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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 November 30,
2006, the Planning Commission voted unanimously to approve
the Stone Crest Subdivision Preliminary Plat, subject to the
following conditions:
1.
The Final Plat shall be in general conformance with
the Preliminary Plat entitled “Stone Crest Subdvision” dated
November 27, 2006, and received in this office on November
29, 2006. This approval is for a maximum of seventeen (17)
single-family residential lots.
2.
The “C”, CN, Tc and other pre-condition assumptions
shall be evaluated with the Final Construction Plans based
on values from the Fauquier County Design Standards Manual.
3.
Some of the soils shown are characterized as having a
high water table and/or being hydric. This is an indication
of possible wetlands. A USCOE/DEQ permit shall be required
with the first Construction Plan submittal. Wetlands shall
be shown on the Final Construction Plans.
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. 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 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
15A, 417C, 17B, and 110A. 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 six (6) inches of freeboard
from the computed 10-year storm water surface elevation of
adjacent drainage ways.
6.
All ponds and outfall structures shall be kept 25
feet from the property lines. Trees, shrubs, and any other
woody plants are 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 cannot be in these areas.
7.
A separate emergency spillway shall be provided for
ponds. The emergency spillway shall pass no less than the
100-year storm.
8.
No stormwater runoff generated from new development
shall be discharged into jurisdictional wetland without
adequate treatment. Existing undisturbed areas shall not
act as pre-treatment for new development unless it qualifies
as vegetated filter strips in accordance with the Virginia
Stormwater Management Handbook Minimum Standard 3.14.
9.
An overlot grading plan shall be provided as part of
the Final Construction Plans. It shall show downspout
discharges and sump pump discharges that are controllably
conveyed away from all building structures an 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
Plans.
11.
Houses shall not to be located in existing swales or
streams. These areas shall be preserved to the maximum
extent practicable.
12.
Jurisdictional wetland areas shall be labeled and
shown.
13.
Due to soils with high shrink swell potential and low
bearing capacities a geotechnical investigation shall be
required prior to Final Construction Plan approval.
14.
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 shall be done in the
field and checked for any additional soils information to be
added to the Final Construction Plan.
15.
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-
16.
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.
17.
The final soil map shall be filed in the Building
Department to be used exclusively for obtaining soils
information for this proposed subdivision.
18.
Two copies of this final soil map with CPSS signature
shall be submitted to the Soil Scientist Office before Final
Plat approval is made.
19.
The final signature sets shall contain original CPSS
signature.
20.
The following statements shall be placed on the same
sheet 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 placed in the
front office of Community Development: "The County
recommends that no below grade basements be constructed on
soil mapping units 15A, 110A, 417B and 17B 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 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.”
21.
In accordance with 24 VAC 30-91-80 B2 of the 2005
Subdivision Street Requirement Manual, the existing road
shall be overlayed the full width of the road. The typical
section shall also reflect an overlay of the entire road.
-
Proposed sewer line location shall be shown on the
typical section for Stone Crest Drive. Both the sewer
and water lines shall indicate a minimum required depth
of 36 inches below the lowest point of grade.
- The
existing sewer manhole S21 at the intersection of Stone
Crest Drive and Route 678 appears to be shown within the
sidewalk, and shall be relocated.
- The
plan shall clearly show where the existing water line is
located. It shall not be located under the proposed
pavement widening.
- There
appears to be an existing fiber optic line along Route
678 that shall be shown on the plan. If it is located
within the proposed pavement, it shall be relocated.
- All
existing utilities shall be included on the plan. All
utilities that are in conflict shall be relocated prior
to any construction within the right-of-way.
-
Typical section for Route 678 improvements shall include
the following:
a.
The width of existing lanes on Route 678 shall be
shown. VDOT will agree to match the existing lane width of
22 feet from centerline to gutter pan in front of Stonelea
from the end of the curb and gutter to the intersection with
Stone Crest Drive. From Stone Crest Drive to the property
line, the frontage improvements shall provide two 12-foot
lanes to the gutter pan or 24 feet. A typical section for
each road section shall be shown, and the station numbers
for each typical section shall be indicated.
b.
Existing and proposed right-of-way shall be shown.
c.
The right-of-way line rather than the property line
shall be labeled.
d.
The typical section shall indicate that the entire
width of Route 678 will be overlayed 50 feet beyond the
improvements in both directions.
- Final
Construction Plan shall show the existing culvert under
Route 678 being replaced. Sizing of the culvert pipe
shall be done with the Final Construction Plan, and will
be reviewed based on the 10-year water surface elevation
pre and post construction. Freeboard requirements may
be waived based on a determination that there is no
increase in the impact to the downstream properties.
29.
The Town of Warrenton shall approve the Final
Construction Plans prior to submittal of signature sets to
the Fauquier County Department of Community Development.
30.
The plan view and profile for the existing culvert
under Route 678 shall match.
31.
The Final Construction Plan shall show the width of
existing roadway of Route 678. (PSSPC – General Information
14)
32.
Final Construction Plans shall note that street will
be dedicated for public street purposes.
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