CONSENT AGENDA REQUEST

Owner/Applicant:                                             Board of Supervisors Meeting Date:
Wiltse, STBI-Warrenton, LLC.,                                         September 15, 2003
Academy Hill Developers, LLC.,
M. Williams/Toll Bros., STBI-Warrenton, LLC.

Staff Lead:                                                                                   Department:  
Charles A. Floyd                                                          Community Development        

Magisterial District:   
Center
                                                                                               

Service District:                                                                   PIN:

Warrenton                                                 6994-02-8294-000, 6994-13-8021-000
                                                                 
6984-92-6454-000, 6984-93-2775-000 
                                                                
6984-83-4176-000, 6994-03-2688-000

Topic:  
Warrenton Chase: Preliminary Plat PP03-C-17

Topic Description:  
The applicant is seeking Preliminary Plat approval to divide approximately ±244.5 acres zoned Residential-1 (R-1) into one hundred fifty (150) single-family residential lots ranging in size from ± .57 acres to 2.04 acres, with approximately 127.37 acres (±52.09%) in open space.  In addition, the Preliminary Plat includes two non-residential lots of 133,883 and 58,333 square feet for future uses.  The applicant has agreed to dedicate the larger parcel for a future library or other public facility site.  The property is located on the north side of Duhollow Road (Route 672) at its intersection with Frytown Road (Route 674).  

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.  On August 28, 2003 , the Planning Commission voted to approve the Warrenton Chase Preliminary Plat subject to the conditions noted below.

 

1. The Final Plat shall be in general conformance with the Preliminary Plat entitled "Preliminary Subdivision and Special Exception Plat - Warrenton Chase" dated May 14, 2003 and received in the Planning Office on May 15, 2003 with amendments received in the Planning Office on April 11, 2003 and July 24, 2003, except as modified by these conditions. This approval is for a maximum of 150 single-family residential lots, two (2) non-residential lots, and approximately 127 acres in open space.

2. In accordance with the Fauquier County Zoning Ordinance, a tree canopy calculation, landscape plan and buffer plan shall be provided with the Final Construction Plans and Final Plat.

3. A Virginia Certified Professional Soil Scientist (CPSS) shall adjust the preliminary soil map with revisions onto the Final Construction Plan. This shall be done in the field and checked for any additional soils information to be added to the final construction plan.

4. A lot density calculation shall be provided on the Final Construction Plans. The soil map shall be used to determine the maximum density using mapping units with D (15-25% slope), E (25-45% slope) and floodplain soils (2A, 4A, and 5A).

5. Prior to Final Construction Plan approval, the locations of the mass drainfields and active recreation sites, and their acreage, shall be provided.

6. Prior to Final Construction Plan approval, all drainfield areas are to be surrounded by safety fencing and no construction traffic shall cross nor shall land disturbance occur in these areas. The fencing of these areas is to be verified by County staff before the issuance of the Land Disturbing Permit.

7. Prior to Final Construction Plan approval, the applicant shall work with the County Soil Scientist, the Health Department, and the Fauquier County Water and Sanitation Authority on the precise location of the primary and reserve drainfield areas. The applicant shall endeavor to locate the primary drainfields, to the greatest extent practical, in areas 2b, 3, 6, 7 and 8 as allowed by permeability, topography, and final drainfield capacity. More detailed soil evaluation shall be required during the Final Construction Plan design/review phase to precisely locate the best drainfield areas.

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

 Preliminary Soils Information Provided by Chuck Jackson, CPSS February 3, 2003 , (1 inch = 200 feet)

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 x-xx.

                                                                                                           

Va. Certified Professional Soil Scientist                         DATE

CPSS #3401-             


9. Due to the size of the property and scale limitations, interpretive information from the latest County Soil Interpretive Guide for each mapping unit shown on the above Final Construction Plan shall be shown on separate sheets as the soil map. Also, a Symbols Legend shall be placed on the Final Construction Plan to identify spot symbols.

