CONSENT AGENDA REQUEST

Owners/Applicants:

    Board of Supervisors Meeting Date:

Flint Hill Farm, LLC

 

July 13, 2006

 

Staff Lead:

 Department:

Holly Meade, Senior Planner

Community Development

 

Magisterial District: 

PIN:

Marshall

  6061-07-6619-000

 

Topic:

 

Chattin’s Run North Subdivision: Preliminary Plat PPLT06-MA-023, Marshall Magisterial District

 

Topic Description:

 

The applicant is seeking Preliminary Plat approval to divide one parcel of approximately ±98.3 acres into six (6) single-family residential lots ranging in size from ±1.8 to ±2.7 acres, with a non-common open space lot of 83.85 acres.  The Preliminary Plat is included as Attachment 1.

Pursuant to Section 5-8 of the Subdivision Ordinance (Cul-de-sac Length), the maximum cul-de-sac length permitted is 700 feet exclusive of the turnaround.  This length may be modified by the Planning Commission and Board of Supervisors through the waiver process outlined in Section 4-27 of the Subdivision Ordinance, and the applicant has made this request.  The applicant is proposing a 1,500-foot cul-de-sac, exclusive of the bulb.  They have stated the reason for this request is twofold – to avoid negative scenic impacts on the surrounding community and to preclude further development of the property’s frontage along Maidstone Road (Route 713).   A copy of the applicant’s Statement of Justification for the Cul-de-sac Length Waiver is included as Attachment 2.

Article 2-406 (5)(A) of the Fauquier County Zoning Ordinance addresses open space requirements for subdivisions in Rural Agricultural (RA) and Rural Conservation (RC) zoning districts.  The Zoning Ordinance states that the proposed development shall not result in the unnecessary loss or degradation of natural resources, including and not limited to prime agricultural and forestal lands; environmentally sensitive areas such as floodplains, steep slopes, rock outcrops and seasonally wet areas; predominant or unusual geologic features such as mountain peaks, caverns, gorges; areas critical to the existence of important flora or fauna.  The Zoning Ordinance further states that the Fauquier County Board of Supervisors shall take into account any scenic and/or historic resources that would be impacted by the development and may require that adverse impacts be mitigated.

The applicant asserts they have taken every step to mitigate the visual impacts associated with the proposed development and contend that the proposed open space for Chattin’s Run North responds to the preservation of environmentally sensitive areas, historic resources, and natural resources as required by the Zoning Ordinance.  The applicant’s Statement of Justification for meeting the required open space is included as Attachment 3.

Staff has made a site visit to the property to meet with neighbors concerned about the proposed subdivision.  Two major concerns are the visual and historical impacts the subdivision could create.  This property, as well as adjoining property owned by Flint Hill Farm, LLC, holds historical significance with regard to the Civil War – much of the property was once owned by George Washington and there is a rock carved with inscriptions where two soldiers are said to be buried.    The Planning Commission decided, with the proposed layout, the applicant was addressing the open space requirements as required by the Fauquier County Zoning Ordinance. 

 

Zoning/Acreage/Land Use:

The property, as well as surrounding properties, is zoned Rural Agricultural (RA).  In addition, most of the surrounding property is either in an Agricultural and Forestal District, under a conservation easement, or both.

 

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 Board of Supervisors unanimously voted to approve the Chattins Run North Preliminary Plat, subject to the following conditions:

  1. The Final Plat shall be in general conformance with the Preliminary Plat entitled “Chattins Run North”, dated Arpil 1, 2006 and received in this office May 2, 2006.  This approval is for a maximum of six (6) single-family residential lots including the residual non-common open space lot and cul-de-sac length waiver.
  2. The Lot 4 house is located in a swale and in a soils type as characterized as having an intermittent high water table.  This house shall be relocated and the natural swale shall be protected.
  3. A Jurisdictional Determination by the U.S. Army Corp of Engineers shall be required with the first submission of the Final Construction Plan.
  4. The proposed entrance is shown as being on an adjacent parcel.  Evidence that the adjacent property owner will allow the boundary line adjustment (sheet 2) shall be required prior to Final Construction Plan approval.
  5. It appears that a culvert will be required at station 16+50; if this is the case, it shall be required.
  6. The intersection of Chattins Run Lane and Maidstone Road shall meet the County’s IL-1 standard in the Subdivision Ordinance.
  1. A Virginia Certified Professional Soil Scientist (CPSS) (needs to adjust the Type I Soil Map soil lines) or (needs to adjust the preliminary soil map with revisions) onto the Final Construction Plan.  This shall be done in the field and checked for any additional soils information to be added to the Final Construction Plan.
  2. 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 _________________.

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-              

  1. 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.
  2. This final soil map shall be filed in the Building Department to be used exclusively for obtaining soils information for this proposed subdivision.
  3. One copy of this final soil map with CPSS signature shall be submitted to the Soil Scientist Office before Final Plat approval is made.
  4. The final signature sets shall contain original CPSS signature. 
  5. The type of primary and reserve drainfield area shall be stated for each lot on the Final Construction Plan.
  6. The following notes shall be on the Final Construction Plans under “Home Sites and Road Construction”:

1.      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 15B and 416B 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."

2.      The following statement shall be included on final soils map and E & S plans:

      “PRIOR TO FINAL CONSTRUCTION PLAN APPROVAL, IT SHALL BE AGREED THAT ALL DRAINFIELD AREAS ARE TO BE SURROUNDED BY SAFETY FENCING AND NO CONSTRUCTION TRAFFIC SHALL CROSS NOR SHALL LAND DISTURBANCE OCCUR IN THESE AREAS.  THE FENCING OF THESE AREAS IS TO BE VERIFIED BY COUNTY STAFF BEFORE THE ISSUANCE OF THE LAND DISTURBING PERMIT.”

3.      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.”

4.      Soil mapping units 19F, 20C, 20D, 220B, 220C, 220D, and 200E 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 19F, 20C, 20D, 220B, 220C, 220D, and 200E a site specific evaluation be conducted so that shallow to bedrock areas are identified.  These areas may require blasting if deep cuts or excavation is done.”

5.      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 19F, 20D, 131D, 220D, and 220E should be left in their natural state.

15.   Dedication shall be made, twenty-five feet from centerline along all road frontage of the proposed subdivision.

16. Indicate on the Final Construction Plan that the driveway entrances shall be constructed in accordance with the PE-1 standard in the Road and Bridge Standards.

17. Chattins Run Lane at the intersection of Route 713 shall be 30 feet wide with 50-foot   tapers in accordance with the Minimum Standards of Entrances to State Highways.

 

Location:

The property is located south of Maidstone Road (Route 713) outside of Rectortown, Marshall Magisterial District.

 

  

 

 

 

 

 

 

 

 

 

 

 

 

ATTACHMENTS:

  1. Preliminary Plat
  2. Cul-de-sac Length Waiver Statement of Justification
  3. Open Space Statement of Justification

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