PROPOSED PRELIMINARY SUBDIVISION CONDITIONS

JAMISON'S FARM

PP00-S-23

APRIL 22, 2002

If it is the intent of the Fauquier County Planning Commission to approve PP00-S-23, Jamison's Farm Preliminary Subdivision Plat located on Parcel I.D 6995-65-2468-000 and 6995-76-6411-000, the staff recommends that the approval by requiring conformance with the following development conditions:

1. The final construction plans and record plat shall be in substantial conformance with the preliminary subdivision plat prepared by Carson Harris entitled "Jamison's Farm" dated December 15, 2000, last revised April 9, 2002, and received in the Planning Office April 10, 2002.  However, the plat may be modified to meet the conditions of this preliminary plat approval or special exception conditions for the proposed floodplain crossing.
2. This approval is for a maximum of 103 single-family residential lots.
3. Access to Route 29 shall as generally shown in one (1) of the three (3) options on Sheet 8 of 8 on the preliminary subdivision plat dated December 15, 2000, last revised April 9, 2002, and received in the Planning Office April 10, 2002.  The Virginia Department of Transportation (VDOT) and the County shall a make final determination on the Route 29 access prior to final construction plan approval.
4. The interparcel connection to the Lake Whippoorwill subdivision shall be substantially in conformance with the preliminary subdivision plat revised April 9, 2002, unless the Board of Supervisors amends that connection.  If the access is amended, the final construction plans and final plat shall show that connection as amended by the Board of Supervisors.  The developer shall bond and construct these required interparcel connection improvements, as determined during the final construction plan process.
5. Prior to issuance of the first building permit, the applicants shall be required to contribute $40, 000 into a transportation escrow account for the signalization of the Baldwin Street/Route 29 intersection.
6. Prior to issuance of the first building permit, the existing highway crossover locations along the applicants' frontage of Route 29 shall be removed at the applicant's expense as determined by VDOT at the time of final construction plan review.
7. The final construction plans and final plat for each phase of the subdivision shall show the revised floodplain limits as approved by the Federal Emergency Management Agency (FEMA) and the County Engineer. 
8. In no instance shall more than 25% of any individual residential lot be covered with floodplain.  The final subdivision plat may be modified to adjust lot lines to ensure that no more than 25% of any residential lot is located within the floodplain.
9. Prior to final plat approval for any phase of the development that involves floodplain disturbance, the applicant shall obtain a special exception to permit the proposed floodplain crossing as shown on the preliminary subdivision plat and meet all conditions of SE02-S-19.  No fill shall be permitted in the floodplain per Zoning Ordinance Section 4-405, Permitted Uses, without special exception approval.
10. Prior to final construction plan approval for any phase of the development that involves floodplain disturbance of a permanent nature, the applicant has obtain a Conditional Letter of Map Revision (CLOMR) from the Federal Emergency Management Agency (FEMA).  The applicant shall request a final Letter of Map Revision (LOMR) within 90 days of completing construction of the floodplain crossing.  Bonding shall be required to cover the amount of the LOMR fee, the as-built plans and any other requirements as outlined in FEMA's CLOMR.
11. Prior to the issuance of any land disturbing permits for any sections of this development that impact wetlands or regulated waterways, the applicant shall submit written evidence indicating to the County Engineer that the U.S. Army Corps of Engineers and/or the Virginia Marine Resources Commission has approved any disturbance within wetland areas or other regulated waterways.
12. A minimum of 20% of the required open space shall be located outside of the floodplain, and a minimum of three (3) acres shall be so located and shall have dimensions and topography as to be open space usable for active recreation.
13. The applicant shall work with the Parks and Recreation Department to address the proposed facilities within the open space areas.
14. Prior to final record plat approval, the Parks and Recreation Department shall have the opportunity to review and comment on the homeowners’ association documents as they relate to the recreational facilities.
15. The paved trail locations shall be as generally shown on the preliminary plat prepared by Carson Harris entitled Jamison's Farm, dated December 15, 2000 last revised April 9, 2002, and received in the Planning Office April 10, 2002.
16. The applicant agrees to and shall grant Fauquier County an easement along the trail system to be constructed by the developer and maintained by the homeowners association and shown on the preliminary subdivision plat.  Further, the developer shall grant Fauquier County an easement for a future trail connection to Baldwin Street (Route 673).  The developer and the Fauquier County Parks and Recreation Department shall determine the exact location of this future trail easement prior to approval of the final construction plans.
17. All Stormwater Management and BMP facilities shall meet the requirements of the Northern Virginia BMP Handbook and the Virginia Erosion and Sediment Control Law.
18. Prior to final plat and construction plan approval, the applicant shall submit a detailed landscape plat as required pursuant to Section 7-600 of the Zoning Ordinance.
19. All non-conventional sewage disposal systems shall have an operation, maintenance, and monitoring schedule established and approved by the Health Department and the County Soil Scientist prior to final construction plan approval.  This operation and maintenance contract shall be valid for the lifetime of the system.
20. A Virginia Certified Professional Soil Scientist (CPSS) shall adjust the Type I Soil Map soil lines onto the final plat.  This shall be done in the field and checked for any additional soil information to be added to the final scale plat map.
21. A signature block shall be placed on this plat for the CPSS to sign which states:

22. Interpretive information from the Type I soil report for each mapping unit shown on the above plat shall be placed on the same soil map.  Also a Symbols Legend shall be placed on the plat map to identify spot symbols.
23. The following two statements shall be placed on the same plat map.

a.       "The County recommends that no below grade basements be constructed on soil mapping units 16B, 10B, 110A, 415B, 416B and 416C due to wetness unless the foundation drainage system of the structure is designed by a Virginia Licensed Professional Engineer".

b.      " The County recommends that before road or home construction begins in the soil mapping units 33C, 33D, 33E, 56D and 56E 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".

1. This plat shall be filed in the front office of Community Development and used exclusively for obtaining soils information for this proposed subdivision.
2. This map shall be submitted to the Soil Scientist Office before final plat approval is made.