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No action is
necessary, unless a majority of the Board wishes to consider
this preliminary subdivision application. On August 26, 2004,
the Planning Commission voted to approve the Mosby’s Ridge
Preliminary Plat, subject to the conditions noted below:
1.
The Final Plat shall be in general conformance with the
Preliminary Plat entitled “Mosby’s Ridge” dated July 7, 2004,
signed by James R. Ashley July 13, 2004, except as modified by
these conditions. This approval is for a maximum of three (3)
residential lots.
2.
Dedication of right-of-way shall be required to make
Foster’s Fork Road 25 feet wide from the center line to this
subdivision property line.
3.
The type of primary and reserve drainfield area shall be
stated for each lot.
4.
When submitting the Final Construction Plans, a complete
landscape plan shall be provided with full detail of planting
type, size and location pursuant to Article 7-603.2 of the
Zoning Ordinance.
5.
Language shall be provided on the plan that states the
SWM lots are not useable lots for any other purpose.
6.
All driveway culverts shall be a minimum of 15 inches in
diameter and pass the 10 year storm.
7.
The houses on Lots 2 and 3 shall be located out of the
swale and above the 10 year water surface elevation of the
swale.
8.
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 an adequate channel. 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 12A, 15B, 17B, 17C, and 48B.
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.”
9.
A Virginia Certified Professional Soil Scientist (CPSS)
needs to adjust the Type I Soil Map soil lines 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.
10.
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 6/16/04.
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-
11.
Interpretive information from the Type I soil report for
each mapping unit shown on the 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.
12.
The statements under Home Sites and Road Construction
shall be placed on the same sheet as the final soils map.
13.
This final soil map shall be filed in the Building
Department to be used exclusively for obtaining soils
information for this proposed subdivision.
14.
Two copies of this final soil map with CPSS signature
shall be submitted to the Soil Scientist Office before Final
Plat approval is made.
15.
Signature sets of the Final Construction Plans will
require original CPSS signature.
16.
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 12A, 15B,
17B, 17C, 48B, 417B, 440B, 440C, 440D 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."
17.
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.”
18.
Roads built on 48B, 440B, 440C, 440D, 12A, and 15B
mapping units shall be designed to overcome the low bearing
capacity caused by shrink-swell clay and/or high water tables.
19.
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.”
20.
Soil mapping units 140C, 140D, 240C, 340C, 340D, and 400D
are usually shallow to bedrock. The following statement shall
be placed on the Final Construction Plan: “The County
recommends that before road or home construction begins in soil
mapping units 140C, 140D, 240C, 340C, 340D, and 440D, 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.”
21.
Areas of steep slopes shall be avoided at all cost due to
high erosion hazard. Proper erosion and sedimentation practices
shall be installed before construction begins. Soil mapping
units 340D, 140D, 40D, and 440D should be left in their natural
state.
22.
Mapping Unit 12A may contain hydric soils (wetlands). An
approved wetland delineation shall be required for the first
submission of the Final Construction Plans.
ATTACHMENT:
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Preliminary Plat
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