A RESOLUTION TO APPROVE
PRELIMINARY PLAT #PP01-S-08 – BROOKSIDE A PLANNED COMMUNITY
Brookside Communities, LLC, Brookside Development, LLC, and R.G. Holdings,
LP, owners and applicants have submitted a preliminary subdivision for
Brookside Farm for 931 single-family lots on Parcel Identification Numbers 7905-93-5747-000, 7915-16-2290-000, 7915-06-7362-000,
7915-34-4195-000, 7915-35-2459-000, 7915-22-4253, 7915-22-0001,
7915-11-7109, 7915-20-3117, 7905-63-8907, 7905-82-5007, 7915-29-7852,
7914-39-3654, 7905-53-4817, 7905-54-1314 and 7915-20-4957; and
WHEREAS, the Fauquier County Planning Commission voted to
deny Preliminary Plat #PP01-S-08 – Brookside; and
WHEREAS, the applicant has revised the preliminary plat to
resolve Planning Commission and other identified plan shortcomings; and
WHEREAS, the Fauquier County Board of Supervisors held a
public meeting and considered the revised and referenced preliminary
at its meeting on May 20, 2002, the Fauquier County Board of Supervisors approved the companion Comprehensive Plan Amendment, Proffer Statement,
Modifications, and Concept Development Amendments and Special Exception
applications; now, therefore, be it
by the Fauquier County Board of Supervisors this 20th day of
May 2002, That the Board does approve Preliminary
Plat #PP01-S-08 – Brookside a Planned Community, subject to the
final construction plans and record plat shall be in substantial
conformance with the preliminary subdivision plat prepared by The
Engineering Groupe, Inc. entitled "Brookside a Planned Community
" dated December 15, 2000, last revised January 30, 2002.
However, the plat may be modified to meet the conditions of this
preliminary plat approval or subsequent special exception approvals.
Final engineering and environmental analysis shall determine
the final location of the SWM/BMP ponds, active recreation areas and
internal trail alignment.
complete set of the approved proffers and any special exception
conditions shall be included with the final subdivision plan.
bay and lot configurations shall be in substantial conformance with
the approved Concept Development Plan dated May 9, 2002, as determined
by the Director of Community Development, unless final engineering
reveals environment constraints, which prevent such conformance.
residential and non-residential lots must comply with all Zoning and
Subdivision Ordinance requirements unless specifically amended with
the approved CDP, proffers, and requested zoning modifications.
These requirements include, but are not limited, to lot size,
setbacks, lot widths, cul-de-sac lengths, use of pipestem lots,
intersection locations, driveway locations, roadway classifications,
right-of-way widths, lot configurations, tree preservation, tree
canopy and landscaping, architectural design standards, and open
station(s), electric substation(s)/switch(es), and gas distribution
infrastructure facilities shall be in conformance with Special
lot sizes shall not be less than the Land Bay minimum lot size
identified within the approved proffers and CDP for Brookside Farm.
minimum required open space for the Brookside section of the
development shall be provided pursuant to the special exception
conditions associated with SE 01-S-14.
applicant shall provide the County any subsequent revisions to its
final Individual Permit Wetland Report.
Those revisions shall indicate any official wetland
determination made by the U.S. Army Corps of Engineers (USACOE) and
recommended mitigation actions, which the applicant needs to
accomplish resulting from site construction.
Prior to issuance of any land disturbing permit for any phase,
the applicant shall demonstrate to the Department of Community
Development that all federal wetland requirements, if any, have been
completed to the satisfaction of the USACOE.
Ashby, Henry's Pond and Lake Ann shall be inspected and verified for
soundness and stability by a professional qualified to perform dam
safety inspections. If
needed, the requisite engineering repairs shall be completed, and
approved by the Department of Community Development, as proffered or
prior to issuance of any occupancy permit for the first phase of any
section of the development that adjoins or is contiguous to the lakes
or pond. If these ponds
are to be utilized as SWM and BMP facilities for this project, as-builts
of the entire structures shall be provided prior to final plat
approval for lots down stream of the principal and/or emergency
spillway to include accurate stage/storage information,
existing outlet locations, sizes and inverts, spillway dimensions and
any other information necessary to verify pond functions.
final construction plans and final plat for each phase of the
subdivision shall show the floodplain or modified floodplain limits as
defined in the Subdivision Ordinance and as reviewed and approved by
the Federal Emergency Management Agency (FEMA) and the County
crossings shall be in conformance with the conditions of Special
final subdivision plat may be modified to adjust lot lines to ensure
that no more than 25% of any residential lot is located within the
must be placed on lots that have floodplain in order to meet provision
of Section 2-412 of the Zoning Ordinance.
Stormwater Management and BMP facilities shall meet the requirements
of the Northern Virginia BMP Handbook and the Virginia Erosion and
Sediment Control Regulations (VESCR).
estimated one hundred year water surface elevation of Lake Ashby, Lake
Ann and Henry's Pond shall be provided prior to final construction
plan approval for any section of the development that is adjacent or
contiguous to these features.
of the gas company must be obtained prior to the location of any
facilities, structures, or lots within the easement/right-of-way.
drainage easements shall extend to the property limits.
