CONSENT AGENDA REQUEST

Owners/Applicants:

  Board of Supervisors Meeting Date:

 

Frank Smerbeck
 

July 13, 2006

Staff Lead:

Department: 

Holly Meade, Senior Planner

Community Development

 

Magisterial District:  Lee 

PIN:

Service District:  Remington

6888-41-5000 & 6888-50-4476

 

Topic:  

Laurenwood: Preliminary Plat PPLT05-LE-025, Lee Magisterial District

 

Topic Description: 

The applicant is seeking Preliminary Plat approval to divide Residential-1 (R-1) zoned parcels totaling 137.89 acres into eighty-nine (89) single-family residential lots, 25,000+ square feet in size.  This proposal represents a by-right R-1 cluster subdivision as described in Article 3-402.2 of the Zoning Ordinance.  A minimum of fifty percent of the 137.89 acres or 68.945 acres of open space shall be provided as Common Open Space in accordance with Article 3-408.2 of the Zoning Ordinance.  The property is located within the Remington Service District of the Fauquier County Comprehensive Plan, which requires that the development be served by public water and sewer.  The water will be supplied by the Town of Remington and the applicant is proposing that sewer will be provided by the Fauquier County Water and Sanitation Authority (FCWSA).  The applicant will have to conform to FCWSA’s design standards at Final Construction Plan phase.  A copy of the Preliminary Plat is located in Attachment 1.

The applicant stated they have been working with the owner of The Meadows of Remington to construct these two subdivisions (Laurenwood and The Meadows of Remington).  The applicant provided a copy of an agreement they have with the developer of the Meadows of Remington for the construction and roadway dedication of Echomont Drive.  The construction of this roadway was conditioned by the Planning Commission to allow access to Laurenwood Estates.  Numerous meetings were held with the applicant, staff and the County Attorney to discuss timing and design issues of Echomont Drive. 

 

Zoning/Acreage/Land Use:

The parcel is approximately 137.89 acres zoned Residential-1 (R-1). Properties to the northeast are zoned Rural Agricultural (RA).  Parcels to the northwest and southeast are zoned R-1, with properties to the southeast zoned Residential-2 (R-2).  The Meadows of Remington subdivision comprises the southern boundary of the properties, with the Norfolk Southern Railroad running along the northern property boundary of the subject properties.

 

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 May 25, 2006, the Planning Commission unanimously voted to approve the Laurenwood Preliminary Plat, subject to the following conditions:

  1. The Final Plat shall be in general conformance with the Preliminary Plat entitled “Laurenwood Estates” dated December 2, 2005, last revised February 27, 2006 and received in this office February 28, 2006 and as modified by these conditions.  This approval is for a maximum of eighty-nine (89) single-family residential lots.

2.      The ultimate typical section for Echomont Drive shall be eighty-one (81) feet of right-of-way, four-lane divided, curb and gutter, sixteen (16) foot median, five (5) foot sidewalk on one side, eight (8) foot planting strip between right-of-way and power easement, ten (10) foot paved trail on edge of power easement outside of right-of-way. 

3.      Interim build-out for Echomont Drive shall include eight-one (81) feet of right-of-way, two lane roadway, curb and gutter on the “development side”, five (5) foot sidewalk on “development side”, eight (8) foot shoulder with four (4) feet paved and four (4) foot gravel shoulder on far side, twelve (12) foot graded grass shoulder to accommodate future left turn lane and eight (8) foot planting strip (outside of right-of-way) between right-of-way and power easement.  A minimum of 250-foot right turn lane including the deceleration lane and taper are to be constructed at both entrances off of Echomont Drive.

4.      The developer shall contribute $5,000 per lot toward the ultimate alignment to cross the railroad tracks as shown in the Comprehensive Plan or for the Bealeton Connector.  This fee shall be in lieu of any impact fee that may be imposed.  Fifty percent (50%) of this fee shall be paid at Final Plat approval and the remaining $2,500 per lot shall be paid when the zoning permit is submitted for each lot.

5.      The width of Laurenwood Drive and Boxwood Drive shall be determined based on the ultimate traffic counts of these roads.

6.      Jay Street shall be 24 feet in width from its intersection with Boxwood Drive to the Meadows of Remington property line as shown on the plan view of the Preliminary Plat.

7.      A 40-foot radius shall be required for all intersections.

8.      Phased development of subdivision streets shall be subject to the criteria set forth in the 2005 Subdivision Street Requirement Manual 24VAC 30-91-70, and may require an agreement prior to street acceptance.

