May 31, 2007
Planning Commission Work Session
Summary Notes/Talking Points
Paddocks of Kastle Green, Preliminary Plat and
Special Exception Application
The following is a summary of the discussion points
made in the Comment Response Letter to County Staff regarding the
subject 223 acre property currently zoned to allow for an 11 lot,
- Administrative Lot: There is an existing
administrative lot within the parent track that will be vacated and
incorporated into the overall plan. The non-common open space is
being provided for this proposal. No common open space is required
in that the proposed lots average over 2 acres. The lot tabulation
has been clarified to better reflect the property breakdown.
- This Preliminary Plat Application also
includes a Waiver Request for Cul-de-sac length, Category 20 Special
Exception for On-site Alternative Waste Water Treatment Plants under
the Commonwealth’s VPDES General Permit 9 VAC 25-110 and for
Category 23 Special Exceptions for work in the floodplain for road
crossings, stormwater management/BMP facilities and associated
temporary erosion and sedimentation controls during construction.
This proposal does not anticipate stormwater management or BMP
facility construction directly on-line with perennial streams.
- Several of the proposed Estate Lots within
this development imply that some floodplain as currently mapped by
FEMA exists within the lots. However, each of these lots contains
all of the minimum area as required by the cluster lot provision
outside of the mapped floodplain. Each lot proposed for this
development is sized to provide approximately 2 acres to create
Estate Lots. To provide a reasonable geometric shape to the lots a
portion of floodplain is incorporated into some lots. The subject
floodplain fringe as currently mapped is not needed for open space
in that adequate open space is provided with this development.
- The existing buildings on the property will be
taken down prior to final subdivision.
- The theme of this development is focused on
equestrian activities. It is also adjacent to a public golf
course. Therefore the suggestion by Fauquier County Parks for a
donation of an additional $2,260 per unit is not appropriate.
- It is intended that the streets within this
development will be public.
- The proposed Right-of-Way has been increased
from 50 ft. to 63 ft. to allow for VDOT’s current standards for
ditch section roads.
- Sight Distance profiles have been added to the
Preliminary Plat and the location selected for the proposed entrance
was to provide an improved sight distance and to allow for the
construction of the floodplain crossing where it allows for more
design flexibility and less constraint from the existing Ritchie
Road. As it currently exists, Ritchie Road lies within the mapped
FEMA floodplain. As such, the connection and floodplain crossing of
the proposed road is constrained by the existing conditions that
will most likely make compliance with all desired design standards
difficult, if not impossible to meet. However, the location of the
entrance provides the best opportunity to come close to typical
design standards at the stream crossing. The intersection will be
designed to VDOT geometric standards and will meet the requirements
of the standard intersection landing, which may preclude the
standards for vertical clearance of surface water drainage to the
- A detailed floodplain study will be part of
the final design. It is anticipated that final approval of the
construction plans and profiles will be contingent on the acceptance
and approval of the floodplain study.
- As indicated, this development application
includes individual alternative wastewater treatment facilities for
each lot. The VDH has indicated that no other alternative exists
for these lots.
- The systems as proposed meet the
requirements/conditions of the Commonwealth of Virginia General
Permit (9VAC 25-100) for treatment and discharge of treated effluent
from single family users of less than 1000 gallons per day.
- Being sensitive to Fauquier County’s concern
for direct discharge, this project proposed to intercept the
permitted discharge for re-use into designed evapo-transpiration
beds where all or most of the treated effluent would be consumed by
plant uptake, transpiration and evaporation. This is based on
studies conducted by Dr. Alfred Bernhart with the University of
Toronto. While ET rates vary throughout the US, for our area a
rate of 0.13 gal/per day/sq. ft. is a conservative design number.
- Each lot within the development will be part
of a Homeowners Association. The requirements of this association
will be provided to the County for review and approval prior to
approval of the final subdivision plat. This Association will
contract with a service provider to monitor and maintain all of
these treatment units as a block. This will include the monitoring
of treatment performance as required by the Commonwealth permit,
conducting routine maintenance, responding to service calls and
making repairs as necessary to keep the treatment units performing
- Homeowners will be made aware of treatment
facility operating functions and their responsibilities in being
aware of any performance issues. They will be provided with numbers
to call in the event that any alarm or signal goes off or if there
are any signs of interruptions in plant operations. This
information will be maintained by the Homeowners Association
leadership and with the Contracted Service Provider.
- The tanks in these treatment units have some
reserve capacity that should provide a buffer between any alarm and
the time in which the Service Provider can respond. Prompt response
will be part of the contract agreement with the Service Provider.
1. Preliminary and SE Plat
2. Comment Response Letter
3. Septic and Aerobic Treatment Train Exhibit
4. 9 VAC 25-110
5. Acceptable ATU listing from VDH
6. Aquarobic information on the Mini Plant and
7. Copies of the last 5 years of monitoring data
from VDH on Kastle Greens Golf Course.