A RESOLUTION TO APPROVE BREEZY KNOLL
SUBDIVISION: PRELIMINARY PLAT PPLT05-SC-006 AND ASSOCIATED SUBDIVISION
WHEREAS, Louie L. and Shirley D. Walker, owners of the property
identified by PIN 6995-98-5502-000, have requested a Preliminary Plat
and Subdivision Ordinance Waivers to allow for a subdivision of six (6)
single-family residential homes in an Residential-1 (R-1) zoning
the applicant requests a waiver of Section 5-8 of the Subdivision
Ordinance to allow a cul-de-sac of
in length; and
the applicant requests a waiver of Subdivision Ordinance Section 4-15
(Fire Protection) to allow the subdivision to not meet the minimum fire
flow standards as outlined by the Office of Emergency Services; and
WHEREAS, on December 8, 2004 the
Fauquier County Planning Commission held a public meeting and considered
oral and written testimony; and
WHEREAS, the Fauquier County
Planning Commission recommended approval of the requested waivers and
approved the Preliminary Plat based on approval of the waivers; now,
therefore be it
RESOLVED by the Fauquier County
Board of Supervisors this 13th day of January 2005, That Preliminary
Plat, PPLT05-SC-006 Louie L. and Shirley D. Walker, owners, be, and is
hereby, approved, subject to the Fauquier County Board of Supervisor’s
approval of the aforementioned Subdivision Ordinance waivers:
- The Final Plat
shall be in general conformance with the Preliminary Plat entitled
"Breezy Knoll Subdivision" dated July 7, 2004, signed by Timothy W.
Vaughan on 11-12-04 and received in the Planning Office on December
1, 2004 except as modified by these conditions. This approval is
for a maximum of six (6) residential lots.
- Pursuant to
Section 7-603 of the Fauquier County Zoning Ordinance, a landscape
plan shall be submitted with the construction drawings for approval.
The applicant agrees to reserve a fifty
(50) foot wide right-of-way strip for a future/possible inter-parcel
connection to PIN 6995-88-9395-000. The final design of the
inter-parcel connection will be worked out during the Final
Construction Plan phase of development.
- Signage approved
by VDOT and the County shall be located at the terminus of any
temporary cul-de-sac identifying the planned inter-parcel
connection. The applicant is encouraged to seek out easements on
adjoining properties for construction of the temporary cul-de-sacs.
Also a note shall be placed on the Final Construction Plans, Final
Plat, and Deed of Subdivision stating, “Breezy Knoll Drive” is
planned as an inter-parcel connection.
- All necessary
offsite easements for storm drainage shall be approved and recorded
prior to Final Construction Plan approval.
- It appears that
the limits of clearing and grading extend to PIN 6995-98-1762-000.
These easements shall be approved and recorded prior to Final
Construction Plan approval.
- The existing fifty
(50) foot ingress/egress easement shall be vacated prior to Final
Plat approval, if the easement is going to be moved.
- Breezy Knoll Drive
cannot be used as a street name. Prior to Final Plat approval an
appropriate street name not already duplicated within Fauquier
County shall be used.
- All intersections
shall meet the County intersection-landing requirement IL-1.
- Houses shall not
be placed in swales. The houses shall be placed above the 10-year
water surface elevation of the swale.
- All applicable
wetlands permits shall be submitted with the first submission of the
Final Construction Plans. If wetlands do not exist, a statement
from DEQ shall be required.
- Any area where
grading is proposed to be steeper than 3:1 shall require some type
of matting. Where banks along the road are 3:1 or steeper, grading
and maintenance easements shall be required.
- Road grades shall
not exceed 10%.
- 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. Where possible, all
exterior foundation drainage systems 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 through the stormwater
management facilities. Drainage easements, where necessary, shall
be placed on the final plat. A note that states “Basements are not
recommended in mapping units 17B and 2A. Basements in these mapping
units are subject to flooding due to high seasonal water tables.
