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No action is
necessary, unless a majority of the Board wishes to consider
this preliminary subdivision application. On September 27,
2007, the Planning Commission voted unanimously to approve
the Blue Ridge North Preliminary Plat subject to the
following conditions:
1.
The Final
Plat shall be in general conformance with the Preliminary
Subdivision Plat "Blue Ridge North” dated July 15, 2006,
last revised July 30, 2007, signed by John P. Foster on July
30, 2007.
2.
This approval
is granted for Lots 2-5 and the non-common open space parcel
as shown on the Plat.
3.
Any Final
Plat filed for the five (5) lots approved herein may reserve
within the non-common open space the ability to create one
additional lot, provided that after any such subdivision the
residue shall be contain eighty-five (85) percent of the
total site acreage which shall be subject to a non-common
open space easement.
4.
The lot
reserved shall require approval of the Planning Commission.
The Commission and the Applicant have mutually agreed to
postpone consideration of the reserved lot pending review of
a Planning Commission initiated Special Exception for a
private street to serve the reserved lot.
5.
Overhead
utility lines shall be shown on the Final Construction Plan
and Final Plat.
6.
The location
of any burial grounds on the site shall be identified on the
Final Construction Plan and Final Plat.
7.
The “C”,
“CN”, “Tc”, and other pre-condition assumptions will be
evaluated with the Final Construction Plan based on values
from the Fauquier County Design standards Manual (FCDSM).
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, to
preclude wet yards, and to prevent 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.
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 for construction in soil
mapping units 12B, 15B, 48B, 417B, 417C, 415A, and 415B.
Basements in these mapping units are subject to flooding due
to high seasonal water tables. Sump pump systems may run
continuously leading to premature pump failure.”
9.
No stormwater
runoff generated from new development shall be discharged
into jurisdictional wetland without adequate treatment.
Existing disturbed areas do not act as pre-treatment for new
development unless it qualifies as a vegetated filter strip
in accordance with the VESCH Minimum Standard 3.14.
10.
Houses are
not to be located in existing natural streams or drainage
swales. Those areas shall be preserved to the maximum extent
practicable.
11.
In areas
where the roads are to be installed over soils with low
bearing capacity and/or high shrink/swell potential,
underdrains or other stabilizing material may be required.
12.
All
applicable State and Federal permits are to be acquired and
filed with the first submission of the Final Construction
Plan. This includes the USACE/DEQ permits for any/all
wetland disturbances.
13.
Development
of the two and ten year storm flows and storm flow
velocities at all outfall locations shall be provided on the
Final Construction Plan and shall meet the requirements for
adequate outfall per MS-19.
14.
Culvert
sizing analyses shall be provided on the Final Construction
Plan.
15.
Drainage
easements where the surface drainage crosses more than two
lots shall be provided on the Final Construction Plan.
16.
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.
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 ___________.
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-
-
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.
- This
final soils map will be filed in the Building Department
to be used exclusively for obtaining soils information
for this proposed subdivision.
- Two
copies of this final soil map with CPSS signature shall
be submitted to the Soil Scientist Office before Final
Plat approval is made.
- The
final signature sets will require original CPSS
signature.
- The
type of primary and reserve drainfield area shall be
stated for each lot.
- The
following notes shall be placed on the same sheets as
the final soils map:
a)
Due to landscape position (drainageways) and high
seasonal water tables the following statement needs to be
placed on the Final Construction Plan to be filed with the
Department of Community Development: “The County recommends
that no below grade basements be constructed on soil mapping
units 12B, 15B, 48A, 48B, 415A, 415B and 417B 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 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.”
c)
Soil mapping units 140B, 140D and 241B are 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 units 140B, 140D and 241B, 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.”
d)
Areas of steep slopes should be avoided at all costs
due to high erosion hazard. Proper erosion and sedimentation
practices need to be installed before construction begins.
Soil mapping units 43D and 140D should be left in their
natural state.
e)
The following statement shall be included on the
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.”
Location:
The property
is located on Routts Hill Road (Route 685), just north of
Lees Mill Road (Route 651). |
