216 n. commerce st. site plan and supporting documents

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Dumb Home, LLC 309 Windsor Ave Centreville, MD 21617 301-529-2368 dumbhome@gmail.com compacthomeplans.com April 3, 2024 Town of Centreville Board of Zoning Appeals Frederick Beu, Chair 101 Lawyer’s Row Centreville, MD 21617 RE: Variance Application – Tred Avon Partners, LLC 216 N Commerce St Mixed-Use Building Dear Mr. Beu:

Please accept this site plan submission and variance application for consideration and to be scheduled at your earliest convenience. We are providing 17 copies of the items listed below (one full size and sixteen 11x17) as well as digital scans:

1. Fee check for $300

2. Variance Application form

3. “Site and Construction Plan” Sheets 1-3 (Sheets 4-9 are technical in nature and have no

substantive revisions as compared the 12/1/23 plan set.)

4. Schematic Design rendering, elevations and floor plans by Torchio Architects

5. Cover Letter for April 17th Planning Commission meeting

6. Letter describing the project's compliance with the Centreville Design Standards (CDS)

Please note that this submittal doubles as a re-submittal of the site plan for consideration by the Planning Commission (PC) on April 17, 2024. The items listed above address comments and issues discussed during our presentation to the PC on February 21, 2024, and we have made minor revisions to the architectural plans and engineering site plans as a result. For the purposes of your evaluation of the variance application, we expect you will focus on Items #2 and 3, and the remaining items may be

of interest in understanding the overall project goals and design feature.

As noted on the application form, the purpose for this application is that the Centreville Zoning Code

170-32 C.2.d.

requires driveway entrances to be located at least 7 1/2 feet from side lot lines. We are requesting a reduction so that the face of curb is 0.5’ from the right-side lot line. This is necessary to provide width for the required 14’ wide entrance driveway and still leave room for a commercially viable building, as well as the existing driveway encroachment on the left side of the lot.

In support of our request, we ask that you keep in mind that the property is zoned Central Business District (CBD). Please review the Sheet 3 site plan and observe the entrance driveway configuration, building size & layout, and the driveway encroachment on the left (north) side from the Echo 5 LLC property. We believe it is obvious that it is not possible to develop the 59’ wide lot in a way that is

typical of existing lots within the CBD district while still complying with 7.5’ separation requirement.

Tred Avon Partners – 216 N. Commerce St Board of Zoning Appeals Variance Application April 2, 2024 Page 2 We do not believe this provision in the code was intended to limit the footprint size or floor area of proposed building improvements in the CBD zone. Compliance with the standard would have the practical effect of forcing the propose building to be narrowed from 32’ wide to 25’, (a 22% reduction

in width and floor area).

Moreover, providing a 7.5’ separation makes perfect sense for projects in less dense zoning districts that require more landscaping and side bufferyards, such as the commercial entrances along Roue 213 from the split at Citgo, south through the Food Lion shopping center. It is not compatible with existing development in the CBD zone.

In addition, we would like to note that this requirement is not met by approximately 25 existing properties/sites within the CBD zone as marked on the attached annotated zoning map. For this reason, we do not believe that granting the variance will give the applicant a benefit that is more advantageous than any existing property in the downtown area. We would also like to note that the Town Planner has indicated unofficially that the 7.5’ separation requirement is not appropriate in the

CBD zone and recommends that the code be revised.

We look forward to presenting the project to you in the near future and discussing these issues in more depth. We are also open to hearing if you have particular concerns or would like us to prepare additional exhibits prior to the hearing in order for us to make the best possible information available to you at the hearing.

Sincerely, Steve Layden, P.E., LEED AP pdf: Bo Feaga, Tred Avon Partners, LLC Greg Torchio, Torchio Architects, Inc.

