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.
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
The Planning Commission staff reports
are available upon request.
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
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.
Pursuant to Section 7-603 of the Fauquier County Zoning
Ordinance, a landscape plan shall be submitted with the
Final Construction Plans for approval.
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.
Driveways shall be
constructed in accordance with VDOT’s PE-1 standard.
existing culverts and size of each under Route 634 shall
be shown. Show proposed driveway culvert locations.
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.
locations and grading shall be shown on Final
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
shall not be placed in swales.
Homesites shall be shown on the soils map.
soils map shall have a spot symbols legend (drainage
ways, rock outcrops, springs, etc.) describing each
symbol shown on the soil map.
the CPSS signature block on sheet 1 of 4.
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.
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.
Final Soils Map shall be filed in the Building
Department, to be used exclusively for obtaining soils
information for this proposed subdivision.
copies of this Final Soils Map with CPSS signature shall
be submitted to the Soil Scientist Office before Final
Plat approval is made.
final signature sets shall require original CPSS
fields shall be noted as proposed or approved.
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
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
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