CONSENT AGENDA REQUEST

Owners/Applicants:

    Board of Supervisors Meeting Date:

Revels M. Cayton, Owner
Winchester Homes, Applicant

 

July 13, 2006

Staff Lead:

 Department:

Holly Meade, Senior Planner

Community Development

 

Magisterial District:   

PIN:

Center

Part of 6993-38-5354-000

 

Topic:  

Eastwood Farm:  Preliminary Plat PPLT06-CT-010, Center Magisterial District

 

Topic Description:

 

The applicant is seeking Preliminary Plat approval to divide 18.5179 acres into six (6) single family lots ranging in size from 1.9 to 5.8 acres.  Each lot will be served by an individual well and drainfield.  The Preliminary Plat is included as Attachment 1.

The applicant is seeking a waiver of Section 5-8 of the Subdivision Ordinance (Cul-de-sac Streets) to allow a cul-de-sac greater than 700 feet.  The applicant is proposing a cul-de-sac of 940 feet.  The applicant’s justification is based on the minimum lot width requirement. 

The Zoning Office has commented that this lot was created in violation of Zoning Ordinance provisions.  The dwelling density on the residual lot exceeds what is allowed by the Zoning Ordinance.  Staff has included a Condition of Development requiring the violation be remedied prior to approval of the Final Construction Plans.

It has been brought to staff’s attention that there are several existing wells in the Frytown area that are contaminated due to an illegal dumping site established in the 1950’s.  These contaminants include tetrachloroethene (perchloroethene) found in the drinking water.  Phil Myer, Fire Chief, stated he did not believe the contaminated area in Frytown would directly affect the proposed wells.  A Condition of Development has been included requiring well testing prior to building permit approval.

 

Zoning/Acreage/Land Use:

 

The ±18 acres are zoned Rural Agricultural (RA).  Adjacent properties to the north are zoned Village (V) and properties to the south, east and west and zoned Rural Agricultural. 

 

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 June 29, 2006, the Planning Commission unanimously voted to approve the Eastwood Preliminary Plat, subject to the following conditions:

1.      The Final Plat shall be in general conformance with the Preliminary Plat entitled “Eastwood Farm” dated April 25, 2005, and received in this office April 25, 2006.  This approval is for a maximum of six (6) single-family residential lots and a cul-de-sac length waiver.

2.      The non-common open space residual parcel created with the previous Administrative Subdivision, recorded on February 23, 2006 in Deed Book 1204, Pages 984-998, shall be in conformance with the Zoning Ordinance before Final Construction Plan approval. 

3.      A Jurisdictional Determination shall be submitted with the first submission of the Final Construction Plans.  All applicable State and Federal permits, including wetlands permits, shall be provided prior to Final Construction Plan approval.

4.      The houses on Lot 1, 2, and 5 are located in soils characterized as having a high water table. In addition, these houses are in natural swales. The houses shall be relocated out of the soils types 17B and 417C and out of the swales. The natural drainage swales shall be protected.

5.      Road grades shall not exceed 10%.

6.      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. Unless, in the opinion of the County Engineer, the topography of the lot in relation to the overlot-grading plan precludes grading the site to drain the basement to daylight, all basements shall be designed to gravity daylight without assistance from mechanical means. All discharged water (mechanical or gravity) shall 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, “Basements are not recommended in mapping units 12A, 15B, 16B, 17B, 48B, 417B, and 417C. 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”.

7.      It is not recommended to place houses in swales or drainageways. Houses on Lots 2, 5, and 6 shall be moved out of drainageways.

8.      Map units 40D, 240C, and 240D shall be added to interpretive soils information.

9.      Wells shall not be placed in drainageways. The well on Lot 2 shall be moved.

10.  Reserve and install areas of drainfields shall be separated and labeled.

11.  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.

12.  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-                                                                       

13.  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.

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

15.  Two (2) copies of this final soil map with CPSS signature shall be submitted to the Soil Scientist Office before Final Plat approval is made.

16.  The final signature sets shall  require original CPSS signature.

17.  The type of primary and reserve drainfield area shall be stated for each lot.

18.  Old Auburn Road shall be listed on the Final Construction Plans as Route 670.

19.  Right-of-way along the proposed street and the tapers shall be a minimum of 3 feet from the last object maintained by VDOT in accordance with the 2005 Subdivision Street Requirements.

20.  The street shall be named on the Final Construction Plans and approved by VDOT and the County. 

21.  Sight distance required is 445 feet and shall be shown on Final Construction Plans.

22.  Storm drainage easement shall be required for the area of the culvert pipe outside of the right-of-way to the point where an adequate channel is achieved.

23.  Written verification from the Virginia Department of Health shall be provided by the applicant to the Department of Community Development stating the wells on Lots 1-6 are safe for human consumption prior to the issuance of building permits.

24.  The applicant shall connect a private street from the end of the cul-de-sac to Frye’s Lane.  Emergency vehicle access shall be granted to Fauquier County along this private street.

25.  The applicant shall place a minimum 15 foot utility easement along both sides of the street (public and private) that connects Old Auburn Road and Frye’s Lane.  In addition, a minimum 7.5 foot reservation shall be made along all lot lines, specifically for future public water and sewer line connection.

26.  There shall be a 30-foot landscape area, encompassed by an easement, along the frontage of Lots 1 and 6 to the extent that the drainfields and site distance are not adversely impacted.  The purpose of this landscape area is to lessen the impact of the view from Old Auburn Road.

 

Location

The property is located south of the Village of Frytown, immediately adjacent to the Warrenton Service District.  It is directly across from the Fauquier County Fairgrounds and the planned Central Sports Complex.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

ATTACHMENT:

1.      Preliminary Plat

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