In the event that storm drainage runs across individual lots,
additional easements shall be recorded to ensure that existing or
newly established drainage patterns are preserved. Any such patterns shall be analyzed for adequacy
to convey stormwater in conformance with Minimum Standard 19 of the
road design and construction shall be in accordance with the Virginia
Department of Transportation (VDOT) standards and specifications;
however, if there is a conflict between the VDOT and County
right-of-way width requirement the greater dedication shall be
required, unless modified by the Director of the Department of
Community Development and no right-of-way less than fifty feet shall
and other construction shall insure drainage water will not rise
higher than eighteen inches below the shoulder of proposed or existing
public roads. At a
minimum, culverts shall be designed to accommodate the following flood
Secondary and Subdivisions Streets:
Primary and Parkways:
is desirable for all parallel utilities to be placed outside the
street's right-of-way. However,
any parallel utility placement within the highway right-of-way must be
placed on the outer three to five feet of the edge of the
shall not be located in the travel-way of the street.
Deviation from this condition requires prior approval by VDOT
and will only be considered on a case-by-case basis.
portions of street rights-of-way shall not be credited towards open
and permitting within wetlands and floodplain shall accommodate the
ultimate four lane road sections for Parkway and/or Major Collector
crossings of the floodplain. In
areas of stream crossings and in environmentally sensitive areas along
the four-lane road section of the Parkway, the applicant shall include
these areas in the project Wetland Permit and mitigate accordingly and
provide sufficient documentation of these actions to VDOT.
street name identifications shall be in conformance with the
provisions of the Fauquier County Code.
street connections from the surrounding development to the
Commercial/Recreation area shall be similar to those connections shown
on the Brookside Farms Illustrative Plan prepared by The Engineering
Groupe, Inc., dated November 5, 2001 and received in the Department of
Community Development November 5, 2001.
applicant shall design and construct a minimum of two travel lanes and
associated turn lanes for the Parkway.
However, on-site future commercial and/or recreation projects,
if warranted, may require traffic impact analysis and additional
transportation improvements directly related to these projects may be
required as part of site plan approval.
applicant shall design and construct intersectional improvements to
the Route 602 (Rogues Road) entrance to the development including turn
lanes, as requested by VDOT and/or the County.
minimum of 20% of the required open space shall be located outside of
the floodplain, and a minimum of three (3) acres shall be so located
and shall have dimensions and topography as to be open space usable
for active recreation.
applicant shall construct a perimeter asphalt trail, a maximum of ten
feet wide as required by the Fauquier County Department of Parks and
Recreation and dedicate it to the County, subject to the approved
Proffer Statement and Parks and Recreation specifications.
That trail location shall generally follow the alignment as
shown in the Concept Development Plan package regarding the public
trail system (entitled “Recreational Trail Plan”; prepared by The
Engineering Groupe; dated May 9, 2002).
That trail must be reflected in the construction plans and
applicant agrees to and shall dedicate to Fauquier County a perimeter
trail system to be constructed by the developer as shown on the
Concept Development Plan sheet 6, dated May 9, 2002.
The developer and the Fauquier County Parks and Recreation
Department shall determine the exact location of this future trail
easement prior to approval of the final construction plans.
applicant shall provide, where possible, a system of internal
sidewalks and/or trails to connect the development to schools, parks
and recreation facilities, open space areas and commercial facilities.
final soil map shall have a Virginia Certified Professional Soil
Scientist (CPSS) adjust the Type I Soil Map soil lines onto the final
soils plan. This shall be
done in the field and checked for any additional soil information to
be added to the final scale plat map.
signature block shall be placed on this plat for the CPSS to sign
Preliminary Soils Information Provided by the
Fauquier County Soil Scientist Office via a Type I Soil Map
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
information from the Type I Soil Map for each mapping unit shown on
the above plan shall be placed on the same soil map. Also, a Spot Symbols Legend shall be placed on the plan
map to identify spot symbols.
following statements shall be placed on the same plan map:
County recommends that no below grade basements be constructed on
soil mapping units 10A, 14A&B, 15A&B, 16B, 17B, 62A&B,
63A&B, 67B, 69A, 70A&B, 74A&B, 78A, 79A, 110A, 163B,
170A&B, 200, 300, 415B, 416B&C, 417B, 475C, 481B, and 482B
due to wetness unless the foundation drainage system of the
structure is designed by a Virginia Licensed Professional
County recommends that before road or home construction begins in
the soil mapping units 60B, 62A&B, 64B&C, 73B&C,
77B&C, 164B, and 264B a site specific evaluation be conducted so
that shallow to bedrock area are identified.
These areas may require blasting if deep cuts or excavation
placed on mapping units 63A&B, 67B, 69A, 70A&B, 78A, 79A,
110A, 475B&C, 481B, and 482B will require a geotechnical study
and the foundation will have be designed by a Virginia Licensed
Professional Engineer in accordance with the Uniform Statewide
plan shall be filed in the front office of Community Development and
used exclusively for obtaining soils information for this proposed
plan shall be submitted to the Soil Scientist Office before final
record plat approval.
non-conventional sewage disposal systems shall have an operation,
maintenance, and monitoring schedule established and approved by the
Health Department and the County Soil Scientist prior to occupancy
permit approval. Lot
owner shall at all times keep in force a maintenance and monitoring
schedule and contract.
applicant shall make provision for public water and sewer service to
the development pursuant to Special Exception #01-S-16.
and sanitary main lines shall be located along lot lines and shall not
impose on the buildable portion of a lot; and, be it
That the decision of the Planning Commission to deny the cul-de-sac
length waiver associated with this preliminary plat be overturned, and
that the requested length of those cul-de-sacs as indicated on the
preliminary plat last dated January 30, 2002 and any
cul-de-sacs created as a result of County action terminating a street
shown as a through street on the Preliminary Plat that do not meet
Subdivision Ordinance standards be, and is hereby, approved.