CONSENT AGENDA REQUEST

Owners/Applicants:

 Board of Supervisors Meeting Date:

 

Peter G. & Carole G. Jackson, Trustees

 

August 16, 2004

Staff Lead:

Department:

 

Charles A. Floyd, Senior Planner

Community Development

 

Magisterial District:

 

PIN:

Lee

6980-54-0287-000

 

Topic:

 

Consider Southall Meadows Subdivision: Preliminary Plat PPLT04-LE-011

 

Topic Description:

 

The applicants are seeking Preliminary Plat approval to divide approximately 14.0 acres into two (2) single-family residential lots of ±2.87 and ±11.01 acres.  These two (2) divisions will exhaust all subdivision potential on the property.  An Administrative Division has already been approved on the subject property prior to this submission.  However, County records have not been updated.  A copy of the Preliminary Plat is located in Attachment 1.  The property is entirely zoned Rural Agricultural (RA). All adjacent properties are also zoned Rural Agriculture (RA).

 

The property is on the north side of State Route 663 (Covingtons Corner Road) west of its intersection with State Route 17 (Marsh Road) in Lee Magisterial District.  The property is also located just outside the Opal Service District 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 Southall Meadows Preliminary Plat, subject to the conditions noted below:

 

  1. The Final Plat shall be in general conformance with the Preliminary Plat entitled "Southall Meadows Subdivision" dated April 16, 2004, signed by Saundra D. O’Connell on June 4, 2004 and received in the Planning Office on June 10, 2004, except as modified by these conditions.  This approval is for a maximum of two (2) residential lots. 

 

  1. Language shall be recorded on the deed for the BMP outlot, identifying it as a lot for BMP only.  On the deed for the 11.08-acre portion of parcel 6, which is split by an access easement, language shall be recorded on the deed that the lot is a single lot and cannot be further divided.

 

  1. A landscape plan shall be submitted with the Final Construction Plan submission.  The landscape plan shall show compliance with the three basic landscaping requirements established by Zoning Ordinance Section 7-603.2 for residential subdivisions.

 

  1. For any areas planned for public street dedication or private streets, street trees shall be planted at a density of one tree per 50 linear feet along all areas dedicated for use for vehicular access.

 

  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. This plan shall comply with the Fauquier County Stormwater Management Ordinance.

 

  1. A Virginia Certified Professional Soil Scientist (CPSS) shall adjust the Type I Soil Map soil lines or shall adjust the Preliminary Soil Map with revisions 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.

 

  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 front office of Community Development and the Building Department to be used exclusively for obtaining soils information for this proposed subdivision.

 

10.  Two copies of this final soil map with original 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. Mapping unit 69A is a hydric soil. A wetland study shall be required at final plat stage.

 

  1. These statements under Home Sites and Road Construction shall be placed on the same sheet as the final soils map.

 

Ø      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.

 

Ø      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.

 

Ø      The County recommends that before road or home construction begins in soil mapping unit 64B, a site-specific evaluation be conducted so that shallow to bedrock areas are identified.  These areas may require blasting if deep cuts or excavations are done.

 

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 – ?.

 

Va. Certified Professional Soil Scientist                                           DATE

CPSS #3401-___________

  

Attachment:

 

  1. Preliminary Plat