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SITE,SEC,STORMWATERMANAGAGEMENT,ANDUTILITYPLANS

SITENOTES

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1. PROPERTYSHOWNHEREONISDESIGNATEDASTAXMAP44C,GRID8,PARCEL778. W

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2. DEEDREFERENCE:4249130 ANDPLATREFERENCE: E R

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3. THISSITEISZONEDCBD-CENTRALBUSINESSDISTRICT E

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3.1. FRONTSETBACK =0FEET T O 432024

3.2. SIDESETBACK =0FEET PLAN

3.3. REARSETBACK =5FEET

SITESTATISTICS

4. EXISTINGUSE:VACANT

5. PROPOSEDUSE:MIXEDCOMMERCIALANDRESIDENTIALAPARTMENT TOTALSITEAREA= (cid:27)(cid:15)(cid:25)(cid:25)(cid:25)(cid:3)(cid:54)(cid:41)(cid:147) (cid:19)(cid:17)(cid:20)(cid:28)(cid:28)(cid:3)(cid:36)(cid:38)(cid:17)(cid:3)(cid:147)

EXISTINGIMPERVIOUSAREA(6.5)= (cid:3)(cid:3)(cid:3)(cid:24)(cid:25)(cid:21)(cid:3)(cid:54)(cid:41)(cid:147) (cid:19)(cid:17)(cid:19)(cid:20)(cid:22)(cid:3)(cid:3)(cid:36)(cid:38)(cid:17)(cid:3)(cid:147)

6. PROPERTYLINESSHOWNHEREONAREBASEDONASURVEYTITLED,"SURVEYONTHE

IMPERVIOUSAREATOBEREMOVED= (cid:3)(cid:3)(cid:3)(cid:23)(cid:26)(cid:20)(cid:3)(cid:54)(cid:41)(cid:3)(cid:147) (cid:19)(cid:17)(cid:19)(cid:20)(cid:20)(cid:3)(cid:3)(cid:36)(cid:38)(cid:17)(cid:3)(cid:147)

LANDSOFTREDAVONPARTNERS,LLC"PREPAREDBYMICHAELA.SCOTT,INCDATED

IMPERVIOUSAREATOBEADDED= (cid:26)(cid:15)(cid:20)(cid:19)(cid:27)(cid:3)(cid:3)(cid:54)(cid:41)(cid:3)(cid:147) (cid:19)(cid:17)(cid:20)(cid:25)(cid:22)(cid:3)(cid:36)(cid:38)(cid:17)(cid:3)(cid:147) OCTOBER,2023.

RD RESULTINGIMPERVIOUSAREA(83.0)= (cid:26)(cid:15)(cid:20)(cid:28)(cid:28)(cid:3)(cid:54)(cid:41)(cid:3)(cid:147) (cid:19)(cid:17)(cid:20)(cid:25)(cid:24)(cid:3)(cid:3)(cid:36)(cid:38)(cid:17)(cid:3)(cid:147)

7. TOPOGRAPHYWASOBTAINEDFROMTHEAFOREMENTIONEDSURVEYANDISONAN

MAXIMUMIMPERVIOUSAREA(85)= (cid:26)(cid:15)(cid:22)(cid:25)(cid:25)(cid:3)(cid:54)(cid:41)(cid:3)(cid:147) (cid:19)(cid:17)(cid:20)(cid:25)(cid:28)(cid:3)(cid:3)(cid:36)(cid:38)(cid:17)(cid:3)(cid:147) ASSUMEDHORIZONTALANDVERTICALDATUM.

8. THEPROPERTYISSERVEDBYTHEPUBLICWATERANDSEWER.

9. SOILSWITHINTHELIMITOFDISTURBANCECONSISTENTIRELYOFINGLESIDESANDYLOAM PARKINGCALCULATIONS

(IgA),HYDROLOGICSOILGROUPA,KFACTOR0.15,ASPERTHEUSDA-NRCSWEBSOIL

SITE

SURVEYASOFOCTOBER2023. 900S.F.COMMERCIAL@1SPACEPER300SF= 3SPACES

10. THEPROPERTYISNOTLOCATEDWITHINTHEONEPERCENTCHANCEFLOODPLAIN ONE1-BRRESIDENTIALAPARTMENT@1.5SPACESEACH= 1.5SPACES

ACCORDINGTOTHEFEDERALEMERGENCYMANAGEMENTAGENCY'SF.I.R.M.MAPFOR FOUR2-BRRESIDENTIALAPARTMENTS@2.25SPACESEACH= 9SPACES QUEENANNE'SCOUNTY,PANELNO.24035C0212D,DATED:11052014. TOTALPARKINGSPACESREQUIREDPERTOWNCODE= 14SPACES

