COUNTY OF FAUQUIER

DEPARTMENT OF COMMUNITY DEVELOPMENT

PLANNING COMMISSION STAFF REPORT

MARCH 28, 2002 

 

PRELIMINARY SUBDIVISION PLAN #PP02-CR-06

PRELIMINARY SUBDIVISION OF PROPERTY OF GOLDEN OAKS CONSTRUCTION, INC. 

OWNER/ APPLICANT:

Golden Oaks Construction, Inc.

c/o Clifton Shull

19250 Kings Drive

Jeffersonton, VA  22724

 

 

REPRESENTATIVE:

Carson Harris

39 Garrett Street

Warrenton, VA  20186

 

 

PROPOSAL:

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.

 

 

LOCATION:

North side of Elk Run Church Road (Route 634) north of its intersection with Ensors Shop Road (Route 637).

 

 

MAGISTERIAL DISTRICT:

Cedar Run District

 

 

PROPERTY I.D.

NUMBER AND SIZE:

 

7827-27-4350, 37.8014 acres

 

 

CURRENT ZONING:

RA (Rural Agriculture)

 

EXISTING ZONING AND LAND USES OF ADJACENT PROPERTIES

N

RA (Rural Agriculture)

Agricultural

S

RR-2 (Rural Residential)

Large Lot Residential

E

RA (Rural Agriculture)

Agricultural

W

RA (Rural Agriculture)

Large Lot Residential/ Agricultural

       

 STAFF PLANNER:                 Elizabeth A. Cook 

Background 

The applicant is proposing a one (1)-lot preliminary subdivision plan in the southwest corner of a 37.8-acre parcel.  A companion administrative subdivision was approved in February, 2002 that created two (2) 1.5-acre lots and the 37.8-acre residue lot.  With the proposed subdivision, the 34.76-acre residue is the 85% non-common open space parcel; therefore, it will be deed restricted as non-common open space.  

A new private street will serve the lots created through the administrative subdivision process and the residue parcel.  The applicant proposes to share a common entrance along Elk Run Church Road with these parcels.  An individual well and drainfield will provide water and sewer service to the proposed lot. 

The applicant will need to provide a subdivision name with this preliminary plat as there are several other subdivisions the applicant has created with this name.  Section 9-5(A)(1) of the Subdivision Ordinance stipulates that proposed subdivision names may not be duplicated. 

Staff and Agency Review 

Staff and appropriate referral agencies have reviewed this request for conformance with the Comprehensive Plan, the Zoning Ordinance and other relevant policies and regulations.  An analysis of these referrals and the actual comments from the appropriate agencies are included as attachments to this report.

 Findings 

As of the date of this report, there are outstanding issues that the applicant has not had the opportunity to address.  These issues include the following: 

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. 

Recommendation 

Other than the house and drainfield locations on the residue parcel, the outstanding issues are minor in nature.  Staff has proposed a set of development conditions at Attachment 1 if the Planning Commission wishes to approve the proposed preliminary plat.  These conditions address the outstanding issues noted above by requiring amendments to the preliminary plat prior to action by the Board of Supervisors, and allowing flexibility in the house and drainfield location for the residue lot.  The Planning Commission may wish to postpone action on the preliminary plat to allow the applicant time to meet with the County Soil Scientist to discuss alternative locations for the residue parcel home site and drainfield. 

Attachments

1.       Proposed Development Conditions

2.       Staff Analysis

3.       Zoning Office Review

4.       VDOT Review

5.       County Engineer Review

6.       Health Department Review

7.       County Soil Scientist Review

8.       Library Board Review

9.    Map 1, Map 2, Map 3

ATTACHMENT 1 

PROPOSED PRELIMINARY SUBDIVISION CONDITIONS

GOLDEN OAKS CONSTRUCTION, INC.

PP02-CR-06 

March 21, 2002 

 

If it is the intent of the Fauquier County Planning Commission to approve PP02-CR-06, Preliminary Plan on the Property of Golden Oaks Construction, Inc. located on Parcel I.D. 7827-27-4350-000, the staff recommends that the approval be subject to conformance with the following development conditions: 

  1. Prior to final plat approval, the applicant shall submit final construction plans for the commercial entrance and culvert for review and approval by the County Engineer and the Virginia Department of Transportation.
  1. All Stormwater Management and BMP facilities shall meet the requirements of the Northern Virginia BMP Handbook and the Virginia Erosion and Sediment Control Law.
  1. Prior to Board of Supervisors action, the preliminary subdivision plat shall be revised to reflect a subdivision title that is not a duplicate of an existing subdivision title, provide a street name for the private street located on the plat, and clarify the fence height and location.
  1. Prior to final plat and construction plan approval, the applicant shall submit a landscape plan as required pursuant to Section 7-600 of the Zoning Ordinance.
  1. The applicant shall submit a recorded road maintenance agreement applicable to all four (4) users of the private street with the final plat submission.
  1. 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.
  1. 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 __.

