HomeMy WebLinkAbout3/16/2022 - Planning Commission - Agenda -Regular
Planning Commission Meeting
AGENDA
Wednesday, March 16, 2022, 7:00 P M
S alem C ivic C enter, C ommunity R oo m, 1001 R oanoke Boulevard, S alem, Virginia 24153
Wo rk S es sion, 6:00p .m., S alem C ivic C enter, 1001 R oano ke Boulevard, S alem, Virginia 24153
WORK SE SSI ON
1.C all to Order
2.Pledge of Allegiance
3.New Business
A.Discussion of items on the March 16th agenda
1. Kimball Avenue Townhomes
4.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 anuary 12, 2022, work session and regular
meeting.
4.New Business
A.K imball Av enue Townhomes
C onsider the request for approval of the Kimball Avenue Townhomes preliminary and final
plat and subdivision plan filed by Mt Regis Partners, LLC , property owners and Salem
Building Supply, developer, for a 0.82-acre tract known as the Kimball Avenue Townhomes.
5.Adjournment
Planni ng Commi ssi on Meeti ng
M INUTES
Wednesday, January 12, 2022, 7:00 P M
Work Session 6:00P M Council Chambers Conference Room, City Hall, 114 North
Broad Street:
WORK SE SSI ON
1.C all to Order
A work session of the Planning Commission of the City of Salem, Virginia, was held
in C ouncil C hambers Conference Room, C ity Hall, 114 North Broad Street, at 6:30
p.m. on J anuary 12, 2022; there being present the members of said Commission, to
wit: Vicki G. Daulton, Chair; Denise P. King, Vice C hair, Reid A. Garst II, J ackson
Beamer, and Neil L. Conner; together with William L. Simpson, J r., C ity Engineer,
Mary Ellen Wines, Zoning Administrator, and J im H. Guynn, J r., City Attorney; and
the following business was transacted:
C hair Daulton called the meeting to order at 6:00 p.m. and reported that this date,
place, and time had been set for the Commission to hold a work session.
2.New Business
A.Discussion of items on the January 12th agenda
1. C odes changes - Subdivision and site plan
2. Rezoning 630 Union Street - HM to HBD
3. Rezoning 407 East Burwell Street - RB to T BD
4. Special Exception Permit 2936 West Main Street - Massage Parlor
5. By-laws
A discussion was held regarding code changes for subdivision and site plan.
A discussion was held regarding rezoning 630 Union Street from HM to HBD.
A discussion was held regarding rezoning 407 East Burwell Street from RB to
T BD.
A discussion was held regarding a Special Exception Permit request for 2936 West
Main Street for a Massage Parlor.
A discussion was held regarding by-laws.
3.Adjournment
C hair Daulton inquired if there were any other items for discussion and hearing
none, adjourned the work session at 6:59 p.m.
RE GU L AR SE S SI ON
1.C all to Order
D UE TO A N EQ UIPMEN T MA LFUN C T IO N, T HESE MIN UT ES WERE
PREPA RED WIT HO UT T HE USE O F A N A UD IO REC O RD IN G.
A regular meeting of the Planning C ommission of the C ity of Salem, Virginia, was
held after due and proper notice in the C ouncil C hambers, C ity Hall, 114 North
Broad Street, Salem, Virginia, at 7:00 p.m., on J anuary12, 2022. Notice of such
hearing was published in the December 30, 2021, and J anuary 6, 2022, issues of the
"Salem Times Register," a newspaper published and having general circulation in
the C ity of Salem. All adjacent property owners were notified via the U. S. Postal
Service.
T he Commission, constituting a legal quorum, presided together with J im H. Guynn,
J r., City Attorney; J ames E. Taliaferro, II, C ity Manager and Executive Secretary,
ex officio member of said C ommission, to wit; William L. Simpson, J r., City
Engineer; and Mary Ellen Wines, Zoning Administrator; and the following business
was transacted:
C hair Daulton called the meeting to order at 7:00 p.m.
2.Pledge of Allegiance
3.Election of Officers
A.Election of Officers
In accordance with 15.2-2217 of the C ode of Virginia, consider the election of
Chairman and Vice-C hairman for 2022.
Vicki Daulton appointed C hair of the Commission on motion made by Member
Garst and seconded by Member C onner - all aye.
Dee King appointed Vice Chair of the C ommission on motion made by Member
C onner and seconded by Member Beamer - all aye.