10. All lots proposed for development shall provide an area of suitable soil and/or landscape for a building pad.

11. The following statements shall be placed on the final construction plan:

a. "The County recommends that no below grade basements be constructed on soil mapping units 10A, 16B, 16C, 415C, 416B, and 417C due to wetness unless the foundation drainage system of the structure is designed by a Virginia Licensed Professional Engineer. The foundation drainlines shall be daylighted for gravity flow on all structures."

b. "Roads built on mapping units 53B, 53C, 53D, and 55C shall be designed to overcome the low bearing capacity caused by the substratum of these soil types which are high in mica."

c. "The high mica content of the soils in mapping units 53B, 53C, 53D, and 55C will require the use of filtration devices in erosion and sediment control."

d. "Due to the highly erosive character of soils in mapping units 53B, 53C, 53D, and 55C, particular care shall be taken to assure the effective control and stabilization of the cut banks along the proposed road."

e. "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 shall require a geotechnical evaluation in order to determine proper design."

f. "The County recommends that before road or home construction begins in soil mapping units 33B, 33C, 33D, 33E, and 41C, a site specific evaluation shall be conducted so that shallow to bedrock areas are identified. These areas may require blasting if deep cuts or excavation is done."

g. "Areas of steep slopes and areas containing soils mapping unit 33E shall be avoided to the extent practical, proper erosion and sedimentation practices shall be installed before construction begins."

12. The applicant shall protect natural drainageways and existing wetlands where possible by minimizing proposed grading operations. Any federal, state and/or local permits must be obtained prior to Final Construction Plan approval. Impacts shall be limited to those areas identified on the Preliminary Plat.

13. All road design and construction shall be in accordance with VDOT's Subdivision Street Requirements manual and VDOT's Road and Bridge Standards.

14. Road and other construction shall insure drainage water will not rise higher than 18" below the shoulder of proposed or existing public roads. At a minimum, culverts shall be designed to accommodate the following flood frequencies:

Secondary and Subdivision Streets           10-year
Primary and Parkways                      25-year

15. All utilities placed within the street right-of-way shall be placed on the outer 3 to 5 feet of the edge of the right-of-way. Manholes shall not be located in the pavement or shoulder of highways. Deviation from this condition requires prior approval by VDOT and will be considered on a case-by-case basis.

16. Trees within rights-of-way shall not be credited towards satisfying Fauquier County's tree canopy ordinance.

17. Sight distance profiles and design or posted speed used to calculate the sight distance shall be provided.

18. Unpaved portions of street rights-of-way shall not be credited towards open space requirements.

19. The typical section shall show one (1) foot between the sidewalk and the right-of-way line.

20. All road improvements along Duhollow Road shall be completed to VDOT standards. These improvements shall be made during the initial phase of construction.

21. At all existing inter-parcel connections, the applicant shall perform all final off-site construction and remedial work within the existing temporary construction easements to make the final connections functional and permanent. As an alternative to off-site construction and remedial work, staff encourages the applicant to work with the developer(s) of off-site inter-parcel connections to coordinate construction timing to remove the need for temporary cul-de-sacs and other temporary improvements. In the event that the inter-parcel connections cannot be completed within the temporary easements, the applicant shall revise the transportation impact analysis to address these changes and address any needed improvements reflecting the additional traffic demands resulting from the concentration of development traffic on Duhollow Road and/or Millfield Drive. If the County determines these impacts to be significant, an Amended Preliminary Plat application may be required.

22. A detail of the transition from the proposed curb and gutter street section to existing ditch section shall be provided prior to Final Construction Plan approval.

23. All construction work performed to tie into Millfield Drive shall be performed to VDOT standards, including those improvements within the right-of-way to be dedicated by the applicant. Prior to Final Construction Plan submission, applicant shall meet with VDOT to determine if Millfield Drive is capable of supporting the proposed connection. In the event it is determined by VDOT that connection to Millfield Drive is not acceptable, the applicant shall eliminate the "tie-in" prior to Millfield Drive and end proposed Hunt Club Drive with a cul-de-sac or other approved turnaround. The right-of-way dedication adjacent to Millfield Drive will occur under either option.

