CONSENT AGENDA REQUEST
Board of Supervisors
J & R Land
July 13, 2006
Holly Meade, Senior
Cedar Mill Subdivision:
Preliminary Plat PPLT06-CT-018, Center Magisterial District
The applicant is seeking Preliminary Plat approval to divide
approximately 79.5180 acres into forty-three (43) single-family
residential lots, all containing a minimum of 40,000 square feet. As
proposed, water will be provided by Fauquier County Water and Sanitation
Authority and sewage will be provided with individual on-site sewage
disposal systems. A copy of the Preliminary Plat is included as
current Preliminary Plan includes an additional property known as the
adjoining “Clyde Property”. The major issue associated with the
previous development was the public water requirement. That issue was
addressed in a December 8, 2005 Board of Supervisors resolution for a
Comprehensive Compliance Review (CCRV06-CT-001), allowing a developer to
connect to public water provided conditions of a Developer Agreement are
met. A copy of that agreement is included as Attachment 2.
time the applicant has been working with staff and VDOT to determine a
scope of work and road sections associated with the improvements on
Atlee Road and Frytown Road required by said Developers Agreement. The
applicant feels they have presented the preliminary scope and road
section agreed to by the client and VDOT in the plan set provided.
The properties are
located at the intersection of Atlee Road and Frytown Road (Route 674)
and Academy Hill Road (Route 678), between the Woods of Warrenton and
Adjacent Zoning/Land Use:
properties to the North, South, East and West are zoned Residential-1
Action of the Board of Supervisors:
No action is necessary,
unless a majority of the Board wishes to consider this preliminary
subdivision application. On May 25, 2006, the Planning Commission voted
unanimously to approve the Cedar Mill, subject to the following
- The Final Plat
shall be in general conformance with the Preliminary Plat entitled
“Cedar Mill” dated February 13, 2006, and received in this office
February 17, 2006 as amended based on these conditions. This
approval is for a maximum of forty-three (43) single-family
- The improvements
associated with Route 674 and 678 shall be in conformance with the
developer’s agreement and conditions outlined in the approved
application CCRV06-CT-001. These improvements shall be built or
bonded before a Final Plat is recorded.
Proposed Oakland Drive shall be moved a minimum of twenty-five (25)
feet west from the centerline of the observed existing drainage
corridor. Not withstanding this minimum, the applicant shall use
its best engineering efforts to move the corridor thirty (30) feet
west from centerline where practicable. This minimum distance may
be reduced further based on final construction design in order to
preserve the thalweg and cross sectional area of the field located
The cross sectional area of the natural drainage corridor features that
should be protected (excluding driveway/culvert crossing) shall be
defined as that which is defined by the post-developed 10-year runoff
discharge to be conveyed within it. An improved drainage corridor in
its existing location, cleared of debris/obstructions and protected
against erosion, may be considered. This shall be achieved where
possible as determined by the Director of Community Development.
- The access points
to the subdivision shall be established before construction begins.
- If the property is
constructed in phases as shown, a temporary turn around shall be
shown on the construction plans at the end of Oakland Drive at the
- Entrances shall be
in conformance with the Minimum Standard of Entrances to State
Highways, and shall include a 30-foot width with 50-foot tapers.
- The width of the existing roadway on Route 674
shall be dimensioned on the Final Construction Plans.
- Centerline curve data shall be required on the
Final Construction Plans and shall be 50 feet.
- 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) 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 shall be placed on the Final Plat
stating, “Basements are not recommended in mapping units 4A, 15B,
17B, 17C, 48A, 48B, 16B, 93B, 415B, and 416B. 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.”
- All ponds and
outfall structures shall be kept 25 feet from the property lines.
Trees, shrubs, and any other woody plants shall 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 cannot be
in these areas.
- No stormwater
runoff generated from new development shall be discharged into a
jurisdictional wetland without adequate treatment.
- An overlot grading
plan shall be provided as part of the Final Construction Plans.
- 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.
- All applicable
State and Federal permits shall be filed with the first submission
of the Final Construction Plans. This includes the COE/DEQ permits
for disturbance of wetlands.
- In the BMP
calculations, no more than 20% credit is given for offsite
properties draining to the facility. This project shall meet the
requirements of the Fauquier County Design Facilities Manual.
- All houses shall
be located above the 10-year water surface elevation of adjacent
- A separate
emergency spillway shall be provided for ponds. The emergency
spillway shall pass no less than the 100-year storm.
- In areas where the
roads are to be installed over soils with low bearing capacity
and/or high shrink/swell potential, underdrains or other stabilizing
material may be required.
- The “c”, Tc and
other pre-condition assumptions will be evaluated with the Final
Construction Plans based on values from the Fauquier County Design
- Extended detention
ponds shall not be located in high water table soils because they do
not stay dry year round. Ponds 1, 2, 3, and 5 may not be
appropriate as dry ponds in the proposed soils. If the drainage
area exceeds 50 acres, a wet pond is appropriate.
- The telephone easement requiring relocation
shall be vacated and relocated if necessary prior to Final
Construction Plan approval.
- Open space shall
be in conformance with Zoning Ordinance Section 2-406.2.
- Trees on-site
shall be saved to the maximum extent possible as required by Zoning
Ordinance Section 7-603.
- The applicant
agrees to locate a trail along Academy Hill Road if practicable.
- Dedication shall be required if the Virginia
Department of Transportation right-of-way is less than 50 feet in
width. Atlee Road is a major collector in the Comprehensive Plan
and shall be a minimum of 60 feet in width; therefore, the necessary
right-of-way shall be dedicated.
- The following
information shall be added to the Final Soils Map:
A Virginia Certified Professional Soil Scientist (CPSS) needs to
adjust the preliminary soil map onto the final construction plan. This
needs to be done in the field and checked for any additional soils
information to be added to the Final Construction Plan.
A signature block shall be placed on this plat for the CPSS to
sign which states:
Preliminary Soils Information Provided by a Type I Soils Report (1”
= 400’) Dated December 17, 2001.
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
c. 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.
d. This final soil map will be filed in the Building Department
to be used exclusively for obtaining soils information for this proposed
e. Two copies of this final soil map with CPSS signature need to
be submitted to the Soil Scientist Office before final plat approval is
The final signature sets will require original CPSS signature.
The following statements shall be placed on the same sheet as the
final soils map:
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 4A, 15B, 16B, 17B, 17C, 48A, 93B415B,
and 416B 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
Roads built on 4A, 16B, 17B, 17C, and 93B will need to be
designed to overcome low bearing capacity when wet.
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
Soil mapping units 33C, 33D, 33E, 40B, 47D, 140B, 140D, 240B and
240D are usually shallow to bedrock. The following statement needs to
be placed on the final construction plan: “The County recommends that
before road or home construction begins in soil mapping units 33C, 33D,
33E, 40B, 47D, 140B, 140D, 240B and 240D, a site specific evaluation be
conducted so that shallow to bedrock areas are identified. These areas
generally are rippable if deep cuts or excavation is done.”
Areas of steep slopes should be avoided due to high erosion
hazard. Proper erosion and sedimentation practices need to be installed
before construction begins. Soil mapping units 33D&E should be left in
their natural state.