Board of Supervisors Meeting Date:

David Couk, Owner
Cannon Properties, Applicant


December 14, 2006

Staff Lead:


Holly Meade, Senior Planner

Community Development


Magisterial District:  Marshall 


Service District:  Warrenton




Stone Crest Subdivision:  Preliminary Plat PPLT07-MA-026


Topic Description:

The applicant is seeking Preliminary Plat approval to divide one parcel of approximately 10.26 acres into seventeen (17) lots, all a minimum of 20,000 square feet in size. In accord with a Town of Warrenton Resolution dated April 17, 1998, the property will be served with Town water and sewer.  The Preliminary Plat is included as Attachment 1

The applicant is seeking a waiver of Section 5-8 of the Subdivision Ordinance (Cul-de-sac Streets) to allow a cul-de-sac greater than 700 feet.  The applicant is proposing a cul-de-sac of approximately 960 feet. 


Zoning/Acreage/Land Use: 

The parcel is zoned Residential (R-2).  Properties to the north, south and west are also zoned R-2 and property to the east is located in the Town of Warrenton. 


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 November 30, 2006, the Planning Commission voted unanimously to approve the Stone Crest Subdivision Preliminary Plat, subject to the following conditions:

1.      The Final Plat shall be in general conformance with the Preliminary Plat entitled “Stone Crest Subdvision” dated November 27, 2006, and received in this office on November 29, 2006.  This approval is for a maximum of seventeen (17) single-family residential lots.

2.      The “C”, CN, Tc and other pre-condition assumptions shall be evaluated with the Final Construction Plans based on values from the Fauquier County Design Standards Manual.

3.      Some of the soils shown are characterized as having a high water table and/or being hydric.  This is an indication of possible wetlands.  A USCOE/DEQ permit shall be required with the first Construction Plan submittal.  Wetlands shall be shown on the Final Construction Plans.

4.      The County recommends that no below grade basements be constructed on soils with high water table due to wetness unless the foundation drainage system of the structure is designed by a licensed professional engineer to assure a dry basement and preclude wet yards and recirculation of pumped or collected water.  Unless, in the opinion of the County Engineer, the topography of the lot in relation to the overlot-grading plan precludes grading the site to drain the basement to daylight, all basements shall be designed to gravity daylight without assistance from mechanical means.  All discharged water (mechanical or gravity) shall be conveyed to the subdivision stormwater collection system and discharged though the stormwater management faculties.  Drainage easements, where necessary, shall be placed on the Final Plat.  A note shall be placed on the Final Plat stating that “Basements are not recommended in mapping units 15A, 417C, 17B, and 110A.  Basements in these mapping units are subject to flooding due to high seasonal water tables.  Sump systems may run continuously, leading to possible premature pump failure.” 

5.      Final site grading and house siting shall be designed such that the lowest adjacent grades at all foundation openings provide a minimum of six (6) inches of freeboard from the computed 10-year storm water surface elevation of adjacent drainage ways.

6.      All ponds and outfall structures shall be kept 25 feet from the property lines.  Trees, shrubs, and any other woody plants are not to be planted on the embankment or adjacent areas extending at least 25 feet beyond the embankment toe and abutment contacts.  This area shall be within a maintenance easement.  Tree save areas and landscaping cannot be in these areas.

7.      A separate emergency spillway shall be provided for ponds.  The emergency spillway shall pass no less than the 100-year storm.

8.      No stormwater runoff generated from new development shall be discharged into jurisdictional wetland without adequate treatment.  Existing undisturbed areas shall not act as pre-treatment for new development unless it qualifies as vegetated filter strips in accordance with the Virginia Stormwater Management Handbook Minimum Standard 3.14.

9.      An overlot grading plan shall be provided as part of the Final Construction Plans.  It shall show downspout discharges and sump pump discharges that are controllably conveyed away from all building structures an into an appropriate drainage collection and conveyance system.

10.  Proof of provisions for adequate fire flow as outlined by the Office of Emergency Services shall be required with the first submission of the Final Construction Plans.

11.  Houses shall not to be located in existing swales or streams.  These areas shall be preserved to the maximum extent practicable.