 

                                                                                                                                   

Va. Certified Professional Soil Scientist                                    DATE

CPSS #3401-                       

 

  1. 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.
  1. The following statements shall be placed on the final plat map:
    1. "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".
    1. "The County recommends that before road or home construction begin 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".
    1. "Before a home is started the builder shall mark the drainfield area off and not disturb it during construction".
  1. The proposed house and drainfield location for the residue lot may be relocated during the final construction plan and profile review upon approval by the Health Department, County Soil Scientist, County Engineer, and the Subdivision Agent.  The applicant is encouraged to consider relocating these structures to protect environmentally sensitive areas.
  1. The applicant shall place a deed of easement on the non-common open space residue parcel with the final record plat.

ATTACHMENT 2 

STAFF ANALYSIS 

Staff and appropriate referral agencies have reviewed this request for conformance with the Comprehensive Plan, the Zoning Ordinance, and other relevant policies and regulations.  Staff findings, comments and recommendations, as well as referral agency comments follow: 

1.   Comprehensive Plan 

The subject property is designated for rural uses.  The portion of the property designated as the residue will remain as open space.  The County Soil Scientist indicates that most of the soils in the non-common open space area would be considered prime agricultural and prime forest soils. 

2.   Zoning Ordinance 

The subject property is zoned RA (Rural Agriculture), and this proposed preliminary subdivision will use the remaining sliding scale density as well as 15% of the acreage available for development.  Therefore, a deed of easement will be required prior to final plat approval for the non-common open space parcel.   

A landscape plan complying with the Zoning Ordinance will be required with the final construction plans and profiles.  The Zoning Office comments are included as Attachment 3.   

The preliminary plat indicates that there is an existing fence located on the property.  The Zoning Ordinance provides for a five (5)-foot height limitation on fences in a required front yard.  Clarification is needed on the height of this existing fence and if it is over five (5) feet in height, whether it is located in the required front yard.   

3.                  Transportation 

The applicant is proposing to access the subdivision via an entrance from Elk Run Church Road (Route 634).  This entrance is shared with the private street that provides access for the two (2) administrative lots and the residue parcel.  As this private street will serve four (4) residential dwellings, it must be named on the preliminary plat.  The Virginia Department of Transportation (VDOT) comments indicate that a standard two-way commercial entrance will be required.  The entrance will be paved and appropriately sized to accommodate two-way traffic.  VDOT comments are included as Attachment 4.  The appropriate private street notations will be required on the final plat. 

4.                  Environmental 

The preliminary plat indicates a proposed stormwater management/BMP facility.  The County Engineer indicates that the access road should be designed to control stormwater runoff in the roadside ditches and culverts and that the culverts should be designed to convey a 10-year storm.  See Attachment 5 for the County Engineer's comments.   

The plat indicates a centerline of a stream near the site entrance.  However, the plat indicates that there are no floodplain areas on the parcel.  Zoning Ordinance Article 4-405 provides that in a floodplain district a private street may serve a maximum of three lots.  The applicant needs to be aware that if the proposed private street is located in or crosses a floodplain area and serves the four lots, a special exception will be required. 

5.                  Water and Sewer 

The applicant is proposing to serve the site with individual wells and drainfields.  The Health Department notes in its comments as Attachment 6, that it has evaluated and approved the proposed drainfield locations.  However, the County Soil Scientist questions the house and drainfield location on the residue parcel.  These are located in the far eastern corner of the parcel.  To build a driveway to this portion of the property, the homeowner will have to cross several wet bottoms (10A soils).  The Type I Soil Map indicates a potential home site located northwest of lots 1 and 2.  A home/drainfield site in this area would cause fewer disturbances of these environmentally sensitive areas and less maintenance of the driveway for the future homeowner, particularly during the wet seasons of the year. 

The following items are recommended conditions by the Soil Scientist in comments included as Attachment 7: 

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

B.     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-                       

 

C.     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. 

D.     The following two 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".