COUNTY OF FAUQUIER

DEPARTMENT OF COMMUNITY DEVELOPMENT

PLANNING COMMISSION STAFF REPORT

OCTOBER 25, 2001

PRELIMINARY PLAT #PP 02-C-01

Blackwell timbers

OWNER:

Warrenton North, LLC

10220 River Road, Suite 300

Potomac, MD  20854

 

 

APPLICANT:

Thomas James Ross, II

7 Hotel Street

Warrenton, VA  20186

 

 

REPRESENTATIVE:

John A. Orr

Frederick Ward Associates, Inc.

5 Rockpointe Lane

Warrenton, VA  20186

 

 

PROPOSAL:

The applicant is proposing to develop approximately 22 acres of an approximately 47-acre parcel into 18 single family detached lots.  The remainder of the parcel in within the corporate limits of the Town of Warrenton.  The proposed lots range in size from 40,374 square feet to 92,544 square feet, however the majority of the lots are less than 45,000 square feet.  There is no common open space required or proposed with this development.  However, there is a small residue of R-1 with no access other than from the I-1 portion of the property.  The proposed entrance to the development is from Blackwell Road within the Town of Warrenton limits. 

Included with the applicant's request is a waiver from Subdivision Ordinance Section 5-8, Cul-de-Sac Streets, to allow a proposed cul-de-sac to be 1,000 feet in length, exclusive of turn-around, rather than the prescribed 700 feet.

The applicant is proposing to serve the lots with individual drainfields and public water provided by the Town of Warrenton. 

 

 

LOCATION:

West side of Blackwell Road (Route 672), north of the Route 17 Spur.

 

 

MAGISTERIAL DISTRICT:

 

Center District

 

 

PROPERTY I.D.

NUMBER AND SIZE:

 

6985-61-4023-000, (22 acres)

 

 

CURRENT ZONING:

R-1 (Residential)

 

 

EXISTING ZONING AND LAND USES OF ADJACENT PROPERTIES

N

R-1 (Residential)

Residential

S

R-15 (Residential) & I-L (Industrial) Town of Warrenton

Residential & Vacant

E

R-1 (Residential)

Vacant (Common Wealth of Virginia)

W

R-1

Vacant

       

 

STAFF PLANNER:                 Elizabeth Cook

STAFF AND AGENCY REVIEW

Staff and appropriate referral agencies have reviewed this request for conformance with the Comprehensive Plan, the Zoning Ordinance and other relevant policies and regulations.  An analysis of these referrals and the actual comments from the appropriate agencies are included as attachments to this report.

Findings

There are several outstanding issues outlined in the staff analysis in this report and the agency comments, which are included as attachments.  The key items that should be addressed in more detail by the applicant are as follows:

1.          The Town of Warrenton indicates that the property is not identified in the master water and sewer agreement between the County and the Town for future water service.  That agreement was Board of Supervisors approved on May 22, 2001 and by the Town Council on June 12, 2001.  To be served by the Town, approval will be required of both the Board of Supervisors and the Town Council.

2.          The Health Department indicates that if public sewer service is within 300 feet of the proposed lots, then the lots must be connected to the public sewer unless the Health Department receives written permission from the Town stating that it has no objection to the proposal.  The applicant will need to identify the closest public sewer to the property.  Again, the provision of sewer at that location was excluded in the referenced Master Water and Sewer Agreement.  Please note that the Board of Supervisors did not intend to provide public sewer to the parcel through the Town of Warrenton.

3.          The Town of Warrenton indicates that an agreement is needed between the Town and the Virginia Department of Transportation for the maintenance and plowing of the access portion of the proposed roadway within the Town limits.

4.          Lot 18 should be eliminated or reconfigured to address the one-half acre existing pond located in the center of the lot.  The area below the pond embankment is unsuitable for a house site, according to the County Engineer's Office. 

5.          The County Soil Scientist indicates that an old quarry site exists on the property, which should be identified on the plat. 

6.          The existing grade on Timberstone Lane, near the intersection of Blackwell Timbers Drive, is about 20%.  This area appears to be adjacent to the rock quarry and may be shallow to rock, which may make it difficult to meet the County street grade standards. 

7.          With the soil information presently available, the County Soil Scientist has concern about the placement of a drainfield and house site on several lots.  Due to the limited area, soil, and sight conditions on several of the proposed lots a number of alternative on-site wastewater systems are being proposed.  The Planning Commission may want to consider including, as a condition of approval, regular operation and maintenance provisions for these alternative systems.

8.          According to the County Soil Scientist, areas with steep slopes (erosive areas), drainageways, and possible wetlands should have minimal disturbance.  This would affect Lots 7,9 and 18.

9.          The Parks and Recreation Department is recommending a trail connection from Blackwell Road to the Commonwealth of Virginia property adjacent to Lots 15 and 16.  This trail could also provide access to the R-1 residue parcel.

10.      The subdivision name and street names are still being developed, as some of the names submitted by the applicant are too similar to existing developments and streets.

11.      The County Engineer's Office does not recommend granting the cul-de-sac waiver.  The extra length places the cul-de-sac in the middle of a large drainage swale. 

