Owner/Applicant:                                                     Board of Supervisors Meeting Date:

J & R Land Investments                                                                                      July 13, 2006

Staff Lead:                                                                                                       Department:

Holly Meade, Senior Planner                                                          Community Development

Magisterial District:  Center                                                                                         PIN:

Service District:  Warrenton                                    6994-27-7561-000, 6994-26-8780-000

                                                                                 6994-37-4250-000, 6994-36-7932-000                                            


Cedar Mill Subdivision: Preliminary Plat PPLT06-CT-018, Center Magisterial District

Topic Description:

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 Attachment 1.


The 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.

Since that 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 Whisperwood Subdivisions.

Adjacent Zoning/Land Use:

All adjacent properties to the North, South, East and West are zoned Residential-1 (R-1).

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 May 25, 2006, the Planning Commission voted unanimously to approve the Cedar Mill, subject to the following conditions:

  1. 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 residential lots. 
  2. 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.
  3. 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 drainage corridor.   

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.

  1. The access points to the subdivision shall be established before construction begins.
  2. 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 phasing line.
  3. 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.
  4. The width of the existing roadway on Route 674 shall be dimensioned on the Final Construction Plans.
  5. Centerline curve data shall be required on the Final Construction Plans and shall be 50 feet.
  6. 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.”
  7. 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.
  8. No stormwater runoff generated from new development shall be discharged into a jurisdictional wetland without adequate treatment.
  9. An overlot grading plan shall be provided as part of the Final Construction Plans.
  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. 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.
  12. 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.
  13. All houses shall be located above the 10-year water surface elevation of adjacent swales.
  14. A separate emergency spillway shall be provided for ponds.  The emergency spillway shall pass no less than the 100-year storm.
  15. 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. 
  16. The “c”, Tc and other pre-condition assumptions will be evaluated with the Final Construction Plans based on values from the Fauquier County Design Standards Manual. 
  17. 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. 
  18. The telephone easement requiring relocation shall be vacated and relocated if necessary prior to Final Construction Plan approval.
  19. Open space shall be in conformance with Zoning Ordinance Section 2-406.2.
  20. Trees on-site shall be saved to the maximum extent possible as required by Zoning Ordinance Section 7-603.
  21. The applicant agrees to locate a trail along Academy Hill Road if practicable.
  22. 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.

  23. The following information shall be added to the Final Soils Map:

a.       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.

b.      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                         DATE

CPSS #3401-             

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 subdivision.

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 made.

f.                    The final signature sets will require original CPSS signature. 

g.                   The following statements shall be placed on the same sheet as the final soils map:

i.         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 structures."

ii.       Roads built on 4A, 16B, 17B, 17C, and 93B will need to be designed to overcome low bearing capacity when wet.

iii.      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.”

iv.     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.”

v.       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.


1.      Preliminary Plat

2.      Developer’s Agreement

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