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St. Augustine Road, Chesapeak City, MD
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Chesapeake Village St. Augustine Rd., Chesapeake City, Maryland
29.90 Acres 150 units
Village of Chesapeake City, LLC, has selected Prudential Fox & Roach, Land Development, to secure a builder partner for their property. Zoned “TND” the property is approved for 22 single homes, 28 town homes and 100 condos and will have public water and sewer. Owners have the option of operating a small shop in their home. Located in historic Chesapeake City, MD, residents and visitors enjoy waterfront restaurants, quaint shops and up close view of ships navigating the C&D Canal. Located only 30 minutes from Aberdeen Proving Grounds, the area is enjoying unprecedented growth due to a base re-alignment (BRAC). Chesapeake City is a quick 1 hour drive to both Baltimore and Philadelphia and only 1.5 hours from DE & MD beaches. Seller has completed plans and environmental studies. To obtain a complete Property Information Package (PIP) please contact Tom Wheeler at 443-907-2541 or [email protected]
Land Development 306 East Main Street Middletown, DE 19709 Tom Wheeler Regional Land Director Direct: 866-889-5300 Phone: 302-378-9500 Fax: 302-376-6454 [email protected] EXECUTIVE SUMMARY:
ALL INFORMATION FURNISHED REGARDING PROPERTY FOR SALE IS FROM SOURCES DEEMED RELIABLE, BUT NO WARRANTY OR REPRESENTATION IS MADE AS TO THE ACCURACY THEREOF AND SAME IS SUBMITTED SUBJECT TO ERRORS, OMMISSIONS, CHANGES OF PRICE OR OTHER CONDITIONS, PRIOR SALE, LEASE OR FINANCING OR WITHDRAWL WITHOUT NOTICE. NO LIABILITY OF ANY KIND IS TO BE IMPOSED ON THE BROKER HEREIN.
Section 4.0 Standard Application Process
Maryland Chesapeake and Atlantic Coastal Bays Critical Area 10% Rule Guidance Manual 4-11
Worksheet A: Standard Application Process
Calculating Pollutant Removal Requirements1 Step 1: Calculate Existing and Proposed Site Imperviousness A. Calculate Percent Imperviousness 1) Site Area within the Critical Area IDA, A = ____________ acres 2) Site Impervious Surface Area, Existing and Proposed, (See Table 4.1 for details)
(a) Existing (acres) (b) Proposed (acres)
Roads __________________ __________________ Parking lots __________________ __________________ Driveways __________________ __________________ Sidewalks/paths __________________ __________________ Rooftops __________________ __________________ Decks __________________ __________________ Swimming pools/ponds __________________ __________________ Other __________________ __________________
Impervious Surface Area __________________ __________________
3) Imperviousness (I)
Existing Imperviousness, Ipre = Impervious Surface Area / Site Area = (Step 2a) / (Step 1) = (____________) / (____________) = ____________ %
Proposed Imperviousness, Ipost = Impervious Surface Area / Site Area
= (Step 2b) / (Step 1) = (____________) / (____________) = ____________ %
B. Define Development Category (circle) 1) New Development: Existing imperviousness less than 15% I (Go to Step 2A) 2) Redevelopment: Existing imperviousness of 15% I or more (Go to Step 2B) 3) Single Lot Residential Development: Single lot being developed or improved; single
family residential development; and more than 250 square feet of impervious area and associated disturbance (Go to Section 5, Residential Approach, for detailed criteria and requirements).