4.C onsent Agenda
A.Minutes
Consider acceptance of the minutes from the December 15, 2021, work session and
regular meeting.
Minutes approved.
5.New Business
A.Amendment to the Zoning Ordinance
Hold public hearing to consider the request of Scott A. Boggs, property owner, for
rezoning the property located at 407 East Burwell Street (Tax Map # 120-1-5) from
RB Residential Business District to T BD Transitional Business District.
Staff noted the following:
T he subject property consists of a single parcel located at the corner of East
Burwell Street and T hompson Memorial Drive (Northbound), east of the
intersection with South College Avenue. T he size is approximately 0.1 acres and is
currently occupied by a two-story single family residence that was converted to an
office/commercial space.
T he subject property is currently zoned RB, Residential Business. As you may
remember, Residential Business was previously a light commercial district. T hrough
various changes over the last several years, it is more residential than business in
nature. As a result, the sign regulations have been amended to limit the amount of
signage more appropriate to residential districts.
C hapter 66 of T he Code of City of Salem regulates signage. RB limits the total
square footage of signage to 78 square feet. More specifically, wall signs are limited
to one per business at a maximum size of 6 square feet.
T he petitioner had applied for, and was denied, a permit for a 24 square foot wall
sign. T herefore, the petitioner has requested to rezone the property to T BD,
Transitional Business District. T his would allow for the larger sign.
As the future land use designates this area for Downtown, the T BD, Transitional
Business District would be appropriate as the district allows for commercial areas
near downtown that exhibit patterns of development similar, but less intensive than
the Downtown Business District.
Scott Boggs, property owner, appeared before the Commission to explain the
request.
No other person(s) appeared related to the request.
Neil Conner motioned to approve request of Scott A. Boggs, property owner, for
rezoning the property located at 407 East Burwell Street (Tax Map #120-1-5) from
RB Residential Business District to T BD Transitional Business District. Denise
King seconded the motion.
Ayes: Beamer, Conner, Daulton, Garst, King
B.Amendment to the Zoning Ordinance
Hold public hearing to consider the request of Union Plaza, LLC , contract
purchaser, and the City of Salem, property owner, for rezoning the property located
at 630 Union Street (Tax Map # 160-11-2) from HM Heavy Manufacturing District
to HBD Highway Business District.
Staff noted the following:
T he subject property consists of a single parcel located on the north side of Broome
Street at the corner of Union Street and Broome Street and at the corner of
C hapman Street and Broome Street. T he size is approximately 1.403 acres and is
currently vacant.
T he subject property is located within the FEMA designated Zone A E, 100-year
floodplain. T he contract purchaser has been adding fill to the property to conform to
the requirements of development in the floodplain.
T he contract purchaser proposes two 6,000 square foot multi-tenant commercial
buildings with a shared parking area in between. T he intended use is for
restaurant/retail space as the property has proximity to both 4th Street and to the
Moyer Sports C omplex.
As the future land use designates this area for commercial, the HBD, Highway
Business District would be appropriate as the district allows for a wide variety of
commercial uses that are typically found near major transportation arterials such as
4th Street.
Sheldon Henderson, agent for contract purchaser, appeared before the C ommission
to explain the request.
No other person(s) appeared related to the request.
Reid Garst motioned to approve the request of Union Plaza, LLC , contract
purchaser, and the C ity of Salem, property owner, for rezoning the property located
at 630 Union Street (Tax Map # 160-11-2) from HM Heavy Manufacturing District
to HBD Highway Business District. J ackson Beamer seconded the motion.
Ayes: Beamer, Conner, Daulton, Garst, King
C .Special Exception P ermit
Hold public hearing to consider the request of 2936 Salem Inc., dba Sunshine Spa
and 217 N Y Ave Corp , property owner, for the issuance of a Special Exception
Permit to allow a massage parlor at 2936 West Main Street (Tax Map # 210-1-2).
Staff noted the following:
T he subject property consists of a single parcel located on the west side of Bayne
Road at the corner of Bayne Road and West Main Street. T he size is approximately
0.404 acres. T he property contains a two-story house that was converted to an
office/commercial space with a garage/office in the rear.