11. THEPROPERTYISNOTLOCATEDWITHINTHECHESAPEAKEBAYCRITICALAREA.

REDUCEDPARKINGCREDITPER170-32B.2.BASEDONANNEARUNDELCOUNTY

12. THEREAPPEARTOBENONON-TIDALWETLANDSONTHEPROPERTY. PARKINGSTANDARDS(14REDUCTION) 2SPACEREDUCTION

13. THEREARENOSTEEPSLOPESONTHEPROPERTY. (ONE1-BRAPT.@1SPC.UNIT+FOUR2-BRAPTS.@2SPC.UNIT

1+8=9SPACESREQUIREDFORDWELLINGSINAACOUNTYPER18-3-104

14. NOFORESTISPROPOSEDTOBEDISTURBEDASPARTOFTHEPROPOSEDDEVELOPMENT.

15. THEPROPERTYDOESNOTAPPEARTOCONTAINRARE,THREATENEDORENDANGERED

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SPECIESHABITATANDISNOTMAPPEDASASENSITIVESPECIESPROJECTREVIEWAREA ANDRESIDENTIALPARKINGTIMES*= 3SPACEREDUCTION ASOFNOVEMBER2023. * NOTETHATTHELEASEDOCUMENTFORTHECOMMERCIALSPACEISPROPOSEDTO

VICINITYMAP

INCLUDELANGUAGETHATTHATEMPLOYEESANDCUSTOMERSAREREQUESTEDTO

SCALE:1"=1000' UTILIZEON-STREETPARKINGSPACESATALLTIMES.

GENERALNOTES

1. THEEXISTINGUTILITIESSHOWNINTHESEDRAWINGSISBASEDONBESTAVAILABLEINFORMATION,AND NETREQUIREDPARKINGSPACESREQUIRED= 9SPACES

WEARENOTAWAREOFANYUNDERGROUNDUTILITIESONTHEPROPERTY.NOGUARANTEETOTHE

INDEXOFDRAWINGS

ACCURACYOFTHELOCATION(HORIZONTALORVERTICAL)ISMADEBYTHEENGINEER.CONTRACTORTO ONSITESPACESPROVIDED= 8SPACES FIELDVERIFYANDTESTPITASNEEDEDTOVERIFYTHELOCATIONOFTHEEXISTINGUTILITIES.THIS

PARKINGCREDITPER170-32A.OFFSITEPARKINGCREDITED

SHALLBEDONEASPARTOFTHECONTRACTFORTHEWORKSHOWNINTHESEDRAWINGS.ANYDAMAGE SHEET DESCRIPTION

TOTHESITE:

INCURREDTOSUCHUTILITIESSHALLBEREPAIREDIMMEDIATELYATTHECONTRACTOR'SEXPENSE.

1 TITLESHEET REQUESTING3ON-STREETPARKINGSPACESONNCOMMERCE

2. THECONTRACTORSHALLNOTIFYTHEFOLLOWINGTWO(2)WEEKSPRIORTOTHESTARTOF 2 EXISTINGCONDITIONSPLAN STREETBECREDITEDTOWARDTHEPROPOSEDDEVELOPMENT

CONSTRUCTIONTOSCHEDULEAPRE-CONSTRUCTIONMEETING: 3 SITEPLAN FORTHECOMMERCIALAPARTMENT. 3SPACES

4 GRADING&SEDIMENT&EROSIONCONTROLPLAN

MDDEPARTMENTOFTHEENVIRONMENTINSPECTOR 410-901-4020

5 STORMWATERMANAGEMENTPLAN (NOTETHATADDITIONALON-STREETPARKINGSPACESAREAVAILABLEINTHE

TOWNOFCENTREVILLEDEPT.OFPUBLICWORKS 410-758-1180

6 UTILITYPLAN COURTHOUSESQUAREAREA,ASWELLASOFFSITESPACESBEINGAVAILABLEIN

QUEENANNE'SCOUNTYDEPT.OFPUBLICWORKS 410-758-0925

7 SEDIMENT&EROSIONCONTROLDETAILS THEADJACENTDEPARTMENTOFHEALTHPARKINGLOT.)

DELMARVAPOWER 410-758-0830

8 STORMWATERDETAILS

MISSUTILITY 800-441-8355

9 STORMTECHDETAILS TOTALPARKINGSPACESPROVIDED= 11SPACES

DUMBHOME,LLC 1-410-758-2237

INCLUDINGONEHANDICAPPARKINGSPACE

3. ALLCONSTRUCTIONWITHINPUBLICANDPRIVATEROADSSHALLBEMARKEDFORTRAFFICAND OWNERDEVELOPER PREMISEADDRESS

PEDESTRIANSAFETY.ALLSIGNSSHALLBEPLACEDINACCORDANCEWITHSECTIONVIOFTHEMANUAL ONUNIFORMTRAFFICCONTROLDEVICES.