1 NOTE: All acreage used in this worksheet refers to areas within the IDA of the Critical Area only.
Section 4.0 Standard Application Process
Maryland Chesapeake and Atlantic Coastal Bays Critical Area 10% Rule Guidance Manual 4-12
Step 2: Calculate the Predevelopment Load (Lpre) A. New Development
Lpre = (0.5) (A)
= (0.5) (____________)
= ____________ lbs /year of total phosphorus
Where:
Lpre = Average annual load of total phosphorus exported from the site prior to development (lbs/year)
0.5 = Annual total phosphorus load from undeveloped lands (lbs/acre/year) A = Area of the site within the Critical Area IDA (acres) B. Redevelopment
Lpre = (Rv) (C) (A) (8.16)
Rv = 0.05 + 0.009 (Ipre)
= 0.05 + 0.009 (____________) = ____________
Lpre = (____________) (____________) (____________) (8.16)
= ____________ lbs/year of total phosphorus
Where:
Lpre = Average annual load of total phosphorus exported from the site prior to development (lbs/year)
Rv = Runoff coefficient, which expresses the fraction of rainfall which is converted into runoff
Ipre = Pre-development (existing) site imperviousness (i.e., I = 75 if site is 75% impervious)
C = Flow-weighted mean concentration of the pollutant (total phosphorus) in urban runoff (mg/l) = 0.30 mg/l
A = Area of the site within the Critical Area IDA (acres) 8.16 = Includes regional constants and unit conversion factors
Section 4.0 Standard Application Process
Maryland Chesapeake and Atlantic Coastal Bays Critical Area 10% Rule Guidance Manual 4-13
Step 3: Calculate the Post-Development Load (Lpost) A. New Development and Redevelopment:
Lpost = (Rv) (C) (A) (8.16)
Rv = 0.05 + 0.009 (Ipost) = 0.05 + 0.009 (____________) = ____________
Lpost = (____________) (____________) (____________) (8.16) = ____________ lbs/year of total phosphorus
Where: Lpost = Average annual load of total phosphorus exported from the post-
development site (lbs/year) Rv = Runoff coefficient, which expresses the fraction of rainfall which is
converted into runoff Ipost = Post-development (proposed) site imperviousness (i.e., I = 75 if site
is 75% impervious) C = Flow-weighted mean concentration of the pollutant (total phosphorus)
in urban runoff (mg/l) = 0.30 mg/l A = Area of the site within the Critical Area IDA (acres) 8.16 = Includes regional constants and unit conversion factors Step 4: Calculate the Pollutant Removal Requirement (RR)
RR = Lpost - (0.9) (Lpre)
= (____________) - (0.9) (____________)
= ____________ lbs/year of total phosphorus
Where: RR = Pollutant removal requirement (lbs/year) Lpost = Average annual load of total phosphorus exported from the post-
development site (lbs/year) Lpre = Average annual load of total phosphorus exported from the site prior
to development (lbs/year)
Section 4.0 Standard Application Process
Maryland Chesapeake and Atlantic Coastal Bays Critical Area 10% Rule Guidance Manual 4-14
Step 5: Identify Feasible BMP(s) Select BMP Options using the screening matrices provided in the Chapter 4 of the 2000 Maryland Stormwater Design Manual. Calculate the load removed for each option.
