CONSENT AGENDA REQUEST

Owners/Applicants:

 Board of Supervisors Meeting Date:

 

Wexford Mews, LLC, Owners/Applicants

 

February 10, 2005

Staff Lead:

Department:

 

Charles A. Floyd, Senior Planner

Community Development

 

Magisterial District:  Lee

 

PIN:

Service District:  Bealeton

6899-24-0759-000 & 6899-25-0237-000

 

Topic:

 

Wexford Mews: Preliminary Plat PPLT04-LE-009, Lee District

 

Topic Description:

 

The applicant is seeking Preliminary Plat approval to divide approximately 9.814 acres into thirty-nine (39) single-family attached residential (townhouse) lots ranging in size from ±3,600 to 1,800 square feet in size.  This application 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 3-506.1 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 proposed Preliminary Plat is located in Attachment 1.

 

The subject property is designated for medium density residential uses, and is located within the Bealeton Town Center in the Comprehensive Plan. The division of thirty-nine (39) townhouse residential lots and the open space as proposed by the Preliminary Plat will create a residential development that conforms in size and configuration to surrounding properties designations within the Comprehensive Plan.  All roads that are shown within the Bealeton Service District of the Comprehensive Plan have been provided for on the Preliminary Plat.  The proposed Church Street as shown in the Bealeton Town Center Plan will be located on PIN 6899-14-2426-000 owned by Revathi Rathinasamy, which is adjacent to the Wexford property.

 

The subject properties cumulatively total 9.814 acres, according to the Land Records of Fauquier County.  The property is zoned R-4. Adjacent properties to the south and east, across Route 17 (Marsh Road), are zoned Commercial (C-1, C-2, & C-3).  Properties to the west and north are zoned R-4.

 

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

 

1.      The Final Plat/Major Site Plan shall be in general conformance with the Preliminary Plat entitled "Wexford Mews" dated June 2004, signed by James R. Ashley on December 14, 2004, and received in the Planning Office on December 15, 2004, except as modified by these conditions.  This approval is for a maximum of thirty-nine (39) residential lots. 

 

  1. If the Planning Commission qualifies the easement to PIN 6899-24-3818-000 as open space, the easement shall be shown on the Major Site Plan.  The easement shall also be shown on the Final Plat and recorded with said plat.  The purpose of the easement is to provide internal access to PIN 6899-24-3818-000 and to direct traffic away from Route 17.  The maintenance of the easement shall be the responsibility of the owner of PIN 6899-24-3818-000, not the Homeowners Association created with the Final Subdivision.

 

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

 

4.      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.

 

  1. 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.

 

  1. Water line easements shall be extended to Route 17 along Village Center Drive to allow for future connections.

 

  1. The applicant agrees that no below grade basements shall be constructed for lots 8-39.

 

9.      The typical sections shall include the full width of the right-of-way, and shall be dimensioned the full width.  The right-of-way line shall extend 1-foot beyond the sidewalk, but the typical for Village Center Drive only shows 6 inches beyond the sidewalk.

 

10.  The typical section is indicating placing the sidewalk at the back of the curb.  Provisions shall be made for the placement of signs and any mailboxes.  With the on street parking indicated, the placement of the sidewalks at the back of the curb can create problems for the pedestrians on the sidewalk.  VDOT recommends that the sidewalk be located a minimum of 18 inches from the back of curb with on street parking.

 

11.  The typical section for Wexford Place shall indicate the proposed parking lane, and the crown of the road shall be offset to the center of the travel lane rather than the center of the pavement.

 

12.  The width of the entrances to the parking lots shall be shown at the radius, and they should be a minimum of 30 feet.

 

13.  The existing right-of-way on Route 17 shall be dimensioned from the centerline to the property line, and the right-of-way line shall be shown along the proposed right turn lane to indicate the work is in the right-of-way.

 

14.  The proposed temporary turnarounds shall include shoulder and allow for adequate drainage. 

 

15.  Provide a sight distance profile for Village Center Drive at Route 17.  The plan shall include the posted speed and/or design speed used to calculate the sight distance. 

 

16.  The plan shall indicate the streets are being dedicated for public street purposes.

 

17.  The handicap ramps shall be labeled as CG-12 A, B or C.  The handicap ramps at the entrances to the parking lots are extending beyond the right-of-way, and they shall be completely within the right-of-way in order for the department to maintain.

 

18.  The curb and gutter on Route 17 shall be CG-7 or the curb and gutter will need to start further back.

 

  1. The sanitary sewer does not appear to connect to an existing sewer system. Evidence of offsite easements shall be required prior to final subdivision plan approval.

 

  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 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, “Basements are not recommended in mapping units 14B, 74B, 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. All applicable Federal and State permits shall be included in the first submission of the Major Site Plan. This includes wetlands permits, dam safety permits, etc.

 

  1. Evidence that there is adequate fire flow, as outlined by the Office of Emergency Services, shall be required with the first submission of the Major Site Plan. A water model showing existing conditions and assumptions shall be included.

 

  1. High water table characterizes the soils in the location of the pond. A dry pond may not be appropriate for this location.  Further geotech and soils analysis shall be required to verify that a high water table is not present prior to final subdivision approval.

 

  1. An access easement to the Soil and Water Management (SWM) facilities shall be required. An all weather surface for this access shall be required.

 

25.  Village Center Drive shall be constructed to the property line with the temporary turn around on the adjacent property if possible.  Every effort shall be made to obtain permission from the adjacent property to construct this temporary cul-de-sac on their property.

 

26.  A Virginia Certified Professional Soil Scientist (CPSS) needs to adjust the Preliminary Soil Map with revisions onto the Final Construction Plan.  This needs to be done in the field and checked for any additional soils information to be added to the Final Construction Plan.

 

  1. A signature block shall be placed on the Major Site Plan Final Soil Map for the CPSS to sign, which states:

Text Box: Preliminary Soils Information provided by Larry K. Johnson, CPSS, dated June 8, 2004.
 
This Virginia Certified Professional Soil Scientist has field reviewed and adjusted the preliminary soil information onto the final plat (1”= 50’) and certifies that this is the Best Available Soils Information to Date for Lots ??.
 
 
Va. Certified Professional Soil Scientist                          DATE
CPSS #3401-_________

 

 

 

 

 

 

 

 

 

 

 

 

 


     
  1. Interpretive information from the Type I soil report for each mapping unit shown on the Major Site 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 Soils 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 original CPSS signature, shall be submitted to the Soil Scientist Office before Final Plat approval is made.

 

  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 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 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:

 

The following map illustrates that the subject properties, which are in the Bealeton Service District, are located on the west side of Marsh Road (Route 17), just south of its intersection with Catlett Road (Route 28).  The proposed subdivision is located directly across from Village Center Drive.

 

 

 

ATTACHMENT:

 

Preliminary Plat (Revised 12-11-04)