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No action is necessary, unless a majority of
the Board wishes to consider this preliminary subdivision
application. On May 25, 2006, the Planning Commission
unanimously voted to approve the Laurenwood Preliminary
Plat, subject to the following conditions:
- The
Final Plat shall be in general conformance with the
Preliminary Plat entitled “Laurenwood Estates” dated
December 2, 2005, last revised February 27, 2006 and
received in this office February 28, 2006 and as
modified by these conditions. This approval is for a
maximum of eighty-nine (89) single-family residential
lots.
2.
The ultimate typical section
for Echomont Drive shall be eighty-one (81) feet of
right-of-way, four-lane divided, curb and gutter, sixteen
(16) foot median, five (5) foot sidewalk on one side, eight
(8) foot planting strip between right-of-way and power
easement, ten (10) foot paved trail on edge of power
easement outside of right-of-way.
3.
Interim build-out for Echomont
Drive shall include eight-one (81) feet of right-of-way, two
lane roadway, curb and gutter on the “development side”,
five (5) foot sidewalk on “development side”, eight (8) foot
shoulder with four (4) feet paved and four (4) foot gravel
shoulder on far side, twelve (12) foot graded grass shoulder
to accommodate future left turn lane and eight (8) foot
planting strip (outside of right-of-way) between
right-of-way and power easement. A minimum of 250-foot
right turn lane including the deceleration lane and taper
are to be constructed at both entrances off of Echomont
Drive.
4.
The developer shall contribute
$5,000 per lot toward the ultimate alignment to cross the
railroad tracks as shown in the Comprehensive Plan or for
the Bealeton Connector. This fee shall be in lieu of any
impact fee that may be imposed. Fifty percent (50%) of this
fee shall be paid at Final Plat approval and the remaining
$2,500 per lot shall be paid when the zoning permit is
submitted for each lot.
5.
The width of Laurenwood Drive
and Boxwood Drive shall be determined based on the ultimate
traffic counts of these roads.
6.
Jay Street shall be 24 feet in
width from its intersection with Boxwood Drive to the
Meadows of Remington property line as shown on the plan view
of the Preliminary Plat.
7.
A 40-foot radius shall be
required for all intersections.
8.
Phased development of
subdivision streets shall be subject to the criteria set
forth in the 2005 Subdivision Street Requirement Manual
24VAC 30-91-70, and may require an agreement prior to street
acceptance.
9.
Echomont Drive shall be
designed for the ultimate vertical alignment to cross the
railroad tracks as shown in the Comprehensive Plan. The
applicant shall dedicate the right-of-way at final plat for
the extension of Echomont Drive from its intersection with
the proposed Laurenwood Drive to the Norfolk Southern
tracks. The developer shall construct the road to the
limits as shown on the preliminary plan and shall adjust the
lots as necessary to ensure the ultimate alignment can be
constructed.
10.
No building permits shall be
issued for Laurenwood Estates until Echomont Drive is
dedicated to public use and constructed to a dustless
surface through the Meadows of Remington to the common
property line. The applicant shall be responsible to bring
Echomont Drive from Lucky Hill Road into their development
into the State System Highways if the Meadows of Remington
subdivision has not received Final Construction Plan
approval and bonded the improvements.
11.
A sign shall be posted at the
end of each temporary turn-around indicating the road is a
through street and shall be extended in the future.
12.
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.
Where possible, all exterior foundation drainage systems
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 discharged 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 that “Basements are not recommended
in mapping units 62B, 63B, 74B, 78A, and 79A. 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.”
13.
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.
14.
No stormwater runoff generated
from new development shall be discharged into a
jurisdictional wetland without adequate treatment.
15.
An overlot grading plan shall
be provided as part of the Final Construction Plans.
16.
Proof of provisions for
adequate fire flow shall be required with the first
submission of the Final Construction Plans.
17.
All applicable State and
Federal permits shall be filed with the first submission of
the Final Construction Plans. This includes the COE/DEQ
permits for disturbance of wetlands.
18.
In areas where the roads are to
be installed over soils with low bearing capacity and/or
high shrink/swell potential, underdrains or other
stabilizing material may be required.
19.
The SWM/BMP pond shall have an
emergency spillway.
20.
Natural drainage swales shall
be protected. Houses are not to be in swales on Lots 54,
71, 72, 79, 80, 61, 28, and 29.
21.
BMP conservation credit shall
be used for floodplain and protected jurisdictional wetlands
only.
22.
There shall be no fill in the
floodplain without a Special Exception. This includes the
outfall and embankment for the pond.
23.
Trees shall be placed along
street right-of-ways and utilities may need to be moved back
to accommodate the placement of trees.
24.
Driveway entrances shall come
off the lower volume street.
25.
The following information shall
be added to the Final Soils Map:
a. A
Virginia Certified Professional Soil Scientist (CPSS) needs
to adjust the preliminary soil map 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.
b.
A signature block shall be
placed on this plat for the CPSS to sign which states:
Preliminary Soils Information Provided by
Larry K. Johnson via a Preliminary Soil Report (1” =
200’) Dated November 17, 2004.
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-
c. 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.
d. This final soil map will be filed
in the Building Department to be used exclusively for
obtaining soils information for this proposed subdivision.
e. Two copies of this final soil map
with CPSS signature need to be submitted to the Soil
Scientist Office before Final Plat approval is made.
f. The final signature sets will
require original CPSS signature.
g.
The following statements shall
be placed on the same sheet as the final soils map:
i. 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 63A,
74B, 78A, and 79A 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."
ii. Roads
built on 62B, 63A, 74B, 78A, and 79A will need to be
designed to overcome the right-of-way bearing when wet.
iii. 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.”
iv. Soil
mapping units 60B and 62B 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 and
62B, a site specific evaluation be conducted so that shallow
to bedrock areas are identified. These areas generally are
rippable if deep cuts or excavation is done.”
v. Areas
of steep slopes should be avoided at all cost due to high
erosion hazard. Proper erosion and sedimentation practices
need to be installed before construction begins. Soil
mapping units 20D&E should be left in their natural state.
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