Recommendation

Staff recommends that the Planning Commission defer action on this preliminary plan to allow the applicant time to address the outstanding issues.  Neither the Town nor the County included the applicant's property in the Master Water and Sewer Agreement for service.  The provision of public water service to the applicant's property requires an amendment to that agreement.  The timing of such an amendment and action on the preliminary plat needs further discussion.

Attachments

Memo 1 (11-29-01)

Memo 2 (12-13-01)

Memo 3 (Technical memo - 02-20-02)

Memo 4 (02-22-02)

1.       Town of Warrenton Review

2.       Health Department Review

3.       Engineering Review

4.       Soil Scientist Review

5.       Parks and Recreation Review

6.       Library Board of Trustees

7.    Map 1, Map 2, Map 3, Map 4

8.    Letter from Frederick Ward Associates, Inc (02-13-02)

 

STAFF ANALYSIS

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 findings, comments and recommendations, as well as referral agency comments follow:

1. Comprehensive Plan

The subject property is designated for low density residential uses (1-3 dwelling units per acre) in the Comprehensive Plan for the Warrenton Service District.  The density of approximately one unit per acre of this proposed development is consistent with the Comprehensive Plan.

The property is located is Phase 1 with regards to public water and sewer provision, indicating that the area is planned to be served prior to the year 2010.  However, the Town of Warrenton indicates that the property is not identified in the master water and sewer agreement between the County and the Town for future water service.  Prior to receiving public water service from the, approval will be required of both the Board of Supervisors and the Town Council.

2. Zoning Ordinance

Final plat requirements, which are not provided on the preliminary plat, necessary prior to final zoning approval include: landscaping, buffering, tree preservation and tree canopy requirements.  Lot 15 is a cul-de-sac lot and the front yard setback for cul-de-sac lot is measured where the lot width equals, in R-1 districts, 135 feet.  In the case of Lot 15, this measurement with place the front yard setback about in the middle of the lot.  The applicant may want to consider reconfiguring the lot.

3. Engineering/Soil Scientist

The site is located within the Occoquan Watershed; therefore both stormwater management (SWM) and BMP facilities will be required.  If the existing pond is to be used as a BMP/SWM pond, as-builts and a dam safety inspection will be required to determine if the pond will take the increased runoff without adverse impacts to the dam and outfall structure.

The existing pond is located in the center of proposed Lot 18.  The area below the pond embankment is unsuitable for a house site, according to the County Engineer's Office.  The useable area of Lot 18 is very limited and the location of the pond makes this a very undesirable lot configuration.  According to the County Soil Scientist, areas with steep slopes (erosive areas), drainageways, and possible wetlands should have minimal disturbance.  This would also affect Lot 18, as well as Lots 7 and 9.

The County Soil Scientist prepared a Type I Soil Report in May 2001.  There are several discrepancies between the preliminary soil map and the type I study.  Most notable is absence of a quarry on the property, which should be identified on the plat.  Several items are noted in the Soil Scientist's comments that should be incorporated into conditions for approval, if the Commission ultimately desires to approve the preliminary subdivision plat.

The existing grade on Timberstone Lane, near the intersection of Blackwell Timbers Drive, is about 20%.  The County Engineer's Office indicates that this area appears to be adjacent to the rock quarry and may be shallow to rock, which may make it difficult to meet the County street grade standards of a maximum of 10 % difficult to meet.  The County Soil Scientist has noted similar concerns.

With the soil information presently available, the County Soil Scientist has noted concerns about the placement of a drainfield and house site on several lots.  Due to the limited area, soil, and sight conditions on several of the proposed lots, a number of alternative on-site wastewater systems are being proposed.  The Planning Commission may want to consider including, as a condition of approval, regular operation and maintenance provisions for these alternative systems.

4. Transportation

Access to the proposed development will be from Blackwell Road within the Town of Warrenton.  The Town of Warrenton has indicated the need for an agreement between it and VDOT regarding the maintenance and snow plowing of the site access prior to development of the industrial portion of the property located within the Town limits.

The Virginia Department of Transportation has not provided comments, as of the date of this report.  When comments are received, staff will update the Commission.

5. Public Utilities

The Town of Warrenton indicates that it will not serve the proposed development with public water until the Board of Supervisors and the Town Council grant approval for the Town to provide the proposed development with public water services.  As of the date of this report, staff is not aware of action by either body on this issue.

The Health Department indicates that if public sewer service is within 300 feet of the proposed lots, then the lots must be connected to the public sewer unless the Health Department receives written permission from the Town stating that it has no objection to the proposal.  The applicant will need to identify the closest public sewer to the property and provide the appropriate documentation from the Town if needed.

6. Parks and Recreation

The Parks and Recreation Department is recommending a trail connection from Blackwell Road to the Commonwealth of Virginia property adjacent to Lots 15 and 16.

7. Cul-de-Sac Length Waiver

The applicant is requesting a waiver of the Subdivision Ordinance Section 5-8, Cul-de-Sac Street, which limits the length of cul-de-sacs to 700 feet exclusive of turn-around.  No justification was submitted with the waiver request.  Staff is not supportive of the waiver as the extra length places the cul-de-sac in the middle of a large drainage swale, as noted in the County Engineer's Office comments.  The County Soil Scientist has also expressed about the street's placement as it may disrupt the flow of water after major rain events.