COUNTY OF FAUQUIER
DEPARTMENT OF COMMUNITY DEVELOPMENT
PLANNING COMMISSION STAFF REPORT
JANUARY 31, 2002
SUBDIVISION PLAN #PP02-M-05
STAFF PLANNER: Elizabeth Cook
applicant is now proposing a three (3)-lot preliminary subdivision in
the southwest corner of a ±133-acre parcel.
Originally, the application included four (4) lots, which
triggered the Zoning Ordinance requirement for a central water system.
Included with the original application was a request to waive the
hydrogeological report required for a central water system.
The applicants also submitted a special exception request to
waive the central water requirement; however, with the reduction of one
lot the central water system is not required.
Therefore, the waiver was no longer necessary.
The applicant is proposing to serve the lots with individual
wells and drainfields.
companion administrative subdivision will create three (3) additional
lots for a total of six (6) lots plus the ±118-acre residue lot.
Eighty-five percent of the parcel is 112.924 acres, which must
remain in one non-common open space parcel.
There is one additional lot available for development, based on
the sliding scale; however, if that lot is developed it will necessitate
a central water system unless a special exception is approved.
new public street is proposed to serve the preliminary subdivision lots,
which will continue into the property as a private street to serve the
lots created through the administrative subdivision process and the
residue lot. There is a
dwelling and outbuildings on the residue parcel and the existing
driveway access is via an easement through the adjoining parcel to the
and Agency Review
of the date of this report, the Virginia Department of Transportation (VDOT)
has identified an issue that the applicant has not had the opportunity
to address. The plat
reviewed by VDOT indicated that the entire proposed roadway would be a
private street, while only a portion of the road will be private. Clarification is needed on the development's access to Wilson
Road. VDOT has requested
that the site entrance to be located 12 feet to the south or additional
onsite review will be required.
recommends that the Planning Commission postpone action on this request
to allow the applicant time to address the outstanding VDOT concerns.
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:
subject property is zoned RA and RC (Rural Agriculture and Rural
Conservation), and based on the sliding scale density eight (8) new lots
plus a residue parcel with a minimum of 112.924 acres may be created. The applicant is proposing to develop three (3) lots with the
proposed preliminary plat and an additional three (3) lots through the
administrative subdivision process.
A landscape plan complying with the Zoning Ordinance will be
required with the final construction plans and profiles.
applicant is proposing to access the subdivision via a new street
indicated on the preliminary plat as Rosewood Lane.
Rosewood Lane is an existing street name, so an alternative
street name will be needed. The
Virginia Department of Transportation (VDOT) comment indicate that due
to vertical and horizontal curves on Wilson Road the street entrance
needs to be moved south approximately 12 feet or an additional review
will be required. The plat submitted to VDOT for review indicated that the
entire proposed roadway would be private, so the VDOT comments included
as Attachment 2 make
reference to a private street. The
plat has since been corrected and forwarded to VDOT.
property is not located within the Occoquan Watershed; therefore BMP
facilities will not be required. See
Attachment 3 for the County
Engineer's Comments. The
proposed subdivision appears to have little or no impact on wetlands.
applicant is proposing to serve the site with individual wells and
drainfields. The Health
Department has not made any comments regarding the proposed development,
as an application has not been submitted for its review.
Staff would like to have comments from the Health Department and
recommends a formal submission to Health Department by the applicant.
However, the County Soil Scientist indicates that soils where the
drainfields are proposed are definitely the best soils on the property
for subsurface sewerage disposal systems.
The following items are recommended conditions, as noted in the
Soil Scientist's comments included as Attachment 4:
A. A Virginia Certified Professional Soil Scientist (CPSS) needs to adjust the Type I Soil Map soil lines onto the final working plat. This shall be done in the field and checked for any additional soil information to be added to the final scale plat map.
B. A signature block shall be placed on this plat for the CPSS to sign which states:
C. Interpretive information from the Type I soil report for each mapping unit shown on the above plat shall be placed on the same soil map. Also a Symbols Legend shall be placed on the plat map to identify spot symbols. Rock outcrops need to be added to the map and symbols legend.
D. The two statements under Home Sites and Road Construction shall be placed on the same plat map:
Due to landscape position (drainageways) and high seasonal water
tables the following statement needs to be placed on the final
drainfield plat to be placed in the front office of Community
County recommends that no below grade basements be constructed on soil
mapping units 17B due to wetness unless the foundation drainage system
of the structure is designed by a Virginia Licensed Professional
ii. Soil Mapping units 140B & C and 340E are usually shallow to bedrock. The following statement needs to be placed on the final plat. " The County recommends that before road or home construction begins in the soil mapping units 140B & C and 340E 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.
E. This plat will be filed in the front office of Community Development and used exclusively for obtaining soils information for this proposed subdivision.
F. This map needs to be submitted to the Soil Scientist's Office before final plat approval is made.