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Requested Action of the Board of Supervisors:
No action is
necessary, unless a majority of the Board wishes to consider
this preliminary subdivision application. On October 26,
2006, the Planning Commission voted unanimously to approve
the Craig Preliminary Plat, subject to the following
conditions:
1.
The Final Plat shall be in general conformance with
the Preliminary Plat entitled “Craig Property”, signed
October 26, 2006. This approval is for a maximum of
twenty-six (26) single-family residential lots including the
residual non-common open space lot. Before scheduling for
the Board of Supervisors the following item shall be
corrected:
2.
Natural drainage swales shall be protected. Houses
shall not be placed in natural drainage swales. Of
particular concern are the proposed houses on Lots 6, 7, 20,
and 26.
3.
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 to preclude wet yards and recirculation of
pumped or collected water. All basements 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 shall be conveyed to the
subdivision stormwater collection system and discharged
through the stormwater management facilities. Where drainage
easements are necessary, they shall be placed on the Final
Plat. A note shall be placed on the Final Plat stating
“Basements are not recommended in soils mapping units 78A,
63A, and 74A. Basements in these mapping units are subject
to flooding due to high water tables. Sump pump systems may
run continuously potentially leading to premature pump
failure.”
4.
Evidence of compliance with Proffer 9.3, interparcel
connection, shall be submitted with the first submittal of
the Final Construction Plan.
5.
Pedestrian and vehicular access shall be provided to
the SWM/BMP ponds.
6.
Evidence of adequate fire protection for the proposed
project shall be provided with the first submission of Final
Construction Plans.
7.
Final site grading and house siting shall be designed
such that the lowest adjacent grades at all foundation
openings provide a minimum of 6 inches of freeboard from the
computed 10-year storm water surface elevation of adjacent
drainage ways.
8.
Soils mapping information shall be adjusted by a
certified Soil Scientist to conform with the existing
contours.
9.
The SWM Drainage Area Map shall coincide with the
drainage patterns/rough grading lines identified on the plan
sheets.
10.
Sight distance easements shall be required for all
areas where the line of sight extends outside of the
right-of-way.
11.
The slope for the roadway on the typical section
shall be shown as ¼ inch:1 foot on the Final Construction
Plans.
12.
A note shall be added to the Final Construction plans
that no on street parking is permitted and street trees
shall not be allowed within the right-of-way due to the
modifications made to the street section to match with
Foxhaven and Southcoate Village.
13.
The pipestem easement requested by VDOT shall run
behind PIN Map 6889-73-1345-000, 6889-73-0244-000, and
6889-62-8929-000 over to Foxhaven Drive rather than an
easement parallel to Route 28.
14.
On the Final Construction Plans, note number 51 on
Sheet 1 shall include the following: “VDOT will review and
comment on the pro rata share of the improvements to Route
28 to be contributed by the developer”.
15.
A Virginia Certified Professional Soil Scientist
(CPSS) (shall adjust the Type I Soil Map soil lines) or
(shall 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.
16.
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-
19.
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.
20.
This final soil map shall be filed in the Building
Office to be used exclusively for obtaining soils
information for this proposed subdivision.
21.
One copy of this final soil map with CPSS signature
shall be submitted to the Soil Scientist Office before Final
Plat approval is made.
22.
The final signature sets shall require original CPSS
signature.
23.
The following statements shall be placed on the same
sheet as the final soils map under Home Sites and Road
Construction:
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 placed in the
front office of Community Development: "The County
recommends that no below grade basements be constructed on
soil mapping units 63A, 74A and 78A 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. Roads built on 63A, 74A, and 78A mapping units will need to be
designed to overcome low bearing capacity when wet due to
high silt content and shrink-swell clay in the subsoil.
c.
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.”
d.
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.”
e.
Soil mapping unit 74A 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 74A 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.”
24.
The applicant has agreed in writing (letter dated
October 17, 2006, from Andrew J. Gorecki, P.E.) they are
aware of the downstream flooding problems and while it is
not a requirement to detain the 25-year storm, they shall
provide additional detention if feasible.
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