Owner/Applicant:                                                                 Board of Supervisors Meeting Date:

Lucille Grant Estate, Owner                                                                                      January 20, 2004

New Baltimore Knolls LLC, Applicant


Staff Lead:                                                                                                                   Department:

Charles A. Floyd, Senior Planner                                                                Community Development        


Magisterial District:                                                                                                                  PIN:

Scott                                                                                                                     7906-34-7262-000


Topic: New Baltimore Knolls:  Preliminary Plat PPLT04-SC-002


Topic Description:


The applicant is seeking Preliminary Plat approval to divide approximately 16.12 acres into six (6) single-family residential lots ranging in size from ±0.88 acres to ±3.6 acres.  Lot 5 is a proposed Administrative Subdivision that is subject to a companion application.  The property is on the north side of State Route 693 (Old Alexandria Turnpike) north of its intersection with State Route 29/15 (Lee Highway) in the Village of New Baltimore.  The subject property is approximately 16.12 acres, of which ±4.45 acres are zoned Rural Conservation (RC), and ±11.67 acres are zoned Village (V).  The RC zoned portion has one (1) by right division, and the Village portion is allowed 1.4 dwelling units per acre.


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."                                                                            


The Planning Commission staff reports are available upon request.


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 18, 2003, the Planning Commission voted to approve the New Baltimore Knolls Preliminary Plat subject to the conditions noted below.


1.      The Final Plat shall be in general conformance with the Preliminary Plat entitled "New Baltimore Knolls Subdivision " dated August 15, 2003, signed by Bob Leonard 8-15-03 and received in the Planning Office on November 24, 2003, except as modified by these conditions.  This approval is for a maximum of six (6) residential lots. 


2.      When submitting a final construction plan, a complete landscape plan shall be provided with full detail of planting type, size and location pursuant to Article 7-603.2 of the Zoning Ordinance.


3.      Show limits of 100-year floodplain.


4.      Access to Lot 1 shall be from Megan Lane.  A note shall be placed on the Final Construction Plans stating that Lot 1 shall not be accessed from Route 693 (Old Alexandria Turnpike), and that it shall be accessed from Megan Lane.


5.      The setbacks for the proposed Administrative Lot shall be revised to show the accurate side yard setback, 50-feet, for the Rural Conservation (RC) zoning district.


6.      All existing structures are to be removed, or located to meet minimum yard requirements on each lot.  The existing garage shall be demolished or moved to meet the required setback of fifty (50) feet.


7.      A different subdivision street name shall be selected for the proposed road. 


8.      Lots 4 & 6 must be accessed from Megan Lane, not the ingress/egress easement.


9.      All provisions of the Fauquier County Stormwater Management Ordinance shall be met.


10.  Wet ponds (retention) shall meet the minimum requirements of the Virginia Stormwater Management Handbook and Section 6-102-24 of the Zoning Ordinance. Specifically, the 100-year flood pool and spillway shall be no less than 50’ from the adjacent property unless written consent of the owner involved is obtained.


11.  All storm sewer and drainage pipes shall be a minimum of 15” diameter and be able to pass the 10-year storm.


12.  Pond 2 or any other concentrated discharges shall not discharge directly into a bio-retention facility. Bio-retention facilities shall meet the minimum requirements of Virginia Stormwater Management Handbook Section 3.11.


13.  Slope maintenance easements shall be provided along the road where grades exceed 3:1.


14.  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.


15.  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.


16.  This final soil map shall be filed in the front office of Community Development and the Building Department to be used exclusively for obtaining soils information for this proposed subdivision.


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


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


a.       “The County recommends that no below grade basements be constructed on soil mapping units 17B, 17C and 440C 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.      “Before a home is started the builder needs to mark the drainfield area off and not disturb it during construction.”


c.       “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.”


d.      “The County recommends that before road or home construction begins in soil mapping units 140C, D and E, 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.”


19.  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 July 31, 2003.


This Virginia Certified Professional Soil Scientist has field reviewed and adjusted the preliminary soil information onto the final plat (? = ?) and certifies that this is the Best Available Soils Information to Date for Lots ? - ?.



Va. Certified Professional Soil Scientist                         DATE

CPSS #3401-             


 Attachment:  Preliminary Plat