Sunshine Spa applied for a business license. In that application they stated that they
perform acupuncture. Our Codes C ompliance Investigator went on location without
credentials to ascertain what services they offered (Please see attached notes). As a
result of that visit, it was determined that the establishment offered full body
massages. T hey were instructed that they had to apply for the massage technician
license and provide every employee’s license issued by the Board of Nursing,
otherwise they would be considered a massage parlor, not massage therapy (see
definition below). T hey could not provide the license from the Board of Nursing, so
it was determined that they were a massage parlor. A massage parlor requires a
special exception permit. T hey were instructed that they could not operate until the
special exception permit was granted. If the permit is approved, they will then need
to apply for the massage parlor license through the Police Department. During this
time, massage parlors in Salem were researched by another law enforcement agency
in the state. T his agency has access to a web forum that customers of these
establishments frequently post details of their visits. C opies of those posts are
included.
Massage parlors are defined as establishments having a fixed place of business
where any person other than a massage therapist, as licensed by the Virginia Board
of Nursing, administers or gives any kind or character of massage, manipulation of
the body or other similar procedure. Massage therapy as licensed by the Virginia
Board of Nursing shall be considered a personal service. T his definition shall not be
construed to include a hospital, nursing home, medical clinic, or the office of a duly
licensed physician, surgeon, physical therapist, chiropractor, osteopath, or a barber
shop or beauty salon in which massages are administered only to the scalp, the face,
the neck, or the shoulders, or an exercise club where massage is performed by a
person of the same sex as the subject of the massage.
T his property is located directly across Main Street from a local church and
diagonally across from a local elementary school. Due to this proximity along with
the possible extra services they may provide staff recommends denial of the special
exception permit.
Sun Yian Ying, business owner, and Witt C onner, property owner, appeared before
the C ommission to explain the request.
No other person(s) appeared related to the request.
Denise King motioned to deny request of 2936 Salem Inc., dba Sunshine Spa and
217 N Y Ave Corp, property owner, for the issuance of a Special Exception Permit
to allow a massage parlor at 2936 West Main Street (Tax Map # 210-1-2). Reid
Garst seconded the motion.
Ayes: Beamer, Daulton, Garst, King
Nays: Conner
D.Amendment to City Code - Chapter 106
Hold public hearing and consider ordinance on first reading amending C hapter 106,
Zoning, Article IV. Development Standards, Section 106-400 pertaining to site plan
review.
Mary Ellen Wines, Zoning Administrator, noted the following:
T he proposed amendment to the Zoning Ordinance is regarding the requirements for
site plan review. T here are three housekeeping items. One is the allowance of
agreements in lieu of plan, approved by the City Engineer, for sites that result in a
5,000-9,999 square foot increase in impervious surface area of the site. T his is done
in practice but is not explicitly stated in the code. T he second is amending the
responsibile party from the Director of Planning and Development (which is a
position that no longer exists) to the Zoning Administrator who has authority over
the Zoning Ordinance. T he third is the specifications of the format of the site plan.
T his section applies to the scale and type of documents submitted for review.
T he proposed amendment includes the addition of the minor site plan. T here are
many instances that only a one- or two-page plan is required for review, instead of
the full 20-page or so submittal. Currently, when this is the case, the requirements,
the process, and the fee remain the same for a full site plan. T his amendment would
allow for the smaller scale submission. Also included in the proposed amendment is
the requirement of elevation drawings for any site plan. T his will assist the city in
the review of proposed development.
No other person(s) appeared related to the amendment.
Neil Conner motioned to recommend approval of ordinance amending Chapter 106,
Zoning, Article IV. Development Standards, Section 106-400 pertaining to site plan
review. J ackson Beamer seconded the motion.
Ayes: Beamer, Conner, Daulton, Garst, King
E.Amendment to City Code - Chapter 78
Hold public hearing and consider ordinance on first reading amending C hapter 78,
Subdivisions, Article I Generally, Sections 78-103 and 78-105, Article II
Administration, 78-201, Article III Definitions, Section 78-300, Article IV Review
of Plats, Sections 78-402, 78-403, 78-406, 78-408, 78-416, and 78-421.4 of the
C O D E O F T HE C IT Y O F SA LEM, VIRG IN IA pertaining to the review of
subdivision site plans and plats.
Mary Ellen Wines, Zoning Administrator, noted the following:
T he proposed amendment to the Subdivision Ordinance is regarding the
requirements for submittal and approval of subdivision plats and subdivision site
plans. T he proposal is in an effort to simplify the current process. T here are four
housekeeping items. T he first is the definition of subdivision site plans. T his change
clarifies that the required plan is a subdivision site plan. T he second is the
clarification of the agents. T hrough the adoption of the Planning Commission by-
laws, the City Manager, and Director of C ommunity Development shall serve as the
agents of the Planning C ommission. T he third is amending the responsible party
from the Director of Planning and Development (which is a position that no longer
exists) to the Director of C ommunity Development. T he fourth are the
specifications of the format of the plats and subdivision site plans. T hese sections
apply to the scale and type of documents submitted for review.
