CONSENT AGENDA REQUEST

Owners/Applicants:

 Pl         Board of Supervisors Meeting Date:

 

Eugene Luke, Owner

SYG Associates, Applicant

April 13, 2006

 

Staff Lead:

 

Department:

 

Holly Meade, Senior Planner

Community Development

 

Magisterial District:

 

PIN:

Cedar Run

7924-26-7370-000

 

Topic:

 

Greenwich Woods: Preliminary Plat PPLT06-CR-013, Cedar Run District

 

Topic Description:

 

The applicant is seeking Preliminary Plat approval to divide an R-1 zoned parcel of  35.3995 acres into seventeen (17) single-family residential lots all 40,000+ square feet in size.  A copy of the Preliminary Plat is located in Attachment 1.

 

Pursuant to Article 7-501.1.B of the Fauquier County Zoning Ordinance, public water shall be required for all residential subdivisions, multifamily or townhouse developments of seven (7) or more lots outside service districts in R-1, R-2, RR-2, and V zones.  The proposed Greenwich Woods meets this public water supply requirement threshold.  As a result, the applicant has filed a companion Special Exception application to obtain approval for the construction of an above ground water storage tank and a pumping facility within the adjoining proposed Creekmont Estates Subdivision. 

 

Staff has received a letter from an adjoining property owner, immediately to the east, also requesting the applicant provide a fifty-foot wide inter-parcel connection to their parcel.  The Comprehensive Plan and the Subdivision Ordinance both address the need for inter-parcel connectors.  Section 5-1, Street Alignment, of the Subdivision Ordinance states “provisions shall be made whenever practicable for the continuation of planned, existing, or platted streets in adjoining areas”.  Chapter 10, Transportation, of the Comprehensive Plan states one of the general policy guidelines for transportation systems is to “maintain and improve the functioning of the rural freeway and major arterial highway system arterials and major collectors by keeping access points to a minimum, and requiring developments to build supplemental roadway systems and share inter-parcel access roads”. 

 

The Planning Commission postponed action for up to thirty days at its January meeting to allow time for all review agencies to comment.  Since that time, comments have been received from all review agencies.  The applicant has addressed VDOT concerns regarding frontage improvements, the requested inter-parcel connection, and Soils and Engineering staff comments.  The Special Exception request for an aboveground storage tank has  been approved by the Planning Commission and is on the Board of Supervisor’s April agenda.

 

Location:

As depicted on the location map, the parcel is on the east side of State Route 603 (Greenwich Road), north of the proposed Creekmont Estates subdivision.

 

 

Requested Action of the Planning Commission:

 

No action is necessary, unless a majority of the Board wishes to consider this preliminary subdivision application.  On February 16, 2006, the Planning Commission voted to approve the Greenwich Woods Preliminary Plat including the waiver of Section 5-8, subject to the following conditions:

 

  1. The Final Plat shall be in general conformance with the Preliminary Plat entitled “Greenwich Woods” dated December 2, 2005, last updated February 23, 2006 and received in this office on February 24, 2006.  This approval is for a maximum of seventeen (17) single-family residential lots.

 

2.      Prior to submittal of Final Construction Plans, the Category 20 Special Exception for the above ground water treatment facility associated with Creekmont Subdivision shall be approved by the Fauquier County Board of Supervisors.

 

3.      Natural drainage swales shall be protected.  Houses shall not be placed in natural drainage swales.  The houses on Lots 8, 10, 12, and 11 shall be relocated out of the natural swales.

 

4.      The majority of the lots have portions of the lot that certain soils characterized as having a high or intermittently high water table.  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 wet yards and 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, all basements shall be designed to gravity 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 14B, 14C, 48B, 78A, and 178B.  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.”

 

5.      No stormwater runoff generated from new development shall be discharged into a jurisdictional wetland without adequate treatment.

 

6.      An overlot grading plan shall be provided as part of the Final Construction Plans.

 

7.      Proof of provisions for adequate fire flow as outlined by the Office of Emergency Services shall be required with the first submission of the Final Construction Plans.

 

8.      All applicable State and Federal permits shall be filed with the first submission of the Final Construction Plans.  This includes the COE/DEQ permits for disturbance of wetlands.

 

9.      The waterline easement along Sapling Drive shall extend to Greenwich Road to allow for future “looping” of the water system.

 

10.  Stormwater Management Pond #6 discharges into Lot 4 of the adjacent proposed subdivision (Creekmont).  A drainage easement across this lot shall be provided.

 

11.  Permission shall be obtained from the owner of PIN: 7924-45-6276-000 to relocate the access.

 

12.  Drainfield areas shall be labeled as “reserve” and “install”.  Label drainfield areas if reserve and install are contiguous.

 

13. A Virginia Certified Professional Soil Scientist (CPSS) shall adjust the Type I 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.

 

14. 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 November 9, 2005_.

 

   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-             

 

15.  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.

 

16. The following statements shall be placed on the same sheet as the Final Soils Map:

·        Due to landscape position (drainageways) 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 14B, 14C, 78A, and 178B due to wetness unless the foundation drainage system of the structure is designed by a Virginia Licensed Professional Engineer. The foundation drainlines should be daylighted for gravity flow on all structures."

 

·        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.”

 

·        Roads built on 14B, 14C, 78A, and 178B will need to be designed to overcome the low bearing capacity caused by the substation of these soil types which are high in silt and/or shrink-swell clays.

 

·        The following statement needs to be placed on the Final Construction Plan:  “Foundations placed in soil mapping units that show a moderate, high, or very high shrink-swell potential in the most recent Interpretive Guide to the Soils of Fauquier County, Virginia will require a geotechnical evaluation in order to determine proper design.”

 

·        Soil mapping units 77B, 77C, and 77D are usually shallow to bedrock.  The following statement needs to be placed on the Final Construction Plan:  “The County recommends that before road or home construction begins in soil mapping units 77B, 77C, and 77D, 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.”

 

·        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 76D and 77D should be left in their natural state.

 

17. This Final Soil Map shall be filed in the Building Department to be used exclusively for obtaining soils information for this proposed subdivision.

 

18. Two copies of this Final Soil Map with CPSS signature shall be submitted to the Soil Scientist Office before Final Plat approval is made.

 

19. The final signature sets shall require original CPSS signature. 

 

Attachment:  Preliminary Plat

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