COUNTY OF FAUQUIER
DEPARTMENT OF COMMUNITY DEVELOPMENT
PLANNING COMMISSION STAFF REPORT
MARCH 28, 2002
SUBDIVISION PLAN #PP02-CR-06
SUBDIVISION OF PROPERTY OF GOLDEN OAKS CONSTRUCTION, INC.
Elizabeth A. Cook
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.
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
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.
and Agency Review
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 preliminary plat needs to be appropriately titled.
A street name for the private street located on the preliminary
plat must be indicated on the plat.
The fence height and location need to be indicated on the
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.
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.
Proposed Development Conditions
PRELIMINARY SUBDIVISION CONDITIONS
OAKS CONSTRUCTION, INC.
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:
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
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.
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.
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.
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.
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 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.
A signature block shall be placed on this plat for the CPSS to sign
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
The following two statements shall be placed on the final plat map:
"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".
"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
iii. "Before a home is started the builder shall mark the drainfield area off and not disturb it during construction".