No action is
necessary, unless a majority of the Board wishes to consider
this preliminary subdivision application. On July 26, 2007,
the Planning Commission voted unanimously to approve the
Greenwood Phase 1 Preliminary Plat subject to the following
Plat shall be in general conformance with the Preliminary
Subdivision Plat "Greenwood Phase 1” dated November 9, 2006,
Revised May 25, 2007 and June 27, 2007, signed by Douglas B.
Crowley on June 27, 2007.
Construction Plan shall include a profile of the existing
culverts under Route 656, 10-year water surface elevation,
freeboard analysis and design, holding post-development
flows to at or below pre-development rates from this site to
the existing culverts.
Final Construction Plan approval, conduits will be shown in
locations coordinated with private utility companies.
utilities on the subject site will be located in the field
and shown on the Final Construction Plans.
Construction Plans shall show the removal of the temporary
turnaround for Ashberry Drive from Lots 4 and 5, and the lot
setbacks must be measured from the turnaround easement.
All applicable State and Federal permits are to be filed
with the first submission of the Final Construction
Plans. This includes the COE/DEQ wetlands permits.
The County recommends that no below-grade basements be
constructed on soils with high water table due to
wetness unless the foundation drainage system of the
structure is designed by a licensed professional
engineer to assure a dry basement and preclude wet yards
and recirculation of pumped or collected water. Unless,
in the opinion of the County Engineer, the topography of
the lot in relation to the overlot-grading plan
precludes grading the site to drain the basement to
daylight, all basements shall be designed to gravity
daylight without assistance from mechanical means. All
discharged water (mechanical or gravity) must be
conveyed to the subdivision stormwater collection system
and discharge through the stormwater management
facilities. Drainage easements, where necessary, shall
be placed on the final plat. A note shall be placed on
the final plat stating “Basements are not recommended in
mapping units 6A, 173B, 178A, 78A, 79A, and 74B.
Basements in these mapping units are subject to flooding
due to high seasonal water tables. Sump systems may run
continuously, leading to possible premature pump
Evidence that adequate fire protection exists shall be
provided with the first submission of the Final
Construction Plan. This is to be based on the standards
by the Office of Emergency Services.
A detailed overall overlot-grading plan shall be
required prior to Final Construction Plan approval. The
plan should show where any sump pumps will discharge.
Final site grading and house siting must be designed
such that the lowest adjacent grades at all foundation
openings provide a minimum of 6” of freeboard from the
computed 10-year storm water surface elevation of
adjacent drainage ways.
All ponds and outfall structures shall be kept 25 feet
from the property lines. Trees, shrubs, and any other
woody plants are not to be planted on the embankment or
adjacent areas extending at least 25 feet beyond the
embankment toe and abutment contacts. This area shall
be within a maintenance easement. Tree save areas and
landscaping cannot be in these areas.
The natural channel through the northwest side of the
property is subject to inundation with 100 acres or more
of watershed. The Final Construction Plans will require
drainage easements to be designated on site to preserve
the inundation zone. The 100-year flood water surface
elevations shall be calculated based on land use as
outlined in the Comprehensive Plan. Proposed building
lots cannot be created within the inundation zone.
Natural channels and drainage divides should be
preserved to the maximum extent possible.
All open and closed stormwater conveyance systems should
be located along property lines to the maximum extent
Houses should not be located in existing drainage
swales. It appears that the houses on lots 10, 13, 14,
20, 21, and 22 should be relocated.
There can be no increase in the 2 or 10 year flow in the
swale through the northwest side of the property. Due
to downstream flooding potential in the Lee’s Glen
Subdivision it is recommended that a 100 year storm be
detained and released at the pre-developed rate.
Conservation areas used for qualifying open spaces for
meeting BMP requirements are to be limited to floodplain
and protected jurisdictional wetlands that have no
overlying encumbrances such as trails, utilities, roads,
A separate emergency spillway is to be provided for
ponds. The emergency spillway is to pass no less than
the 100 year storm.
Both ponds are located in areas that have soils
characterized as having a high water table. These areas
are not appropriate for a “dry” pond.
Evidence that all offsite easements that are required
shall be provided prior to Final Construction Plan
A Virginia Certified
Professional Soil Scientist (CPSS) needs to adjust the
Type I Soil Map soil lines onto the Final Construction
Plan. This needs to be done in the field and checked for
any additional soils information to be added to the
Final Construction Plan.
signature block shall be placed on this plat for the
CPSS to sign which states:
Preliminary Soils Information Provided by the
Fauquier County Soil Scientist
Office via a Type I Soil Map (1"=400') Dated 2/08/05.
This Virginia Certified Professional Soil Scientist has
field reviewed and adjusted the
preliminary soil information onto the final plat
(1"=___') and certifies that this is the
Best Available Soils Information to Date for Lots
Va. Certified Professional Soil
Interpretive information from the Type I soil report for
each mapping unit shown on the above Final Construction
Plan shall be placed on the same sheet as the soil map.
Also, a Symbols Legend shall be placed on the Final
Construction Plan to identify spot symbols.
The statements under Home Sites and Road Construction
shall be placed on the same sheet as the final soils
This final soil map shall be filed in the Building
Office to be used exclusively for obtaining soils
information for this proposed subdivision.
One copy of this final soil map with CPSS signature
needs to be submitted to the Soil Scientist Office
before Final Plat approval is made
The final signature sets shall contain original CPSS
The following statements shall be placed on the same
sheet as the final soils map:
Due to landscape position (drainageways) and high
seasonal water tables the following statement needs to be
placed on the Final Construction Plan to be placed in the
front office of Community Development: "The County
recommends that no below grade basements be constructed on
soil mapping units 6A, 74B, 78A, 79A, 173B and 178A due to
wetness unless the foundation drainage system of the
structure is designed by a Virginia Licensed Professional
Engineer. The foundation drainlines should be daylighted for
gravity flow on all structures.”
The following statement needs to be placed on the
Final Construction Plan: “Foundations placed in soil mapping
units that show a moderate, high, or very high shrink-swell
potential in the most recent Interpretive Guide to the
Soils of Fauquier County, Virginia will require a
geotechnical evaluation in order to determine proper
Soil mapping units 73B, 74B, 77B, 173B and 178A are
usually shallow to bedrock. The following statement needs
to be placed on the Final Construction Plan: “The County
recommends that before road or home construction begins in
soil mapping units 73B, 74B, 77B, 173B and 178A, a site
specific evaluation be conducted so that shallow to bedrock
areas are identified. These areas may require blasting if
deep cuts or excavation is done.”
is located northwest of Remington Road (Route 656), Lee