES
STORM SEWER/SWM/SWQ AS-BUILT NOTES:
24
5
2
1
3
4
6
8
7
9
35
34
38
3941
57
40
43 42
61
59
58
60
65
68
66
62
63
67
73
71
69
70
76
72
7975
74
80
77
64
83
85
81
82
84 86
88
87
91
89
94
95
96
97 93
100
90
92
99
101
103
104
106
78
98
105
10
11121314151617
1819
20
21
22 23 24
25
26
27 28 29 30 31
3233
130131
119
36
37
107
102
108
109
110
111
112
113
116 117 118 120 121 122 123
124
125
126127129132133134
136
137
138
4445
46
47
48 49 50 51 52
53
54
55
56
115
139
128
135
114
PHASE 1 OPEN SPACE
1.24 AC.
PHASE 1 OPEN SPACE
0.49 AC.
PHASE 2 OPEN SPACE
1.02 AC.
PROJECT NO.
REVISIONS
SCALE
DATE
CHECKED BY
DESIGNED BY
DRAWN BY
www.balzer.cc
Roanoke / Richmond
New River Valley / Staunton
Harrisonburg / Lynchburg
PLANNERS / ARCHITECTS
ENGINEERS / SURVEYORS
J:
\
2
0
\
0
0
\
0
4
\
0
4
2
0
0
0
5
6
.
0
0
S
I
M
M
S
F
A
R
M
S
U
B
D
I
V
I
S
I
O
N
P
H
A
S
E
1
\
C
I
V
I
L
\
d
w
g
\
0
4
2
0
0
0
5
6
.
0
0
C
i
v
i
l
B
a
s
e
2
0
2
1
-
8
-
6
R
e
v
i
s
e
d
S
W
M
.
d
w
g
P
L
O
T
T
E
D
:
1
0
/
7
/
2
0
2
1
1
1
:
2
4
:
4
4
A
M
1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
KAM
CPB
BTC
1/25/2021
1"=100'
SI
M
M
S
F
A
R
M
S
E
C
T
I
O
N
2
OV
E
R
A
L
L
P
R
O
P
E
R
T
Y
M
A
P
UP
L
A
N
D
D
R
I
V
E
CI
T
Y
O
F
S
A
L
E
M
,
V
I
R
G
I
N
I
A
C2
04200056.00
6/7/2021
9/1/2021
10/7/2021
25
PROJECT NO.
REVISIONS
SCALE
DATE
CHECKED BY
DESIGNED BY
DRAWN BY
www.balzer.cc
Roanoke / Richmond
New River Valley / Staunton
Harrisonburg / Lynchburg
PLANNERS / ARCHITECTS
ENGINEERS / SURVEYORS
J:
\
2
0
\
0
0
\
0
4
\
0
4
2
0
0
0
5
6
.
0
0
S
I
M
M
S
F
A
R
M
S
U
B
D
I
V
I
S
I
O
N
P
H
A
S
E
1
\
C
I
V
I
L
\
d
w
g
\
0
4
2
0
0
0
5
6
.
0
0
C
i
v
i
l
B
a
s
e
2
0
2
1
-
8
-
6
R
e
v
i
s
e
d
S
W
M
.
d
w
g
P
L
O
T
T
E
D
:
1
0
/
7
/
2
0
2
1
1
1
:
2
4
:
5
6
A
M
1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
KAM
CPB
BTC
1/25/2021
1" = 30'
SI
M
M
S
F
A
R
M
S
E
C
T
I
O
N
2
EX
I
S
T
I
N
G
C
O
N
D
I
T
I
O
N
S
&
D
E
M
O
P
L
A
N
UP
L
A
N
D
D
R
I
V
E
CI
T
Y
O
F
S
A
L
E
M
,
V
I
R
G
I
N
I
A
C3
04200056.00
6/7/2021
9/1/2021
10/7/2021
26
PROP
O
S
E
D
R
O
A
D
B
LOT 94
LOT 93
LOT 92
LOT 95
LOT 96
LOT 97
LOT 98
LOT 99
LOT 100
LOT 87
LOT 88
LOT 89
LOT 90
LOT 91
LOT 101
LOT 102
LOT 86
PROJECT NO.
REVISIONS
SCALE
DATE
CHECKED BY
DESIGNED BY
DRAWN BY
www.balzer.cc
Roanoke / Richmond
New River Valley / Staunton
Harrisonburg / Lynchburg
PLANNERS / ARCHITECTS
ENGINEERS / SURVEYORS
J:
\
2
0
\
0
0
\
0
4
\
0
4
2
0
0
0
5
6
.
0
0
S
I
M
M
S
F
A
R
M
S
U
B
D
I
V
I
S
I
O
N
P
H
A
S
E
1
\
C
I
V
I
L
\
d
w
g
\
0
4
2
0
0
0
5
6
.
