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No action is
necessary, unless a majority of the Board wishes to consider
this preliminary subdivision application. On June 30, 2005,
the Planning Commission voted to approve Bishop’s Run
Preliminary Plat and the waiver of Section 5-8 of the
Subdivision Ordinance, subject to the conditions noted
below:
1.
The Final Plat shall be in general conformance with
the Preliminary Plat entitled “Bishop’s Run” dated June 30,
2005, and received in this office on July 5, 2005, except as
modified by these conditions. This approval is for a
maximum of ninety-nine (99) residential lots. The following
items shall be addressed on the Preliminary Plat prior to
scheduling for Board of Supervisors’ action:
2.
The conceptual landscaping shown along Riley Road on
the Preliminary Plat is not consistent with the level of
conceptual landscaping approved with the Concept Plan. More
landscaping shall be required on the Final Construction
Plan.
3.
Evidence from the Fauquier County Water and
Sanitation Authority shall be provided allowing the
overlapping of easements prior to Construction Plan
approval.
4.
Street Names shall be required with the Final Plan in
accordance with Section 7-11 of the Fauquier County
Subdivision Ordinance.
5.
A Major Site Plan shall be required for the
single-family attached houses per Section 3-301 of the
Zoning Ordinance.
6.
Prior to Construction Plan approval, the applicant
shall obtain a Conditional Letter of Map Revision (CLOMR)
from FEMA for the l00-year Floodplain Boundary. Development
shall not be allowed within the boundaries of the 100-year
flood elevation without a Special Exception pursuant to
Article 4-400 of the Zoning Ordinance.
7.
Prior to Construction Plan approval, the applicant
shall obtain all applicable permits from DEQ, VMRC and U.S.
Army Corps of Engineers.
8.
Applicant shall provide an inter-parcel access
connection to the adjoining parcel (i.e., 7916-12-2141-000)
at the location as generally shown on the preliminary
subdivision plat.
9.
Prior to final plat approval, the interpretive
information from the Type 1 soil report for each mapping
unit shall be shown on the final subdivision plan.
10.
Applicant shall provide an internal system of
sidewalks and/or paved trails generally as shown of the
Preliminary Plat with connections to the proposed common
open space.
11.
All road design and construction shall be in
accordance with VDOT’s 2005 Subdivision Street
Requirements.
12.
Applicant shall work with and follow VDOT’s
guidelines for placement of landscaping materials within the
Riley Road right-of-way as provided for with the Rezoning
approval.
13.
At the time of Construction Plan submittal, the
applicant shall provide a detailed landscaping plan for the
common open space in accordance with Landscaping Proffers #
1, 2 & 3 and Section 7-600 of the Fauquier County Zoning
Ordinance.
14.
At the time of Construction Plan approval, the
applicant shall have a professional engineer design
foundation drainage systems for any residential lots having
hydric soils. The designs shall utilize a variety of
engineering and construction methods, including but not
necessarily limited to, over-lot grading techniques, sump
pumps in conjunction with subsurface drains which connect to
the storm sewer system (no connections within VDOT
right-of-way), french drains and related design measures to
minimize the risk of wet basements.
15.
At the time of Construction Plan approval, the
applicant shall provide an Active Recreational Area of no
less than 3 contiguous acres outside the l00-year floodplain
for the residential community, generally in the location
noted on the Preliminary Plat. The active recreational
facilities provided at said site may include, but shall not
be limited to, play apparatus equipment, picnicking areas
and outdoor game/sport field facilities.
16.
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 6A,
14B, 62B, 63B, 78A, 79A, and 178A. 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.”
17.
Several lots are located in what is currently
designated as FEMA Floodplain. A LOMR shall be required
prior to Final Construction Plan submittal for any of the
affected lots and roads accessing them. There are 12 lots
affected. In addition, the recreation area and both
stormwater management ponds are in the currently designated
FEMA Floodplain. SCS methodology (i.e. TR-55, TR-20) shall
be used. A Special Exception will be required for these
facilities if the floodplain boundaries are not revised by a
LOMR.
