COUNTY OF FAUQUIER

DEPARTMENT OF COMMUNITY DEVELOPMENT

PLANNING COMMISSION STAFF REPORT

APRIL 25, 2002

PRELIMINARY PLAT #PP02-CR-10

shipe’s ridge

OWNER/APPLICANT:

 

Amos Lee and Jane E. Shipe

12346 Elk Run Road

Midland, VA  22728

 

REPRESENTATIVE:

 

Jim Butler

Huntley, Nyce and Assoc., LTD.

21 Culpeper Street

Warrenton, VA  20186

 

PROPOSAL:

 

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 3 lots from the residue parcel.

 

LOCATION:

 

South side of Elk Run Road (State Route 806), between its intersection with Ensors Shop Road (State Route 637) and Roselawn Lane.

 

 

MAGISTERIAL DISTRICT:

Cedar Run

 

PROPERTY I.D.

NUMBER AND SIZE:

 

CURRENT ZONING:

 

 

7827-04-3142-000 (150.4974 acres)

 

RA (Rural Agricultural)

 

EXISTING ZONING AND LAND USES OF ADJACENT PROPERTIES

N

RR-2

Rural Residential

S

RA (Rural Agricultural)

Agricultural

E

RA (Rural Agricultural)

Agricultural/Residential

W

RA (Rural Agricultural)

Agricultural/Residential

       

 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

2.       Soil Scientist Review

3.       Engineering/Environmental Review

4.       Zoning Review

5.       Parks and Recreation Review

6.       Health Department Review

7.       Library Board of Trustees Review  

8.   Map 1, Map 2, Map 3

 

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

The subject property is designated for rural agricultural uses in the Comprehensive Plan. The division of three (3) residential lots as proposed by the preliminary subdivision plat, and an additional three (3) residential lots through the administrative subdivision process, will create a residential cluster similar in size and configuration to similar surrounding properties.  

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.                                                                                           

_____________________________________________________
Va. Certified Professional Soil Scientist                                    DATE

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.