0
0
C
i
v
i
l
B
a
s
e
2
0
2
1
-
8
-
6
R
e
v
i
s
e
d
S
W
M
.
d
w
g
P
L
O
T
T
E
D
:
1
0
/
7
/
2
0
2
1
2
:
0
5
:
1
3
P
M
1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
KAM
CPB
BTC
1/25/2021
1" = 30'
SI
M
M
S
F
A
R
M
S
E
C
T
I
O
N
2
LA
Y
O
U
T
&
U
T
I
L
I
T
Y
P
L
A
N
UP
L
A
N
D
D
R
I
V
E
CI
T
Y
O
F
S
A
L
E
M
,
V
I
R
G
I
N
I
A
C4
04200056.00
6/7/2021
9/1/2021
10/7/2021
27
PROP
O
S
E
D
R
O
A
D
B
LOT 94
LOT 93
LOT 92
LOT 95
LOT 96
LOT 97
LOT 98
LOT 99
LOT 100
LOT 87
LOT 88
LOT 89
LOT 90
LOT 91
LOT 101
LOT 102
LOT 86
PROJECT NO.
REVISIONS
SCALE
DATE
CHECKED BY
DESIGNED BY
DRAWN BY
www.balzer.cc
Roanoke / Richmond
New River Valley / Staunton
Harrisonburg / Lynchburg
PLANNERS / ARCHITECTS
ENGINEERS / SURVEYORS
J:
\
2
0
\
0
0
\
0
4
\
0
4
2
0
0
0
5
6
.
0
0
S
I
M
M
S
F
A
R
M
S
U
B
D
I
V
I
S
I
O
N
P
H
A
S
E
1
\
C
I
V
I
L
\
d
w
g
\
0
4
2
0
0
0
5
6
.
0
0
C
i
v
i
l
B
a
s
e
2
0
2
1
-
8
-
6
R
e
v
i
s
e
d
S
W
M
.
d
w
g
P
L
O
T
T
E
D
:
1
0
/
7
/
2
0
2
1
2
:
0
5
:
5
1
P
M
1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
KAM
CPB
BTC
1/25/2021
1" = 30'
SI
M
M
S
F
A
R
M
S
E
C
T
I
O
N
2
GR
A
D
I
N
G
P
L
A
N
UP
L
A
N
D
D
R
I
V
E
CI
T
Y
O
F
S
A
L
E
M
,
V
I
R
G
I
N
I
A
C5
04200056.00
6/7/2021
9/1/2021
10/7/2021
DITCH C DETAIL
N.T.S.
2YR VELOCITY = 6.32 fps
10YR DEPTH = 0.66'
EC-3, TYPE B LINING
DITCH B DETAIL
N.T.S.
2YR VELOCITY = 2.24 fps
10YR DEPTH = 0.58'
EC-2 LINING
DITCH A DETAIL
N.T.S.
2YR VELOCITY = 3.96 fps
10YR DEPTH = 1.02'
EC-3, TYPE A LINING
28
PROP
O
S
E
D
R
O
A
D
B
LOT 94
LOT 93
LOT 92
LOT 95
LOT 96
LOT 97
LOT 98
LOT 99
LOT 100
LOT 87
LOT 88
LOT 89
LOT 90
LOT 91
LOT 101
LOT 102
LOT 86
LIMITS OF DISTURBANCE
±4.80 AC.
PROJECT NO.
REVISIONS
SCALE
DATE
CHECKED BY
DESIGNED BY
DRAWN BY
www.balzer.cc
Roanoke / Richmond
New River Valley / Staunton
Harrisonburg / Lynchburg
PLANNERS / ARCHITECTS
ENGINEERS / SURVEYORS
J:
\
2
0
\
0
0
\
0
4
\
0
4
2
0
0
0
5
6
.
0
0
S
I
M
M
S
F
A
R
M
S
U
B
D
I
V
I
S
I
O
N
P
H
A
S
E
1
\
C
I
V
I
L
\
d
w
g
\
0
4
2
0
0
0
5
6
.
0
0
C
i
v
i
l
B
a
s
e
2
0
2
1
-
8
-
6
R
e
v
i
s
e
d
S
W
M
.
d
w
g
P
L
O
T
T
E
D
:
1
0
/
7
/
2
0
2
1
2
:
0
6
:
2
6
P
M
1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
KAM
CPB
BTC
1/25/2021
1"=30'
SI
M
M
S
F
A
R
M
S
E
C
T
I
O
N
2
E.
S
.
C
.
P
L
A
N
UP
L
A
N
D
D
R
I
V
E
CI
T
Y
O
F
S
A
L
E
M
,
V
I
R
G
I
N
I
A
C6.1
04200056.00
6/7/2021
9/1/2021
10/7/2021
29
PROJECT NO.
REVISIONS
SCALE
DATE
CHECKED BY
DESIGNED BY
DRAWN BY
www.balzer.cc
Roanoke / Richmond
New River Valley / Staunton
Harrisonburg / Lynchburg
PLANNERS / ARCHITECTS
ENGINEERS / SURVEYORS
J:
\
2
0
\
0
0
\
0
4
\
0
4
2
0
0
0
5
6
.
0
0
S
I
M
M
S
F
A
R
M
S
U
B
D
I
V
I
S
I
O
N
P
H
A
S
E
1
\
C
I
V
I
L
\
d
w
g
\
0
4
2
0
0
0
5
6
.
