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Requested Action of the Board of Supervisors:
No action is
necessary, unless a majority of the Board wishes to consider
this preliminary subdivision application. On November 30,
2006, the Planning Commission voted unanimously to approve
the Willow Creek Subdivision Preliminary Plat, subject to
the following conditions:
1.
The Final Plat shall be in general conformance with
the Preliminary Subdivision Plat "Willow Creek” dated June
1, 2006, signed by Timothy W. Vaughan on September 12, 2006
and received in this office on October 31, 2006.
- All
discharges from ponds shall convey into an adequate
receiving channel in accordance with Minimum Standard
#19 of the Virginia Erosion and Sediment Control
Handbook. Outlet channel improvements should
incorporate a level spreader in accordance with Standard
and Specification 3.21 of the Virginia Erosion and
Sediment Control Handbook prior to discharging into
jurisdictional wetlands. The level spreader should be
designed just upstream of jurisdictional wetlands to
avoid impacts and to minimize the potential for flow to
reconcentrate.
- The
“C”, CN, Tc and other pre-condition assumptions shall be
evaluated with the Final Construction Plans based on
values from the Fauquier County Design Standards Manual.
- 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) shall be
conveyed to the subdivision stormwater collection system
and discharged though the stormwater management
faculties. Drainage easements, where necessary, shall
be placed on the Final Plat. A note shall be placed on
the Final Plat stating that “Basements are not
recommended in mapping units 12A, 14A, 14B, 15B, 48B,
48C, 78A, 78B, 79A, 415B, and 475B. 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
failure.”
- Final
site grading and house siting shall be designed such
that the lowest adjacent grades at all foundation
openings provide a minimum of 6 inches of freeboard from
the computed 10-year storm water surface elevation of
adjacent drainage ways.
- The
drainage area through the project to the creek is
substantially more than 100 acres. The Final
Construction Plans shall require drainage easements to
be established at the 100-year flood water surface
elevation to preserve the inundation zone. This shall
not preclude adding fill to raise elevations of the lots
above the inundation zone. Final proposed building lots
shall not be located within the inundation zone.
- 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.
- A
separate emergency spillway shall be provided for
ponds. The emergency spillway shall pass no less than
the 100-year storm.
- No
stormwater runoff generated from new development shall
be discharged into jurisdictional wetland without
adequate treatment. Existing undisturbed areas do not
act as pre-treatment for new development unless it
qualifies as vegetated filter strips in accordance with
the Virginia Stormwater Management Handbook Minimum
Standard 3.14.
- An
overlot grading plan shall be provided as part of the
Final Construction Plans. It shall show downspout
discharges and sump pump discharges that are
controllably conveyed away from all building structures
an into an appropriate drainage collection and
conveyance system.
- Proof
of provisions for adequate fire flow as outlined by the
Office of Emergency Services shall be required with the
first submission of the Final Construction Plans.
- Houses
shall not be located in existing natural
drainage/channel characteristics or streams. These
areas shall be preserved to the maximum extent
practicable
-
Evidence that all offsite easements have been obtained
shall be provided prior to Final Construction Plan
approval.
15.
A symbol legend shall be included on same sheet as
soil map.
16.
Infrastructure shall be overlain on soil map with the
first submission of the Final Construction Plan.
17.
Add 78B and 440C to soil interpretive information
with the first submission of the Final Construction Plan.
18.
State source of soil map as “Preliminary soil report
provided by Fauquier County Soil Scientist Office via Type 1
Soil Report (scale 1 inch = 400 feet) dated April 12, 2006.”
19.
USCOE permits must be provided prior to Final
Construction Plan approval.
20.
Soil map shall underlay E & S plan with the first
submission of the Final Construction Plan.
21.
Soils in active recreation area are not suited to
recreational activities. High seasonal water table and high
shrink–swell potential are the major limitations.
22.
Drainfield, well, house and driveway locations shall
be shown for R–1 lots.
23.
A Virginia Certified Professional Soil Scientist
(CPSS) (needs to adjust the Type I Soil Map soil lines) or
(needs to adjust the preliminary soil map with revisions)
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.
24.
A 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 April 12, 2006.
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 1-____.
Va. Certified Professional Soil Scientist
DATE
CPSS #3401-
25.
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.
26.
This final soil map will be filed in the Building
Department to be used exclusively for obtaining soils
information for this proposed subdivision.
27.
One copy of this final soil map with CPSS signature
need to be submitted to the Soil Scientist Office before
Final Plat approval is made.
28.
The final signature sets shall require original CPSS
signature.
29.
The type of primary and reserve drainfield area shall
be stated for each lot (as applicable).
30.
The statements under Home Sites and Road
Construction shall be placed on the same sheet as the
final soils map.
31.
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 12A, 14A, 14B, 15B, 48B, 48C, 78A, 78B,
79A, 440C and 475B 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."
32.
The following statement shall be included on final
soils map and E & S plans:
“PRIOR TO FINAL CONSTRUCTION PLAN APPROVAL, IT SHALL
BE AGREED THAT ALL DRAINFIELD AREAS ARE TO BE SURROUNDED BY
SAFETY FENCING AND NO CONSTRUCTION TRAFFIC SHALL CROSS NOR
SHALL LAND DISTURBANCE OCCUR IN THESE AREAS. THE FENCING OF
THESE AREAS IS TO BE VERIFIED BY COUNTY STAFF BEFORE THE
ISSUANCE OF THE LAND DISTURBING PERMIT.”
33.
Roads built on 12A, 14A, 14B, 48B, 48C, 78A, 78B, 79A
and 475B mapping units will need to be designed to overcome
the low bearing capacity due to wetness and/or clay
mineralogy. Roads should not be constructed when soils are
wet.
34.
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 design.”
35.
Soil mapping units 60B, 76B, 76C, 77B, 77C, 240C, and
241C 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 60B, 76B, 76C,
77B, 77C, 240C and 241C, 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.”
36.
Substantial areas of wetlands exist on the site.
Excluding those areas permitted by USCOE, the wetlands areas
should not be disturbed. Wetlands shall be protected from
erosional deposition.
37.
A soil map unit symbol is missing from the soil map
page; the blank soil unit is located toward the southwest
corner of the property just beneath the 14B map unit. The
blank map unit 60C shall be labeled and added to the
Interpretive Guide Section.
38.
In the section on Avenel Drive, the map unit symbol
15B shall be placed either within the map unit (drainage
way) or located with a leader from the symbol pointing to
the inside of the map unit with the first submission of the
Final Construction Plan.
39.
60C shall be added to the soil interpretive
information with the first submission of the Final
Construction Plan.
40.
All infrastructure shall be shown on the soil map and
enlarged for clarity with the first submission of the Final
Construction Plan.
41.
The soils layer shall be added to the Erosion and
Sediment Control Plan with the first submission of the Final
Construction Plan.
42.
Proposed temporary turnaround on Road D shall be
located further from the property line or an offsite
easement shall be provided for construction and maintenance.
43.
Lot 22 shall access from Road E, and Lots 32 and 33
shall access off Road D to provide service on these roads
for street acceptance.
44.
A typical section for the proposed taper on Route 608
shall be provided in the Final Construction Plans and shall
show that the existing lane will be widened to 12 feet. The
width of the taper shall be 12 feet at its widest point.
45.
The driveway on Lot 1 shall be located out of the
line of sight for Road B, as required by VDOT.
46.
The relocation of the existing WSA entrance within
the proposed taper on Route 802 will be approved by WSA and
VDOT.
47.
The applicant will work with the Department of Parks
and Recreation on trail connectivity during the Final
Construction Plan process.
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