BMP Type (Lpost) x (BMPRE) x (% DA Served) = LR
x x = lbs/year
x x = lbs/year
x x = lbs/year
x x = lbs/year
Load Removed, LR (total) = lbs/year
Pollutant Removal Requirement, RR (from Step 4) = lbs/year Where: Load Removed, LR = Annual total phosphorus load removed by the proposed BMP
(lbs/year) Lpost = Average annual load of total phosphorus exported from the
post-development site (lbs/year) BMPRE = BMP removal efficiency for total phosphorus, Table 4.8 (%) % DA Served = Fraction of the site area within the critical area IDA served by
the BMP (%) RR = Pollutant removal requirement (lbs/year) If the Load Removed is equal to or greater than the Pollutant Removal Requirement computed in Step 4, then the on-site BMP complies with the 10% Rule. Has the RR (pollutant removal requirement) been met? Yes No
Section 4.0 Standard Application Process
Maryland Chesapeake and Atlantic Coastal Bays Critical Area 10% Rule Guidance Manual 4-19
Worksheet B: Standard Application Process
Calculating Removal from Off-site Drainage Areas Step 1: Project Description A. Calculate Percent Imperviousness 1) Off-site Drainage Area to be Treated by On-site BMP, Aoff-site = ____________ acres 2) Ultimate Off-site Drainage Area Imperviousness
(a) Ultimate Off-site Impervious Area (acres) Roads ____________ (acres) Parking Lots ____________ (acres) Driveways ____________ (acres) Sidewalks/paths ____________ (acres) Rooftops ____________ (acres) Decks ____________ (acres) Swimming pools/ponds ____________ (acres) Other ____________ (acres)
Total Off-site Impervious Area (sum of the above) = ____________ (acres)
(b) Ultimate Off-site Imperviousness (Ioff-site)
Off-site Imperviousness (Ioff-site) = Total Off-site Impervious Area / Aoff-site
= (Step 2a) / (Step 1)
= (____________) / (____________)
= ____________ % B. Define Development Category of Off-site Drainage Area 1) New Development: Ultimate imperviousness of off-site drainage area less than
15% I (Go to Step 2A) 2) Redevelopment: Ultimate imperviousness of off-site drainage area greater than
or equal to 15% I (Go to Step 2B)
Section 4.0 Standard Application Process
Maryland Chesapeake and Atlantic Coastal Bays Critical Area 10% Rule Guidance Manual 4-20
Step 2: Calculate Post-Development Load for Off-site Drainage Area (Loff-site) A. New Development
Loff-site = 0.5 (Aoff-site)
= 0.5 (____________)
= ____________ lbs/year of total phosphorus
Where: Loff-site = Average annual load of total phosphorus exported from the off-site
drainage area (lbs/year) 0.5 = Annual total phosphorus load from undeveloped lands (lbs/acre/year) Aoff-site = Off-site drainage area to be treated by on-site BMP (acres) B. Redevelopment
Loff-site = (Rv) (C) (Aoff-site) 8.16
Rv = 0.05 + 0.009 (Ioff-site)
= 0.05 + 0.009 (____________) = ____________
Loff-site = (____________) (____________) (____________) 8.16
= ____________ lbs/year of total phosphorus Where: Loff-site = Average annual load of total phosphorus exported from the off-site
drainage area (lbs/year) Rv = Runoff coefficient, which expresses the fraction of rainfall which is
converted into runoff Ioff-site = Ultimate off-site imperviousness (i.e. I = 75 if site is 75% impervious) C = Flow-weighted mean concentration of the pollutant (total phosphorus)
in urban runoff (mg/l) = 0.30 mg/l Aoff-site = Off-site drainage area to be treated by on-site BMP (acres) 8.16 = Includes regional constants and unit conversion factors
Section 4.0 Standard Application Process
Maryland Chesapeake and Atlantic Coastal Bays Critical Area 10% Rule Guidance Manual 4-21
Step 3: Calculate the Load Removed from Off-site Drainage Areas by On-site BMP
Type of BMP: ________________________________________________ Off-site Load Removed = (BMPRE) (Loff-site) = (____________) (____________)
= ____________ lbs/year of total phosphorus
Where: BMPRE = BMP removal efficiency for total phosphorus, see Table 4.8 (%) Loff-site = Average annual load of total phosphorus exported from the off-site
drainage area (lbs/year) Step 4: Calculate the Total Load Removed by On-site and Off-site BMPs Total Load Removed = Load Removed On-site + Load Removed Off-site = (Worksheet A, Step 5) + (Step 3)
= (____________) + (____________) = ____________ lbs/year of total phosphorus
Pollutant Removal Requirement (Worksheet A, Step 4) = ____________ lbs/year If the Load Removed is equal to or greater than the Pollutant Removal Requirement computed in Step 4, then the on-site BMP complies with the 10% Rule. Has the Pollutant Removal Requirement been met? Yes No