TREDAVONPARTNERS,LLC 216NCOMMERCEST

4. ALLMATERIALSANDMETHODSOFCONSTRUCTIONSHALLBEINCONFORMANCEWITHTHETOWNOF POBOX387 CENTREVILLE,MD21617

CENTREVILLEDEPARTMENTOFPUBLICWORKS.

11MARCIALN

5. THECONTRACTORASSUMESALLRESPONSIBILITIESFORANYDEVIATIONSFROMTHESEPLANS,UNLESS DORSET,VT05251

SAIDDEVIATIONISAPPROVEDBYTHEENGINEER.THECONTRACTORSHALLRECEIVEWRITTEN (443)480-2532 PERMISSIONFROMTHEENGINEERIFADEVIATIONOFTHEPLANISNECESSARY.

SURVEYOR ENGINEER

6. ALLDISTURBEDAREASSHALLBESMOOTHLYGRADEDTOPROVIDEPOSITIVEDRAINAGEINTHEDIRECTION

PLANNINGCOMMISSIONCERTIFICATE

OFFLOWARROWS,SPOTGRADES,ANDCONTOURSSHOWNHEREONANDSTABILIZEDWITHTOPSOIL, SEED,ANDMULCH.IFSETTLEMENTOCCURS,TOPSOIL,SEEDINGANDMULCHINGSHALLBEREPEATED MICHAELA.SCOTT,INC. DUMBHOME,LLC THISISTOCERTIFYTHATTHISSITEPLANWASAPPROVEDBY UNTILSETTLEMENTSUBSIDES(SEEEROSIONANDSEDIMENTCONTROLSPECIFICATIONS). 400SCROSSST,STE4 309WINDSORAVE THECENTREVILLEPLANNINGCOMMISSIONONTHE DAY 7. ALLTRASH,TREES,DEMOLITIONDEBRIS,ANDUNDERBRUSHARETOBECLEAREDANDREMOVEDOFF CHESTERTOWN,MD21620 CENTREVILLE,MD21617

OF ,20 . SITETOANAPPROVEDDUMPSITEBYTHECONTRACTOR. PHONE:(410)778-2310 PHONE:(301)529-2368

8. ANYEXCESSEXCAVATEDMATERIALPLACEDOUTSIDEOFTHOSEAREASDESIGNATEDONTHISPLAN

SHALLMEETAPPROVALOFTHETOWNANDQUEENANNE'SCOUNTYINSPECTORSANDENGINEER.

9. ANYEXISTINGSURVEYMONUMENTATIONTHATISDISTURBEDDURINGCONSTRUCTIONSHALLBE

SIGNATUREDATE

REPLACEDBYAREGISTEREDSURVEYORATTHECONTRACTOR'SEXPENSE.

10. ALLFILLAREASWITHINLIMITSOFPAVEMENT,BUILDINGCONSTRUCTION,ANDOTHERAREASAS

DESIGNATEDONTHESEPLANSSHALLBECOMPACTEDTO95MODIFIEDPROCTORDENSITYANDLAID DEPARTMENTOFEMERGENCY ANDCOMPACTEDIN8"MAXIMUMLIFTS.

SEDIMENT&EROSIONCONTROL

SERVICESOFFICEOFTHEFIRE 11. ALLFILLAREASWITHINLIMITSOFWALKS,PATIOS,ETC.SHALLBECOMPACTEDTO90MODIFIED

PROCTORDENSITYANDLAIDANDCOMPACTEDIN8"MAXIMUMLIFTS. SITEINFORMATION:

MARSHALCERTIFICATE

12. IFPOSSIBLE,EXCAVATIONSANDTRENCHESSHALLNOTREMAINOPENOVERNIGHT.IFITISNECESSARY

FORTRENCHESTOREMAINOPEN,STEELPLATES,CAPABLEOFBEARINGTRAFFIC,SHALLBEUSEDTO TOTALSITEAREA 8,666 SQ.FT.