T he proposed amendment includes a change in the approval process of major
subdivisions as required by the C ode of Virginia. Section 15.2-2260 states that the
city can require a preliminary plat for a major subdivision involving 50 or more lots.
However, a preliminary plat must be optional for a major subdivision involving less
than 50 lots.
T he proposed amendment also includes a change in the current process of major
subdivisions. C urrently it is required that the preliminary plat, the final plat, and the
site plan be approved by the Planning C ommission. With a large development with
multiple sections this can be a confusing and time-consuming process. It is proposed
to streamline the process by requiring only the final plat to be approved by the
C ommission. T he preliminary plat and subdivision site plan would be approved
administratively.
T he proposed amendment also includes a change that the C ommission must approve
any final plat recordation extension for a multiple phased project.
No other person(s) appeared related to the amendment.
Reid Garst motioned to recommend approval of ordinance amending Chapter 78,
Subdivisions, Article I Generally, Sections 78-103 and 78-105, Article II
Administration, 78-201, Article III Definitions, Section 78-300, Article IV Review
of Plats, Sections 78-402, 78-403, 78-406, 78-408, 78-416, and 78-421.4 of the
C O D E O F T HE C IT Y O F SA LEM, VIRG IN IA pertaining to the review of
subdivision site plans and plats. Neil C onner seconded the motion.
Ayes: Beamer, Conner, Daulton, Garst, King
F.P lanning Commission By-laws
Consider the adoption of By-laws in accordance with Title 15.2, C hapter 22,
Article 2, of the Code of Virginia.
Denise King motioned adoption of By-laws in accordance with Title 15.2, C hapter
22, Article 2, of the C ode of Virginia. J ackson Beamer seconded the motion.
Ayes: Beamer, Conner, Daulton, Garst, King
6.Adjournment
Meeting adjourned at 7:38 p.m.
Department of Community Development
PO BOX 869 • 21 South Bruffey Street • 24153-0869
540-375-3032 Fax: 540-375-4042
APPLICATION FOR SITE PLAN REVIEW
Please fill in the following information and see the attached check list of requirements. Approval
cannot be granted until all required materials have been submitted, reviewed and approved. A
site plan review fee of $500 plus $25/acre, if greater than one acre, is required for all plan reviews.
This fee covers two reviews: the initial review and one re-review. A fee of $75 will be charged for
additional reviews. Contact the Planning & Development Department at the above phone for
questions.
Name of Development: _____________________________________________________
Location: ___________________________________________________________
Tax Map #: _________________________________________________________
Proposed Use: ______________________________________________________
Name of Property Owner(s): ________________________________________________
Applicant: _______________________________________________________________
(to whom review comments will be sent)
Address: ________________________________________ Phone: ________________
Fax: ________________
Project Architect/Engineer (if different from applicant):
________________________________________________________________________
Zoning District of Site: _____________ Proffered Conditions: ___ Yes ___ No
TYPE OF REVIEW REQUESTED: ___ PRELIMINARY ___ FINAL (Check One)
The following information must accompany this application if applicable:
Site Plan Review Fee ______
For Staff Use:
Date Submitted__________
Fee ___________
KIMBALL AVENUE TOWNHOMES
405 KIMBALL AVENUE
235-1-2
TOWNHOMES
PHC OF VIRGINIA INC.
DEVELOPER: SALEM BUILDING SUPPLY CONTACT: BRAD GRAHAM
PO BOX 1164 SALEM , VA 24153
BALZER & ASSOICATES INC. CC: SPENSER DAVIS sdavis@balzer.cc
RMF X
X
$500
540-293-3520
Email: bradgrahamrealestate@gmail.com
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
.
