Board of Supervisors Meeting Date: 

Goose Pond Grove, LTD 

October 8, 2009

Staff Lead:


Bonnie Bogert, Planner II

Community Development


Magisterial District:                                                                                                                     PIN:


Service District:                                                                                                     6969-98-5472-000


Goose Pond Grove:  Preliminary Plat: PPLT08-MA-004, Marshall District

Topic Description:

The applicant is seeking Preliminary Plat approval to divide three parcels totaling approximately twenty-three (23) acres into seventy-one (71) single family attached (townhouse) lots, ranging in size from + 2,400 square feet to +7,800 square feet. Each lot will be served by public water and sewer. A copy of the Preliminary Plat is included as Attachment 1.


Location,  Zoning and Current Land Use:

The properties are located on the northeast side of Winchester Road (Route 17), north of their intersection with Interstate 66 in the Marshall Magisterial District. The ±23 acres are zoned a combination of Residential (R-4) and Commercial (C-2).  Adjacent properties in all directions are zoned a combination of Residential (R-4), Commercial (C-2), and Industrial (I-1).  



Planning Commission Summary and Action of September 24, 2009:

The Planning Commission discussed this item at its work session. At the public meeting they voted unanimously to approve this Preliminary Plat.

Requested Action of the Board of Supervisors:   

No action is necessary to approve the Preliminary Plat, unless a majority of the Board wishes to consider this preliminary subdivision application. On September 24, 2009, the Planning Commission voted unanimously to approve the Goose Pond Grove Preliminary Plat and Waivers subject to the following conditions:

1.      The Final Plat shall be in general conformance with the Preliminary Subdivision Plat “Goose Pond Grove” dated February 12, 2008, last revised August 3, 2009, signed by Ann O. Germain on August 3, 2009.

2.      The Final Construction Plan/Major Site Plan for this project shall not be approved until the Applicant enters into an Advanced Availability Fee and Developer’s Agreement with the Fauquier County Water and Sanitation Authority (FCWSA).

3.      A sight distance easement shall be required at the intersection of Brampton Court and Street A. The easement shall be shown on the Final Construction Plans and dedicated on the Final Plat.  The easement will encroach on Lot 11, and will preclude placement of any items within the easement that will restrict sight distance.

4.      The “C” factor, CN, Tc, and other pre-condition assumptions shall be evaluated with the Final Construction Plan based on values from the Fauquier County Design Standards Manual.

5.      Final site grading and house siting shall be designed such that the lowest adjacent grades at all foundation openings provide a minimum of 6” of freeboard from the computed 10-year storm water surface elevation of adjacent drainageways.

6.      All ponds and outfall structures shall be kept 25” 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” from the embankment toe and abutment contacts.  This area shall be within a maintenance easement.  Tree save areas and landscaping cannot be in these areas.

7.      A separate emergency spillway shall be provided for ponds.  The emergency spillway shall pass no less than the 100-year storm.

8.      BMP qualifying open space shall be limited to jurisdictional wetland and floodplain areas that do not have overlying encumbrances such as easements and trails.  Areas within private lots do not qualify because they are not enforceable from a practical standpoint.

9.      No point source stormwater run-off generated from new development shall be discharged into a jurisdictional wetland without adequate treatment.

10.  All applicable State and Federal permits shall be acquired and filed prior to approval of the Final Construction Plan.  This includes the USCOE/DEQ permits for disturbances of wetlands.

11.  A Virginia Certified Professional Soil Scientist (CPSS) shall adjust the Type I Soil Map soil lines onto the Final Construction Plan.  This shall be done in the field and checked for any additional soils information to be added to the Final Construction Plan.

12.  A signature block shall be placed on this plan for the CPSS to sign which states: 

Text Box: Preliminary soils information provided by Fauquier County Soil Scientist’s Office via Type 1 Soil Map (scale 1”=400’) dated _____________. 
This Virginia Certified Professional Soil Scientist has field reviewed and adjusted the preliminary soils information onto the final plan (scale 1”=_____’) and certifies that this is the best available soils information for lots 1 - ___.
Virginia Certified Professional Soil Scientist                                                  DATE







13.  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.

14.  The final soil map shall be filed in the Building Office to be used exclusively for obtaining soils information for this proposed subdivision.

15.  One copy of the final soil map with CPSS signature shall be submitted to the Soil Scientist’s Office before the Final Construction Plan will be approved.

16.   The final signature sets shall require original CPSS signature. 

17.  The Phase 1 E & S plan shall be underlain by preliminary soil map, as it provides the best available soils information (Design Standards Manual A208.3).

18.  Due to soil map units with low bearing capacity, soil map units with a “high” shrink-swell rating, and areas of cut and fill with highly variable soil property, a geotechnical study shall be required prior to submission of  the Final Construction Plan.

19.  The following statements shall be placed on the same sheet as the final soils map:

Home Sites and Road Construction

1.      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 Virginia Licensed Professional Engineer to assure a dry basement and preclude wet yards and recirculation of pumped or collected water.  All exterior foundation drainage systems shall be designed to gravity daylight without assistance from mechanical means 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 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 10A, 10B, 110A, 238A, 238B, 438A, and 438B.  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.”

2. Roads built on mapping units 10A, 10B, 110A, 238A, 238B, 438A, and 438B shall be designed to overcome the low bearing capacity.

3.  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.”

4. Soil mapping unit 220B is 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 unit 220B, a site specific evaluation be conducted so that shallow to bedrock areas are identified.  These areas may require blasting if deep cuts or excavations are required.



1.        Preliminary Plat


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