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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:
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.
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