0
0
B
A
S
E
.
d
w
g
P
L
O
T
T
E
D
:
3/
7
/
2
0
2
2
3
:
0
5
:
3
7
P
M
1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
SMD
BTC
BTC
1/4/2022
N/A
KI
M
B
A
L
L
A
V
E
N
U
E
T
O
W
N
H
O
M
E
S
CO
V
E
R
40
5
K
I
M
B
A
L
L
A
V
E
CI
T
Y
O
F
S
A
L
E
M
,
V
I
R
G
I
N
I
A
C1
04210054.00
3/7/2022
KIMBALL AVENUE
SALEM, VA 24153
405 KIMBALL AVENUE
LEGEND
ABBREVIATIONS
GENERAL NOTES
STORM SEWER/SWM/SWQ AS-BUILT NOTES:
SHEET INDEX
C1 COVER
C1.1 GENERAL NOTES
C2 EXISTING CONDITIONS & DEMOLITION PLAN
C3 LAYOUT PLAN
C4 UTILITY PLAN
C5 GRADING PLAN
C6 EROSION & SEDIMENT CONTROL PLAN PHASE 1
C7 EROSION & SEDIMENT CONTROL PLAN PHASE 2
C8 EROSION & SEDIMENT CONTROL NOTES
C9 EROSION & SEDIMENT CONTROL DETAILS
C10 LANDSCAPE PLAN
C11 SITE DETAILS1
C12 WESTERN VA REGIONAL DETAILS
ENGINEERS NOTES
VICINITY MAP
NTS
TOWNHOMES
SITE INFORMATION:
KIMBALL AVE
PY
R
T
L
E
D
R
VI
N
E
S
T
MORAN AVE
MO
U
N
T
R
E
G
I
S
D
R
B
O
W
M
A
N
A
V
E
F
R
O
N
T
A
V
E
3/7/2022
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
.
0
0
B
A
S
E
.
d
w
g
P
L
O
T
T
E
D
:
3/
7
/
2
0
2
2
3
:
0
5
:
4
1
P
M
1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
SMD
BTC
BTC
1/4/2022
N/A
KI
M
B
A
L
L
A
V
E
N
U
E
T
O
W
N
H
O
M
E
S
GE
N
E
R
A
L
N
O
T
E
S
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
,
V
I
R
G
I
N
I
A
C1.1
04210054.00
3/7/2022
SANITARY SEWER NOTES
WATER NOTES
3/7/2022
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
C
2
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
.
0
0
B
A
S
E
.
d
w
g
P
L
O
T
T
E
D
:
3/
7
/
2
0
2
2
3
:
0
5
:
4
7
P
M
1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
SMD
BTC
BTC
1/4/2022
1" = 20'
KI
M
B
A
L
L
A
V
E
N
U
E
T
O
W
N
H
O
M
E
S
EX
I
S
T
I
N
G
C
O
N
D
I
T
I
O
N
S
&
D
E
M
O
L
I
T
I
O
N
P
L
A
N
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
,
V
I
R
G
I
N
I
A
C2
04210054.00
3/7/2022
DEMOLITION NOTES
3/7/2022
PROPOSED BLDG.
10,500 SF
LOT 1
4,088 SF
LOT 2
2,728 SF
LOT 3
2,497 SF LOT 4
2,265 SF
LOT 5
2,169 SF LOT 6
2,021 SF LOT 7
3,784 SF
C
2
LOT 8
COMMON LOT
17,256 SF
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
.
0
0
B
A
S
E
.
d
w
g
P
L
O
T
T
E
D
:
3/
7
/
2
0
2
2
3
:
0
5
:
5
2
P
M
1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
SMD
BTC
BTC
1/4/2022
1" = 20'
KI
M
B
A
L
L
A
V
E
N
U
E
T
O
W
N
H
O
M
E
S
LA
Y
O
U
T
P
L
A
N
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
,
V
I
R
G
I
N
I
A
C3
04210054.00
3/7/2022
3/7/2022
PROPOSED BLDG.
10,500 SF
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
.
0
0
B
A
S
E
.
d
w
g
P
L
O
T
T
E
D
:
3/
7
/
2
0
2
2
3
:
0
5
:
5
7
P
M
1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
SMD
BTC
BTC
1/4/2022
1" = 20'
KI
M
B
A
L
L
A
V
E
N
U
E
T
O
W
N
H
O
M
E
S
UT
I
L
I
T
Y
P
L
A
N
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
,
V
I
R
G
I
N
I
A
C4
04210054.00
3/7/2022
3/7/2022
PROPOSED BLDG.
10,500 SF
FFE: 1141
BASEMENT FF: 1132
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
.