0
0
C
i
v
i
l
B
a
s
e
2
0
2
1
-
8
-
6
R
e
v
i
s
e
d
S
W
M
.
d
w
g
P
L
O
T
T
E
D
:
1
0
/
7
/
2
0
2
1
1
1
:
2
5
:
2
7
A
M
1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
KAM
CPB
BTC
1/25/2021
N/A
SI
M
M
S
F
A
R
M
S
E
C
T
I
O
N
2
E.
S
.
C
.
N
O
T
E
S
UP
L
A
N
D
D
R
CI
T
Y
O
F
S
A
L
E
M
,
V
I
R
G
I
N
I
A
C6.2
04200056.00
6/7/2021
9/1/2021
10/7/2021
CONCRETE TRUCK
WASHOUT DETAIL
NTS
TEMPORARY DIVERSION DIKE
DD
30
PROJECT NO.
REVISIONS
SCALE
DATE
CHECKED BY
DESIGNED BY
DRAWN BY
www.balzer.cc
Roanoke / Richmond
New River Valley / Staunton
Harrisonburg / Lynchburg
PLANNERS / ARCHITECTS
ENGINEERS / SURVEYORS
J:
\
2
0
\
0
0
\
0
4
\
0
4
2
0
0
0
5
6
.
0
0
S
I
M
M
S
F
A
R
M
S
U
B
D
I
V
I
S
I
O
N
P
H
A
S
E
1
\
C
I
V
I
L
\
d
w
g
\
0
4
2
0
0
0
5
6
.
0
0
C
i
v
i
l
B
a
s
e
2
0
2
1
-
8
-
6
R
e
v
i
s
e
d
S
W
M
.
d
w
g
P
L
O
T
T
E
D
:
1
0
/
7
/
2
0
2
1
1
1
:
2
5
:
2
9
A
M
1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
KAM
CPB
BTC
1/25/2021
N/A
SI
M
M
S
F
A
R
M
S
E
C
T
I
O
N
2
E.
S
.
C
.
D
E
T
A
I
L
S
UP
L
A
N
D
D
R
CI
T
Y
O
F
S
A
L
E
M
,
V
I
R
G
I
N
I
A
C6.3
04200056.00
6/7/2021
9/1/2021
10/7/2021
FOR
INSTALLATION OF
TREATMENT - 2
SOIL STABILIZATION MATTING
STAKES, STAPLES, & PINS
TYPICAL TREATMENT - 1
(SOIL STABILIZATION BLANKET)
INSTALLATION CRITERIA
BLANKET MATTINGB/M
CONSTRUCTION ENTRANCE
TEMPORARY GRAVELCE
SF CONSTRUCTION OF A SILT FENCE
SPECIFIC APPLICATION
GRAVEL CURB INLET SEDIMENT FILTERIP
SEDIMENT TRAP #1 DETAIL
TEMPORARY SEDIMENT TRAP #1
SPECIFICATIONSST
OUTLET PROTECTIONOP
SEDIMENT TRAP #1 DETAIL
TEMPORARY SEDIMENT TRAP #2
SPECIFICATIONSST
FERTILIZER SPECIFICATIONS AND
RATES FOR MANAGEMENT
PERMANENT SEEDING
SPECIFICATIONSPS
TEMPORARY SEEDING
SPECIFICATIONSTS
31
PROPOSED PUBLIC ROAD B PROFILE
PROJECT NO.
REVISIONS
SCALE
DATE
CHECKED BY
DESIGNED BY
DRAWN BY
www.balzer.cc
Roanoke / Richmond
New River Valley / Staunton
Harrisonburg / Lynchburg
PLANNERS / ARCHITECTS
ENGINEERS / SURVEYORS
J:
\
2
0
\
0
0
\
0
4
\
0
4
2
0
0
0
5
6
.
0
0
S
I
M
M
S
F
A
R
M
S
U
B
D
I
V
I
S
I
O
N
P
H
A
S
E
1
\
C
I
V
I
L
\
d
w
g
\
0
4
2
0
0
0
5
6
.
0
0
C
i
v
i
l
B
a
s
e
2
0
2
1
-
8
-
6
R
e
v
i
s
e
d
S
W
M
.
d
w
g
P
L
O
T
T
E
D
:
1
0
/
7
/
2
0
2
1
1
1
:
2
5
:
3
4
A
M
1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
KAM
CPB
BTC
1/25/2021
AS SHOWN
SI
M
M
S
F
A
R
M
S
E
C
T
I
O
N
2
RO
A
D
P
R
O
F
I
L
E
UP
L
A
N
D
D
R
CI
T
Y
O
F
S
A
L
E
M
,
V
I
R
G
I
N
I
A
C7.1
04200056.00
6/7/2021
9/1/2021
10/7/2021
PAVEMENT JOINT DETAIL
ON-SITE CONC. SIDEWALK
ROAD B PAVEMENT SECTION
32
PROPOSED SANITARY PROFILE
PROPOSED STORM 18-14 PROFILE
14
17
15
16
18
19
20
21
22
23
24
14A
14B
PROJECT NO.
REVISIONS
SCALE
DATE
CHECKED BY
DESIGNED BY
DRAWN BY
www.balzer.cc
Roanoke / Richmond
New River Valley / Staunton
Harrisonburg / Lynchburg
PLANNERS / ARCHITECTS
ENGINEERS / SURVEYORS
J:
\
2
0
\
0
0
\
0
4
\
0
4
2
0
0
0
5
6
.
