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COUNTY OF FAUQUIER DEPARTMENT OF COMMUNITY DEVELOPMENT PLANNING COMMISSION STAFF REPORT APRIL 25, 2002 PRELIMINARY PLAT #PP02-CR-10
shipe’s ridge
STAFF
PLANNER:
Deirdre Clark Background The applicant is seeking approval of a preliminary subdivision plat to divide ±150.5 acres zoned RA (Rural Agricultural) into three (3) residential lots and a residue parcel. The lots range in size from 2 acres to ±3 acres. A companion administrative division will create an additional three (3) lots from the residue parcel for a total of six (6) lots plus the residue of ±128 acres. Eighty-five percent of the parcel is 127.922 acres, which must remain in one non-common open space parcel. Following the proposed divisions, no additional lots may be created. A new private street is proposed to provide access to
the administrative lots and the residue parcel. Access with a minimum of three-hundred (300) feet
frontage along a public street is required for the residue parcel.
Re-configuration of the preliminary plat is necessary to meet this
frontage requirement unless the applicant applies for, and receives, a
special exception to allow access to the residue parcel by way of a
private street. Staff
and Agency Review Staff and appropriate referral agencies have
reviewed this request for conformance with the Comprehensive Plan, the
Zoning Ordinance and other relevant policies and regulations.
An analysis of these referrals and the actual comments from the
appropriate agencies are included as attachments to this report. Findings
A new private street is proposed to provide access to
the administrative lots and the residue parcel. Access with a minimum of three-hundred (300) feet
frontage along a public street is required for the residue parcel.
Re-configuration of the preliminary plat is necessary to meet this
frontage requirement unless the applicant applies for, and receives, a
special exception to allow access to the residue parcel by way of a
private street. Recommendation Staff
recommends that the Planning Commission postpone action on this request to
allow the applicant to address concerns regarding frontage requirements.
Attachments 1.
Staff Analysis 3.
Engineering/Environmental Review 5.
Parks and Recreation Review 7.
Library Board of Trustees Review ATTACHMENT 1 STAFF
ANALYSIS Staff
and appropriate referral agencies have reviewed this request for
conformance with the Comprehensive Plan, the Zoning Ordinance, and other
relevant policies and regulations. Staff
findings, comments and recommendations, as well as referral agency
comments follow: 1.
Comprehensive Plan 2.
Zoning Ordinance The subject property is
zoned RA (Rural Agricultural) with an 85% non-common open space
requirement for properties greater than 30 acres. Based on the sliding
scale density, seven (7) new lots plus a residue parcel with a minimum of
127.92 acres in non-common open space may be created. The applicant seeks
to develop three (3) residential lots with the proposed preliminary plat
and an additional three (3) residential lots through the administrative
subdivision process. Thus,
the proposal conforms to density limits and uses permitted for the subject
property. The information in the general notes should be corrected to reflect current zoning regulations. Bulk regulations are as follows: Conventional Cluster Minimum lot size 2 acres 30,000 SF Minimum lot width 300 ft. 200 ft.
Minimum Front Yard
75 ft.
75 ft.
Local collector
90 ft.
90 ft.
Major collector
Minimum Side and Rear Yard 25 ft. 25 ft.
The owner of the subject property is listed in Fauquier County land records as Amos Lee and Jane E. Shipe. General Note #9 should be corrected to reflect current ownership information. A landscape plan will need to be prepared and approved in accord with Section 7-600 of the Fauquier County Zoning Ordinance at the time of the final plat or construction drawings phase. As proposed, the residue parcel does not have
the required access and minimum public road frontage of three-hundred
(300) feet. Re-configuration of the preliminary plat is necessary to meet
this required frontage, or the applicant must seek a special exception to
waive the public street requirement.
The applicant’s representative has contacted the Zoning
Administrator regarding the ability to develop the residue parcel as a
pipestem. The applicant proposes to
access the subdivision by way of a new private street indicated on the
preliminary plat as Shipe’s Ridge Drive, a street name that has
not yet been used in Fauquier County. 3.
Soil
Scientist The County Soil Scientist
recommends the following items be included as conditions of approval prior
to final plat acceptance: ·
A Certified Professional Soil Scientist (CPSS) needs
to adjust the Type I Soil map soil lines onto the final working plat.
This shall be done in the field and checked for any additional soil
information to be added to the final scale plat map.
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 August 13, 2001. This Virginia Certified Professional Soil Scientist has field reviewed and adjusted the preliminary soil information onto the final plat (1"=???') and certifies that this is the Best Available Soils Information to Date for Lots 1 - 6. _____________________________________________________ CPSS #3401- ________ ·
Interpretive information from the Type I soil report
for each mapping unit shown on the above plat shall be placed on the same
soil map. Also, a Symbols
Legend shall be placed on the plat map to identify spot symbols. ·
The following statements shall be placed on the same
plat map: Soil Mapping unit 33C is usually shallow to bedrock. The following statement needs to be placed on the final plat. " The County recommends that before road or home construction begins in the soil mapping unit 33C a site specific evaluation be conducted so that shallow to bedrock area are identified. These areas may require blasting if deep cuts or excavation is done”. The soils where the drainfields are proposed are definitely the best soils on the property for subsurface sewage disposal systems. The following statement needs to be put on the final drainfield plat: “Before a home is started the builder shall mark the drainfield area off and not disturb it during construction.” The soil scientist’s
comments are included in Attachment
2. 4.
Engineering/Environmental
Planning Stormwater
management and/or compliance with Minimum Standard #19 of the Virginia
Erosion and Sediment Control
Handbook is required. The use
of infiltration trenches is not recommended
in residential developments due to historical problems with similar
facilities in other parts of the county. The number of new entrances onto Elk Run Road should be minimized. Adequate sight distance will be required at all connections to VDOT maintained roads. |
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