CONSENT AGENDA REQUEST

Owners/Applicants:

 Board of Supervisors Meeting Date:

 

Mr. & Mrs. Everett C. Nelson, Owners, Applicants

 

April 14, 2005

Staff Lead:

Department:

 

Charles A. Floyd, Senior Planner

Community Development

 

Magisterial District:

 

PIN:

Cedar Run

7849-49-7051-000

 

Topic:

 

Princess Ann Estates: Preliminary Plat PPLT05-CR-005

 

Topic Description:

 

The applicant is seeking Preliminary Plat approval to divide approximately 30.4 acres into four (4) single-family residential lots all over five (5) acres in size.  A copy of the Preliminary Plat is located in Attachment 1.  The applicant is also seeking a waiver of Section 5-8 of the Fauquier County Subdivision Ordinance (cul-de-sac length).  The maximum cul-de-sac length as defined in the Subdivision Ordinance is 700 feet.  The applicant is proposing a cul-de-sac of ±1,030 feet, and the statement of justification is included as Attachment 2.  The applicant’s justification to waive the cul-de-sac length requirement is the minimum frontage required by the Zoning Ordinance for creation of lots.  In order to meet this requirement the cul-de-sac exceeds 700 feet.  Also the major utility easements that run through the middle of the property limits the ability to reach the desired cul-de-sac length of 700 feet.  These divisions will exhaust all subdivision potential on the property.

 

The proposed subdivision will be developed with individual drainfields and wells.  Also, the proposed road will be dedicated for public use, and ultimately taken into the Secondary System of State Highways, and maintained by the Virginia Department of Transportation (VDOT).

 

The parcel is approximately 30.4 acres split zoned Rural Residential-2 (RR-2) and Rural Agriculture (RA).  There are 11.671 acres of RR-2 zoning and 18.82 acres of RA zoning.  All adjacent properties to the north, south and east are also zoned Residential-1 (R-1), with properties to the west zoned Rural Agriculture (RA).

 

Section 9-7 of the Subdivision Ordinance requires that "…all preliminary plats approved by the Planning Commission shall be referred to the Board of Supervisors at its next regularly scheduled meeting…If the Board takes no action on the preliminary plat referral, the preliminary plat shall be deemed approved in accordance with the actions of the Planning Commission."

 

Location:

 

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:

 

  1. 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.

 

  1. Pursuant to Section 7-603 of the Fauquier County Zoning Ordinance, a landscape plan shall be submitted with the Final Construction Plans for approval.

 

  1. Access shall not be cut off to PIN 7849-49-0337.

 

  1. Proof that VEPCO has granted permission to build a street in its right-of-way shall be provided prior to Final Construction Plan approval.

 

  1. No houses shall be placed in swales.  Houses shall be placed above the 10-year water surface elevation of swales and drainage structures.

 

  1. 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.

 

  1. 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.

 

  1. 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.

 

  1. This final soil map shall be filed in the Building Department to be used exclusively for obtaining soils information for this proposed subdivision.

 

  1. Two copies of this final soil map with CPSS signature shall be submitted to the Soil Scientist Office before Final Plat approval is made.

 

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

 

  1. The type of primary and reserve drainfield area shall be stated for each lot.

 

  1. 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:

 

  1. Preliminary Plat
  2. Cul-de-sac Length Waiver Request