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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 May 25, 2006, the Planning Commission
unanimously voted to approve the Revere Woods Preliminary
Plat, subject to the following conditions:
- The
Final Plat shall be in general conformance with the
Preliminary Plat entitled “Revere Woods” dated January
16, 2006, last revised April 12, 2006 and received in
this office on April 14, 2006. This approval is for a
maximum of twenty-one (21) single-family residential
lots, including the cul-de-sac length waiver.
- A
Special Exception shall be approved for the above ground
water storage tank prior to Final Construction Plan
submittal.
- The
developer shall contribute $4,500 per lot toward the
Bealeton Connector or similar transportation
improvements in the area. This fee shall be in lieu of
any impact fee that may be imposed. This fee shall be
paid when the zoning permit is submitted for each lot
- All
pond embankments and outfall structures shall be 25 feet
from the property line. Trees, shrubs, and any other
woody plants shall 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
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 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, “Basements are not recommended
in mapping units 67A, 68B, and 68C. 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.”
- An
overlot grading plan shall be provided as part of the
Final Construction Plans. It shall show downspout
discharges and sump pump discharges.
- Proof
of provisions for adequate fire flow shall be required
with the first submission of the Final Construction
Plans. It shall be based on the guidelines issued by
the Office of Emergency Services.
- The
intersection of Revere Way to Piney Lane shall meet the
County’s IL-1 standard for intersection landings.
-
Evidence of acquisition of offsite easements and
right-of-way necessary to develop this project shall be
required prior to Final Construction Plan approval.
-
Typical section 1A as shown on sheet 1 shall comply with
Fauquier County’s width from typical section 1A. This
shall require thirty (30) feet curb-to-curb, with
fifty-four (54) feet of right-of-way.
11.
Piney Lane shall be constructed to ¼ inch:1 inch
slope, and ditches shall be 3:1 on Piney Lane on the slope
shown on the right side of the typical section.
12.
Maintenance on the extension of Piney Lane shall end
at the centerline of the intersection of Revere Way rather
than at the stub-out as shown.
13.
Documentation of the existing 30-foot and 50-foot
right-of-way shown for Piney Lane beyond the end of state
maintenance shall be required prior to street acceptance to
ensure 50 feet of right-of-way.
14.
Typical section for the proposed waterline shall
indicate the distance from the edge of pavement, and depth
shall be measured from the lowest point of the road.
15.
The end of state maintenance shall be shown
accurately on the Final Construction Plan (0.13 mile or
approximately 686 feet).
16.
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.
17.
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 10/12/05.
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 1-____.
Va. Certified Professional Soil
Scientist DATE
CPSS #3401-
18.
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.
19.
This final soil map will be filed in the Building
Department to be used exclusively for obtaining soils
information for this proposed subdivision.
20.
Two (2) copies of this final soil map with CPSS
signature need to be submitted to the Soil Scientist Office
before Final Plat approval is made.
21.
The final signature sets will require original CPSS
signature.
22.
The type of primary and reserve drainfield area shall
be stated for each lot.
23.
The following statements shall be placed on the same
sheet as the final soils map:
a.
Due 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 67A, 68B, and 68C 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."
b.
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.”
c.
Roads built on 67A, 68B, and 68C mapping units will
need to be designed to overcome the low bearing capacity.
d.
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.”
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