0
0
B
A
S
E
.
d
w
g
P
L
O
T
T
E
D
:
3/
7
/
2
0
2
2
3
:
0
6
:
0
2
P
M
1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
SMD
BTC
BTC
1/4/2022
1" = 20'
KI
M
B
A
L
L
A
V
E
N
U
E
T
O
W
N
H
O
M
E
S
GR
A
D
I
N
G
P
L
A
N
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
,
V
I
R
G
I
N
I
A
C5
04210054.00
3/7/2022
3/7/2022
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
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
.
0
0
B
A
S
E
.
d
w
g
P
L
O
T
T
E
D
:
3/
7
/
2
0
2
2
3
:
0
6
:
0
7
P
M
1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
SMD
BTC
BTC
1/4/2022
1" = 20'
KI
M
B
A
L
L
A
V
E
N
U
E
T
O
W
N
H
O
M
E
S
ER
O
S
I
O
N
&
S
E
D
I
M
E
N
T
C
O
N
T
R
O
L
P
L
A
N
P
H
A
S
E
1
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
,
V
I
R
G
I
N
I
A
C6
04210054.00
3/7/2022
3/7/2022
PROPOSED BLDG.
10,500 SF
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
.
0
0
B
A
S
E
.
d
w
g
P
L
O
T
T
E
D
:
3/
7
/
2
0
2
2
3
:
0
6
:
1
2
P
M
1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
SMD
BTC
BTC
1/4/2022
1" = 20'
KI
M
B
A
L
L
A
V
E
N
U
E
T
O
W
N
H
O
M
E
S
ER
O
S
I
O
N
&
S
E
D
I
M
E
N
T
C
O
N
T
R
O
L
P
L
A
N
P
H
A
S
E
2
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
,
V
I
R
G
I
N
I
A
C7
04210054.00
3/7/2022
3/7/2022
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
.
0
0
B
A
S
E
.
d
w
g
P
L
O
T
T
E
D
:
3/
7
/
2
0
2
2
3
:
0
6
:
1
6
P
M
1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
SMD
BTC
BTC
1/4/2022
N/A
KI
M
B
A
L
L
A
V
E
N
U
E
T
O
W
N
H
O
M
E
S
ER
O
S
I
O
N
&
S
E
D
I
M
E
N
T
C
O
N
T
R
O
L
N
O
T
E
S
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
,
V
I
R
G
I
N
I
A
C8
04210054.00
3/7/2022
3/7/2022
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
.
0
0
B
A
S
E
.
d
w
g
P
L
O
T
T
E
D
:
3/
7
/
2
0
2
2
3
:
0
6
:
2
1
P
M
1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
SMD
BTC
BTC
1/4/2022
1" = 20'
KI
M
B
A
L
L
A
V
E
N
U
E
T
O
W
N
H
O
M
E
S
ER
O
S
I
O
N
&
S
E
D
I
M
E
N
T
C
O
N
T
R
O
L
D
E
T
A
I
L
S
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
,
V
I
R
G
I
N
I
A
C9
04210054.00
3/7/2022
FERTILIZER SPECIFICATIONS AND
RATES FOR MANAGEMENT
PERMANENT SEEDING
SPECIFICATIONSPS
TEMPORARY SEEDING
SPECIFICATIONSTS
3/7/2022
* NOTE: NO SEED MIXTURE TO CONTAIN CROWN VETCH, FLAT PEA, LESPEDZA, OR OTHER
INVASIVE SPECIES. SUBSTITUTE ANNUAL COVER CROP/EROSION-CONTROL SPECIES SUCH
AS: CLOVER, PATRIDGE PEA, OATS, BARLEY, MILLET, RYE, OR OTHER NON-INVASIVE COVER
CROP/EROSION-CONTROL SEED MIZES. TEMPORARY/PERMANENT SEEDING PAIRED WITH
EROSION CONTROL METHODS OF DISTURBED AREAS, SHOULD BE COMPLETED ASAP
FOLLOWING COMPLETION OF WORK. SEASONAL TIMING & PROJECT SITE WILL DICTATE
APPROPRIATE SEEDING MIX.
PROPOSED BLDG.
10,500 SF
NOTE: LANDSCAPING REQUIREMENTS REDUCED
BY ZONING ADMINISTRATOR FOR UTILITY
MAINTENANCE AND SERVICEABILITY FOR BUFFER
YARD ALONG WESTERN, NORTHERN, AND
EASTERN PROPERTY LINES
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
.