18.
All ponds and outfall structures shall be kept 25
feet from the property lines. Trees, shrubs, and any other
woody plants shall not 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.
19.
No stormwater runoff generated from new development
shall be discharged into a jurisdictional wetland without
adequate treatment.
20.
An overlot grading plan shall be provided as part of
the Final Construction Plan. This plan shall show sump pump
discharge locations and roof downspout locations.
21.
Proof of provisions for adequate fire flow shall be
required with the first submission of the Final Construction
Plan.
22.
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.
23.
For BMP/SWM calculations, all of the areas of the
development shall be counted as part of the site for these
calculations. This includes open space and recreation
areas.
24.
Some of the soils types in the areas of the proposed
ponds are characterized as having a high water table. Ponds
1 and 2 show cutting into the natural ground up to12 to 14
feet. Dry ponds do not seem appropriate because they most
likely will not stay dry. Any dry pond design shall address
base flow, springs, and high water table to assure that the
ponds will be dry year round and function as intended.
25.
All houses shall be above the 10-year water surface
elevation of adjacent swales.
26.
Installation of culverts shall not cause water to
pond on an adjacent property for a 10-year storm, unless a
drainage easement is granted. This includes PIN
7916-21-2517.
27.
The 2, 10, and 100-year storms shall be routed
through the SWM/BMP facilities with the pond full to the BMP
elevation and unavailable for storage.
28.
A separate emergency spillway shall be provided for
ponds. The emergency spillway shall pass no less than the
100-year storm.
29.
Conservation areas used for qualifying open spaces
shall be limited to floodplain and protected wetland
corridors that have no overlying encumbrances such as
trails, utilities, roads, etc.
30.
On single family detached lots 1-7, 9-11, 14, 15,
19-24, 27, 28, 34-37, 40, 41, and 46, and single family
attached lots 42-45, houses or structures shall not be
placed in the drainageway due to wetness and concentrated
water flow.
31.
Basements are not recommended on map units with high
seasonal water tables, due to potential for flooding. This
would include map units 14B, 62B, 63B, 78A, 79A, and 178A:
single family detached lots 1-7, 9-11, 14-29, 34-36, 40, 41,
46, 47, 51-54, and single family attached 1-8, 13-29, 32-37,
42-45.
32.
A geotechnical study shall be completed before design
and construction of foundations for building on single
family detached lots 19, 20, 23-26, 28-29, 34-36, 40, 41,
46, 47, and single family attached lots 6-8, 24-28, 35-37,
and 42-45, 47 and 48..
33.
The following are the requirements of the final soil
report that shall be included in the Final Construction
Plans:
34.
A Virginia Certified Professional Soil Scientist
(CPSS) 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.
35.
A signature block shall be placed on this plat for
the CPSS to sign which states:
Preliminary Soils Information Provided by the Dominion
Soils via Preliminary Soils Report (scale 1:200) Dated
_________________.
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-
36.
Interpretive information from the Preliminary Soils
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.
37.
The statements under Home Sites and Road
Construction shall be placed on the same sheet as the
final soils map.
38.
This final soil map will be filed in the Building
Department to be used exclusively for obtaining soils
information for this proposed subdivision.
39.
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.
40.
The final signature sets will require original CPSS
signature.
41.
Due to landscape position (drainageways) and high
seasonal water tables the following statement shall 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 14B, 62B, 63B, 78A, 79A, and 178A 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."
42.
The following statement shall 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.”
43.
Final engineering shall clearly demonstrate that the
existing wetland bank will not be impacted by the site
development. VDOT shall not support final plan approval
until this is satisfactorily addressed. VDOT approval shall
be required for relocation of the wetland bank access road
and vacation of the drainage easements. If needed, the
existing VDOT SWM/BMP easement shall be vacated prior to
Final Construction Plan approval.
44.
All land rights VDOT currently has for the abutting
SWM easement along Route 676 are to be fully resolved and
all deeds acquiring or revising the existing easement shall
be recorded prior to VDOT approval of the Final Construction
Plan.
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