CONSENT AGENDA REQUEST

Owners/Applicants:

 Board of Supervisors Meeting Date:

 

Wexford Mews, LLC, Owners/Applicant

 

February 10, 2005

Staff Lead:

Department:

 

Charles A. Floyd, Senior Planner

Community Development

 

Magisterial District:  Lee

 

PIN:

Service District:  Bealeton

6899-05-5345-000 & 6899-05-9336-000

 

Topic:

 

Walthem Commons: Preliminary Plat PPLT04-LE-008, Lee District

 

Topic Description:

 

The Applicant is seeking Preliminary Plat approval to divide approximately 14.69 acres into thirty (30) single-family attached residential (townhouse) lots.  This represents a by-right cluster subdivision in a Residential-4 (R-4) Zoning District.  Townhouses are allowed in cluster developments of R-4 zoned property, under Article 3-400 (Footnote 15) of the Fauquier County Zoning Ordinance.  The minimum required open space is fifty percent (50%) of the gross site area for this proposal.  The minimum lot size is 1,800 square feet, with no more than eight (8) dwelling units in a single row of contiguous townhouse units (Article 3-50.1 of the Zoning Ordinance). 

 

The subject parcels are located within the Bealeton Service District of the Fauquier County Comprehensive Plan, and are required to be served by public water and sewer, which should be supplied by the Fauquier County Water and Sanitation Authority (WSA). If the proposal is approved, a Major Site Plan shall be required pursuant to Article 3-301.1.b of the Zoning Ordinance.  The Applicant’s Preliminary Plat is located in Attachment 1.

 

The subject properties are approximately 14.69 acres according to the Land Records of Fauquier County. Out of the ±14.69 acres, ±13.77acres are zoned Residential-4 (R-4) and ±0.92 acres R-2. Adjacent properties to the east and south are zoned R-4, with some commercial zoning in close proximity.  Properties to the west are zoned R-2, and across Route 28 to the north, all parcels 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."

 

Location:

As seen on the following location map, the subject properties, which are in the Bealeton Service District, are located on the south side of Catlett Road (Route 28), just west of its intersection with Marsh Road (Route 17).

Location Map

 

 

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 January 27, 2004, the Planning Commission voted to approve the Walthem Commons Preliminary Plat, subject to the conditions noted below:

 

1.      The Final Plat shall be in general conformance with the Preliminary Plat entitled "Walthem Commons" dated December 22, 2004, signed by James R. Ashley on December 22, 2004, and received in the Planning Office on December 22, 2004, except as modified by these conditions.  This approval is for a maximum of thirty (30) residential lots. 

 

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

 

3.      A major site plan shall be required per Article 3-301.1.b of the Fauquier County Zoning Ordinance.

 

  1. Signage approved by VDOT and the County shall be located at the terminus of any temporary cul-de-sac identifying the planned inter-parcel connection.  The Applicant is encouraged to seek out easements on adjoining properties for construction of the temporary cul-de-sacs.

 

5.      Notation on both the Final Plat and Deed of Subdivision shall be provided that clearly and boldly states the ownership, maintenance, and responsibility to the alleys pursuant to Section 5-10 of the Fauquier County Subdivision Ordinance.

 

6.      All requirements of the Fauquier County SWM Handbook shall be met.

 

  1. All applicable State and Federal permits shall be filed with the first submission of the Major Site Plan.  This includes the COE wetlands permit.

 

  1. 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) must be conveyed to the subdivision stormwater collection system and discharge 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, “Basements are not recommended in mapping units 5A, 6A, 14B, and 78A.  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. VDOT may require underdrains in poor soil condition areas.

 

  1. No stormwater runoff generated from new development shall be discharged into a jurisdictional wetland without adequate treatment.

