Board of Supervisors Meeting Date:
Llewellyn J. Evans
Elizabeth A. Cook Community Development
Service District: Warrenton 6995-15-0169-000
Topic: #PP02-S-12 Preliminary Plat, The Reserve at Glanaman
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.
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withdrawn from consideration.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
The Final Plat shall be in general conformance with the Preliminary
Subdivision Plat entitled "The Reserve at Glanaman" dated
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.
All road design and construction shall be in accordance with VDOT’s Subdivision
Street Requirements, Road and Bridge Standards, and Drainage
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.
The sight distance profile shall indicate the design speed or posted
speed used to calculate the sight distance.
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.
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.
The right-of-way width on
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
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.
and grading shall be limited to those areas needed to accommodate the
proposed roads and infrastructure as indicated on Sheet 10 of the
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
State and Federal permitting requirements shall be met prior to Final
Construction Plan approval.
final floodplain study and dam construction plan shall be submitted for
review prior to Final Construction Plan approval.
Applicant shall obtain a CLOMR/LOMR from FEMA prior to Final Construction
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
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:
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:
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.
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
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