CONSENT AGENDA REQUEST

Owners/Applicants:

    Board of Supervisors Meeting Date:

Christine G. Chapman, Larry and

Frances Williams, Owners;
Monument Development -14, LC,
Contract Owner/Applicant

 

July 13, 2006

Staff Lead:

 Department:

Holly Meade, Senior Planner

Community Development

 

Magisterial District:  Lee

 

PIN:

Service District:  Remington

  6887-46-2019-000 & 6887-46-8038-000

 

Topic:

 

Revere Woods Subdivision: Preliminary Plat PPLT06-LE-006, Lee Magisterial District

 

Topic Description:

 

The applicant is seeking Preliminary Plat approval to divide two (2) parcels of approximately ±11.04 acres into twenty-one (21) single-family residential lots.  As proposed, the Residential-2 (R-2) zoned parcels are all over 20,000 square feet in size and the Residential-4 (R-4) parcels are all a minimum of 10,000 square feet.  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 1,050 foot cul-de-sac, exclusive of the bulb. 

The applicant met with staff and Lee District Commissioner to discuss the proposal several months ago.  Since that time, the applicant has revised the Preliminary Plat to address many of the concerns raised at that meeting, in addition to addressing staff concerns previously forwarded to the applicant.  The applicant’s latest proposal includes a donation of land to the Fauquier County Water and Sanitation Authority to construct an above ground storage tank to provide water to the proposed subdivision. 

Another critical concern that has been raised in the Preliminary Plat review is the fact that the proposed subdivision is located approximately 395 feet from the end of state maintenance of Piney Lane (Route 1019).  In order for the Final Construction Plan to be approved for this Preliminary Plat, additional dedication will be required from the existing homeowners along the last 395 feet of Piney Lane.  The applicant has noted staff’s concerns and states they will address this issue during the Final Construction Plan process.  In addition, the Preliminary Plat is still not showing the required right-of-way for Revere Way.  The applicant asserts County and VDOT requirements for a fifty-four (54) foot right-of-way can be addressed at Final Construction Plan without significantly altering the Preliminary Plat. 

 

Zoning/Acreage/Land Use:

These properties are zoned a combination of R-2 and R-4.  Properties to the north and west are zoned R-2, properties to the south are zoned Residential-1 (R-1) and property to the east is zoned Residential-4 (R-4).

 

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 Revere Woods Preliminary Plat, subject to the following conditions:

  1. The Final Plat shall be in general conformance with the Preliminary Plat entitled “Revere Woods” dated January 16, 2006, last revised April 12, 2006 and received in this office on April 14, 2006.  This approval is for a maximum of twenty-one (21) single-family residential lots, including the cul-de-sac length waiver.
  2. A Special Exception shall be approved for the above ground water storage tank prior to Final Construction Plan submittal.
  3. The developer shall contribute $4,500 per lot toward the Bealeton Connector or similar transportation improvements in the area.  This fee shall be in lieu of any impact fee that may be imposed.  This fee shall be paid when the zoning permit is submitted for each lot
  4. All pond embankments and outfall structures shall be 25 feet from the property line.  Trees, shrubs, and any other woody plants shall 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.
  5. 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) 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, “Basements are not recommended in mapping units 67A, 68B, and 68C.  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.”
  6. An overlot grading plan shall be provided as part of the Final Construction Plans.  It shall show downspout discharges and sump pump discharges.
  7. Proof of provisions for adequate fire flow shall be required with the first submission of the Final Construction Plans.  It shall be based on the guidelines issued by the Office of Emergency Services.
  8. The intersection of Revere Way to Piney Lane shall meet the County’s IL-1 standard for intersection landings.
  9. Evidence of acquisition of offsite easements and right-of-way necessary to develop this project shall be required prior to Final Construction Plan approval.
  10. Typical section 1A as shown on sheet 1 shall comply with Fauquier County’s width from typical section 1A.  This shall require thirty (30) feet curb-to-curb, with fifty-four (54) feet of right-of-way.

11.  Piney Lane shall be constructed to ¼ inch:1 inch slope, and ditches shall be 3:1 on Piney Lane on the slope shown on the right side of the typical section.

12.  Maintenance on the extension of Piney Lane shall end at the centerline of the intersection of Revere Way rather than at the stub-out as shown.

13.  Documentation of the existing 30-foot and 50-foot right-of-way shown for Piney Lane beyond the end of state maintenance shall be required prior to street acceptance to ensure 50 feet of right-of-way.

14.  Typical section for the proposed waterline shall indicate the distance from the edge of pavement, and depth shall be measured from the lowest point of the road.

15.  The end of state maintenance shall be shown accurately on the Final Construction Plan (0.13 mile or approximately 686 feet).

16.   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 needs to be done in the field and checked for any additional soils information to be added to the Final Construction Plan.

17.   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 10/12/05.

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-                                                                                                       

18.  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.

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

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

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

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

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

a.                   Due 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 67A, 68B, and 68C 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."

b.                  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.”

c.                   Roads built on 67A, 68B, and 68C mapping units will need to be designed to overcome the low bearing capacity.

d.                  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.”

 

Location:

The property is located south of Lucky Hill Road (Route 656) at the end of Piney Lane, Lee Magisterial District.

  

 

 

 

 

 

 

 

 

 

 

 

 

ATTACHMENT:

1.      Preliminary Plat 

 

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