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Staff Analysis:
Staff and
the appropriate referral agencies have reviewed this request
for conformance with the Comprehensive Plan, the Zoning
Ordinance, and other relevant policies and regulations.
Staff and referral agency findings, comments, and
recommendations are summarized below. The actual responses
from referral agencies are available upon request.
Comprehensive Plan
The
Comprehensive Plan identifies the Village of Liberty as a
Category II village. Infill development and limited
expansion are appropriate due to the proximity of the
Bealeton Service District and development in that area.
The villages
within the county vary in character among themselves and
from other more urban related developments within the
county. The rural villages have, in general, a different
traditional character from that found in relatively recent
subdivision. The reasons for their existence, social
structure, needs for services, mix of uses and other
characteristics are different. Thus, villages and the
“suburban residential” portions of the service districts
must be treated differently at both the plan and formation
stage, and in designing appropriate implementation
techniques.
Staff
suggests provision of additional buffering (dedication)
along adjacent Rural Agricultural (RA) properties to
effectively create the hard edge for the Village.
Engineering
1.
There is to be no fill in the wetlands without a
DEQ/COE permit.
2.
All structures are to be above the 100 year water
surface elevation of the adjacent creek.
3.
No subsurface drainfield can be closer than 100 feet
to the well. Additional separation would be preferable.
4.
Of the 13 wells that were monitored during the
pumping test, 12 were impacted. The Hydrogeologist that
performed the test stated that only one of these 12 was
impacted “adversely”, but neither OMR-7 nor OMR-1 recovered
completely 48 hours after the pump test ended.
5.
The well that was “adversely” affected, the Robinson
Sr. well is a 36 foot deep well in which the water level
declined 15.65 feet during the pump test. According to the
report, the well on the Robinson Sr. property has gone dry
in the past; however, this was typical during summer
months. This test was conducted on November 25, 2005.
6.
If this is not a public water supply, the following
will have to be addressed:
a.
The addendum does not address that in the initial
investigation neither OMR-7 nor OMR-1 recovered completely
48 hours after the pump test ended, indicating that water
was mined from the aquifer.
b.
The EDR report included with the original
Hydrogeologic Study lists several “orphan sites”. An
attempt should be made to locate these sites using current
maps of the area.
c.
The original Hydrogeologic report refers to an
underground storage tank being removed from the property.
During the removal, soil staining was observed. Was any
characterization done on this soil? If so, please provide.
d.
Slightly elevated levels of arsenic were detected in
samples from Well OMR-7; most likely due to the nature of
the underlying formations, however, the water may need to be
treated to be considered potable. This information was not
addressed in the “Contaminant Threats to Groundwater
Quality” section, and no specifics on what this treatment
will entail were provided in the original report.
e.
The Promissory Note from Engle Homes should include
specific language on the well for Robinson Sr. being
installed and connected.
Soils
The County
Soil Scientist has been involved in the review of the
hydogeologic report. WSA has given its approval to the
hydrogeolic study and is planning on taking the water system
into its system (i.e. its going to be a public system).
According to Chapter 18 of the Fauquier County Zoning
Ordinance, if the system proposed is a public system, WSA
has the approval authority, not Community Development.
However, Emory and Garrett, will be submitting some
materials to assist with a few comments from this office.
That information was not available at the time of
preparation of this report.
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