CONSENT AGENDA REQUEST

Owners/Applicants:

                              Board of Supervisors Meeting Date:

Fountain Hope, LP (2004)

 

August 9, 2007

Staff Lead:

 Department:

Bonnie Bogert, Planner II

Community Development

 

Magisterial District:   

PIN:

Lee

6970-37-0807-000

 

Topic:

 

Blue Ridge South:  Preliminary Plat PPLT07-LE-003, Lee District

 

Topic Description:

The applicant is seeking Preliminary Plat approval to divide a ±94.82-acre parcel into six (6) single family lots, five (5) lots of approximately 2 acres each and a residue non-common open space parcel of +84.56 acres.  Each lot will be served by an individual well and drainfield. The Preliminary Plat is included as Attachment 1.

 

Zoning/Acreage/Land Use: 

The parcel is zoned Rural Agriculture (RA). Adjacent properties in all directions are zoned Rural Agriculture (RA). 

 

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 31, 2007, the Planning Commission voted unanimously to approve the Blue Ridge South Preliminary Plat subject to the following conditions: 

1.      The Final Plat shall be in general conformance with the Preliminary Subdivision Plat "Blue Ridge South” dated July 15, 2006, last revised April 25, 2007, signed by John P. Foster on April 25, 2007.

 

2.      Adequate provision for the conveyance of stormwater will be required with the final construction plan submittal.

 

3.      With the final design submission provide hydraulic analysis/design of storm pipes/culverts, ditches and evaluate impact on existing culverts.

 

  1. If wetlands are proposed to be affected, a USACOE permit will be required prior to Final Construction Plan approval.

 

5.      All culverts are to be designed to pass the ten year storm. This includes the one that appears necessary under Kristin Court.

 

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 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 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 that include flooding and/or intermittent high groundwater table in their description. 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.      No houses are to be located in swales.

 

8.      Pursuant to Section 7-603 of the Zoning Ordinance, a complete landscape plan shall be submitted with the construction drawings for approval.

 

9.      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.

 

10.  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.

 

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

 

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

 

  1. The final signature sets shall contain original CPSS signature. 

 

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

 

  1. The following statement shall be placed on the same sheet as the final soil map:

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 12B, 15B, 48B, 417B and 417C 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."

  1. 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.”

  1. Soil mapping unit 140B is usually shallow to bedrock.  The following statement needs to be placed on the Final Construction Pan: “The County recommends that before road or home construction begins in soil mapping unit 140B, 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.”

 

  1. 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 unit 43D should be left in its natural state.

Location:  

The property is located on Lees Mill Road (Route 651), just south of Routts Hill Road (Route 685).

 

  

ATTACHMENTS: 

Preliminary Plat

 

 

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