0
0
S
I
M
M
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1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
KAM
CPB
BTC
1/25/2021
AS SHOWN
SI
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A
C7.2
04200056.00
6/7/2021
9/1/2021
10/7/2021
33
DIAMOND RD ENTRANCE SIGHT DISTANCE PROFILE
PROP
O
S
E
D
R
O
A
D
B
LOT 94
LOT 95
LOT 96
LOT 87
LOT 88
LOT 89
LOT 90
LOT 91
LOT 86
PROJECT NO.
REVISIONS
SCALE
DATE
CHECKED BY
DESIGNED BY
DRAWN BY
www.balzer.cc
Roanoke / Richmond
New River Valley / Staunton
Harrisonburg / Lynchburg
PLANNERS / ARCHITECTS
ENGINEERS / SURVEYORS
J:
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1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
KAM
CPB
BTC
1/25/2021
AS SHOWN
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I
A
C7.3
04200056.00
6/7/2021
9/1/2021
10/7/2021
34
PROJECT NO.
REVISIONS
SCALE
DATE
CHECKED BY
DESIGNED BY
DRAWN BY
www.balzer.cc
Roanoke / Richmond
New River Valley / Staunton
Harrisonburg / Lynchburg
PLANNERS / ARCHITECTS
ENGINEERS / SURVEYORS
J:
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1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
KAM
CPB
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1/25/2021
N/A
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C8
04200056.00
6/7/2021
9/1/2021
10/7/2021
.
35
PROJECT NO.
REVISIONS
SCALE
DATE
CHECKED BY
DESIGNED BY
DRAWN BY
www.balzer.cc
Roanoke / Richmond
New River Valley / Staunton
Harrisonburg / Lynchburg
PLANNERS / ARCHITECTS
ENGINEERS / SURVEYORS
J:
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1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
KAM
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1/25/2021
N/A
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C9.1
04200056.00
6/7/2021
9/1/2021
10/7/2021
S.W.M. POND #2 DETAIL
36
PROJECT NO.
REVISIONS
SCALE
DATE
CHECKED BY
DESIGNED BY
DRAWN BY
www.balzer.cc
Roanoke / Richmond
New River Valley / Staunton
Harrisonburg / Lynchburg
PLANNERS / ARCHITECTS
ENGINEERS / SURVEYORS
J:
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A
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1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
KAM
CPB
BTC
1/25/2021
N/A
SI
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A
C9.2
04200056.00
6/7/2021
9/1/2021
10/7/2021
3' MIN.
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 #68 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)
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 (ALL PIPE)
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
08/01/15
WIDTH OF TRENCH EXCAVATION
PIPE DIA. + 6" EACH SIDE (MINIMUM)
SURFACE MIX ASPHALT
BASE MIX ASPHALT
SUBBASE
DEPTH VARIES
LIMITS OF OPEN CUT
SEE
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 #68 STONE.
3. IN VDOT ROW, THE CONTRACTOR SHALL REPLACE THE PAVEMENT AS REQUIRED AND SPECIFIED 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. BENCH CUT ON EACH SIDE OF PAVEMENT SHALL BE IN ACCORDANCE WITH VDOT OR APPLICABLE
LOCALITY'S SPECIFICATIONS.
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 TRACER WIRE WITH
NON-METALLIC PRESSURE PIPE.
TRACER WIRE NOT REQUIRED FOR
TYPICAL GRAVITY SANITARY SEWER.
SEE DETAIL G-4
08/01/15
PIPE 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 PIPE AND
AT A MINIMUM OF
6" BELOW GRADE
(ALL PIPE)
BACKFILL ONLY WITH APPROVED
MATERIAL PER APPLICABLE
LOCALITY OR VDOT STANDARDS
EXISTING PAVEMENT
SECTION
WIDTH OF TRENCH EXCAVATION
PIPE DIA. + 6" EACH SIDE ( MINIMUM)
09/06/16
GROUND
WIRE
TO GROUNDING
SOURCE
GROUND BAR
1. TRACER WIRES SHALL BE INSTALLED USING MANHOLES, TRACER WIRE ACCESS BOXES, VALVE BOXES OR VAULTS, WATER
METERS AND FIRE HYDRANTS AS ACCESS POINTS.
2. FOR WATER AND SEWER INSTALLED BY OPEN TRENCHING, HORIZONTAL DIRECTIONAL DRILLING, OR PIPE BURSTING, TRACER
WIRE SHALL BE NEPTCO TRACE-SAFE WATER BLOCKING TRACER WIRE OR APPROVED EQUAL.
3. SPLICES SHALL ONLY BE MADE WITH GEL FILLED CONNECTORS DESIGNED FOR WIRE WITH A WOVEN POLYESTER FIBER CORE
SUCH AS NEPTCO TRACE-SAFE WATER BLOCKING CONNECTORS OR APPROVED EQUAL. SPLICES SHALL BE MADE IN
ACCORDANCE WITH THE MANUFACTURER'S INSTALLATION INSTRUCTIONS. CONTRACTOR WILL BE RESPONSIBLE FOR
ENSURING CONTINUITY AT ALL SPLICE LOCATIONS.
