CONSENT AGENDA REQUEST

Owners/Applicants:

Board of Supervisors Meeting Date:

 

Mary M. Galkin (Owner/Applicant)

 

August 16, 2004

Staff Lead:

Department:

 

Charles A. Floyd, Senior Planner

Community Development

 

Magisterial District:

 

PIN:

Cedar Run

7816-86-9623-000

 

Topic:

 

Consider Galkin’s Estates Subdivision: Preliminary Plat PPLT04-CR-014

 

Topic Description:

 

The applicant is seeking Preliminary Plat approval to divide approximately 20 acres into three (3) single-family residential lots of ±6.87, ±6.86, and ±5.93 acres, with a ±.37-acre road dedication.  These three (3) divisions will exhaust all subdivision potential on the property.  Each property will be served by individual wells and drain fields.  The ±20-acre property is zoned Rural Agricultural (RA). All adjacent properties are also zoned Rural Agriculture (RA), with the exception of the properties to the north, which are zoned Rural Residential-2 (RR-2). 

 

The property is on the north side of State Route 634 (Goldmine Road), south of its intersection with Elk Run Road (State Route 806) in Cedar Run Magisterial District.  The property is located just outside the Village of Morrisville as designated in the Fauquier County Comprehensive Plan.

 

Section 9-7 of the Subdivision Ordinance requires that "…all preliminary plats approved by the Planning Commission shall be referred to the Board of Supervisors at its next regularly scheduled meeting…If the Board takes no action on the preliminary plat referral, the preliminary plat shall be deemed approved in accordance with the actions of the Planning Commission."                                                                           

 

The Planning Commission staff reports are available upon request.

 

 

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 July 29, 2004, the Planning Commission voted to approve the Galkin’s Estates Preliminary Plat, subject to the conditions noted below:

 

  1. The Final Plat shall be in general conformance with the Preliminary Plat entitled "Galkin’s Estates" dated April 16, 2004, signed by Andrew M. Martin on 4-16-04 and received in the Planning Office on June 8, 2004, except as modified by these conditions.  This approval is for a maximum of three (3) residential lots.  The proposed point of access for each lot shall be identified on the Final Construction Plans.

 

  1. Pursuant to Section 7-603 of the Fauquier County Zoning Ordinance, a landscape plan shall be submitted with the Final Construction Plans for approval. 

 

  1. Sight distance easements shall be provided for any area where the line of sight is outside of the right-of-way.  It appears that both lots 2 and 3 will require sight distance easements.  The line of sight for lot 3 may encroach on the adjacent property, which will require an easement from the property owner.

 

  1. Driveways shall be constructed in accordance with VDOT’s PE-1 standard.

 

  1. The existing culverts and size of each under Route 634 shall be shown.  Show proposed driveway culvert locations.

 

  1. All culverts shall be sized to pass the 10-year storm and shall be no less than 15 inches in diameter.  The headwater depth shall be 18 inches below the edge of shoulder along Route 634.

 

  1. House locations and grading shall be shown on Final Construction Plans.

 

  1. 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 10A, 10B, 15B, 16B, 22B, 38B & 110A. 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.”

 

  1. Houses shall not be placed in swales.

 

  1. Homesites shall be shown on the soils map.

 

  1. The soils map shall have a spot symbols legend (drainage ways, rock outcrops, springs, etc.) describing each symbol shown on the soil map.

 

  1. Remove the CPSS signature block on sheet 1 of 4.

 

  1. A Virginia Certified Professional Soil Scientist (CPSS) shall 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.

 

  1. Interpretive information from the Type I soil report for each mapping unit shown on the Final Construction Plan shall be placed on the same sheet as the soil map.  A Symbols Legend shall be placed on the Final Construction Plan to identify spot symbols.

 

  1. This Final Soils Map shall be filed in the Building Department, to be used exclusively for obtaining soils information for this proposed subdivision.

 

  1. Two copies of this Final Soils Map with CPSS signature shall be submitted to the Soil Scientist Office before Final Plat approval is made.

 

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

 

  1. Drain fields shall be noted as proposed or approved.

 

  1. These statements under Home Sites and Road Construction shall be placed on the same sheet as the Final Soils Map.

 

·      The County recommends that no below grade basements be constructed on soil mapping units 313A and 313B 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.

 

·       PRIOR TO FINAL CONSTRUCTION PLAN APPROVAL, IT SHALL BE AGREED THAT ALL DRAIN FIELD 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.

 

·      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 shall require a good geotechnical evaluation in order to determine proper design.

 

20.  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 April 12, 2004.

 

This Virginia Certified Professional Soil Scientist has field reviewed and adjusted the preliminary soil information onto the final plat (1” = 50’) and certifies that this is the Best Available Soils Information to Date for Lots 1 – ?.

 

Va. Certified Professional Soil Scientist                                           DATE

CPSS #3401-___________

 

Attachments:

 

  1. Preliminary Plat