Owner/Applicant:                                           Board of Supervisors Meeting Date:  

Llewellyn J. Evans                                                                         July 21, 2003

Staff Lead:                                                                             Department

Elizabeth A. Cook                                                      Community Development

Magisterial District:  Scott                                                          PIN(s):

Service District: Warrenton                                         6995-15-0169-000



Topic:  #PP02-S-12 Preliminary Plat,  The Reserve at Glanaman

Topic Description:

The applicant is seeking Preliminary Plat approval to divide approximately 47.56 acres into twenty-three (23) single-family residential lots ranging in size from ± 1.00 to 9.15 acres.  The property is zoned Residential (R-1) and is located on the north side of Airlie Road (Route 605), east of its intersection with Sundance Drive, in the Scott Magisterial District. 

The applicant has a companion Special Exception application requesting a waiver of the public water requirement and to permit a community water system.  The Board of Supervisors previously approved a Special Exception to permit the construction of a street in the floodplain.  A request to develop the subdivision on private streets has been withdrawn from consideration.  

Section 9-7 of the Subdivision Ordinance requires that "…all preliminary plats approved by the Planning Commission shall be referred to the Board of Supervisors at its next regularly scheduled meeting…If the Board takes no action on the preliminary plat referral, the preliminary plat shall be deemed approved in accordance with the actions of the Planning Commission."

The Planning Commission staff reports are available upon request.

Requested Action of the Board of Supervisors:

No action is necessary, unless a majority of the Board wishes to consider this preliminary subdivision application, and if the companion Special Exception request for a community water system is approved.  On June 26, 2003 , the Planning Commission voted to approve the Reserve at Glanaman Preliminary Plat, subject to the conditions noted below. 

1.            The Final Plat shall be in general conformance with the Preliminary Subdivision Plat entitled "The Reserve at Glanaman" dated June 9, 2003 and received in the Planning Office on June 9, 2003 . 

2.            Prior to Final Plat and Final Construction Plan approval, the applicant shall submit a detailed landscape plan as required pursuant to Section 7-600 of the Zoning Ordinance for review.

3.            All road design and construction shall be in accordance with VDOT’s Subdivision Street Requirements, Road and Bridge Standards, and Drainage Manual.

4.            At the time the streets are accepted into the Secondary System of State Highways for maintenance, a permit application, as-built plans and continuous bond will need to be provided by whomever is maintaining the private waterline to cover the waterline within the right-of-way.

5.            The sight distance profile shall indicate the design speed or posted speed used to calculate the sight distance.

6.            Details for the entrance on Route 29 that is to be used for the emergency access shall be provided to ensure the entrance is sufficient to accommodate emergency vehicles.

7.            The typical section for the Route 605 improvements shall include the width and slope of the existing through lane, and the width of the right-of-way.  The typical section should indicate a wedge section to tie into the existing pavement. 

8.            The right-of-way width on Nicole Way shall transition at a defined point rather than the gradual narrowing.

9.            It appears that the easement for the waterline is being shown crossing the right-of-way, but there cannot be any easements within the proposed right-of-way dedication.

10.        If any work outside of the proposed road construction is to be conducted prior to house construction (overlot grading, cut and fill on individual lots, stockpiles, borrow areas, etc.), these areas shall be included in the E&S plan on the final construction plans.

11.        All intermittent streams shall be protected during construction.

12.        Sediment traps shall be used only for areas with less than three (3) acres of total drainage. 

13.        Sediment basins with drainage areas over twenty (20) acres shall be sized using the TR-55 method.

14.        Disturbance of cover on steep slopes shall be avoided, if at all possible.  Where needed, soil stabilization matting shall be used.

15.        Clearing and grading shall be limited to those areas needed to accommodate the proposed roads and infrastructure as indicated on Sheet 10 of the Preliminary Plat.

16.        Approval of over-lot grading plans and lot-specific erosion and sediment control plans shall be reviewed for approval prior to the receipt of the final building permits.

17.        All State and Federal permitting requirements shall be met prior to Final Construction Plan approval.

18.        A final floodplain study and dam construction plan shall be submitted for review prior to Final Construction Plan approval.

19.        The Applicant shall obtain a CLOMR/LOMR from FEMA prior to Final Construction Plan approval.

20.        All drainfield areas are to be surrounded by safety fencing and no construction traffic shall cross nor shall land disturbance occur in these areas.  Fencing of these areas is to be verified by County Staff before issuance of the Land Disturbing permit.

21.        A Virginia Certified Professional Soil Scientist (CPSS) shall adjust the Type I Soil Map soil lines onto the final plat.  This shall be done in the field and checked for any additional soil information to be added to the final scale plat map.

22.        A signature block shall be placed on this plat for the CPSS to sign which states:

Preliminary Soils Information Provided by the Fauquier County Soil
 Scientist Office via a Type I Soil Map (1"=400')

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


Va. Certified Professional Soil Scientist                         DATE

CPSS #3401-             

23.        Interpretive information from the Type I Soil Map for each mapping unit shown on the above plat shall be placed on the same soil map.  Also, a Spot Symbols Legend shall be placed on the plat map to identify spot symbols.

24.        The following statements under Home Sites and Road Construction shall be placed on the same plat map:

    1. "The County recommends that no below grade basements be constructed on soil mapping units 12A, 15B, 17B, and 482B due to wetness unless the foundation drainage system of the structure is designed by a Virginia Licensed Professional Engineer."

b.            "The County recommends that before road or home construction begins in soil mapping units 140B, 140C, 140D, 340B, 340C, and 340D a site specific evaluation be conducted so that shallow to bedrock area are identified.  These areas may require blasting if deep cuts or excavation is done."

c.             "Structures placed on mapping unit 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 Building Code."

25.        The foundation drainlines shall be daylighted for gravity flow on all structures.

26.        This soils information will need to be provided by the applicant to the Building Department at the time of application.

27.        This plat will be filed in the front office of Community Development and used exclusively for obtaining soils information for this proposed subdivision.

28.        This map shall be submitted to the Soil Scientist Office before Final Plat approval is made.

29.         Maintenance access shall be provided to the well lot.

30.        The grade associated with the proposed entrance feature shall be built up to help avoid the 10-year flood elevation.  The entrance feature shall be designed to allow water to flow through.  The Zoning Office and the County Engineer 's Office shall approve the final design of the entrance.

31.        The fire protection system shall be designed and constructed based on review and consultation with the Department of Fire and Emergency Services.

Attachment:  Preliminary Plat