CONSENT AGENDA REQUEST

Owner/Applicant:

Board of Supervisors Meeting Date: 

Ali Moshari, Owner
Paul MacMahon, Applicant

 

February 12, 2009

Staff Lead:

Department: 

Bonnie Bogert, Planner II

Community Development

 

Magisterial District:                                                                                                                 PIN: Marshall                                                                                                               6060-51-9615-000

Service District:
Marshall

Topic: 

Tiffany Subdivision:  Preliminary Plat PPLT07-MA-012 and Waiver WVRP09-MA-005, Marshall District

 

Topic Description:

The applicant is seeking Preliminary Plat approval to divide one parcel of approximately 6.55 acres into six (6) lots, ranging in size from + 0.76 acres to + 0.85 acres. Each lot will be served by an individual well and public sewer. Since this parcel is located within the Marshall Service District, it will be required to be served by public water once it is available. A copy of the Preliminary Plat is included as Attachment 1.

The applicant is also requesting a waiver of Subdivision Ordinance Section 4-11.A.1, which is the requirement to provide a central water system for a subdivision. This section of the Ordinance states that “lots greater than one-half acre in size and less than one acre in size, shall be served by a central water system.”  This property is located within the Marshall Service District, so it is required to be served by public water, which is not currently available. Once the upgrades to the public water system are completed, this subdivision will be required to connect to public water, which would eliminate the need for the freestanding central system. If approved, this waiver would allow the applicant to create the six lots and have individual wells be their current water source until such time as the lots can be connected to the public water system.

In addition, because the site is within 300 feet of a public water supply system, a Special Exception is required to waive the public water requirement if the applicant wishes to pursue the subdivision before public water supply is available to the site, pursuant to Fauquier County Code Section 19-18. Staff has added a condition that Final Plat approval will not be granted until the property connects to a public water supply or the applicant obtains approval of a Special

Exception. The applicant was notified in late 2008 of the Special Exception requirement and has not yet applied for one.

 

Location,  Zoning and Current Land Use:

The ±6.55 acres are zoned Residential (R-2).  Adjacent properties in all directions are also zoned Residential (R-2). The property is located on the west side of Rectortown Road (Route 710) in the Marshall Magisterial District.  The parcel is located in the Marshall Service District and is currently designated for Low Density Residential Development (less than 2 units per acre). This proposed subdivision is being developed at a density of about one (1) dwelling unit per acre.

 

 

Planning Commission Summary and Action of January 29, 2009

The Planning Commission voted unanimously to approve this Preliminary Plat including the Waiver of Subdivision Ordinance Section 4-11.A.1. 

Requested Action of the Board of Supervisors: 

 

No action is necessary to approve the Preliminary Plat, unless a majority of the Board wishes to consider this preliminary subdivision application. On January 29, 2009, the Planning Commission voted unanimously to approve the Tiffany Subdivision Preliminary Plat subject to the following conditions:

1.     The Final Plat shall be in general conformance with the Preliminary Subdivision Plat "Tiffany Subdivision” dated June 2007, last revised November 4, 2008, signed by David L. Bowers on November 4, 2008. Sheet 4 of 7 was last revised on December 15, 2008.

2.      All point source stormwater run-off generated from new development shall not be discharged into a jurisdictional wetland without adequate treatment.

3.      The Final Plat shall not be approved until the project site connects to the public water supply or a Special Exception to waive the public water requirement is obtained. Should the project site connect to the public water supply, the individual wells will not be shown on the Final Construction Plan.

4.      The Final Construction Plan shall include the following:

A.          A Virginia Certified Professional Soil Scientist (CPSS) (needs to adjust the Type I Soil Map soil lines) or (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.

B.           A signature block shall be placed on this plan for the CPSS to sign which states:

Text Box: Preliminary soils information provided by_____________________, CPSS on _________________ at a scale of ___________.
This Virginia Certified Professional Soil Scientist has field reviewed and adjusted the preliminary soils information onto the final plan (scale 1”=_____’) and certifies that this is the best available soils information for lots 1 - ___.
 
Virginia Certified Professional Soil Scientist                                                  DATE
CPSS#3401-_____________
Preliminary soils information provided by Fauquier County Soil Scientist’s Office via Type 1 Soil Map (scale 1”=400’) dated _____________.
This Virginia Certified Professional Soil Scientist has field reviewed and adjusted the preliminary soils information onto the final plan (scale 1”=_____’) and certifies that this is the best available soils information for lots 1 - ___.
 
Virginia Certified Professional Soil Scientist                                                  DATE
CPSS#3401-_____________

 

 

 


 

    






Or

Text Box: Preliminary soils information provided by_____________________, CPSS on _________________ at a scale of ___________.
This Virginia Certified Professional Soil Scientist has field reviewed and adjusted the preliminary soils information onto the final plan (scale 1”=_____’) and certifies that this is the best available soils information for lots 1 - ___.
 
Virginia Certified Professional Soil Scientist                                                  DATE
CPSS#3401-_____________

 

 

 

 

 

 

 

C.             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.

D.             The type of primary and reserve drainfield area and number of bedrooms in the house shall be stated for each lot. This final soil map shall be filed in the Building Office to be used exclusively for obtaining soils information for this proposed subdivision.

E.              One copy of this final soil map with CPSS signature shall be submitted to the Soil Scientist Office before Final Construction Plan will be approved.

F.              The final signature sets shall require original CPSS signature. 

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

Home Sites and Road Construction

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 Virginia Licensed Professional Engineer to assure a dry basement and preclude wet yards and recirculation of pumped or collected water.  All exterior foundation drainage systems shall be designed to gravity daylight without assistance from mechanical means 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 discharged water (mechanical or gravity) must be conveyed to the subdivision stormwater collection system and discharged though 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 10A, 10B, 15B, 238B, and 417C.  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.”

2)      The following statement shall be placed on the Final Construction Plan:  “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.”

 

Attachments:

Preliminary Plat

 

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