CONSENT AGENDA REQUEST

Owners/Applicants:

Board of Supervisors Meeting Date:

 

Gene E. & Brenda J. Ifert

 

 

August 16, 2004

Staff Lead:

Department:

 

Charles A. Floyd, Senior Planner

Community Development

 

Magisterial District:

 

PIN:

Cedar Run

7940-84-3693-000

 

Topic:

 

Consider Ifert Subdivision: Preliminary Plat PPLT04-CR-010

 

Topic Description:

 

The applicants are seeking Preliminary Plat approval to divide approximately 44.84 acres into four (4) single-family residential lots of ±2.00, ±2.00, ±2.00, and 38.1644 acres.  The ±38.1644 acres, or residue, will be placed in a non-common open space easement with the Final Plat.  A copy of the Preliminary Plat is located in Attachment 1. 

 

The applicants are also seeking a waiver or modification of Section 4-18 of the Subdivision Ordinance (Lot Shape), as it pertains to Lots 1 & 2.  Drain field constraints and the required eighty-five (85%) percent non-common open space are the given justification for the irregular shapes.  The applicant’s statement of justification is located in Attachment 2.

 

Staff believes that the two circumstances listed in the applicant’s Statement of Justification are valid reasons for granting a waiver of Section 4-18 of the Subdivision Ordinance.  Also, the residue parcel or 38.16 acres will be put in a non-common open space easement, which precludes future subdivision of this parcel.  Therefore, staff supports the granting of the lot shape waiver.

 

The subject property is approximately 44.84 acres, which is entirely zoned Rural Agricultural (RA). All adjacent properties are also zoned Rural Agriculture (RA).  Darrell’s Run makes up the western edge of the subject property, with significant acreage in the one hundred (100) year flood plain, as determined by the Federal Emergency Management Agency (FEMA).  As shown on the following location map, the property is situated on the east side on Heddings Road (Route 794) north of its intersection with Sowego Road (Route 611).

 

 

 

Location Map

 

 

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 Ifert Property Preliminary Plat, subject to the conditions noted below:

 

  1. The Final Plat shall be in general conformance with the Preliminary Plat entitled "Ifert Subdivision" dated April 15, 2004, signed by Saundra D. O’Connell on 6-7-04 and received in the Planning Office on June 23, 2004, except as modified by these conditions.  This approval is for a maximum of four (4) residential lots. 

 

  1. The conservation easement shall be delineated on the Final Construction Plans.

 

  1. Two-foot (2’) contour intervals shall be required with the Final Construction Plan submission.

 

  1. A note shall be placed on the Final Construction Plans and Final Plat making potential lot owners aware of the airstrip that is located on the adjacent property owned by Mr. Robert Breeden (PIN 7940-85-4660-000).  This airstrip has an approved Special Exception by the Fauquier County Board of Supervisors.

 

  1. Houses shall not be placed in swales. The houses shall be placed above the 10-year water surface elevation of the swale.

 

  1. The Storm Water Management (SWM) facilities shall be sized to handle offsite water that drains to them.

 

  1. Based on soils type, wetlands may exist in the area of the proposed SWM facility. All applicable wetlands permits shall be submitted with the first submission of the Final Construction Plans. If wetlands do not exist, a statement from a qualified professional shall be required.

 

  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. A Virginia Certified Professional Soil Scientist (CPSS) shall adjust the Type I Soil Map soil lines onto the Final Construction Plan for lots 1-3.  This shall 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 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 Department to be used exclusively for obtaining soils information for this proposed subdivision.

 

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

 

  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 78A, 14B, and 62B, 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.

 

·   The following statement needs to be placed on final soils map and E&S plans: “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.”

 

·  The following statement shall be placed on the Final Construction Plan: “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.”

 

14.  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 – 2.

 

Va. Certified Professional Soil Scientist                                           DATE

CPSS #3401-___________

 

 

 

Attachment:

 

  1. Preliminary Plat