COUNTY OF FAUQUIER

DEPARTMENT OF COMMUNITY DEVELOPMENT

PLANNING COMMISSION STAFF REPORT

APRIL 25, 2002

 

PRELIMINARY PLAT #PP02-CR-11

HERBERT w. LUNCEFORD DIVISION

OWNER:

Herbert W. Lunceford

8357 Lunsford Road

Warrenton, VA  20187

 

 

APPLICANT:

J. Scott Godfrey

6812 Crescent Place

Bealeton, VA  22712

 

 

REPRESENTATIVE:

Jim Butler

Huntley, Nyce & Associates, Ltd.

21 Culpeper Street

Warrenton, VA  20186

 

 

PROPOSAL:

 

 

 

LOCATION:

The applicant is proposing to subdivide approximately 122.6 acres into two (2) lots to create one (1) residential lot of ±1.7 acres, plus the residue. 

 

South side of Old Auburn Road (State Route 670), just east of its intersection with Lunsford Road (State Route 674), on the boundary line of the Center and Cedar Run magistrate districts.

 

 

MAGISTERIAL DISTRICT

Cedar Run

 

PROPERTY I.D.

NUMBER AND SIZE:

 

 

6993-76-4201-000  ±122.6 acres

 

CURRENT ZONING:

 

RA (Rural Agricultural) 

 

 

EXISTING ZONING AND LAND USES OF ADJACENT PROPERTIES

N

RA (Rural Agricultural)

Residential

S

RA (Rural Agricultural)

Residential

E

RA (Rural Agricultural)

Residential

W

RA (Rural Agricultural)

Residential

       

STAFF PLANNER:                Deirdre Clark         

Background 

The applicant is applying for preliminary plat approval to divide approximately1.7 acres from a ±122.6-acre parcel to create one (1) residential lot.  The subject property is zoned RA (Rural Agriculture) and has the potential to be divided into a maximum of six (6) lots, including the residue.  Thus, the requested density does not exceed that which is permissible by right.   

At its February 19, 2002 public hearing, the Fauquier County Board of Supervisors approved Special Exception #02-CR-12, allowing for the construction of a private street to serve the proposed ±1.7 acre parcel and the residue parcel. 

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  

This plan was reviewed previously for a special exception request to waive the requirements for public streets.  Provisions have been made in the preparation of this plat that will allow for the conditions established in the Board of Supervisors Resolution dated 2/19/02, regarding the special exception request. 

Staff finds that this application is in substantial accordance with the applicable Zoning Ordinance provisions, the Comprehensive Plan and other regulations. 

Recommendation 

Staff recommends that should the Planning Commission choose to forward this application with a recommendation of approval, such approval should be subject to the conditions contained in Attachment 1 of this staff report. 

Attachments 

1.       Special Exception Development Conditions

2.       Staff Analysis

3.       Soils Scientist Review

4.       Engineering/Environmental Review

5.       Zoning Review

6.       Health Department Review

7.       Parks and Recreation Department Review

8.   Map 1, Map 2, Map 3

ATTACHMENT  1

PROPOSED DEVELOPMENT CONDITIONS

Preliminary Plat #PP02-CR-11 

 HERBERT LUNCEFORD, OWNER
J.  SCOTT GODFREY, APPLICANT
PARCEL I.D. #6993-76-4201-000 

If it is the intent of the Fauquier County Planning Commission to recommend approval of PP02-CR-11, Parcel I.D. # 6993-76-4201-000 to subdivide approximately 122.6 acres into two (2) lots to create one (1) residential lot of ±1.7 acres, plus the residue, staff recommends that such approval requires conformance with the conditions of development cited in the approval of Special Exception #SE02-CR-12 of February 19, 2002.  These conditions are as follows: 

1.       The private street shall be constructed to a minimum width of 12 feet with grass shoulders. The private street shall have a paved thirty (30) foot wide section for the first fifty (50) feet of the entrance. The entire length of the right-of-way shall be no less than 50 feet and the access to Old Auburn Road, Route 670 shall be as indicated on the special exception plat and approved by the Virginia Department of Transportation.

2.       Appropriately sized ditches, as determined by the County Engineer, shall be constructed along the private street.

3.       The private street shall serve no more than the one new lot and the residue lot indicated on the special exception plat.

4.       The applicant shall obtain the proper land disturbing permits from the County if the area to be disturbed is in excess of 10,000 square feet and/or is disturbed prior to obtaining zoning and building permits for either of the two (2) lots.

5.       Prior to subdividing the property, a road maintenance agreement applicable to all users of the private street will be executed.  The subdivision plat and deed shall include the private street notation referenced in Section 7-306 of the Zoning Ordinance.

6.       The slope of the private road shall not exceed 12%. 

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 located within the Rural Agricultural zoning designation with an 85% non-common open space requirement for properties greater than 30 acres.  The proposed division of approximately 1.7 acres from the ±122.6 acre parcel will create a cluster lot similar in size and configuration to surrounding properties.  

2.  Zoning Ordinance   

The proposed subdivision is within the density limits (Zoning Ordinance 2-308) and uses

(Zoning Ordinance 3-301) permitted for the subject property.    

Final plat requirements include reference to Special Exception #02-CR-12, acknowledging

approval of the construction of a private road to specific standards to provide access to the

subject property, and the notation, in bold type, of the statement found in Article 7-306 of the

Fauquier County Zoning Ordinance as listed in the Preliminary Plat General Note #14 that

the private street “will not be paved or maintained with funds of Fauquier County or funds

administered by the Virginia Department of Highways and Transportation.”

 

A landscape plan will need to be prepared and approved in accord with Article 7-600 of the

Fauquier County Zoning Ordinance at the time of final plat or construction drawing phase.

 

3.      Transportation 

The final plat shall include in bold type the statement found in Article 7-306, as listed in the

Preliminary Plat General Note #14, that the private street “will not be paved or maintained

with funds of Fauquier County or funds administered by the Virginia Department of

Highways and Transportation.”

     

4.      Engineering/Environmental Planning 

Compliance with Minimum Standard #19 of the Virginia Erosion and Sediment Control handbook will need to be demonstrated prior to final plan approval.

 

5.  Soil Scientist 

As is documented in Attachment 3, the requested waiver of the of the preliminary subdivision requirements for a Type I Soils Survey and 400’ Grid Staking has been granted by the County Soil Scientist.