9.      Echomont Drive shall be designed for the ultimate vertical alignment to cross the railroad tracks as shown in the Comprehensive Plan.  The applicant shall dedicate the right-of-way at final plat for the extension of Echomont Drive from its intersection with the proposed Laurenwood Drive to the Norfolk Southern tracks.  The developer shall construct the road to the limits as shown on the preliminary plan and shall adjust the lots as necessary to ensure the ultimate alignment can be constructed.

10.  No building permits shall be issued for Laurenwood Estates until Echomont Drive is dedicated to public use and constructed to a dustless surface through the Meadows of Remington to the common property line.   The applicant shall be responsible to bring Echomont Drive from Lucky Hill Road into their development into the State System Highways if the Meadows of Remington subdivision has not received Final Construction Plan approval and bonded the improvements.

11.  A sign shall be posted at the end of each temporary turn-around indicating the road is a through street and shall be extended in the future.

12.  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 pumped or 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 that “Basements are not recommended in mapping units 62B, 63B, 74B, 78A, and 79A. 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.”

13.  All ponds and outfall structures shall be kept 25 feet from the property lines.  Trees, shrubs, and any other woody plants are not to be planted on the embankment or adjacent areas extending at least 25 feet beyond the embankment toe and abutment contacts.  This area shall be within a maintenance easement.  Tree save areas and landscaping cannot be in these areas.

14.  No stormwater runoff generated from new development shall be discharged into a jurisdictional wetland without adequate treatment.

15.  An overlot grading plan shall be provided as part of the Final Construction Plans.

16.  Proof of provisions for adequate fire flow shall be required with the first submission of the Final Construction Plans.

17.  All applicable State and Federal permits shall be filed with the first submission of the Final Construction Plans.  This includes the COE/DEQ permits for disturbance of wetlands.

18.  In areas where the roads are to be installed over soils with low bearing capacity and/or high shrink/swell potential, underdrains or other stabilizing material may be required.

19.  The SWM/BMP pond shall have an emergency spillway.

20.  Natural drainage swales shall be protected.  Houses are not to be in swales on Lots 54, 71, 72, 79, 80, 61, 28, and 29.

21.  BMP conservation credit shall be used for floodplain and protected jurisdictional wetlands only.

22.  There shall be no fill in the floodplain without a Special Exception.  This includes the outfall and embankment for the pond.

23.  Trees shall be placed along street right-of-ways and utilities may need to be moved back to accommodate the placement of trees.

24.  Driveway entrances shall come off the lower volume street. 

25.  The following information shall be added to the Final Soils Map:

a.   A Virginia Certified Professional Soil Scientist (CPSS) needs to adjust the preliminary soil map onto the Final Construction Plan.  This needs to be done in the field and checked for any additional soils information to be added to the Final Construction Plan.

b.   A signature block shall be placed on this plat for the CPSS to sign which states:

Preliminary Soils Information Provided by Larry K. Johnson via a Preliminary Soil Report (1” = 200’) Dated November 17, 2004.

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-____.

                                                                                                                                   

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 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. 

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

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

f.          The final signature sets will require original CPSS signature. 

g.         The following statements shall be placed on the same sheet as the final soils map:

i.    Due to landscape position (drainageways) and high seasonal water tables the following statement needs to be placed on the final construction plan to be placed in the front office of Community Development:  "The County recommends that no below grade basements be constructed on soil mapping units 63A, 74B, 78A, and 79A 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."

ii.    Roads built on 62B, 63A, 74B, 78A, and 79A will need to be designed to overcome the right-of-way bearing when wet.

iii.   The following statement needs to be placed on the Final Construction Plan:  “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.”

iv.   Soil mapping units 60B and 62B are usually shallow to bedrock.  The following statement needs to be placed on the Final Construction Plan:  “The County recommends that before road or home construction begins in soil mapping units 60B and 62B, a site specific evaluation be conducted so that shallow to bedrock areas are identified.  These areas generally are rippable if deep cuts or excavation is done.”

v.    Areas of steep slopes should be avoided at all cost due to high erosion hazard.  Proper erosion and sedimentation practices need to be installed before construction begins.  Soil mapping units 20D&E should be left in their natural state.

 

 

Location:

 

As depicted on the location map, the parcel is on the south side of Route 656 (Remington Road) south of its intersection with Lucky Hill Road (Route 655). 

 Location Map

 

ATTACHMENT:

  1. Preliminary Plat
     

 

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