12.  Jurisdictional wetland areas shall be labeled and shown.

13.  Due to soils with high shrink swell potential and low bearing capacities a geotechnical investigation shall be required prior to Final Construction Plan approval.

14.  A Virginia Certified Professional Soil Scientist (CPSS) (shall adjust the Type I Soil Map soil lines) or (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.

15.  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 _________________.

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 1-____.


Va. Certified Professional Soil Scientist                            DATE

CPSS #3401-                


16.  Interpretive information from the Type I soil report for each mapping unit shown on the above Final Construction Plan shall be placed on the same sheet as the soil map.  Also a Symbols Legend shall be placed on the Final Construction Plan to identify spot symbols.

17.  The final soil map shall be filed in the Building Department to be used exclusively for obtaining soils information for this proposed subdivision.

18.  Two copies of this final soil map with CPSS signature shall be submitted to the Soil Scientist Office before Final Plat approval is made.

19.  The final signature sets shall contain original CPSS signature. 

20.  The following statements shall be placed on the same sheet as the final soils map:

a.                   Due to landscape position (drainageways) and high seasonal water tables the following statement needs to be placed on the Final Construction Plan to be placed in the front office of Community Development:  "The County recommends that no below grade basements be constructed on soil mapping units 15A, 110A, 417B and 17B due to wetness unless the foundation drainage system of the structure is designed by a Virginia Licensed Professional Engineer. The foundation drainlines should be daylighted for gravity flow on all structures."

b.                  The following statement needs to be placed on the Final Construction Plan:  “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 will require a geotechnical evaluation in order to determine proper design.”

21.  In accordance with 24 VAC 30-91-80 B2 of the 2005 Subdivision Street Requirement Manual, the existing road shall be overlayed the full width of the road.  The typical section shall also reflect an overlay of the entire road.

  1. Proposed sewer line location shall be shown on the typical section for Stone Crest Drive.  Both the sewer and water lines shall indicate a minimum required depth of 36 inches below the lowest point of grade.
  1. The existing sewer manhole S21 at the intersection of Stone Crest Drive and Route 678 appears to be shown within the sidewalk, and shall be relocated.
  1. The plan shall clearly show where the existing water line is located.  It shall not be located under the proposed pavement widening.
  1. There appears to be an existing fiber optic line along Route 678 that shall be shown on the plan.  If it is located within the proposed pavement, it shall be relocated. 
  1. All existing utilities shall be included on the plan.  All utilities that are in conflict shall be relocated prior to any construction within the right-of-way.
  1. Typical section for Route 678 improvements shall include the following:

a.                   The width of existing lanes on Route 678 shall be shown.  VDOT will agree to match the existing lane width of 22 feet from centerline to gutter pan in front of Stonelea from the end of the curb and gutter to the intersection with Stone Crest Drive.  From Stone Crest Drive to the property line, the frontage improvements shall provide two 12-foot lanes to the gutter pan or 24 feet.  A typical section for each road section shall be shown, and the station numbers for each typical section shall be indicated.

b.                  Existing and proposed right-of-way shall be shown.

c.                   The right-of-way line rather than the property line shall be labeled.

d.                  The typical section shall indicate that the entire width of Route 678 will be overlayed 50 feet beyond the improvements in both directions.

  1. Final Construction Plan shall show the existing culvert under Route 678 being replaced.  Sizing of the culvert pipe shall be done with the Final Construction Plan, and will be reviewed based on the 10-year water surface elevation pre and post construction.  Freeboard requirements may be waived based on a determination that there is no increase in the impact to the downstream properties.

29.  The Town of Warrenton shall approve the Final Construction Plans prior to submittal of signature sets to the Fauquier County Department of Community Development.

30.  The plan view and profile for the existing culvert under Route 678 shall match.

31.  The Final Construction Plan shall show the width of existing roadway of Route 678.  (PSSPC – General Information 14)

32.  Final Construction Plans shall note that street will be dedicated for public street purposes.



The parcel is located north of Old Waterloo Road (Route 678), east of Stonelea Estates Subdivision, west of the Town of Warrenton.



Preliminary Plat


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