 

  1. An overlot-grading plan shall be provided as part of the Major Site Plan.

 

12.  The typical sections shall include the full width of the right-of-way, and shall be dimensioned the full width.

 

13.  The typical sections need to reflect our current standards, including, but not limited to a sidewalk width of 5 feet, pavement design, cross slope, and curb and gutter.  The sidewalk shall be constructed in accordance with the American’s with Disabilities Act or they will not eligible for state maintenance.  The right-of-way line should extend 1-foot beyond the sidewalk.  A note shall be incorporated that the pavement design is for planning purposes only, and the final design shall be based on the Flexible Pavement Design Worksheet per the 2000 Pavement Design Guide and actual CBR values.  The pavement design shall be reviewed and approved by VDOT prior to construction.

 

14.  The plan shall indicate a right turn lane on Route 28 with a minimum taper of 150 feet and a minimum deceleration lane of 100 feet, and a typical section shall be provided showing the existing lanes and the improvements.

 

  1. VDOT recommends the curb and gutter on the entrance road be pulled back to the right-of-way dedication line on Route 28 to eliminate the need to remove the curb and gutter when the road is widened.

 

16.  The entrances to the parking lots for the townhouses shall be constructed in accordance with the Minimum Standards of Entrances to State Highways for a commercial entrance.

 

17.  The existing right-of-way on Route 28 shall be dimensioned from the centerline of Route 28 to the property line.

 

18.  The radii shall be labeled.

 

19.  The proposed temporary turnaround shall be shown and the radii labeled for the pavement.  The road design around the cul-de-sac shall include shoulder and allow for adequate drainage.  The offset on the temporary turnaround shall be dimensioned.  The temporary turnaround easement shall extend beyond the edge of pavement for the temporary turnaround.  VDOT recommends the easement be a minimum of 10 feet beyond the edge of pavement, but it shall be sufficient to accommodate any necessary maintenance.

 

20.  The proposed sewer manhole at the end of Cavalier Way shall be relocated out of the pavement.

 

21.  The waterline shall be reviewed to minimize the crossing and the bend under the pavement of Cavalier Way.  If Cavalier Way is extended onto the adjacent property, the waterline will be under the roadway.  The Department does not permit waterlines to be installed within the travelway, and any parallel utilities shall be installed on the outer 3 to 5 feet of the right-of-way.

 

22.  Provide a sight distance profile for Walthem Drive at Route 28.  The plan shall include the posted speed and/or design speed used to calculate the sight distance.  The Major Site Plan shall include a sight distance profile for Cavalier Way and Walthem Drive.

 

23.  The plan appears to be showing the existing waterline and fire hydrant in the center of the pavement of Route 28.  Please verify the location of the facilities.  If the waterline extends further across the frontage of the property, this shall be shown on the Major Site Plan to determine any conflicts with the proposed construction.

 

24.  The biofiltration facility appears to be connected to the proposed storm sewer system, but this shall not be permanently connected to the storm sewer system.

 

  1. Proof of provisions for adequate fire flow shall be required with the first submission of the Major Site Plan.

 

  1. Cavalier Way shall be constructed to the property line with the temporary turn around on the adjacent property if possible.  Every effort should be made to obtain permission from the adjacent property to construct this temporary cul-de-sac on their property.

 

  1. A Virginia Certified Professional Soil Scientist (CPSS) needs to adjust the preliminary soil map with revisions onto the Major Site Plan.  This needs to be done in the field and checked for any additional soils information to be added to the final construction plan.

 

28.  A signature block shall be placed on the Construction Plan Final Soil Map for the CPSS to sign.

 

  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 Major Site 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 original CPSS signature shall be submitted to the Soil Scientist Office before final plat approval is made.
     
  2. 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’ 14B, 74B, 74C and 78A 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.

 

    • Foundations placed in soil mapping units that show a moderate, high, or very high shrink-swell potential as described in the most recent Interpretive Guide to the Soils of Fauquier County, Virginia will require a geotechnical evaluation in order to determine proper design.

 

ATTACHMENT:

 

Preliminary Plat