Section 4.0 Standard Application Process
Maryland Chesapeake and Atlantic Coastal Bays Critical Area 10% Rule Guidance Manual 4-19
Worksheet B: Standard Application Process
Calculating Removal from Off-site Drainage Areas Step 1: Project Description A. Calculate Percent Imperviousness 1) Off-site Drainage Area to be Treated by On-site BMP, Aoff-site = ____________ acres 2) Ultimate Off-site Drainage Area Imperviousness
(a) Ultimate Off-site Impervious Area (acres) Roads ____________ (acres) Parking Lots ____________ (acres) Driveways ____________ (acres) Sidewalks/paths ____________ (acres) Rooftops ____________ (acres) Decks ____________ (acres) Swimming pools/ponds ____________ (acres) Other ____________ (acres)
Total Off-site Impervious Area (sum of the above) = ____________ (acres)
(b) Ultimate Off-site Imperviousness (Ioff-site)
Off-site Imperviousness (Ioff-site) = Total Off-site Impervious Area / Aoff-site
= (Step 2a) / (Step 1)
= (____________) / (____________)
= ____________ % B. Define Development Category of Off-site Drainage Area 1) New Development: Ultimate imperviousness of off-site drainage area less than
15% I (Go to Step 2A) 2) Redevelopment: Ultimate imperviousness of off-site drainage area greater than
or equal to 15% I (Go to Step 2B)
Section 4.0 Standard Application Process
Maryland Chesapeake and Atlantic Coastal Bays Critical Area 10% Rule Guidance Manual 4-20
Step 2: Calculate Post-Development Load for Off-site Drainage Area (Loff-site) A. New Development
Loff-site = 0.5 (Aoff-site)
= 0.5 (____________)
= ____________ lbs/year of total phosphorus
Where: Loff-site = Average annual load of total phosphorus exported from the off-site
drainage area (lbs/year) 0.5 = Annual total phosphorus load from undeveloped lands (lbs/acre/year) Aoff-site = Off-site drainage area to be treated by on-site BMP (acres) B. Redevelopment
Loff-site = (Rv) (C) (Aoff-site) 8.16
Rv = 0.05 + 0.009 (Ioff-site)
= 0.05 + 0.009 (____________) = ____________
Loff-site = (____________) (____________) (____________) 8.16
= ____________ lbs/year of total phosphorus Where: Loff-site = Average annual load of total phosphorus exported from the off-site
drainage area (lbs/year) Rv = Runoff coefficient, which expresses the fraction of rainfall which is
converted into runoff Ioff-site = Ultimate off-site imperviousness (i.e. I = 75 if site is 75% impervious) C = Flow-weighted mean concentration of the pollutant (total phosphorus)
in urban runoff (mg/l) = 0.30 mg/l Aoff-site = Off-site drainage area to be treated by on-site BMP (acres) 8.16 = Includes regional constants and unit conversion factors
Section 4.0 Standard Application Process
Maryland Chesapeake and Atlantic Coastal Bays Critical Area 10% Rule Guidance Manual 4-21
Step 3: Calculate the Load Removed from Off-site Drainage Areas by On-site BMP
Type of BMP: ________________________________________________ Off-site Load Removed = (BMPRE) (Loff-site) = (____________) (____________)
= ____________ lbs/year of total phosphorus
Where: BMPRE = BMP removal efficiency for total phosphorus, see Table 4.8 (%) Loff-site = Average annual load of total phosphorus exported from the off-site
drainage area (lbs/year) Step 4: Calculate the Total Load Removed by On-site and Off-site BMPs Total Load Removed = Load Removed On-site + Load Removed Off-site = (Worksheet A, Step 5) + (Step 3)
= (____________) + (____________) = ____________ lbs/year of total phosphorus
Pollutant Removal Requirement (Worksheet A, Step 4) = ____________ lbs/year If the Load Removed is equal to or greater than the Pollutant Removal Requirement computed in Step 4, then the on-site BMP complies with the 10% Rule. Has the Pollutant Removal Requirement been met? Yes No
UPSTREAM
DOWNSTREAM
CHESAPEAKE VILLAGE
CHESAPEAKE VILLAGE MARYLAND
TITLE SHEET & ISOMETRIC VIEW
BRIDGE PLAN
END ELEVATIONS & SECTION
SPECIFICATIONS
SPECIFICATIONS
UPSTREAM
DOWNSTREAM14'-10"
Wingwall WW3
14'-10"Wingwall WW1
14'-10"Wingwall WW4
14'-10"Wingwall WW2
36'-0"Span
40'-0
"
1"10
'-7"
Win
gwal
l WW
2 or
WW
3
1"10
'-7"
Win
gwal
l WW
1 or
WW
4
36'-0"Span
8'-0
"P
reca
st R
ise
7'-1
0"
1'-1
0"
Wingwall Anchor4"Ø Weephole
Backfill perCON/SPAN®Specifications
PrecastWingwall
See Typical WingwallGrout Detail on this sheet
10"
3"cl
r.(ty
p.)
