Board of Supervisors Meeting Date: 

Robert R. and Joanne F. Oliver, Owners

Doug Nyce, Nyce & Company, Applicant

September 16, 2002

Staff Lead:


Deirdre B. Clark

Community Development

Topic:  Preliminary Subdivision Application (#PP02-S-17)

               Wooded Run Estates

                Scott Magisterial District


The applicant is seeking approval of a preliminary subdivision plat to divide approximately 87.2 acres zoned R-1 into fifty-five (55) single-family residential lots. The lots range in size from approximately 40,000 to ± 57,700 square feet in area.  Site access is proposed by way of a new entrance from Old Bust Head Road (Route 694) and a proposed connection with the existing Cotswold Way.  


Section 9-7 of the Subdivision Ordinance requires that “…all preliminary plats acted on 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 referrals, the preliminary plat shall be deemed approved or denied in accordance with the action of the Planning Commission.”

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 29, 2002, the Planning Commission voted to approve the Wooded Run Estates Preliminary Plat, subject to the following conditions:  


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.  

2.       This approval is for a maximum of fifty-five (55) single-family residential lots.  

3.   Pedestrian trails shall be separate from vehicle lanes.  Shoulder widening to    accommodate trails is not recommended.  The developer shall work with the Department of Parks and Recreation to design an effective trail system. Trail design and construction details, to include surfacing material specifications and crossing designs, shall be provided.  

4.       The inter-parcel 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 plan process.   

5.       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 construction plans.  

6.       A geotechnical report will be required with the final construction plans as identified in the preliminary soils report in areas where warranted.  

7.       Final design of the waterline improvements shall include extending the waterline across the property frontage along Old Bust Head Road to the property limits.   

8.       The water system shall be designed to be looped within the proposed subdivision if warranted by the water model. 

9.       A water model shall be prepared with final plan preparation to demonstrate adequate fire flow and hydrant pressures.  

10.   Open space areas shall be established to be usable, accessible and connected.  

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 Ordinance.  

12.  Prior to construction, all drainfield areas shall be marked to prevent disturbance during construction.  

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. 

14.    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') Dated August 24, 2000.



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.


Va. Certified Professional Soil Scientist                                                                         DATE
CPSS #3401-_________________


15.   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. 

16.   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.  

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

18.   Provisions for adequate Stormwater Management will be required with all phases of site development. 

19.   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. 

20.   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. 

21.   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. 

22.   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 right-of-way.  Manholes 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. 

23.   Trees within street right-of-ways shall not be credited towards satisfying Fauquier County's tree canopy requirements. 

24.   Unpaved portions of street right-of-ways shall not be credited towards open space requirements.     



Staff Memorandum, August 29, 2002