4. WHERE HDPE PIPE IS INSTALLED WITHOUT STEEL CASING PIPE, SUCH AS A DIRECTIONALLY DRILLED CROSSINGS, AND
CONNECTED TO DUCTILE IRON PIPE ON EACH END, TRACER WIRE SHALL BE INSTALLED ALONG FULL LENGTH OF HDPE PIPE
WITH AN ACCESS POINT INSTALLED AT EACH HDPE/DUCTILE IRON TRANSITION. TRACER WIRE SHALL BE CONNECTED TO THE
ACCESS POINT IN ACCORDANCE WITH THIS DETAIL. ANY TRANSITION FROM DUCTILE IRON MAIN TO NON-DUCTILE IRON MAIN
SHALL HAVE AN ACCESS POINT TO BEGIN TRACER WIRE.
5. AS-BUILTS SHALL SHOW TRACER WIRE(S) LOCATION AND ACCESS POINT(S), ALONG WITH BUTT SPLICE LOCATIONS.
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.
7. WIRE SHALL BE BROUGHT TO THE SURFACE EVERY FIVE-HUNDRED (500) FEET AND PLACED IN A WATER METER BOX OR A
DRAINAGE & WATER SOLUTIONS, INC. (OR APPROVED EQUAL) ALL CAST IRON TRACER WIRE ACCESS BOX.
8. THE TRACER WILL BE TESTED BY THE PARTICIPATING UTILITY AS PART OF THE PROJECT'S FINAL ACCEPTANCE. CONTRACTOR
WILL BE RESPONSIBLE FOR ENSURING ALL CONTINUITY OF TRACER WIRE.
9. THE GROUND WIRE SHALL BE #6 AWG COPPER WIRE AND SHALL BE OF ADEQUATE LENGTH TO EXTEND A MINIMUM OF (5) FIVE
FEET BEYOND THE TOP OF THE STRUCTURE. THE END OF THE GROUND WIRED SHALL CONNECT TO THE GROUND BAR OR LID
TERMINAL USING A BURNDY KA6U MECHANICAL TERMINAL LUG.
10.A GROUND ROD SHALL BE INSTALLED AT EACH LOCATION WHERE GROUND WIRE SURFACES AND CONNECTS TO GROUND BAR.
GROUND ROD SHALL BE COPPER COATED WITH A MINIMUM DIAMETER OF 5/8" AND SHALL BE BURIED A MINIMUM OF FOUR (4)
FEET INTO THE GROUND.
11.THE GROUND BAR SHALL BE STAINLESS STEEL AND SHALL BE ATTACHED USING SS 1
4" X 11
4" SS HEX TAPCON. THE FOLLOWING
SHALL BE INSTALLED IN (4) FOUR CENTER HOLES: 10-32SS NUTS, #10 SS WASHERS AND 10-32 X 3
4 SS PHILLIPS. THE FOURTH
HOLE SHALL HAVE A BURNDY KA6U MECHANICAL TERMINAL LUG FOR THE #6 AWG GROUND WIRE. THE ASSEMBLY CAN BE
ACQUIRED AT RCS INDUSTRIAL SUPPLY, INC. (540-353-0683) - CLAMP RFC-11. THE ENDS OF THE TRACER WIRES SHALL BE
PLACED IN THE GROUND BAR AS SHOWN BELOW.
12.IF USING TRACER WIRE ACCESS BOX AS ACCESS POINT, GROUND BAR WILL NOT BE REQUIRED. WIRES SHALL BE CONNECTED
AS SHOWN BELOW. TRACER WIRE SHALL BE OF ADEQUATE LENGTH TO EXTEND FIVE (5) FEET ABOVE THE TOP OF ACCESS BOX.
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.
14.WHEN USING ALL DUCTILE MAIN, TRACER WIRE FOR SERVICES SHALL BE 12 AWG COPPER TRACER WIRE. TRACER WIRE SHALL
HAVE BARE WIRE CONTACT TO DUCTILE MAIN.
TRACER WIRE ACCESS BOX LID
3 1/8"
LOCATING CLIP
(TS19-IL-LC-C)
5' TRACE SAFE
LOCATING CLIP
(TS19-IL-LC-C)
5' TRACE SAFE
1 1/2"
LOCATE
CLIP
UNDER
COVER
LOCATE
CLIP
UNDER
COVER
09/06/16
TS19-C TS19-C
LOCATE CLIP
UNDER COVER
LOCATING CLIP (TYP.)
(TS19-IL-LC-C)
GROUND BAR (TYP.)
LOCATING CLIP FRONT VIEW
(TS19-IL-LC-C)
1. TRAFFIC BEARING BOX AND LID REQUIRED IN TRAFFIC AREAS (CAPITOL FOUNDRY VB-9*S).
2. SEWER LATERAL AND CLEANOUT PIPING SHALL BE ASTM D3034 SDR 26. SEWER LATERAL FITTINGS SHALL BE
OF SAME SDR RATING AS THE SEWER MAIN. SCHEDULE 40 SOLVENT WELD PIPE AND FITTINGS MAY BE USED
FOR THE SEWER LATERAL AND CLEANOUT ASSEMBLY WITH APPROVAL FROM THE PARTICIPATING UTILITY.
