COUNTY OF FAUQUIER

DEPARTMENT OF COMMUNITY DEVELOPMENT

PLANNING COMMISSION STAFF REPORT

APRIL 25, 2002

SPECIAL EXCEPTION CASE #SE 02-S-19

jamison farms floodplain crossings 

OWNER/APPLCANT:

Charles and Thelma Jamison, Trustees

7051 Jamison Road

Warrenton, VA  20187

 

 

REPRESENTATIVE:

Amy Pritchard, Carson Harris and Associates

39 Garret Street

Warrenton, VA 20186

 

 

PROPOSAL:

The applicant is requesting special exception approval to construct two road crossings in the floodplain to serve the proposed 102-lot Jamison Farms residential subdivision.  A preliminary subdivision plat is currently under review by the Planning Commission for the development of the property at the existing R-1 zoning density.  The proposed floodplain crossings are necessary to develop the property as proposed, and involve roadways that would cross both Mill Run and a tributary of Mill Run.

 

 

LOCATION:

Southeast side of Lee Highway (Routes 15/29), at its intersection with Baldwin Street (Route 673) in the New Baltimore Service District.

 

 

MAGISTERIAL DISTRICT:

Scott

 

PROPERTY I.D.

NUMBER AND SIZE:

 

6995-65-2648-000 and 6995-76-6411-000, (166.67 total acres)

 

 

CURRENT ZONING:

R-1 (Residential)

 

EXISTING ZONING AND LAND USES OF ADJACENT PROPERTIES

N

R-1 (Residential)

Radio tower

S

R-1 (Residential)

Residential

E

R-1 (Residential)

Residential

W

RA (Agricultural)

Agricultural / Residential

       

STAFF PLANNER:                Brian Davis 

BACKGROUND

The applicant is seeking special exception approval to construct two road crossings through the floodplain of Mill Run and a tributary of Mill Run, in the New Baltimore Service District.  The larger of the two road crossings would carry Mill Race Drive through the Mill Run floodplain, with the use of six (6) box culverts.  The smaller crossing would carry Jamison Farm Drive across a tributary of Mill Run with the use of two (2) box culverts.

The applicant has submitted a detailed floodplain study to indicate that there will be no significant off-site impacts to the floodplain level through the construction process associated with the two road crossings and associated grading work.  The floodplain study has also been conducted to factor in certain stormwater management ponds and recreational facilities that will be located in the floodplain as indicated on the preliminary subdivision plat, which is currently under review.  The study does indicate a rise in the on-site floodplain elevation, but no increase to off-site floodplain elevations are indicated.

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.  An analysis of these referrals and the actual comments from the appropriate agencies are included as attachments to this report.

Findings

It is staff’s evaluation that this request is in conformance with the Comprehensive Plan and the applicable Zoning Ordinance provisions, with the incorporation of the proposed development conditions at Attachment 1.  It should be noted that the stormwater management ponds shown in the floodplain have not been through final engineering.  Because the size and other design elements of these ponds may change, it is staff’s evaluation that they either be removed from the floodplain or removed from the special exception application.  Staff recommends that the Planning Commission forward this application to the Board of Supervisors with a recommendation of approval, subject to the staff’s conditions.

 

Attachments

1.       Special Exception Development Conditions

2.       Staff Analysis

3.       Applicant’s Statement of Justification

4.       County Engineer Review 

5.   Map 1, Map 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 designated for low-density residential uses in the Comprehensive Plan, or one to three dwelling units per acres.  The density of the proposed subdivision is within this plan recommended density.

Regarding floodplain issues identified in Chapter 2 of the Comprehensive Plan, the applicant has provided a revised and more detailed flood evaluation than currently available with FEMA maps as recommended.

2.      Zoning Ordinance

Section 5-2301 of the Zoning Ordinance sets forth certain standards which must be satisfied in the granting of a Category 23 special exception.  Specifically, no such use shall cause an increase in the level of flooding or velocity of floodwaters.  The historical interpretation of this provision has been to limit any possible increase on site, and have no increase to off-site properties.  In order to further ensure that this condition is satisfied, staff has prepared development conditions which will require the applicant to obtain Federal Emergency Management Agency approval of a revised floodplain study that will result in no net increase to flood areas prior to construction of the crossings.

3.      County Engineer

The County Engineer has indicated that the size of the proposed box culverts used in the road crossing must have a minimum rise of 4 feet to meet VDOT specifications, as opposed to the 3-foot rise proposed by the applicant.

It is further noted that the stormwater management ponds shown in the floodplain and factored into the study could change in size at the time of final engineering.  For this reason it is recommended that the facilities be removed from this special exception application, because it cannot be determined if the final designs for the ponds would increase the floodplain levels greater than the current study indicates.