No action is necessary, unless a majority of the Board
wishes to consider this preliminary subdivision
application. On January 27, 2004, the Planning Commission
voted to approve the Walthem Commons Preliminary Plat,
subject to the conditions noted below:
The Final Plat shall be in general conformance with
the Preliminary Plat entitled "Walthem Commons" dated
December 22, 2004, signed by James R. Ashley on December 22,
2004, and received in the Planning Office on December 22,
2004, except as modified by these conditions. This approval
is for a maximum of thirty (30) residential lots.
Pursuant to Section 7-603 of the Fauquier County Zoning
Ordinance, a landscape plan shall be submitted with the
construction drawings for approval.
A major site plan shall be required per Article
3-301.1.b of the Fauquier County Zoning Ordinance.
Signage approved by VDOT and the County shall be located
at the terminus of any temporary cul-de-sac identifying
the planned inter-parcel connection. The Applicant is
encouraged to seek out easements on adjoining properties
for construction of the temporary cul-de-sacs.
Notation on both the Final Plat and Deed of
Subdivision shall be provided that clearly and boldly states
the ownership, maintenance, and responsibility to the alleys
pursuant to Section 5-10 of the Fauquier County Subdivision
All requirements of the Fauquier County SWM Handbook
shall be met.
applicable State and Federal permits shall be filed with
the first submission of the Major Site Plan. This
includes the COE wetlands permit.
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 5A, 6A, 14B, and 78A. 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
may require underdrains in poor soil condition areas.
stormwater runoff generated from new development shall
be discharged into a jurisdictional wetland without
overlot-grading plan shall be provided as part of the
Major Site Plan.
The typical sections shall include the full width of
the right-of-way, and shall be dimensioned the full width.
The typical sections need to reflect our current
standards, including, but not limited to a sidewalk width of
5 feet, pavement design, cross slope, and curb and gutter.
The sidewalk shall be constructed in accordance with the
American’s with Disabilities Act or they will not eligible
for state maintenance. The right-of-way line should extend
1-foot beyond the sidewalk. A note shall be incorporated
that the pavement design is for planning purposes only, and
the final design shall be based on the Flexible Pavement
Design Worksheet per the 2000 Pavement Design Guide and
actual CBR values. The pavement design shall be reviewed
and approved by VDOT prior to construction.
The plan shall indicate a right turn lane on Route 28
with a minimum taper of 150 feet and a minimum deceleration
lane of 100 feet, and a typical section shall be provided
showing the existing lanes and the improvements.
VDOT recommends the curb and gutter on the entrance road
be pulled back to the right-of-way dedication line on
Route 28 to eliminate the need to remove the curb and
gutter when the road is widened.
The entrances to the parking lots for the townhouses
shall be constructed in accordance with the Minimum
Standards of Entrances to State Highways for a
The existing right-of-way on Route 28 shall be
dimensioned from the centerline of Route 28 to the property
The radii shall be labeled.
The proposed temporary turnaround shall be shown and
the radii labeled for the pavement. The road design around
the cul-de-sac shall include shoulder and allow for adequate
drainage. The offset on the temporary turnaround shall be
dimensioned. The temporary turnaround easement shall extend
beyond the edge of pavement for the temporary turnaround.
VDOT recommends the easement be a minimum of 10 feet beyond
the edge of pavement, but it shall be sufficient to
accommodate any necessary maintenance.
The proposed sewer manhole at the end of Cavalier Way
shall be relocated out of the pavement.
The waterline shall be reviewed to minimize the
crossing and the bend under the pavement of Cavalier Way.
If Cavalier Way is extended onto the adjacent property, the
waterline will be under the roadway. The Department does
not permit waterlines to be installed within the travelway,
and any parallel utilities shall be installed on the outer 3
to 5 feet of the right-of-way.
Provide a sight distance profile for Walthem Drive at
Route 28. The plan shall include the posted speed and/or
design speed used to calculate the sight distance. The
Major Site Plan shall include a sight distance profile for
Cavalier Way and Walthem Drive.
The plan appears to be showing the existing waterline
and fire hydrant in the center of the pavement of Route 28.
Please verify the location of the facilities. If the
waterline extends further across the frontage of the
property, this shall be shown on the Major Site Plan to
determine any conflicts with the proposed construction.
The biofiltration facility appears to be connected to
the proposed storm sewer system, but this shall not be
permanently connected to the storm sewer system.
of provisions for adequate fire flow shall be required
with the first submission of the Major Site Plan.
Cavalier Way shall be constructed to the property line
with the temporary turn around on the adjacent property
if possible. Every effort should be made to obtain
permission from the adjacent property to construct this
temporary cul-de-sac on their property.
Virginia Certified Professional Soil Scientist (CPSS)
needs to adjust the preliminary soil map with revisions
onto the Major Site Plan. This needs to be done in the
field and checked for any additional soils information
to be added to the final construction plan.
A signature block shall be placed on the Construction
Plan Final Soil Map for the CPSS to sign.
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 Major Site
Plan to identify spot symbols.
final soil map shall be filed in the Building Department
to be used exclusively for obtaining soils information
for this proposed subdivision.
copies of this final soil map with original CPSS
signature shall be submitted to the Soil Scientist
Office before final plat approval is made.
- These statements under Home Sites
and Road Construction shall be placed on the same
sheet as the final soils map.
The County recommends that no below grade
basements be constructed on soil mapping units’ 14B, 74B,
74C and 78A 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.
Foundations placed in soil mapping units that show a
moderate, high, or very high shrink-swell potential
as described in the most recent Interpretive
Guide to the Soils of Fauquier County,
Virginia will require a geotechnical
evaluation in order to determine proper design.