3. ALL PIPE SHALL BE OF SAME SIZE.
4. NO BENDS ARE ALLOWED IN THE LATERAL FROM THE MAIN TO THE CLEANOUT STACK WYE. (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. SEWER CLEANOUTS SHALL BE SAME SIZE AS SEWER LATERAL.
9. MINIMUM COVER FOR ALL SEWER LATERALS SHALL BE THREE (3') FEET.
10.PROPERTY OWNER RESPONSIBLE FOR INSTALLING CLEANOUT ON PROPERTY LINE (IN ACCORDANCE WITH
THIS DETAIL) WHEN MAINTENANCE OCCURS.
11.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.
12.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)
45o WYE (TEE NOT ACCEPTABLE)
1/4" PER 1'- 0"
MINIMUM GRADE
SOLID GLUE CAP
ROUGH
GRADE
CLEAN-OUT STACK
(SEE NOTES #2 & #8)
MAX.45o
11.25o OR 22.5o
BEND
SEWER
MAIN
SAME AS
ABOVE
01/01/14
(SEE NOTE #2)
TEE, WYE, TEE/WYE OR
COMBINATION OF WYE & 45o
BEND FITTINGS SHALL BE
SIZED AS REQUIRED
2'-0" MIN.
2'-0" MIN.
45o MAX.
45o OR 22.5o 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
(SEE NOTE #6)
HORIZONTAL SECTION SHALL
EXTEND A MINIMUM OF 5' OR
AS DIRECTED BY THE
PARTICIPATING UTILITY
(SEE NOTE #2)
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
RISER
SECTIONS
HEIGHT VARIES
8" MIN
MANHOLE WITH
PRECAST INVERT
SERVICE
CONNECTION
4'-0"5" Min.
(Typ.)
6" Min.
BASE
HEIGHT VARIES
2'-0"
1. MATERIALS AND FABRICATION IN ACCORDANCE WITH ASTM C478-09.
2. WHEN USED AS SAMPLING MANHOLE FLOW SHALL PASS STRAIGHT THROUGH, i.e., 180
o.
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/CHIMNEYINTERFACE.
SEAL SHALL BE MADE OF EPDM RUBBER INACCORDANCE 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.
13. 6' MINIMUM DIAMETER MANHOLE SHALL BE REQUIRED
WHEN DEPTHS EXCEED 15' UNLESS OTHERWISE
APPROVED BY PARTICIPATING UTILITY.
08/01/15
3/4" DIA. SS THREADED
ROD (IF ADJUSTMENT
RINGS ARE REQUIRED)
PRECAST HOLE (TYP.)
FLEXIBLE BOOT WITH
STAINLESS STEEL
BAND (TYP.)
SECTION A-A
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" DIA.=1/4" PER 1'-0"
6" DIA.=1/8" PER 1'-0"
1'-4" Max.
MACHINED SURFACE
12" MAX
27 1/2" DIA
26 1/4" DIA
24" DIA
28 7/16" DIA
36" DIA
NOTE 4
1 1/2"
5/8"
INSTALLATION DETAIL
FOR SLOPE ADJUSTMENT
APPLY CONCRETE BONDING
AGENT TO BOTTOM OF FRAME
FORM AND FILL WITH
NON-SHRINK GROUT
(VIBRATE IN PLACE)
OR USE MANHOLE
ADJUSTMENT RINGS
(1'-0" MAX. ADJUSTMENT)
ADJUSTMENT
NUT (TYP.)FLEXIBLE FORMS
INSTALLATION DETAIL
FOR ALL FRAMES AND COVERS
ROD TO BE
FIRMLY SECURED
BY EPOXY
ADJUSTMENT RING
WHEN REQUIRED
BUTYL MASTIC
SECURE NUT
CONE
SECTION
TOP OF CONE
SECTION
3/4" STAINLESS STEEL
THREADED ROD AND NUTS
(4 TYP.)
3/4" STAINLESS STEEL THREADED ROD
AND NUTS (4 TYP.)
TOP OF CONE
SECTION
CONE
SECTION
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.
01/01/14
FRAME SECTION
3 1/8" 1/2"
26" DIA.
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"
STANDARD MANHOLE COVER MODEL
#1040AGS BY EAST JORDAN IRON WORKS,
INC OR EQUIVALENT.
1. BOLT-DOWN MANHOLE COVER MODEL
#1040ACLGS BY EAST JORDAN IRON WORKS,
INC OR EQUIVALENT.
2. HEX HEAD BOLTS (6-SIDED) SHALL BE USED.
3. BOLT-DOWN MANHOLE COVERS SHALL BE
USED WHEN SHOWN ON PLANS OR AS
DIRECTED BY THE PARTICIPATING UTILITY.
MACHINED SURFACE
S
A N I T A
R
Y
S
EW E R
EA ST JORDAN IRON WORKS
MADE I N USA
01/01/14
1 1/2"
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)
25" DIA.
O.D. OF GKT GROOVE
1/4" DIA.
NEOPRENE
GASKET
.63" DIA. STAINLESS
STEEL ROD
22 13/16" DIA.
