CONSENT AGENDA REQUEST

Owners/Applicants:

 Board of Supervisors Meeting Date:

 

James and Joseph Romano, Owners/Applicants

 

January 13, 2005

Staff Lead:

Department:

 

Charles A. Floyd, Senior Planner

Community Development

 

Magisterial District:

 

PIN:

Lee

7816-61-2981-000

 

Topic:

 

Loveless Lot 10: Preliminary Plat PPLT05-LE-001

 

Topic Description:

 

The applicants are seeking Preliminary Plat approval to divide approximately 5.0 acres into two (2) single-family residential lots of 1.38 acres and 1.37 acres, plus a residue lot of 2.23 acres.  The applicants have also submitted an Administrative Subdivision to divide the 2.23-acre residue parcel further as depicted on the Preliminary Plat.  The Administrative Subdivision lot is not part of this Preliminary Plat submission.   A copy of the Preliminary Plat is attached.

 

The property is zoned Residential-1 (R-1).  Adjacent properties to the north, south and west are all similarly zoned Residential-1 (R-1).  However, all parcels located east, across Route 17 (Marsh Road) are zoned Rural Agriculture (RA).

 

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 December 8, 2004, the Planning Commission voted to approve the Loveless Lot 10 Preliminary Plat, subject to the conditions noted below:

 

1.      The Final Plat shall be in general conformance with the Preliminary Plat entitled "Loveless Lot 10" dated July 7, 2004, signed by James R. Ashley on 10-6-04 and received in the Planning Office on October 7, 2004, except as modified by these conditions.  This approval is for a maximum of two (2) residential lots.

 

  1. Pursuant to Section 7-603 of the Fauquier County Zoning Ordinance, a landscape plan shall be submitted with the Final Construction Plans for approval.

 

  1. All driveway culverts are to be a minimum of 15 inches diameter and pass no less than the 10 year storm.  VDOT may have a higher standard.

 

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 licensed professional engineer to assure a dry basement and preclude wet yards and recirculation of pumped or collected water.  Where possible, all exterior foundation drainage systems shall be designed to gravity daylight without assistance from mechanical means.  All discharged water (mechanical or gravity) must be conveyed to an adequate channel.  Drainage easements, where necessary, shall be placed on the final plat.  A note that “Basements are not recommended in mapping units 10B, 13B, and 50A.  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.”

 

  1. The preliminary plan shows access for both of these lots across an ingress/egress easement.  Evidence is to be submitted with the first submission of the Final Construction Plan that this access can be used by this owner.  VDOT may require improvements to Route 17 for access at this location due to the high volumes of traffic on Route 17. 

 

6.      The plan shall include a note that the proposed lots will access only from Stribling Drive with no direct access to Route 17.

 

  1. The existing drainfield shall be shown.

 

  1. A Virginia Certified Professional Soil Scientist (CPSS) 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 Preliminary Soil Report for each mapping unit shown on the 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 will 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 need to be submitted to the Soil Scientist Office before final plat approval is made.

 

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

 

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

 

  1. These 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 units 10B, 13B, and 434B 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.

 

·        The following statement shall be included on final soils map and E & S plans:  “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.”

 

·        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.

 

 

Location:

As shown on the following location map, the property is situated on the west side on Route 17 (Marsh Road) at its intersection with Stribling Drive, which is a private street.  The property is located just south of Morrisville.

Location Map

 

ATTACHMENT:

 

1.      Preliminary Plat