2'-0
"
10'-7
"
5'-012" max.
Grout
1"G
rout
B
CT#
SECTION
Grout
Wingwall Wingwall Anchor
WingwallFooting
not to scaleTYPICAL WINGWALL GROUT DETAIL
BACKSIDE OF FOOTING
Notes:• Minimum 1" Grout under wingwall leg & anchor stem.• Area between wingwall footing and wingwall anchor
shall be grouted solid before backfill.• FORM BACKSIDE OF FOOTING TO DIMENSIONS
SHOWN ON FOUNDATION PLAN.1"
Gro
utM
in.
4'-0" min
Fill
Hei
ght
SPAN FILL HEIGHTINSIDE ZONE B
GW, GP, SP
GM, SW, SP,SM
Typical USCSMaterials
AASHTOGroup
AASHTOSubGroup
GM, SM, ML,SP, GP
SC, GC, GM
Acceptable Soils for use in Zone B Backfill
Percent passing US Sieve No.
#40#10 #200
30 max50 max 15 max
50 max 25 max
35 max
35 max
SP, SM, SW
ML, SM, SC
A1
A2
A3
A4
A-1a
A-1b
A-2-4
A-2-5
Character of Fractionpassing No. 40 Sieve
LiquidLimit
PlasticityIndex
6 max
6 max
40 max 10 max
41 max 10 max
51 min 10 max
36 min 40 max 10 max
non-plastic
Soil Desription
Largely gravel but can include sandand fines
Gravelly sand or graded sand, mayinclude fines
Sands, gravels with low-plasticitysilt fines
Sands, gravels with plastic siltfines
Fine sands
Low-compressibilty silts
SEWER FEASIBILITY REPORT
CHESAPEAKE VILLAGE TOWN OF CHESAPEAKE CITY, MARYLAND
ENGINEER
CNA, INC. 215 BYNUM ROAD
FOREST HILL, MARYLAND 21050
JULY 2008 CNA JOB NO.: 08038
Description CNA, Inc. has been retained Village of Chesapeake City, LLC to study the feasibility of providing Town of Chesapeake City sewer service to a 29.73 acre property identified as Cecil County Tax Map 43, Parcel 15 (future Chesapeake Village development). Chesapeake Village is bounded by Saint Augustine Road (MD 342) to the west and Second Street (MD 286) to the East, and separated by an unnamed tributary to Wolf Creek. The proposed development includes up to 150 residential units, a combination of single family units, townhouse units, and stacked townhouse units. Previous Studies URS Corporation conducted a study of the Chesapeake City Sewer System in August 2004 to locate sources of extraneous flow (inflow and infiltration) and to assess the severity of the problem. The majority of contributors to inflow have been repaired while the contributors to infiltration (broken pipes, leaking laterals, cracks, root intrusion, and offset joints) need repairs. The URS study also investigated the pump station adjacent to the South Wastewater Treatment Plant (WWTP) to eliminate the structure as a source of extraneous flow. The results of the pump station wet well inspection on August 10, 2004 establish the pump is in good shape with minor staining and weeps. Additionally, the wet well structure does not appear to significantly contribute to infiltration and inflow can enter the station the hatch and an open hole/vent in the top of the slab. Sewer Capacity Evaluation This study was prepared based on reviews of the Chesapeake City Plan of Existing Sanitary Sewer System. Wastewater flow from the proposed Chesapeake Village development will be conveyed to the influent pump station at the South Wastewater Treatment Plant by way of manholes 28, 53A, 53, 52, 51, 50, 49, 47, 46, 45, 41, 28, 29B, and 30B, as shown on Figure 1. The contributing drainage area to this part of the collection system was separated