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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 25, 2008, the Planning Commission voted
unanimously to approve The Meadows of Remington Preliminary
Plat Amendment subject to Conditions 1-22 below.
Staff Update:
At the September Planning
Commission meeting, this Preliminary Plat Amendment was
approved contingent on a revision being made to the plan
prior to Board of Supervisors action to satisfy a Virginia
Department of Transportation (VDOT) comment regarding
frontage improvements. The Applicant has requested that this
item be included as a condition so it can be dealt with at a
later date. VDOT has agreed to accommodate this request and
supplied the verbiage for an additional condition, Condition
23.
1.
The Final
Plat shall be in general conformance with the Preliminary
Subdivision Plat "The Meadows of Remington Phase 2 Sections
3-6” dated June 1, 2007, last revised July 8, 2008, signed
by James R. Ashley on July 25, 2008.
2.
Best Management
Practices (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.
3.
Under no circumstances
shall any use, activity, fill, and/or development within the
floodplain adversely affect the capacity of the channels or
floodways of any watercourse, drainage ditch or any other
drainage facility or system which would increase flood
heights and/or velocities on adjacent or downstream
properties.
4.
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.
Therefore, 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 and discharged
though the stormwater management faculties. 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 6A, 62A,
63A, 63B, 66A, 74B, 78A, 79A, and 178A. 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.”
5.
Final site grading and
house siting shall be designed such that the lowest adjacent
grades at all foundation openings provide a minimum of 12”
of freeboard from the computed 10-year storm- water surface
elevation of adjacent drainageways.
6.
The project site
includes areas of streambeds subject to inundation with 100
acres or more of watershed. County Ordinances require that
drainage easements be designated at the 100-year flood water
surface elevation to preserve the inundation zone.
Calculations shall be based on land use as outlined in the
Comprehensive Plan. Proposed building lots shall not be
created within the inundation zone.
7.
All ponds and outfall
structures shall be kept 25 feet from the property lines.
Trees, shrubs, and any other woody plants shall not be
planted on the embankment or adjacent areas extending at
least 25 feet beyond the embankment toe and abutment
contacts. This area shall be within a maintenance
easement. Tree save areas and landscaping cannot be in
these areas.
8.
No stormwater run-off
generated from new development shall be discharged directly
into jurisdictional wetland without adequate treatment.
9.
An overlot grading
plan shall be provided as part of the Final Construction
Plans. It shall show downspout discharges and possible sump
pump discharges that are controllably conveyed away from all
building structures and into an appropriate drainage
collection and conveyance system.
10.
Proof of provisions
for adequate fire flow as outlined by the Office of
Emergency Services shall be required with the first
submission of the Final Construction Plan.
11.
Houses shall not be
located in natural drainageways or streams. These areas
shall be preserved to the maximum extent practicable.
12.
Underdrains or other
stabilizing material may be required in areas where the
roads are to be installed over soils with low bearing
capacity and/or high shrink/swell potential.
13.
Low Impact Development
(LID) – the first and probably most important aspect of LID
is to preserve natural drainage corridors in their natural
state. The areas shall be clearly identified on each phase
of the Final Construction Plan.
14.
Detention and extended
detention facilities are not appropriate in high water table
soils because they do not stay dry year round. Any dry pond
design shall need to address base flow, springs, and high
water table to assure that the pond will be dry year round
and function as intended.
15.
A Letter of Map
Revision (LOMR) shall be submitted and approved by FEMA to
reflect the post project retrofit of the regional stormwater
management facility within the floodplain.
16.
Due to the presence of
shrink - swell soils, a geotechnical study shall be
performed prior to approval of the Final Construction Plan.
17.
Final Construction
Plan shall include the following:
a)
A Virginia Certified
Professional Soil Scientist (CPSS) shall 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.
b)
A signature block
shall be placed on this plan for the CPSS to sign which
states:
c)
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.
d)
This final soil map
shall be filed in the Building Office of the Department of
Community Development to be used exclusively for obtaining
soils information for this proposed subdivision.
e)
One copy of this final
soil map with CPSS signature shall be submitted to the Soil
Scientist's Office before the Final Construction Plan will
be approved.
f)
The final signature
sets shall require original CPSS signature.
g)
The statements under
Home Sites and Road Construction shall be placed on
the same sheet as the final soils map.
Home Sites and Road
Construction
18.
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. Therefore, 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 6A, 62A, 63A, 63B, 66A, 74B, 78A, 79A and 178A.
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.”
19.
Roads built on 6A,
62A, 63A, 63B, 66A, 74B, 78A, 79A and 178A mapping units
shall be designed to overcome the low bearing capacity
caused by the substratum of these soil types.
20.
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.”
21.
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 60A, 60B, 62A, 63A, 63B, 74B,
78A, 79A and 178A 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.”
22.
A 20’ trail easement
shall be dedicated across Open Space Parcel E and shown on
the Final Construction Plan and Final Plat for future
connection from previous sections of The Meadows and
Riverton Subdivision to Echomont Drive.
23.
Frontage improvements
on Lucky Hill Road shall be in conformance with the GS-3
standard in the VDOT Road Design Manual and the Road and
Bridge Specifications.
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