THISISTOCERTIFYTHATTHISSITEPLANWASAPPROVEDBYTHEQUEEN

COMPLETELYCOVERTHETRENCHORSAFETYFENCINGSHALLBEINSTALLEDTOCOMPLETELYENCLOSE LIMITOFDISTURBANCE(ONSITE) 8,666 SQ.FT

ANNE'SCOUNTYDEPARTMENTOFEMERGENCYSERVICES-OFFICEOF

THEFIREMARSHALONTHE DAYOF ,20 . THEEXCAVATIONORTRENCH. PROPOSEDIMPERVIOUSAREA 7,199 SQ.FT

VEGETATIVELYSTABILIZEDAREA 1,467 SQ.FT

13. THECONTRACTORSHALLPROVIDETHEQUEENANNE'SCOUNTYSWMINSPECTORANDTHETOWNOF

LIMITOFDISTURBANCE(OFFSITE) 50 SQ.FT

CENTREVILLEWITHASETOFRED-LINEDAS-BUILTSOFTHEPROPOSEDSTORMWATERFACILITIES.RED

OFFSITEIMPERVIOUSAREA 50 SQ.FT

LINESSHALLSHOWTHEHORIZONTALANDVERTICALLOCATIONOFALLUNDERGROUNDPIPINGAND

JEFFREYMORGAN,FIREMARSHAL. TOTALLIMITOFDISTURBANCE 8,716 SQ.FT

STRUCTURESASSURVEYED,BEFOREBEINGBACKFILLED.

APPROVEDBY: APPROVEDBY: REVISIONS: DATE: DumbHome,LLC TITLESHEET SHEET:

ProfessionalCertification:

DECEMBER1,2023

Iherebycertifythatthese 309WindsorAve 1192024 ADDRESSTACCOMMENTS,SUBMITFORPLAN.COM.

TOWNOF SCALE: documentswere Centreville,MD21617 216NCOMMERCEST 1 TOWNOFCENTREVILLEENGINEER DATE QACo. DEPT.OFPUBLICWORKS DATE 432024 SITELAYOUTREVISIONSPERPLANNINGCOMMISSION 1"=60' preparedorapprovedby dumbhome@gmail.com CENTREVILLE, me,andthatIamaduly MIXED-USEBUILDING www.dumbhome.com licensedProfessional MARYLAND APPROVEDBY: JOBNUMBER: Engineerunderthelaws 301-529-2368

3RDELECTIONDISTRICT,QUEENANNE'SCOUNTY,MD

23-013 oftheStateofMaryland, LicenseNo.31184, TAXMAP44C,GRID8,PARCEL778 of 9

DESIGNER:

ExpirationDate:1-16-25. DATE: PREPAREDFOR:TREDAVONPARTNERS,LLC QACo. SOILCONSERVATIONSERVICE DATE SEL COPYRIGHT C 2024

LEGEND

EXISTING

X

SS S

CO

W

M

SOILBORINGLOCATION

LIMITOFDISTURBANCE

SILTFENCE

SUPERSILTFENCE

FILTERLOG

STABILIZED

CONSTRUCTIONENTRANCE

TEMP.STOCKPILELOCATION

APPROVEDBY: APPROVEDBY: REVISIONS: DATE: DumbHome,LLC EXISTINGCONDITIONSPLAN SHEET:

ProfessionalCertification:

DECEMBER1,2023

Iherebycertifythatthese 309WindsorAve 1192024 ADDRESSTACCOMMENTS,SUBMITFORPLAN.COM.

TOWNOF SCALE: documentswere Centreville,MD21617 216NCOMMERCEST 2 TOWNOFCENTREVILLEENGINEER DATE QACo. DEPT.OFPUBLICWORKS DATE 432024 SITELAYOUTREVISIONSPERPLANNINGCOMMISSION 1"=20' preparedorapprovedby dumbhome@gmail.com CENTREVILLE, me,andthatIamaduly MIXED-USEBUILDING www.dumbhome.com licensedProfessional MARYLAND APPROVEDBY: JOBNUMBER: Engineerunderthelaws 301-529-2368

3RDELECTIONDISTRICT,QUEENANNE'SCOUNTY,MD

23-013 oftheStateofMaryland, LicenseNo.31184, TAXMAP44C,GRID8,PARCEL778 of 9

DESIGNER:

ExpirationDate:1-16-25. DATE: PREPAREDFOR:TREDAVONPARTNERS,LLC QACo. SOILCONSERVATIONSERVICE DATE SEL COPYRIGHT C 2024 S.H.A.MIXNo.2

LEGEND 5'-6" 1"RADIUS 6" CONCRETEOR

PRECAST 1

EXISTING PROPOSED FINISHEDGRADE 2MAX. SCORE 1"RADIUSNOSING 2

ORBUILDING PAVEMENT 6"

4"THICK

6" ASPHALT SUB-GRADE

4"CR-6 PAVEMENT

18"

VARIES

20 21 84" 1'

SUBGRADEANDCR-6

SUB-BASE

TOBECOMPACTEDTO

1.5

95MODIFIED

9 " PROCTORDENSITY SUBGRADEANDCURB

BASETOBECOMPACTED

TO95MODIFIED 3"BANKRUN

NOTES: CONCRETEMD. PROCTORCOMPACTION GRAVELORCR-6

1) PROVIDECONTROLJOINTSEVERY5'ANDEXPANSION 4" S.H.A.MIXNO.2

JOINTSEVERY15'. 6" 3000PSI28DAY 2) PROVIDEABROOMFINISH. COMPRESSIVE

STRAIGHT6"CURBDETAIL

3) ALLWALKSSHALLMEETAPPLICABLEADASTANDARDS. STRENGTH

4) THISSECTIONISNOTAPPROPRIATEFORTRAFFIC

NOTTOSCALE

BEARINGLOCATIONSORATDUMPSTERPADS.

MONOLITHICSIDEWALKANDCURBDETAIL

X

SS S SS

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W W

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O.W.

RD

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SOILBORINGLOCATION

1 2 1

VARIES 5'-0" 1'-0"

2MAXSLOPE

4"(6"@DRIVEWAYSW6X6

WELDEDWIREMESH(GAGE10)

4"CR-6BASE

4000PSICONCRETE

(6"CR-6UNDERDRIVEWAYS)

PREFORMEDEXPANSION 12"

JOINTMATERIAL

4"MIN.

4"CR-6BASE

(6"CR-6UNDERDRIVEWAYS)

EXPANSIONJOINTDETAIL

GENERALNOTE:

1.CONSTRUCTIONJOINTSAT5'INTERVALS.

2.EXPANSIONJOINTSAT25'INTERVALS.

SIDEWALKDETAIL

NOTTOSCALE

APPROVEDBY: APPROVEDBY: REVISIONS: DATE: DumbHome,LLC SITEPLAN SHEET:

ProfessionalCertification:

DECEMBER1,2023

Iherebycertifythatthese 309WindsorAve 1192024 ADDRESSTACCOMMENTS,SUBMITFORPLAN.COM.

TOWNOF SCALE: documentswere Centreville,MD21617 216NCOMMERCEST 3 TOWNOFCENTREVILLEENGINEER DATE QACo. DEPT.OFPUBLICWORKS DATE 432024 SITELAYOUTREVISIONSPERPLANNINGCOMMISSION 1"=20' preparedorapprovedby dumbhome@gmail.com CENTREVILLE, me,andthatIamaduly MIXED-USEBUILDING www.dumbhome.com licensedProfessional MARYLAND APPROVEDBY: JOBNUMBER: Engineerunderthelaws 301-529-2368

3RDELECTIONDISTRICT,QUEENANNE'SCOUNTY,MD

23-013 oftheStateofMaryland, LicenseNo.31184, TAXMAP44C,GRID8,PARCEL778 of 9

DESIGNER:

ExpirationDate:1-16-25. DATE: PREPAREDFOR:TREDAVONPARTNERS,LLC QACo. SOILCONSERVATIONSERVICE DATE SEL COPYRIGHT C 2024 "5.7

SAWCUTEX.CURBTONEARESTJOINTANDPOURNEW3'RADIUSCURBANDNOSEDOWN

FLUSHWITHPROPOSEDSIDEWALK.

SAWCUTEX.ASPHALTANDPAVEPROPOSEDCONCRETEAPRONFLUSH.

SEEELECTRICALPLANSFORPROPOSEDWALL-MOUNTEDPARKINGLOTLIGHTING.

432024 4 HANDICAPPARKINGSIGNFASTENEDTOBUILDINGWALLPERDETAILTHISSHEET.

