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The applicant is seeking Preliminary Plat approval to divide
approximately 5.9 acres into nine (9) single-family
residential lots ranging in size from
±20,000 to 24,633
square feet, with a 6,130 square foot residential tot lot.
The subject property is situated within the Bealeton Service
District of the Fauquier County Comprehensive Plan, and
designated for Low-Density Residential. Low Density
Residential is classified as having between one (1) and
three (3) lots per acre. As proposed the Preliminary Plat
is in conformance with the allocated density within the
Comprehensive Plan. All lots within the development will be
provided public water and sewer from the Fauquier County
Water and Sanitation Authority (WSA). A copy of the
Preliminary Plat is attached.
The subject property was rezoned from Rural Agriculture (RA)
to Residential-2 (R-2) on September 17, 1996 with proffers,
which yielded a residential density not to exceed fifteen
(15) lots. Through the rezoning process the applicant
proffered a cash contribution of $3,000 per lot, for all
development beyond four (4), to help offset the capital
improvement impacts to Fauquier County. A copy of the
proffer statement is attached.
The property to the west is the proposed Foxhaven
subdivision, which is zoned Residential-4 (R-4) with
proffers. Property to the south is currently zoned Rural
Agriculture (RA), but a rezoning application is expected to
be submitted shortly. Adjacent properties to the north
across Oak Shade Road (Route 661) are zoned Rural
Agriculture (RA), however to the northeast lies
Meadowbrooke, a single-family residential subdivision zoned
R-2.
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."
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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 Oak Meadows Preliminary Plat, subject to the conditions
noted below:
- The
Final Plat shall be in general conformance with the
Preliminary Plat entitled "Oak Meadows Subdivision"
dated May 11, 2004, signed by John Orr on 10-12-04 and
received in the Planning Office on October 14, 2004,
except as modified by these conditions. This approval
is for a maximum of nine (9) residential lots.
- 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. 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 the subdivision stormwater
collection system and discharged through the stormwater
management facilities. 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 73B and
79A. Basements in these units are subject to flooding
due to high seasonal water tables. Sump systems may run
continuously, leading to possible premature pump
failure.”
- The
applicant agrees that there will be no direct driveway
access to Oak Shade Road. This shall include a deed
restriction on PINs 6889-85-0293-000, 6889-85-1282-000,
and 6889-85-2271-000. All lots shall either be accessed
from McKay Street or the alley as shown on the
Preliminary Plat.
- Lots 6
and 9 appear to be configured such that the houses will
be located in swales and shall be relocated.
-
Evidence that there is adequate fire flow, as outlined
by the Office of Emergency Services, shall be required
with the first submission of the Final Construction
Plan. A water model showing existing conditions and
assumptions shall be included.
- Soils
in the area of the proposed SWM facility are
characterized as hydric with a high water table
indicating possible wetlands. All applicable State and
Federal permits shall be filed with the first submission
of the Final Construction Plans. This includes the
COE/DEQ wetlands permit.
-
Offsite easements shall be acquired and evidence
submitted, prior to Final Construction Plan approval,
for the waterline, bypass channel construction and
maintenance and the temporary turnaround grading and
construction.
- The
bypass drainage channel shall be sufficient distance
away from the toe of any embankment slope so there is no
danger if erosion of the embankment occurs during larger
rain events.
- An
emergency spillway shall be provided for any pond.
- There
shall be no increases of stormwater at the property line
of PIN 6889-84-3727-000.
- McKay
Street typical section shall be built to the Fauquier
County typical for a local street class 1A, unless
through traffic warrants a higher class.
- The
alignment of McKay Street shall match the Fox Haven
Subdivision street alignment presented in a fax from Tim
Vaughan, P.E. to Chuck Floyd on July 21, 2004.
13.
The typical section on Sheet 3 shall indicate the
overall right-of-way width, and shall indicate the street is
being dedicated for public street purposes.
14.
The right-of-way width dedication on Route 661 shall
be twenty-five (25) feet from centerline.
15.
The typical section for Route 661 shall show the
width of the right-of-way rather than indicate it is
variable. A proposed ditch has been shown on sheet 2, but
it is not shown on the typical. The water and sewer lines
shall be located behind the ditch line. The distance from
the edge of pavement to the utilities shall be shown.
16.
The temporary turnaround shall be hard surfaced, and
shall have a 4-foot gravel shoulder with adequate drainage.
17.
The driveway detail shall be the VDOT standard rather
than a Fauquier County standard.
18.
The sidewalk at the intersection of McKay Street and
Route 661 shall not extend beyond the right-of-way line.
19.
McKay Street shall be constructed all of the way to
the property line, or onto the neighboring property via a
temporary turnaround easement.
20.
All frontage improvements on Route 661 warranted by
VDOT or the County shall be constructed by the developer and
at its expense.
- A
Virginia Certified Professional Soil Scientist (CPSS)
shall adjust the Type I Soil Map soil lines 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.
-
Interpretive information from the Type I Soil Map for
each mapping unit shown on the above plat shall be
placed on the same soil map. Also, a Spot Symbols
Legend shall be placed on the plat map to identify spot
symbols.
- This
final soil map shall be filed in the Building Department
and used exclusively for obtaining soils information for
this proposed subdivision.
- Two
copies of this final soil map with CPSS signature shall
be submitted to the Soil Scientist Office before Final
Plat approval is made.
- The
final signature sets shall require original CPSS
signature.
- These
statements under Home Sites and Road Construction
shall be placed on the same plat map.
·
The County recommends that no below grade
basements be constructed on soil mapping units 62A, 62B,
63B, 78A, and 79A 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.
·
Roads built on this property will need to be
designed to overcome the low bearing capacity caused by poor
internal drainage of the soil types.
·
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.
·
The County recommends that before road or home
construction begins in soil mapping units 62A, 62B, and 63B,
a site specific evaluation be conducted so that shallow to
bedrock areas are identified. These areas may require
blasting if deep cuts or excavation is done.
27.
A signature block shall be placed on the Final Soil
Map sheet for the CPSS to sign.
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