CONSENT AGENDA REQUEST

Owners/Applicants:

                             Board of Supervisors Meeting Date:

Robin Fetsch, Applicant

 

March 8, 2007

Staff Lead:

 Department:

Bonnie Bogert, Planner II

Community Development

 

Magisterial District:   

PIN:

Marshall

6010-06-2177-000

 

Topic:

 

Preliminary Plat PPLT06-MA-024: Linden Hill Estates, Marshall District

 

Topic Description:

The applicant is seeking Preliminary Plat approval to divide a ±35.5-acre parcel into three (3) single family lots of 1.4714 acres and 1.5860 acres with a residue non-common open space parcel of 31.3992 acres.  Each property will be served by an individual well and drainfield.  The Preliminary Plat is included as Attachment 1.

 

Zoning/Acreage/Land Use: 

The ±35.5 acres are zoned Rural Agricultural (RA).  Adjacent properties are zoned a combination of Rural Conservation (RC) and RA.

 

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 February 15, 2007, the Planning Commission voted unanimously to approve the Linden Hill Estates Preliminary Plat subject to the following conditions: 

1.      The Final Plat shall be in general conformance with the Preliminary Subdivision Plat "Linden Hill Estates” dated March 16, 2006, revised November 20, 2006, signed by James R. Ashley on November 30, 2006.  

2.      A typical section of the access road showing any proposed drainage shall be provided at the time of Final Construction Plan review for the sole purpose of evaluating MS-19 adequate channel compliance.

  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 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 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 15B, 16B, 181B, 416B, and 116C. 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 culverts, including driveway culverts, shall be designed to pass the 10-year storm.
     
  1. The Final Construction Plans shall include a sight distance profile. The plans shall also show the right-of-way line in front of the adjacent property having PIN 6000-95-4357-000. If the line of sight extends outside the right-of-way onto this adjacent parcel, a sight distance easement shall be obtained from the adjacent property owner.
     
  1. 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 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 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 _________________.

This Virginia Certified Professional Soil Scientist has field reviewed and adjusted the
 preliminary soil information onto the final plat (1"=___') and certifies that this is the
Best Available Soils Information to Date for Lots 1-____.

                                                                                                                              

Va. Certified Professional Soil Scientist                                 DATE

CPSS #3401-              

 

  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 Final Construction Plan to identify spot symbols.
     
  1. This final soil map shall be filed in the Building Office to be used exclusively for obtaining soils information for this proposed subdivision.
     
  1. Two (2) copies of this final soil map with CPSS signature need to be submitted to the Soil  Scientist Office before Final Plat approval is made
     
  1. The final signature sets shall contain original CPSS signature. 
     
  1. The type of primary and reserve drainfield area shall be stated for each lot.
     
  1. The following statement shall be placed on the same sheet as the final soil map:

a)      Due to landscape position (drainage ways) and high seasonal water tables the following statement needs to be placed on the Final Construction Plan to be placed in the front office of Community Development: "The County recommends that no below grade basements be constructed on soil mapping units 15B, 16B, 116C, 416C and 416D due to wetness unless the foundation drainage system of the structure is designed by a Virginia Licensed Professional Engineer. The foundation drain lines should be daylighted for gravity flow on all structures."

 

b)      The following statement shall be included on final soils map and E & S plans:

    “PRIOR TO FINAL CONSTRUCTION PLAN APPROVAL, IT SHALL BE      

     AGREED THAT ALL DRAINFIELD AREAS ARE TO BE SURROUNDED BY   

     SAFETY FENCING AND NO CONSTRUCTION TRAFFIC SHALL CROSS

     NOR SHALL LAND DISTURBANCE OCCUR IN THESE AREAS. THE

     FENCING OF THESE AREAS IS TO BE VERIFIED BY COUNTY STAFF

     BEFORE THE ISSUANCE OF THE LAND DISTURBING PERMIT.”

 

c)      Soil mapping units 31C, 131D, 140D, 220E, and 340D are usually shallow to bedrock.  The following statement needs to be placed on the Final Construction Pan: “The County recommends that before road or home construction begins in soil mapping units 31C, 131D, 140D, 220E, and 340D, 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.”       

 

d)      Areas of steep slopes should be avoided at all cost due to high erosion hazard. Proper erosion and sedimentation practices need to be installed before construction begins. Soil mapping units 131D, 140D, 220E, 340D, and 416D should be left in their natural state.

Location:

The property is located south of Fiery Run Road (Route 726) near the Warren County line.  Apple Ridge Subdivision is located to the north and Appalachian Lookout Subdivision to the south.

 

  

ATTACHMENT: 

Preliminary Plat

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