action is necessary unless a majority of the Board wishes to
consider this preliminary subdivision application.
On August 29, 2002, the Planning Commission voted to
approve the Wooded Run Estates Preliminary Plat, subject to the
1. The final plat shall be in general conformance with
the preliminary subdivision
plat prepared by Carson Harris entitled "Preliminary
Subdivision Wooded Run
Estates" dated April 19, 2002, last revised August 5,
2002 and received in the
Planning Office August 12, 2002. Final engineering and
environmental analysis shall determine the final location of the SWM/BMP ponds,
active recreation areas
and trail alignment.
This approval is for a
maximum of fifty-five (55) single-family residential lots.
trails shall be separate from vehicle lanes.
Shoulder widening to design and construction details, to include surfacing
material specifications and
accommodate trails is not recommended. The developer shall work with the Department of Parks and Recreation to design an effective
trail system. Trail
crossing designs, shall be provided.
connection to the Broadway Subdivision along Cotswold Way shall
be designed, developed and constructed to provide full
vehicular access. The
developer shall bond and construct the required
inter-parcel connection improvements as determined during the final construction
Proposed disturbances to
natural drainage ways shall be minimized with the Final
Construction Plan. No
structures or obstructions should be proposed without
adequate provisions to provide drainage. A site grading plan which establishes
overall drainage patterns, inclusive of an identified
building envelope for
each lot, shall be required with the final
A geotechnical report will be required with the final construction
plans as identified
in the preliminary soils
report in areas where warranted.
Final design of the waterline improvements shall include extending the
across the property frontage
along Old Bust Head Road to the property limits.
The water system shall be designed to be looped within the proposed
warranted by the water model.
A water model shall be prepared with final plan preparation to
demonstrate adequate fire flow and hydrant pressures.
Open space areas shall be established to be usable, accessible and
11. Prior to final plat and construction plan approval, the
applicant shall submit a .
detailed landscape plan as required pursuant to Section
7-600 of the Zoning
Prior to construction, all drainfield areas shall be marked
to prevent disturbance
13. A Virginia
Certified Professional Soil Scientist (CPSS) shall adjust the Type
I Soil Map soil lines onto
the final drainfield plat. This
shall be done in the field and
checked for any additional soil information to be added to
the final scale plat map.
A signature block shall
be placed on this plat for the CPSS to sign which states:
Soils Information Provided by the Fauquier County Soil
Scientist Office via a Type I Soil Map (1"=400') Dated
August 24, 2000.
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.
Certified Professional Soil Scientist
Interpretive information from the Type I Soil Report for each mapping
unit shown on the above plat shall be placed on the same soil map.
A Symbols Legend shall be placed on the plat map to
identify spot symbols.
Statements concerning Home Sites and Road Construction shall be
placed on the same plat map once the final mapping units are
identified, as required by the County Soil Scientist.
All road design and construction shall be in accordance with VDOT's
Subdivision Street Requirements Manual and VDOT's Road and Bridge
Provisions for adequate Stormwater Management will be required with
all phases of site development.
Due to the steep slopes associated with the proposed roadways, the
typical pavement section shall propose a 2-lift asphalt
design above the base stone layer.
A minimum base paved condition should be established with
the initial site and
roadway improvements prior to the construction of any dwellings.
The design of Rosedale Farm Drive shall extend a minimum of three
hundred (300) feet onto the adjacent parcel.
It shall accommodate both onsite and offsite, interim as well as ultimate, conditions. The proposed temporary
cul-de-sac shall be constructed to the property line and posted
with signage indicating the future connection. Temporary offsite
grading easements may be required.
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 serving secondary and subdivision streets shall
be designed to accommodate ten-year flood conditions.
It is desirable for all parallel utilities to be placed outside the
street's right-of-way. However,
any parallel utility placement within the highway right-of-way
shall be placed on the outer 3 to 5 feet of the edge of the
shall not be located in the travel-way of the street.
Deviation from this condition requires prior approval by
VDOT and will only be considered on a case-by-case basis.
Trees within street right-of-ways shall not be credited towards
satisfying Fauquier County's tree canopy requirements.
Unpaved portions of street right-of-ways shall not be credited towards
open space requirements.