24. All traffic calming measures shall be in conformance with VDOT standards.

25. Access to existing homes along Duhollow Drive shall be maintained at all times.

26. The proposed turnaround on Duhollow Drive shall be designed to accommodate school buses and emergency vehicles.

27. The developer shall be responsible for any necessary additional street right-of-way or abandonment required in association with the realignment of Duhollow Road. Confirmation of the dedication of right-of-way for the Duhollow Road realignment shall be provided prior to issuing any permits for construction.

28. The right-of-way dedication along Academy Hill Road shall be consistent with The Woods of Warrenton dedication.

29. Sufficient right-of-way shall be provided for necessary turn lanes as noted in VDOT's April 1, 2003 response regarding the Traffic Impact Analysis.

30. The dimension from the centerline or edge of pavement to the property line along existing state maintained roads shall be indicated on the Final Construction Plans.

31. Any access to Parcel B along Academy Hill Road shall meet the minimum required sight distance for an entrance.

32. All trails shown on the Warrenton Chase Preliminary Subdivision Plat Open Space & Trail Location Exhibit dated 07/22/03 and received in the Planning Office on July 24, 2003 shall be constructed as part of the site development work.

33. The Greenway Trail shall be paved with six (6) inches of stone and two (2) inches of asphalt at a minimum pavement width of ten (10) feet and a maximum slope of eight (8%) percent. The secondary connector trails shall be paved (using the same cross section) to a minimum width of six (6) feet.

34. All trail easements granted to the County shall be equal to the width of the trail plus ten (10) feet.

35. The Greenway Trail shall be deeded to the Fauquier County Board of Supervisors and shall be built in accordance with Fauquier County Parks and Recreation standards and approved by Parks and Recreation prior to Final Construction Plan Approval.

36. Prior to construction, the applicant agrees to work with the County on the exact location of the trails. Prior to Final Construction Plan approval, the final alignment shall be staked out in the field and approved for installation by the Department of Community Development and the Department of Parks and Recreation.

37. Prior to Final Construction Plan approval, trail bridge specifications, including construction details, placement, and method of installation shall be provided and approved.

38. Prior to Final Construction Plan approval, a detailed overlot grading plan shall be submitted for evaluation.

39. Prior to Final Construction Plan approval it shall be demonstrated that all open space requirements have been met.

40. All SWM/BMP facilities shall be designed and constructed to conform to Fauquier County Stormwater Management Ordinance standards. This shall include the placement of such facilities on separate lots, if required, with maintenance easements provided for each facility.

41. A homeowners' association maintenance agreement shall be required for the SWM/BMP facilities and other commonly owned property and facilities.

42. The homeowners' association documents shall be submitted to the Planning Office, Zoning Office, and the Department of Parks and Recreation for review with the Final Construction Plans.

43. The toe of slope on the embankment or associated disturbed area of the SWM/BMP facilities shall be at least twenty-five (25) feet from any property line or street right-of-way.

44. All site development construction traffic shall be routed via Duhollow Road. No construction traffic access shall be permitted from Millfield Drive. However, if the applicant wants to utilize Millfield Drive as a construction entrance, it shall be required to repave and bring the remaining portion of the road to a standard eligible for the road to be acceptable into the State System of Highways. If Millfield Drive has been accepted into the State System, the applicant shall have an active VDOT entrance permit and make repairs to the road, as required by VDOT, to address adverse impacts associated with using the road for construction traffic.

45. Prior to approval of the Final Plat the final street names must be selected and approved. The following street names shown on the Preliminary Plat are too similar to existing street names and shall be renamed on the Final Plat:

a. Hunt Club Lane
b. Sycamore Place
c. Waverly Farms Way
d. Fox Mill Place
e. Eagle Ridge Court

46. The applicant shall restrict vehicular access to the primary and reserve drainfield areas with appropriate measures, including, but not limited to, densely planted landscape materials, board fencing, grade changes, and similar measures. The proposed measures shall be reviewed and approved by the County prior Final Construction Plan approval.