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As depicted
on the location map, the parcel is on the north side of
Route 609 (Courthouse Road) west of its intersection with
Brent Town Road (Route 612), and southeast of the Village of
Sowego, in Cedar Run Magisterial District.
Location Map
Requested Action of the Board of Supervisors:
No action
is necessary, unless a majority of the Board wishes to
consider this preliminary subdivision application. On March
31, 2005, the Planning Commission voted to approve the
Princess Ann Estates Preliminary Plat, subject to the
conditions noted below:
- The
Final Plat shall be in general conformance with the
Preliminary Plat entitled "Princess Ann Estates" dated
October 22, 2004, signed by Paul A. Bernard on 2-2-05
and received in the Planning Office on February 4, 2005,
except as modified by these conditions. This approval
is for a maximum of four (4) residential lots.
-
Pursuant to Section 7-603 of the Fauquier County Zoning
Ordinance, a landscape plan shall be submitted with the
Final Construction Plans for approval.
- Access
shall not be cut off to PIN 7849-49-0337.
- Proof
that VEPCO has granted permission to build a street in
its right-of-way shall be provided prior to Final
Construction Plan approval.
- No
houses shall be placed in swales. Houses shall be
placed above the 10-year water surface elevation of
swales and drainage structures.
- 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 collected water. Where possible,
all exterior foundation drainage systems 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 74A, 74B, and 78A.
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.”
7.
There appears to be an existing ingress/egress
easement parallel within the proposed right-of-way
dedication. The easement shall be shown as to be vacated
and/or quitclaimed prior to Final Plat approval.
Demonstrate the location of any existing utilities to
determine any conflict with the roadway and/or the Land Use
Permit Manual. All utilities shall be located on the outer
3 to 5 feet of the right-of-way.
8.
It appears as if there is a utility easement
perpendicular to the proposed right-of-way with numerous
utility lines. If this is an easement, it shall be
quitclaimed prior to Final Plat approval. All utilities
within the right-of-way shall be in conformance with VDOT’s
Land Use Permit Manual for utilities within the
right-of-way.
9.
A sight distance profile shall be required with the
Final Construction Plans.
10.
Radii on Princess Ann Court at Route 609 shall be 50
instead of 25.
11.
The pavement design shall be based on a CBR of 10
rather than 6, but can be addressed with the construction
plan.
12.
On January 1, 2005, a new Subdivision Street
Requirements Manual and associated Road Design Manual
became effective. There will be a transition period from
January 1, 2005 through June 30, 2005, in which plans can be
reviewed under either the 1996 requirements or the 2005
requirements. Any construction plan submitted after January
1, 2005 shall conform to the 2005 manual.
- A
Virginia Certified Professional Soil Scientist (CPSS)
shall adjust the preliminary soil map with revisions
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.
-
Interpretive information from the Type I soil report for
each mapping unit shown on the 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.
- This
final soil map shall be filed in the Building Department
to be used exclusively for obtaining soils information
for this proposed subdivision.
- Two
copies of this final soil map with CPSS signature shall
be submitted to the Soil Scientist Office before Final
Plat approval is made.
- The
final signature sets shall require original CPSS
signature.
- The
type of primary and reserve drainfield area shall be
stated for each lot.
- These
statements under Home Sites and Road Construction
shall be placed on the same sheet as the final soils
map.
·
The County recommends that no below grade
basements be constructed on soil mapping units 74A, 74B, and
78A 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.
·
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.
·
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.
ATTACHMENTS:
-
Preliminary Plat
-
Cul-de-sac Length
Waiver Request
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