CONSENT AGENDA REQUEST

Owners/Applicants:

Board of Supervisors Meeting Date: 

James and Dorothy Alt 

April 9, 2009

Staff Lead:

Department: 

Bonnie Bogert, Planner II

Community Development

Magisterial District:                                                                                                                     PIN:
Scott                                                                                                                          
7905-08-5954-000

Service District:
New Baltimore

Topic: 

Addition to Fenton Chase Subdivision:  Preliminary Plat PPLT09-SC-001, Scott District

Topic Description:

The applicant is seeking Preliminary Plat approval to divide one parcel of approximately ten (10) acres into eight (8) lots, ranging in size from +40,000 square feet to +52,000 square feet. Each lot will be served by public water and individual drainfields. These lots will be adjacent to the original Fenton Chase Subdivision which is comprised of six (6) lots. A copy of the Preliminary Plat is included as Attachment 1.

 

Location,  Zoning and Current Land Use:

The ±10 acres are zoned Residential (R-1).  Adjacent properties in all directions are also zoned Residential (R-1). The property is located east of Lee Highway (Route 15/29) in the Scott Magisterial District.  The parcel is located in the New Baltimore Service District (non-sewered portion) and is currently designated for Low Density Residential Development (up to one dwelling unit per acre).  

 

 

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 March 26, 2009, the Planning Commission voted unanimously to approve the Addition to Fenton Chase Preliminary Plat subject to the following conditions: 

  1.  The Final Plat shall be in general conformance with the Preliminary Subdivision Plat "Addition to Fenton Chase” dated July 18, 2007, last revised March 3, 2009, signed by John P. Foster on March 3, 2009.
  2. Permission is required from any required property owners to have the right-of-way of Mongoose Court vacated and re-dedicated on their property.  Written permission shall be obtained prior to Final Construction Plan approval.
  3. The section of Mongoose Court that serves the original lots of Fenton Chase shall be either accepted into the State system for maintenance before approval of the Final Construction Plans or bonded by the owner of the Addition to Fenton Chase in an amount sufficient to ensure acceptance of this section of roadway into the State maintenance system.  If such bonding is provided, it shall occur prior to approval of the Final Construction Plans and acceptance into the State system shall occur prior to the issuance of any occupancy permit for construction within the Addition to Fenton Chase.
  4. All ponds and outfall structures shall be kept 25 feet from the property lines.  Trees, shrubs, and any other woody plants shall not be planted on the embankment toe and abutment contacts.  This area shall be within a maintenance easement.  Tree save areas and landscaping cannot be in these areas.
  5. The emergency spillway shall pass no less than the 100-year storm.  The emergency spillway is to be contained within the stormwater pond lot.
  6. No Stormwater Management (SWM) facility outfall or drainageways will be directed across the primary or reserve drainfields in the adjacent subdivision.
  7. The “C” factor, CN, Tc and other pre-construction assumptions shall be evaluated with the Final Construction Plan based on values from the Fauquier County Design Standards Manual.
  8. Verification (Jurisdictional Determination) of the wetland consultants finding by the U.S. Army Corps of Engineers (USACE) shall be required with the first submission of the Final Construction Plan.
  9. The Final Construction Plan shall include the following:

a.       A Virginia Certified Professional Soil Scientist (CPSS) needs to adjust the Type 1 Soil Map soil lines 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 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-______________

 

 

 

 

 

 

 

c.       Interpretive information from the Type 1 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 and number of bedrooms in the house shall be stated for each lot.

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

f.       This final soil map will be filed in the Building Office to be used exclusively for obtaining soils information for this proposed information.

g.      Two (2) copies of this final soil map with CPSS signature shall be submitted to the Soil Scientist’s Office before the Final Construction Plan will be approved.

h.      The final signature sets shall require original CPSS signature:

Home Sites and Road Construction

                                            i.            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 through the stormwater 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 unit 416B.  Basements in this mapping unit are subject to flooding due to high seasonal water tables.  Sump systems may run continuously, leading to possible premature pump failure.”

                                          ii.            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.”

                                        iii.            Roads built on 53C and 153B3 mapping units will need to be designed to overcome the low bearing capacity caused by the substratum of these soil types which are high in mica.

                                        iv.            Due to the mica content of the soils in the 53C and 153B3 mapping units, these soils are highly erosive.  The erosion and sedimentation plans need to consider more filtration practices as compared to sedimentation.  Special precaution will need to be addressed in stabilizing the cut-banks along the proposed road.

 

10.  Septic drainfields shall receive a level 2 evaluation by the County Soil Scientist’s Office, in conjunction with the Virginia Health Department, before the Final Construction Plan can be approved. 

11.  Signage approved by the Virginia Department of Transportation (VDOT) and the County shall be located at the terminus of the temporary cul-de-sac (Mongoose Court) identifying the planned interparcel connection.

 

Attachment:

                 Preliminary Plat

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