SECTION VIEW
PICKBAR DETAIL
BOTTOM VIEW
OF COVER
FOR PARTICIPATING UTILITIES
OTHER THAN THE WVWA,
GENERIC NON-LOGO MANHOLE
COVERS LABELED "SEWER"
SHALL BE SUBSTITUTED
37
PROJECT NO.
REVISIONS
SCALE
DATE
CHECKED BY
DESIGNED BY
DRAWN BY
www.balzer.cc
Roanoke / Richmond
New River Valley / Staunton
Harrisonburg / Lynchburg
PLANNERS / ARCHITECTS
ENGINEERS / SURVEYORS
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A
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1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
KAM
CPB
BTC
1/25/2021
N/A
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C9.3
04200056.00
6/7/2021
9/1/2021
10/7/2021
15"
1. SETTER TO BE A.Y. McDONALD 720-215WDDD33, 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 "A" DOMESTIC
SERIES FRAME WITH A NICOR DOMESTIC 12.25 CX LID WITH SENSUS RECESS AND WVWA LOGO, ADS
CORRUGATED HDPE BOX WITH FORD "A" DOMESTIC SERIES FRAME WITH A NICOR DOMESTIC 12.25 CX LID
WITH SENSUS RECESS AND WVWA LOGO 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 FB1000-4-G-NL, MUELLER B-25008 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
1" SERVICE
1" CORPORATION STOP
WITH CTS COMPRESSION
CONNECTION SEE NOTE #4
3/4" DIA. 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
15"
RIGHT-OF-WAY
EASEMENT LINE
PRIVATE
PROPERTY
SADDLE & STOP
6" STONE
VDOT 57
METER
BY PARTICIPATING
UTILITY
VARIES
18" DIA.12"-18"
1" SERVICE
30o- 45o
WA
T
E
R
M
A
I
N
09/07/17
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, MUELLER T-2360
RESILIENT WEDGE TAPPING VALVE WITH MJFL, OR AFC SERIES 2500 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.
GROUND BAR
SEE GENERAL DETAIL
2" BLOW OFF
PRECAST WATER VALVE
VAULT OR PRECAST
MANHOLE SECTION(S)
WHEN DEPTH EXCEEDS 5'
TRACER & GROUND
WIRES SEE GENERAL
DETAIL
6" MINIMUM
VDOT 57
TAPPED
RESTRAINED
M.J. PLUGMAIN LINE VALVE
(SEE WATER
LINE VALVE &
VAULT DETAIL)
36' MIN. EXTENSION
12"-18"
PAVEMENT
ADJUSTMENT RING
(WHEN REQUIRED)
FINISHED GRADE
12" MAX. VERTICAL
CENTERLINE OF VAULT CAPITOL FOUNDRY MH 2001
NON-WATERTIGHT FRAME & COVER
LABELED "WATER"
2" THREADED
NIPPLE WITH
FINGER TIGHT CAP
DRILL 1/4" DIA.
HOLE IN CAP
2" CLEARANCE
FROM TOP OF
PIPE TO BOTTOM
OF VAULT
CUT-OUT
WATER
MAIN
"STREET EL"
01/01/14
CONTRACTOR TO EXPOSE
& CLEAN PIPE IN
ACCORDANCE WITH
MANUFACTURERS
RECOMMENDATIONS
GROUND ROD
SEE GENERAL DETAIL
1. THE 2" PIPING AND "STREET EL" SHALL BE LEAD FREE BRASS OR DUCTILE IRON.
2. PIPE JOINTS SHALL BE RESTRAINED BEFORE GATE VALVE IN ACCORDANCE WITH DISTANCE SHOWN IN
THE "MINIMUM THRUST RESTRAINT OF PIPE JOINTS DESIGN LENGTHS" DETAIL FOR VALVE / PLUG. PIPE
JOINTS BETWEEN GATE VALVE AND BLOWOFF SHALL ALSO BE RESTRAINED.
01/01/14
1. PUBLIC HYDRANTS SHALL BE PAINTED SILVER WITH AN OIL-BASED PAINT. PRIVATE HYDRANTS SHALL ALSO BE
PAINTED SILVER WITH AN OIL-BASED PAINT UNLESS OTHERWISE SPECIFIED BY THE JURISDICTIONAL FIRE
MARSHALL.
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. HYDRANT ASSEMBLIES SHALL BE RODDED AND RESTRAINED WITH APPROVED M.J. GLAND RESTRAINTS. HIGH
PRESSURE (OVER 150 PSI) ALSO REQUIRES CONCRETE THRUST BLOCKS AS SHOWN BELOW.
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 OR
EQUIVALENT.
9. WHERE HYDRANT LATERAL(S) IS APPROVED BY THE PARTICIPATING UTILITY TO BE LONGER IN LENGTH, MAKING
THE CONTINUOUS SECTION OF PIPE ON EACH SIDE OF THE GATE VALVE UNFEASIBLE, RESTRAINED PIPE JOINTS
SHALL BE INSTALLED BETWEEN THE TEE AND GATE VALVE IN LIEU OF RODDING. HOWEVER, A RODDED
CONTINUOUS SECTION OF PIPE SHALL ALWAYS BE INSTALLED BETWEEN THE GATE VALVE AND HYDRANT.
