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Staff and appropriate referral
agencies have reviewed this request for conformance with the
Comprehensive Plan, the Zoning Ordinance, and other relevant
policies and regulations. Staff and referral agency
findings, comments, and recommendations are summarized
below.
Requirements of the Zoning
Ordinance
Section 7-301 of the Zoning Ordinance
provides that Private Streets are prohibited for all
subdivisions in RA, RC and Residential zones unless a
Special Exception is obtained in accordance with the
requirements of Section 5-2800 or 5-2900.
Section 5-2900 further provides that,
in residential, RA and RC zones, the Board of Supervisors
may grant a Special Exception to permit the construction of
private streets within a subdivision where the following
standards are met:
1.
The requirements of the Virginia Department of
Transportation (VDOT) necessary for the dedication of public
streets will not permit the development of the proposed
subdivision in a manner, which is in harmony with the
surrounding character of the neighborhood or the proposed
development scheme.
2.
The proposed private streets, based upon anticipated
traffic generation volume, would adequately serve the lots
to be developed and provide sufficient emergency vehicle
access to the subdivision, and demonstration that adequate
provisions will be made to provide for continuing
maintenance and repair of the streets by a homeowners’
association. For any subdivision with 80 lots or more, a
traffic impact analysis must be provided to establish the
justification of the request.
Limitations for private streets, as
set forth in Section 7-302 are as follows:
Ø
Private streets within a development shall be
limited to those streets which are not required or designed
to provide access to adjacent properties or the remainder of
the tract being developed or other streets as determined by
the Commission.
Ø
The private street must connect directly to a
state maintained street.
Ø
The right-of-way must be a minimum of fifty
(50) feet in width.
Ø
Streets traversing lots – No private street
shall be approved which traverses a lot except along the
boundaries of such lot or except where the portions of the
lot on either side of the new street satisfy the minimum
requirements of this Ordinance for the creation of lots.
Zoning Considerations
The
16.90 acres are zoned Residential-1 (R-1). The applicant
seeks to develop two (2) residential lots, with the proposed
Preliminary Plat. The proposal conforms to density limits
and uses permitted for the subject property.
The Office of Zoning has reviewed the
Preliminary and Special Exception Plat and has the following
comments:
- A
large portion of the subject property is located within
the floodplain. Pursuant to Section 2-308.4, only 50%
density credit is calculated on the area of a lot
comprised of floodplain, or existing bodies of water.
Nonetheless, the 2 proposed lots are clearly supported
by the remaining land area. Specific calculations
should be provided on final construction plans for the
record.
- The
required front yard setback of 60’ from the centerline
extends along the proposed cul-de-sac on both properties
and is not shown correctly on the plat. Buildings
conform to requirement, but setback lines should be
shown on final construction drawings.
- A landscaping plan is required
with the final construction drawings.
Planning Considerations
The Fauquier County Planning
Office has reviewed the Preliminary and Special Exception
Plat and has the following comments:
-
Homeowner’s association documents demonstrating that
adequate provisions have been made to provide for the
continuous maintenance and repair of the private street
shall be required prior to Final Plat approval.
- The
traffic generated by the proposed division, or 20
vehicle trips per day, will not have a negative impact
on the surrounding area.
-
Bainbridge Lane should adequately serve the lots to be
developed and should provide sufficient emergency
vehicle access to the proposed subdivision.
- This
Special Exception request conforms to the limitations
for private streets, as set forth in Section 7-302 of
the Zoning Ordinance, which is outlined in the
Requirements of the Zoning Ordinance section of the
staff report.
-
The proposed private street is not required or
designed to provide access to adjacent properties.
-
Bainbridge Lane connects directly to Broad Run
Church Road (State Route 600).
-
The right-of-way is fifty (50) feet in width.
-
Bainbridge Lane does not traverse the lot.
- The
Special Exception application is to some extent
consistent with standards set forth in Section 5-2900 of
the Zoning Ordinance. However, with the proposed
conditions of development the request will achieve
compliance.
Engineering Considerations:
The
Engineering Department has reviewed the Preliminary and
Special Exception Plat and has the following comments:
- This
2-lot subdivision will be exempt from SWM/BMP
requirements.
- All
culverts will be required to pass the 10-year storm with
18” of freeboard and the minimum size is to be 15”
diameter.
- Since
the residue lot drainfield was installed without a
permit, the Health Department may want to inspect this
drainfield to determine if it is still functioning
properly after 23 years.
- Is
there adequate reserve for Lot 1? This drainfield is 28
years old.
- If
this road is to also provide access to the 2 lots (PIN
7906-62-5077 & 7906-61-7948) it should be stated as such
at this point. If 4 lots are going to access this road
it should be 2 lanes wide. If only the proposed 2 lots
are going to use this, a note should be added to
restrict access to only these 2 lots.
Soils/Environmental
The Fauquier County Soil Scientist’s
Office has reviewed the Preliminary and Special Exception
Plat and has the following comments:
- All wells shall be described by
class.
- All drainfields shall have type
labeled and reserve capacities noted.
Transportation
At the time of preparation of this document, there were no
comments from the Virginia Department of Transportation
(VDOT). However, the applicant will be required to meet all
VDOT entrance requirements. |