0
0
B
A
S
E
.
d
w
g
P
L
O
T
T
E
D
:
3/
7
/
2
0
2
2
3
:
0
6
:
2
7
P
M
1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
SMD
BTC
BTC
1/4/2022
1" = 20'
KI
M
B
A
L
L
A
V
E
N
U
E
T
O
W
N
H
O
M
E
S
LA
N
D
S
C
A
P
E
P
L
A
N
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
,
V
I
R
G
I
N
I
A
C10
04210054.00
3/7/2022
DEC. TREE PLANTING DETAIL
NO SCALE
MULTI-STEM PLANTING DETAIL
NO SCALE
LANDSCAPE SCHEDULE:
3/7/2022
EVERGREEN TREE PLANTING DETAIL
NO SCALE
TREES QTY BOTANICAL / COMMON NAME CONT CAL HT
3 Cercis canadensis `Forest Pansy` / Forest Pansy Eastern Redbud B & B
EVERGREEN TREES QTY BOTANICAL / COMMON NAME CONT CAL HT
8 Cedrus atlantica / Atlas Cedar B & B 2" CAL. MIN.
8 Picea abies / Norway Spruce B & B 2" CAL. MIN.
10 Pinus strobus 'Louie' / Louie Eastern White Pine B & B 2" CAL. MIN.
LARGE TREE QTY BOTANICAL / COMMON NAME CONT CAL HT
2 Ginkgo biloba `Princeton Sentry` / Princeton Sentry Ginkgo B & B 2.50" CAL. MIN.8`-10` MIN.
PLANT SCHEDULE
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
.
0
0
B
A
S
E
.
d
w
g
P
L
O
T
T
E
D
:
3/
7
/
2
0
2
2
3
:
0
6
:
3
1
P
M
1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
SMD
BTC
BTC
1/4/2022
N/A
KI
M
B
A
L
L
A
V
E
N
U
E
T
O
W
N
H
O
M
E
S
SI
T
E
D
E
T
A
I
L
S
1
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
,
V
I
R
G
I
N
I
A
C11
04210054.00
3/7/2022
CG-2 DETAIL
PAVEMENT JOINT DETAIL
LIGHT DUTY ASPHALT PAVEMENT SECTIONPAVEMENT ARROWS
DOWNSPOUT CONNECTION DETAIL
3/7/2022
UNDERGROUND GRAVEL INFILTRATION PIT
CURB CUT DETAIL - SECTION
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
.
0
0
B
A
S
E
.
d
w
g
P
L
O
T
T
E
D
:
3/
7
/
2
0
2
2
3
:
0
6
:
3
6
P
M
1208 Corporate Circle
Roanoke, VA 24018
540.772.9580
SMD
BTC
BTC
1/4/2022
N/A
KI
M
B
A
L
L
A
V
E
N
U
E
T
O
W
N
H
O
M
E
S
WE
S
T
E
R
N
V
A
R
E
G
I
O
N
A
L
D
E
T
A
I
L
S
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
,
V
I
R
G
I
N
I
A
C12
04210054.00
3/7/2022
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
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.
01/01/14
CONTRACTOR TO EXPOSE
& CLEAN PIPE IN
ACCORDANCE WITH
MANUFACTURERS
RECOMMENDATIONS
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)
45° 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
11.25° OR 22.5°
BEND
SEWER
MAIN
SAME AS
ABOVE
01/01/14
(SEE NOTE #2)
TEE, WYE, TEE/WYE OR
COMBINATION OF WYE & 45°
BEND FITTINGS SHALL BE
SIZED AS REQUIRED
2'-0" MIN.
2'-0" MIN.
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
(SEE NOTE #6)
HORIZONTAL SECTION SHALL
EXTEND A MINIMUM OF 5' OR
AS DIRECTED BY THE
PARTICIPATING UTILITY
(SEE NOTE #2)
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
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 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)
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
BLUE = TRACE SAFE TRACER WIRE
BLACK = GROUND WIRE & GROUND BAR
TS19-IL-LC-C = TRACE SAFE LOCATING CLIP AT GROUND BAR
TS19-C = SERVICE LATERAL TRACE SAFE CONNECTOR
GROUND WIRE = #6 AWG COPPER WIRE
NOTE: LEAVE FIVE FEET (5') OF EXCESS TRACER WIRE COILED UP IN VAULT
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)
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" 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
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
30°- 45°
WA
T
E
R
M
A
I
N
09/07/17
3/7/2022
NOTE:
1.SERVICE LINE SHALL BE COPPER
2.METER BOX LID SHALL BE RECTANGULAR NICOR READ-RITE LID
MODEL B9XNLBLKWATfl WITH "WATER" LOGO
First Floor
0' -0"
TOP First
9' -1 1/8"
Roof
25' -0"
Basement
-9' -7 1/2"
T.O. Footing
-9' -11 1/2"
B.O. Footing
-10' -11 1/2"
Foundation
-0' -11 1/2"
DC EB FA G H
OH TYP.
