FAUQUIER COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
THIRD FLOOR - COURT AND OFFICE BUILDING
40 CULPEPER STREET
WARRENTON, VIRGINIA  20186
(540)347-8660
FAX (540)341-3444

MEMORANDUM


TO:                 Fauquier County Planning Commission

FROM:           Elizabeth Cook, Chief of Planning

DATE:                        April 19, 2002

SUBJECT:      Preliminary Subdivision Plan #PP02-CR-06

The Paddocks at Elk Run

Golden Oaks Construction, Inc., owner/applicant


BACKGROUND

The applicant is seeking approval of a preliminary subdivision plat to divide 37.8 acres zoned RA (Rural Agriculture) into one (1) single-family detached lot and a residue parcel.  The proposed lot is 3 acres in size.  A companion administrative subdivision was approved in February 2002, which created two 1.5-acre lots and a residue parcel of 37.8 acres.  The property is located on the north side of Elk Run Church Road (Route 634) north of its intersection with Ensors Shop Road (Route 637) in the Cedar Run magisterial district.

On March 28, 2002, the Planning Commission postponed action on this request to allow the applicant time to meet with the County Soil Scientist to address his concerns regarding the placement of the proposed house and drainfield locations on the residue parcel.  As shown on the preliminary plat, a future driveway would cross environmentally sensitive soils.

UPDATE

As of the March Planning Commission meeting, the following items were outstanding:

1.                   The preliminary plat needs to be appropriately titled.

2.                   A street name for the private street located on the preliminary plat must be indicated on the plat.

3.                   The fence height and location need to be indicated on the preliminary plat.

4.                   The County Engineer has questioned the house and drainfield location for the residue parcel.  Staff would like the applicant to confer with the County Soil Scientist to determine whether these facilities could be relocated to protect environmentally sensitive areas.  Relocation might also be of benefit to the applicant by reducing the length of driveway to be maintained.

The applicant has submitted a revised plat that names the proposed subdivision "The Paddocks at Elk Run".  Hawks Lane is the proposed street name for the private drive.  The fence shown on the plat is located on the adjoining property.  The revised plat indicates an existing 50-foot ingress/egress easement through the adjoining property, which is the location of an existing roadway that the applicant proposes to use as the driveway for the residue lot.  The County Soil Scientist has reviewed the revised plat and has indicated that he is comfortable with this driveway location.

RECOMMENDATION

Staff has reviewed the revised preliminary subdivision plan and finds it in conformance with County ordinances.  Staff recommends that the Planning Commission approve this preliminary plat subject to the following conditions:

A.     The final plat shall be in general conformance with the preliminary subdivision plat entitled "The Paddocks at Elk Run" dated February 8, 2002, revised April 10, 2002 and received in the Planning Office on April 10, 2002.

B.     A Virginia Certified Professional Soil Scientist (CPSS) shall adjust the Type I Soil Map soil lines onto the final drainfield plat.  This shall be done in the field and checked for any additional soil information to be added to the final scale plat map.

C.     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 December 11, 2000.

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 1-3.

                                                                                                                                   

Va. Certified Professional Soil Scientist                          DATE

CPSS #3401-               

D.     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.

E.      The following three statements shall be placed on the final plat map:

i.            "The County recommends that no below grade basements be constructed on soil mapping units 10A, 13B, 16B, 50B, 313B, 413B & C, 434B & C due to wetness unless the foundation drainage system of the structure is designed by a Virginia Licensed Professional Engineer".

ii.          "The County recommends that before road or home construction begins in map units 33B and C, a site specific evaluation be conducted so that shallow to bedrock areas are identified.  These areas may require blasting if deep cut or excavation is done".

iii.         "Before a home is started the builder shall mark the drainfield area off and not disturb it during construction".

Attachment A April 10, 2002 Revised Plat

Attachment B Carson Harris Response Letter

cc:        Kevin Burke, Deputy County Attorney

Frederick P.D. Carr, Director