Sump systems may run continuously, leading to possible premature
- Evidence that
there is adequate fire flow, as outlined by the Office of Emergency
Services, shall be required with the first submission of the Final
Construction Plan. A water model showing existing conditions and
assumptions shall be included. However; if the fire flow waiver is
granted with this Preliminary Plat application, the applicant shall
demonstrate prior to Final Construction Plan approval that the water
system could meet fire flow in the future
- If the existing
pond to remain an engineer shall certify that the pond is
structurally sound and will remain so with any additional flow and
meet the minimum requirements of the SWM Ordinance. If the pond is
to be rebuilt 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 is to be within a maintenance easement. Tree save areas
and landscaping shall not be in these areas.
- Verify with VDOT
that the pond embankment meets VDOT’s requirements for embankments
adjacent to roads.
improvements, if required, shall be determined by VDOT.
designated as “Rain Gardens” shall use the design criteria for
bioretention facilities as outlined in the Virginia Stormwater
- A sight distance
profile shall be provided demonstrating that the entrance meets the
minimum sight distance requirements in accordance with the
Minimum Standards of Entrances to State Highways dated December
3, 2003. The profile shall indicate the posted and/or design speed
used to calculate the sight distance.
- It is not clear if
Breezy Knoll Drive is intended to become a public or private
street. If it is intended to be public, the plan shall indicate the
street is dedicated for public street purposes.
- The plan appears
to be indicating that the existing wet pond is within the area of
the road dedication. The stormwater management ponds shall be
constructed in accordance with the October 16, 2003 memorandum
“Proposed Stormwater Management Facilities Adjacent to VDOT
Right-of-way” from the Culpeper District Hydraulic Engineer. A
profile shall be provided demonstrating that the pond is in
- The right-of-way
for Route 29 shall be dimensioned on the plan from the centerline or
edge of pavement to the property line. Route 29 is on the Fauquier
County Comprehensive Plan as a rural freeway with a right-of-way
between 212 feet and 300 feet.
- The distance to
the nearest state road and the nearest crossover shall be shown
along Route 29.
- The proposed road
and driveway locations shall be shown.
- The existing
entrances on Route 29 shall be removed and the lots should be
accessed from Breezy Knoll Drive.
- All existing and
proposed drainage structures shall be shown.
- The following
shall be included in the typical section: overall right-of-way
width, label the shoulder and indicate material type, the road
should be ¼ inch: 1 foot slope, pavement design should be an asphalt
mix rather than prime and double seal, the depth of ditch should be
18 inches to accommodate a 15 inch pipe, and the ditch should be 3:1
- A note shall be
incorporated that the pavement design is for planning purposes only,
and the final design shall be based on the Flexible Pavement Design
Worksheet per the 2000 Pavement Design Guide and actual CBR values.
The pavement design shall be reviewed and approved by VDOT prior to
- Provide a right
turn lane with a minimum 150-foot taper and 100-foot deceleration
lane. A typical section shall be provided indicating the existing
lanes and the proposed lane.
- Stationing along
the centerline of Breezy Knoll Drive and along Route 29 shall be
- Label all of the
- There appears to
be utility poles along Route 29 that will need to be relocated. The
plan shall be labeled to indicate which poles need to be relocated.
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.
- This final soil
map shall be filed in the Building Department to be used exclusively
for obtaining soils information for this proposed subdivision.
- Two copies of this
final soil map with CPSS signature shall be submitted to the Soil
Scientist Office before Final Plat approval is made.
- The final
signature sets shall require original CPSS signature.
- The type of
primary and reserve drainfield areas shall be stated for each lot.
- These statements
under Home Sites and Road Construction shall be placed on the
same sheet as the final soils map.
- The County
recommends that no below grade basements be constructed on soil
mapping units 2A 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.
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.
- Roads built on
any of the mapping units will need to be designed to overcome
the low bearing capacity caused by the substratum of these soil
types which are high in mica.
- Due to the
mica content of the soils in all of the mapping units, these
soils are highly erosive. The erosion and sedimentation plans
need to consider more filtration practices as compared to
sedimentation. Special precaution will need to be addressed in
stabilizing the cut-banks along the proposed road.
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