into 9 sub-drainage areas plus the proposed Chesapeake Village development. Existing sewage flow was estimated based on the number of existing dwellings and acres of commercial property. Counting the parcels on the Cecil County Tax Map, the number of Equivalent Dwelling Units (EDU’s) and acres of commercial property per drainage area was estimated. An Annual Average Day Flow (ADF) of 250 gpd/EDU was assigned to each existing EDU. An ADF planning value of 250 gpd/EDU was used for the proposed development. Commercial parcels are assigned an ADF of 1200 gpd per business (gpd/BUS). The impact of extraneous flow (infiltration and inflow) on the collection system capacity is estimated as 40 gpd/capita for residential parcels and 400 gpd/acre for commercial parcels. This extraneous flow allowance is applied as the amount of infiltration and inflow which is not economically feasible to remove. The collection system must be able to convey the peak flow without overflowing at the manholes or backing up service connections. Peak flow is based on the MDE formula as follows: For Average Daily Flow < 250,000 gpd: Peak Flow = 4*ADF
For Average Daily Flow > 250,000 gpd: Peak Flow =3.2*ADF5/6 The proposed service area shown on Figure 1 includes approximately 30 acres which may support as many as 150 residential units. Analysis The ADF for the proposed development at Second Street is as follows: Average Daily Flow: 150 EDU’s x 250 gpd/EDU = 37,500 gpd The peak flow equals 4 times the ADF or 150,000 gpd Infiltration and Inflow (I/I) for 150 EDUs at 120 gpd/EDU equals 18,000 gpd Design flow equals peak flow plus I/I: 150,000 + 18,000 = 168,000 gpd Table 1 shows how the flow from the proposed development affects each section of sewer main, comparing peak flow plus I/I with pipe capacity. The table is divided into numbered sections which correspond to the numbered drainage areas in Figure 1. Figure 2 shows a profile of the existing sewer system as surveyed by CNA, Inc. on May 1, 2003, which provides information of each sewer segment. Results Based on Chesapeake City’s Existing Sanitary Sewer drawings, along with Cecil County Tax Map information, CNA has determined that the proposed development would not exceed the capacity of Chesapeake City’s sewage collection system. There were no areas where the sewer would reach or exceed capacity due to the proposed development.
Engineers: CNA Douglas R. Kopeck, R.L.A. Christopher Mink, P.E. 215 Bynum Rd. Forest Hill, MD 21050 410-879-7200 410-838-1811-fax Town: Chesapeake City 108 Bohemia Ave., Chesapeake City, MD 21915 410-885-5298 410-885-2515-fax Town Administer: Sharon Weygand Planning: Bill Miners Town Engineer: URS Kevin Pampuch, P.E. 1200 Philadelphia Pike Wilmington, DE 19809 302-791-0700 302-791-0708
Cecil County: Department of Public Works Tim Whittie, P.E. 200 Chesapeake Blvd. Suite 2450 Elkton, MD 21921 410-996-5265 410-996-8414-fax Maryland: State Highway Administration Steven Foster 707 North Calvert St. Baltimore, MD 21202 410-545-0300
Land Development 306 East Main Street Middletown, DE 19709 Tom Wheeler Regional Land Director Direct: 866-889-5300 Office: 302-378-9500 Fax: 302-376-6454 [email protected]
List of Primary Contacts
