CONSENT AGENDA REQUEST
Owner/Applicant: Board of Supervisors Meeting Date:
Lewis N. & William F. Springer August 16, 2004
Staff Lead: Department:
Charles A. Floyd, Senior Planner Community Development
Magisterial District: Lee PIN:
Service District: Bealeton 6889-54-9393-000, 6889-74-0648-000,
Topic: Consider Foxhaven: Preliminary Plat PPLT04-LE-006
The applicants are seeking Preliminary Plat approval to divide approximately 90 acres into one hundred ninety seven (197) single-family residential lots ranging in size from ±10,000 square feet to ±12,500 square feet. On April 21, 2003, the referenced properties were subject to a rezoning from Rural Agriculture (RA) to Residential-4 (R-4). The proposed 197 residential lots were also restricted to a six-year phasing schedule, with no more than thirty- three (33) building lots produced a year.
The property is on the north side of State Route 28 (Catlett Road) west of its intersection with State Route 17 (Marsh Road) in the Bealeton Service District.
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 Foxhaven Preliminary Plat, subject to the conditions noted below:
1. The Final Plat shall be in general conformance with the Preliminary Plat entitled "Foxhaven" dated December 19, 2003, signed by Timothy W. Vaughan 6-28-04 and received in the Planning Office on July 1, 2004, except as modified by these conditions. This approval is for a maximum of one hundred ninety seven (197) residential lots.
2. The existing wet pond dam embankment shall be moved out of the proposed right-of-way dedication at Final Construction Plan design, in accordance with Virginia Department of Transportation (VDOT) Policy and the wetland permit for this property.
3. When submitting the Final Construction Plans, a complete landscape plan shall be provided with full detail of planting type, size and location pursuant to Article 7-603.2 of the Zoning Ordinance.
4. Signage approved by VDOT and the County shall be located at the terminus of any temporary cul-de-sac identifying the planned inter-parcel connection.
5. The proposed inter-parcel connection to PIN 6889-75-7223-000 may be redesigned during the Final Construction Plan review to provide a more desirable connection if approved by the County and VDOT. This redesign would allow relocation of lots as necessary. If the inter-parcel connection is determined by the County to not function, then the temporary cul-de-sac may be abandoned and created as a permanent cul-de-sac and the right-of-way will be abandoned.
6. Street trees shall not be located within utility easements.
7. A typical section shall be provided for improvements along Route 28. The right turn lane shall include a 150-foot versus the 100-foot taper shown on the plan.
8. There still appears to be an entrance shown to Pond Number 2 from Route 28. If this entrance exists, the Final Construction Plan shall include a note that the entrance shall be removed and the right-of-way restored.
9. Any existing structure within the proposed right-of-way dedication shall be removed.
10. Foxhaven Drive is not an acceptable street name. Foxhaven Lane already exists in the Fauquier County E-911 Emergency Address System. Another name shall be required prior to Final Plat approval.
11. Lots 87-95 and 108-114 shall be accessed by rear loading alleys. They shall not access from Schoolhouse Road.
12. The topography shall be tied to U.S.G.S. datum. The 100-year flood elevations from the Federal Emergency Management Agency (FEMA) approved CLOMR vary from 306.8 feet to 309.54 feet along the creek that touches the western corner. The actual flood elevations from the as-builts of the con span may result in different flood elevations if the structure was not installed exactly as designed. This could affect the 100-year flood elevation on Lots 140 and 141. No fill shall be allowed in the flood plain to create lots that are buildable without a Special Exception.
13. Evidence that adequate fire flow exists shall be required with the first submission of the Final Construction Plan.
14. Verification that permits are approved for any disturbance of wetlands shall be required with the first submission of the Final Construction Plan.
15. The applicant shall locate the entrance based on the Dominion Virginia Power guy wire location and the 35-foot separation requirement. Any barricade of this guy wire shall be located outside of the right-of-way.
16. In areas where the roads are to be installed over soils with low bearing capacity and/or high shrink/swell potential, underdrains or other stabilizing material shall be required. The first 700 feet of the entrance road is of particular concern.
17. The tot lot behind Lot 154 shall be located above the 10-year flood elevation so the area can be used the majority of the time. Fencing shall be required due to the proximity to the creek and the potential of small children using this facility.
18. A detailed overall overlot-grading plan shall be required prior to Final Construction Plan approval.
19. The proposed sanitary connection does not appear to line up with the existing sanitary easement. All necessary offsite easements shall be acquired prior to approval of the Final Construction Plan.
20. 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.”
21. A Virginia Certified Professional Soil Scientist (CPSS) shall adjust the Type I Soil Map soil lines onto the Final Construction Plan. This shall be done in the field and checked for any additional soils information to be added to the Final Construction Plan.
22. Final soil map shall contain current soil interpretive information from the “Interpretive Guide to Soils of Fauquier County” and symbols legend on the same sheet.
23. Two copies of the final soil map with CPSS signature shall be submitted to the Soil Scientist Office before Final Plat approval is made.
24. A signature block shall be placed on this plat for the CPSS to sign which states:
25. These statements under Home Sites and Road Construction section of the Soil Scientist comments shall be placed on the same sheet as the final soils map. The following is a summary of these statements.
§ The County recommends that no below grade basements be constructed on soil mapping units 63A, 74A, 74B, 78A, 79A and 173B due to wetness unless the foundation drainage system of the structure is designed by a Virginia Licensed Professional Engineer.
§ 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.
§ The County recommends that before road or home construction begins in soil mapping units 63A, 73A, 73B, 74A, 74B, 77A, and 173B a site specific evaluation be conducted so that shallow to bedrock areas are identified.