CONSENT AGENDA REQUEST

Owners/Applicants:

Board of Supervisors Meeting Date:

 

Classic Concept Builders, Inc, Owner/Applicant

 

January 13, 2005

Staff Lead:

Department:

 

Charles A. Floyd, Senior Planner

Community Development

 

Magisterial District:

 

PIN:

Marshall

6975-78-0432-000

 

Topic:

 

Keith Meadows Subdivision: Preliminary Plat PPLT05-MA-008

 

Topic Description:

 

The applicant is seeking Preliminary Plat approval to divide approximately 7.6 acres into two (2) single-family residential lots of ±1.28 and ±1.97 acres, with two (2) companion Administrative Subdivision lots of ±2.1 and ±1.96 acres.  Currently the 7.6 acres has the ability to be divided into a maximum of eleven (11) lots.  A copy of the Preliminary Plat is located in Attachment 1.

 

The parcel is approximately 7.6 acres zoned Village (V). All adjacent properties are also zoned Village (V) with some Rural Agriculture (RA) and Rural Conservation (RC) zoned property nearby.  The property is also located within the Village of Fletcherville as delineated in the Fauquier County Comprehensive Plan. 

 

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."

 

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 October 28, 2004, the Planning Commission voted to approve the Keith Meadows Preliminary Plat, subject to the conditions noted below:

 

1.      The Final Plat shall be in general conformance with the Preliminary Plat entitled "Keith Meadows Subdivision" dated November 29, 2004, signed by Henry J. Ellis on 11-29-04 and received in the Planning Office on December 2, 2004, except as modified by these conditions.  This approval is for a maximum of three (3) residential lots.

 

2.      This subdivision shall comply with the Fauquier County Subdivision Ordinance.  If the SWM/BMP facility is proposed to be a dry pond, some type of assurances shall be required that the pond will remain dry.

 

  1. Lots 1 & 2 shall have a joint access at Keith Road.  This access shall be located in the same place as the administrative lots’ private street. 

 

  1. Dedication shall be required if Keith Road right-of-way is less than 50 feet in width.

 

5.      Driveway culverts shall be a minimum of 15 inches in diameter.

 

6.      A sight distance profile shall be provided demonstrating that the entrance meets minimum requirements in accordance with Minimum Standards of Entrances to State Highways.

 

7.      The entrance shall be constructed in accordance with our Private Subdivision Road/Street Entrance standard.

 

8.      A note shall be incorporated in the plan that lots 1 and 2 shall not have direct access to Route 628, and shall only be accessed from the private drive.

 

9.      The stormwater management ponds and outfall shall be constructed in accordance with the October 16, 2003 memorandum “Proposed Stormwater Management Facilities Adjacent to VDOT Right-of-way” from the Culpeper District Hydraulic Engineer.  A profile shall be provided demonstrating that the pond is in compliance.

 

10.  The Private Drive shall be named in accordance with Section 7-11 of the Fauquier County Subdivision Ordinance.

 

11.  A bold statement shall be added to the Final Construction Plans and Final Plat stating that street signs for the private street will not be maintained with funds from the County of Fauquier pursuant to Section 7-12 of the Subdivision Ordinance.

 

12.  Per Article 7-306 of the Zoning Ordinance a bold statement shall be on any plat of subdivision containing a private street. 

 

  1. A Virginia Certified Professional Soil Scientist (CPSS) needs to adjust the Type I Soil Map soil lines or needs to 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.

 

  1. 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.

 

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

 

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

 

  1. The final signature sets shall require original CPSS signature. 

 

  1. The type of primary and reserve drainfield area shall be stated for each lot.

 

  1. The statements under Home Sites and Road Construction shall be placed on the same sheet as the final soils map.

 

·        The County recommends that no below grade basements be constructed on soil mapping unit 417C 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.

 

    • PRIOR TO FINAL CONSTRUCTION PLAN APPROVAL, IT SHALL BE AGREED THAT 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.

 

20.  Pursuant to Section 7-603 of the Fauquier County Zoning Ordinance, a landscape plan shall be submitted with the construction drawings for approval.  That landscape plan must:

 

a.             Save existing trees on-site to the fullest extent possible, with clearcutting only allowed for the house pad, yard, drainfields, streets, etc.

 

b.            Provide street trees every 50 linear feet along streets.

 

c.             Provide a minimum of 15% crown coverage calculated at 20 years maturity.


 

 

 

Location:

 

As depicted on the location map, the parcel is on the north side of State Route 628 (Keith Road) west of its intersection with Route 17 (James Madison Highway).

 

Location Map

 

 

ATTACHMENT:

 

1.      Preliminary Plat