AVK MODEL 2780,
AFC MODEL B-84-B-5,
MUELLER CENTURION
A423, KENNEDY K81D OR
EQUIVALENT.
1'
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"
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2 - 2 1/2"
NOZZLES
FINISHED GRADE
1 - 4 1/2" PUMPER
NOZZLE (FACING THE ROAD)
VALVE BOX (W/ ADAPTOR) IF OUTSIDE
PAVEMENT OR VALVE
VAULT UNDER PAVEMENT
STANDARD INSTALLATION
INCLUDES FOSTER ADAPTER
OR APPROVED EQUAL
WATER
MAIN
CONCRETE
THRUST BLOCK
(IF REQUIRED)
TEE - MAIN
LINE SIZE
x 6" TO VALVE AND
HYDRANT
M.J. FITTINGS SHALL NOT
BE ENCASED IN CONCRETE
APPROVED M.J. GLAND RESTRAINT
(i.e. MEGALUGS, GRIP RINGS OR
UNI-FLANGE) SHALL BE USED AT
ALL M.J. FITTINGS
TRACER WIRE SEE GENERAL DETAIL
3/4" DIA. "CORTEN"
(NON-CORROSIVE)
THREADED ROD AND NUTS
CONCRETE BASE AND THRUST
BLOCK (IF REQUIRED) AGAINST
UNDISTURBED SOIL, CONCRETE
SHALL NOT COVER HYDRANT
DRAIN
0.5 CY CLEAN
STONE VDOT #57
FOR DRAINAGE
02/10/15
VARIES
(NO OBSTRUCTIONS)
2'X2'X4"CONCRETE PAD
CONTINUOUS
SECTION OF PIPE
CONTINUOUS
SECTION OF PIPE
3'
M
I
N
.
C
O
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E
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1. ALL JOINTS SHALL BE RESTRAINED ON BOTH SIDES OF THE FITTING AND DOCUMENTED
BY THE INSPECTOR FOR THE LENGTH SHOWN UNLESS OTHERWISE INDICATED.
2. RESTRAINED LENGTH SHOWN REFERS TO ANY DESIGNED OR POTENTIAL LINE STOP,
INCLUDING ALL GATE VALVES.
3. RESTRAINED LENGTH SHOWN REFERS TO THE BRANCH LINE ONLY. THE CONTINUOUS
PIPE LENGTH OF THE MAIN RUN SHALL BE A MINIMUM OF 10' ON EACH SIDE OF THE TEE.
4. RESTRAINED LENGTH SHOWN IS BASED ON REDUCING PIPE DIAMETER TO ONE SIZE
SMALLER THAN PIPE LISTED (ANY OTHER DIAMETER REDUCTION WILL REQUIRE
ADDITIONAL CALCULATIONS BEFORE INSTALLATION). RESTRAINED LENGTH SHOWN IS
UPSTREAM ON THE LARGE SIDE OF THE REDUCER.
5.12" AND SMALLER DIAMETER: IF UNDER 150 PSI WORKING PRESSURE, RESTRAINED
JOINT(S)
ARE TO BE USED. IF EQUAL TO OR OVER 150 PSI WORKING
PRESSURE, BOTH THRUST BLOCK(S) AND
RESTRAINED JOINT(S) SHALL BE USED.
LARGER THAN 12" DIAMETER: 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(S) AND
RESTRAINED JOINT(S) SHALL BE USED (UNLESS OTHERWISE
APPROVED BY THE PARTICIPATING UTILITY).
6. FOR RESTRAINED JOINT PIPING REQUIREMENTS AT FITTING R.J. PVC AND R.J. DIP MAY BE
USED INTERCHANGEABLY WITH APPROVAL FROM PARTICIPATING UTILITY. CONTRACTOR
MUST PLAN ACCORDINGLY FOR THE DIFFERENCE IN PVC AND DIP BELL AND SPIGOT
DIMENSIONS.
FACTOR OF SAFETY = 1.5
02/10/15
12" MAX. VERTICAL
ADJUSTMENT
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
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).
46"
6" MIN
(TYP.)32"
01/01/14
38
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: Subdivision Plan
Consider the request for approval of the amended final
subdivision plat filed by Simms Property, LLC., property
owner/developer, for a 7.564-acre tract known as Simms
Farm Section 1.
SUBMITTED BY: Mary Ellen Wines, CZA CFM
Zoning Administrator
SUMMARY OF INFORMATION:
Section 1 plans were modified and approved by this body September 15, 2021. The
modifications included moving the stormwater pond into an area where it can better collect
and detain the runoff from the development. There were no changes to the layout, or utilities.
The only changes were to the stormwater pond and associated easements.
STAFF RECOMMENDATION:
Staff notes that this plat amendment meets the requirements and recommends approval.
39
40
PLANNERS / ARCHITECTS / ENGINEERS / SURVEYORS
ROANOKE / RICHMOND / NEW RIVER VALLEY / STAUNTON / HARRISONBURG / LYNCHBURG DRAWN BY:EJP
CHECKED BY:DSH1208 Corporate Circle / Roanoke, Virginia 24018 / Phone (540) 772-9580 / www.balzer.cc
PRE
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03/25/2021
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