No action is
necessary, unless a majority of the Board wishes to consider
this preliminary subdivision application. On November 30,
2006, the Planning Commission voted three (3) to one (1) to
approve the Estates at Old Marsh Preliminary Plat, subject
to the following conditions:
The Final Plat shall be in general conformance with
the Preliminary Subdivision Plat “The Estates at Old Marsh”
dated November 30, 2005, Revised April 24, 2006, signed by
Mitchell F. Johnson on September 27, 2006.
The companion Special Exception, SPEX06-CR-025, for
the above ground water system shall be approved prior to
submittal of the Final Construction Plans.
The houses on Lots 18 and 21 shall have walkout
basement as agreed upon in a meeting with the applicant on
August 26, 2006.
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. 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) shall 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, “Basements are not recommended in mapping units
17B, 74B, 78A, 14B, 269A, 70A, and 14A. 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.”
All ponds and outfall structures shall be 25 feet
from the property lines. Trees, shrubs, and any other woody
plants shall not to 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 shall
not be located in these areas.
An overlot grading plan shall be provided as part of
the Final Construction Plans.
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
All applicable State and Federal permits shall be
filed with the first submission of the Final Construction
Plans. This includes the COE/DEQ permits for disturbance of
All houses shall be above the 10-year water surface
elevation of adjacent swales.
A separate emergency spillway shall be provided for
ponds. The emergency spillway shall pass no less than the
The “c”, CN, Tc and other condition assumptions shall
be evaluated with the Final Construction Plans based on
values from the Fauquier County Design Standards Manual.
The soil lines shall be in bold type on the Final
A Virginia Certified Professional Soil Scientist
(CPSS) shall adjust the preliminary soil map with revisions
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.
A signature block shall be placed on this plat for
the CPSS to sign which states:
Preliminary Soils Information Provided by the J. T.
Frazier, CPSS, (1"=100')
Dated April 5, 2006.
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
Interpretive information from the Preliminary 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.
16. This final soil map shall be filed in the Building Department to
be used exclusively for obtaining soils information for this
17. One copy of this final soil map with CPSS signature shall be
submitted to the Soil Scientist Office before Final Plat
approval is made.
18. The final signature sets shall contain original CPSS signature.
19. The type of primary and reserve drainfield area shall be stated
for each lot.
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
Soil mapping units 64B and 64C are usually contain
areas shallow to bedrock. 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 64B and 64C, 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. The following statements shall be placed on the same sheet as
the final soils map under Home Sites and Road
- Due to
landscape position (drainage ways) 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 14B, 17B, 70A, 78B, and 269A 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."
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.”
Soil map units 14B, 17B, 70A, and 78A may contain
areas of hydric soils. Soil map unit 269A is a hydric soil.
Areas of hydric soils may be jurisdictional wetlands.
Appropriate permits shall be obtained before land
disturbance in these areas.
Statement of Justification
Letter of Intent