5 9'x9'FENCEDTRASHCORRAL.FENCINGSHALLBE5'HIGHWHITEVINYLWITHA4'WIDE

LATCHINGDOOR.CONCRETEPADSHALLBE4"CONCRETEON4"CR-6PERSIDEWALK

DETAILTHISSHEET.

6 5'x2'DETECTABLEWARNINGSURFACEPERMSHADETAIL655.40ONSHEET7. 432024 7 PROPOSEDTWO-PERSONBENCHFIXEDTO5'x7'-6"STAINED&PATTERNEDCONCRETE.

8 SEEARCHITECTURALSFORHANDRAILTHATLIMITSACCESSFROMSTREETSIDEONLY.

9 PROVIDESAFETYCONESANDWARNINGSIGNAGETODIRECTPEDESTRIANAWAYFROM

CONSTRUCTIONZONE 7'-0"LONG,370LBS.,TWO58"X18"ANCHORPINS.

SPECIFICATIONSFORQUALITY:SMOOTHSTEELFORM 10 PROPOSEDTWO-BIKEBLACKSTEELU-RACKFIXEDTOCONCRETEWALK FINISH,HIGHSTRENGTH-4500P.S.I.

11 PROPOSEDPICNICTABLEANDFIXEDCHARCOALGRILL 432024

TYPICALPARKINGBLOCKDETAIL 12 4"WHITEPAINTSTRIPES24"APARTDENOTEHANDICAPREFUGEAREAANDTURN-

AROUNDATTRASHCORRAL

NOTTOSCALE

A AMERICANHOLLY ILEXOPACA, 8'HIGH

B SWEETBAYMAGNOLIA, MAGNOLIAVIRGINIANA, 6'HIGH

432024

NOTES:

1. SIGNSHALLMEETTHEMUTCD

STANDARDSFORANR7-1SIGN.

2. PAINTSHALLBEREDONWHITE.

3. SIGNINSTALLEDIONBUILDINGWALL

WITHBOTTOMEDGE6'-0"ABOVE

WALK

ALUMINUM

432024

SIGNSTOCK

COMPACTEDFILLORSUBGRADE

WITH

GRAPHICS

PERMUTCD

REQUIREMENTS

TREECANOPYCALCULATIONS

432024 TOTALSITEAREA= (cid:27)(cid:15)(cid:25)(cid:25)(cid:25)(cid:3)(cid:54)(cid:41)(cid:147) PERCENTAGEOFTREECOVERREQUIRED(15)= (cid:20)(cid:15)(cid:22)(cid:19)(cid:19)(cid:3)(cid:54)(cid:41)(cid:147)

SEEPLANFOR

PROPOSEDTREES

ARROWDIRECTION

1MEDIUMTREE(900SFPERTABLEA) 900SF 432024

1SMALLTREE(400SF) 400SF

TOTALPROPOSEDTREECANOPY 1,300SF

PARTIALELEVATION

NOTTOSCALE

NOPARKINGSIGNDETAIL

NOTTOSCALE

COMMERCE STREET VIEW

WEST ELEVATION SOUTH ELEVATION EAST ELEVATION NORTH ELEVATION

SCALE: 1/8"=1'-0" SCALE: 1/8"=1'-0" SCALE: 1/8"=1'-0" SCALE: 1/8"=1'-0" 01 :: 216 NORTH COMMERCE STREET MIXED USE BUILDING :: SCHEMATIC DESIGN :: March 11, 2024 205 E. Water Street, Suite A, Centreville, Maryland 21617 - 410.758.1000 COPYRIGHT TORCHIO ARCHITECTS, INC. 2024 "4/3 11-'33

MATERIALS

ALUMINUM STOREFRONT

ALUMINUM CLAD WOOD WINDOWS

PVC TRIM

VINYL OR CEMENT BOARD SIDING

ALUMINUM RAILINGS

CONCRETE FOUNDATION

SINGLE-PLY MEMBRANE ROOFING (NOT VISIBLE)

LC

RA

AH

W/D

HW

SHELVES

REF REF

02 :: 216 NORTH COMMERCE STREET MIXED USE BUILDING :: SCHEMATIC DESIGN :: March 11, 2024 205 E. Water Street, Suite A, Centreville, Maryland 21617 - 410.758.1000 COPYRIGHT TORCHIO ARCHITECTS, INC. 2024