1' - 0"
OH TYP.
1' - 0"
9080 GARAGE
DOOR
TAPERED SQ. COLUMN
W/10" SHAFT AT
BOTTOM ON 20" SQ.
STONE BASE
SIDING
ASPHALT ROOFING
SHINGLES
CRAFTSMAN BRACKET
SHAKE SIDING
STONE VENEER
6" BAND
12
12
12
12
12
12
12
12
12
12
12
12
12
12
12
12
12
12
12
12 12
12
4499
9
9 9
9
9
9
9" WINDOW HEAD9" DOOR HEAD
First Floor
0' -0"
TOP First
9' -1 1/8"
Roof
25' -0"
Basement
-9' -7 1/2"
T.O. Footing
-9' -11 1/2"
B.O. Footing
-10' -11 1/2"
Foundation
-0' -11 1/2"
D CE BF AGH
OH TYP.
1' - 0"
OH TYP.
1' - 7 1/2"
5.5
1212
12
12
12
BRICK TO GRADE TYPICAL ALL
LOCATIONS EXCEPT GARAGES(BRICK
WITH WATERTABLE)
SIDING
ASPHALT ROOFING
SHINGLES
9
3.
5
3.
5
3.
5
3.
5
9
99
3.
5
3.
5
9
3.
5
9
9
9
Floyd N Greene
Design and Drafting
4304 Belle Aire Circle SW
Roanoke VA 24018
fngarchdd246@gmail.com
540 467-1086
Date
2/
1
7
/
2
0
2
2
1
:
4
2
:
4
8
P
M
A6Mt Regis Townhomes
Graham Construction
Salem VA
2/17/22
1/8" = 1'-0"1 Front
1/8" = 1'-0"2 Rear
Front
Rear
First Floor
0' -0"
TOP First
9' -1 1/8"
Roof
25' -0"
Basement
-9' -7 1/2"
T.O. Footing
-9' -11 1/2"
B.O. Footing
-10' -11 1/2"
Foundation
-0' -11 1/2"
9
12
4
12
BRICK TO GRADE TYPICAL ALL
LOCATIONS EXCEPT GARAGES(BRICK
WITH WATERTABLE)
BRICK WITH WATERTABLE
AT GARAGES
SIDING
ASPHALT ROOFING
SHINGLES
5.
5
12
First Floor
0' -0"
TOP First
9' -1 1/8"
Roof
25' -0"
Basement
-9' -7 1/2"
T.O. Footing
-9' -11 1/2"
B.O. Footing
-10' -11 1/2"
Foundation
-0' -11 1/2"
OH TYP.
1' - 0"
9
12
3.5
12
3.5
12
BRICK TO GRADE TYPICAL ALL
LOCATIONS EXCEPT GARAGES(BRICK
WITH WATERTABLE)
SIDING
ASPHALT ROOFING
SHINGLES125.
5
5.
5
9
12
3.5
12
Floyd N Greene
Design and Drafting
4304 Belle Aire Circle SW
Roanoke VA 24018
fngarchdd246@gmail.com
540 467-1086
Date
2/
1
7
/
2
0
2
2
1
:
4
2
:
4
8
P
M
A7Mt Regis Townhomes
Graham Construction
Salem VA
2/17/22
1/8" = 1'-0"1 West
1/8" = 1'-0"2 East
East
West
DRAWN BY:DSH
CHECKED BY:JRM1208 Corporate Circle / Roanoke, Virginia 24018 / Phone (540) 772-9580 / www.balzer.cc
PR
E
L
I
M
I
N
A
R
Y
03-02-2022
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
\
s
u
r
v
e
y
\
d
r
a
w
i
n
g
s
\
2
0
2
2
-
0
3
-
0
7
r
s
u
b
d
i
v
i
s
i
o
n
-
0
4
2
1
0
0
5
4
.
d
w
g
PLANNERS / ARCHITECTS / ENGINEERS / SURVEYORS
ROANOKE / RICHMOND / NEW RIVER VALLEY / SHENANDOAH VALLEY