CONSENT AGENDA REQUEST

Owners/Applicants:

 

Board of Supervisors Meeting Date:

Ricky L. Brown (Owner/Applicant)

September, 9 2004

 

Staff Lead:

 

Department:

Holly Meade, Planner

Community Development

 

Magisterial District:

 

PIN:

Scott

6996-65-2542-000

 

Topic:

 

Consider Mosby’s Ridge Subdivision: Preliminary Plat PPLT05-SC-002

 

Topic Description:

 

The applicant is seeking Preliminary Plat approval to divide approximately 45.21 acres into three (3) single-family residential lots of ±2.0, ±2.0, and ±40.97 acres (residue).  These three (3) divisions will exhaust all subdivision potential on the property.  The residue parcel shall be dedicated as non-common open space.  Each property will be served by individual wells and drainfields.

 

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 report is available upon request.

 

Location:

The property is on the south side of State Route 694 (Old Bust Head Road) and the east side of State Route 673 (Foster’s Fork Road) in the Scott Magisterial District.  The property is located just outside the New Baltimore Service District as designated in the Fauquier County Comprehensive Plan.

 

 

 

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 August 26, 2004, the Planning Commission voted to approve the Mosby’s Ridge Preliminary Plat, subject to the conditions noted below:

 

1.      The Final Plat shall be in general conformance with the Preliminary Plat entitled “Mosby’s Ridge” dated July 7, 2004, signed by James R. Ashley July 13, 2004, except as modified by these conditions.  This approval is for a maximum of three (3) residential lots.

 

2.      Dedication of right-of-way shall be required to make Foster’s Fork Road 25 feet wide from the center line to this subdivision property line.

 

3.      The type of primary and reserve drainfield area shall be stated for each lot.

 

4.      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.

 

5.      Language shall be provided on the plan that states the SWM lots are not useable lots for any other purpose.

 

6.      All driveway culverts shall be a minimum of 15 inches in diameter and pass the 10 year storm.

 

7.      The houses on Lots 2 and 3 shall be located out of the swale and above the 10 year water surface elevation of the swale.

 

8.      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.  Where possible, all exterior foundation drainage systems shall be designed to gravity daylight without assistance from mechanical means.  All discharged water (mechanical or gravity) must be conveyed to an adequate channel.  Drainage easements, where necessary, shall be placed on the final plat.  A note shall be placed on the final plat stating that “Basements are not recommended in mapping units 12A, 15B, 17B, 17C, and 48B.  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.”

 

9.      A Virginia Certified Professional Soil Scientist (CPSS) needs to adjust the Type I Soil Map soil lines onto the Final Construction Plan.  This needs to be done in the field and checked for any additional soils information to be added to the final construction plan.

 

10.  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 6/16/04.

 

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-_?_.

 

                                                                                                                

Va. Certified Professional Soil Scientist                              DATE

CPSS #3401-                  

 

 

11.  Interpretive information from the Type I soil report for each mapping unit shown on the 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.

 

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

 

13.  This final soil map shall be filed in the Building Department to be used exclusively for obtaining soils information for this proposed subdivision.

 

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

 

15.  Signature sets of the Final Construction Plans will require original CPSS signature. 

 

16.  Due to landscape position (drainageways) and high seasonal water tables the following statement shall be placed on the Final Construction Plan to be placed in the front office of Community Development:  "The County recommends that no below grade basements be constructed on soil mapping units 12A, 15B, 17B, 17C, 48B, 417B, 440B, 440C, 440D 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."

 

17.  The following statement shall be included on final soils map and E & S plans:

“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.

 

18.  Roads built on 48B, 440B, 440C, 440D, 12A, and 15B mapping units shall be designed to overcome the low bearing capacity caused by shrink-swell clay and/or high water tables.

 

19.  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.”

 

20.  Soil mapping units 140C, 140D, 240C, 340C, 340D, and 400D are usually shallow to bedrock.  The following statement shall be placed on the Final Construction Plan:  “The County recommends that before road or home construction begins in soil mapping units 140C, 140D, 240C, 340C, 340D, and 440D, a site specific evaluation be conducted so that shallow to bedrock areas are identified.  These areas may require blasting if deep cuts or excavation is done.”

 

21.  Areas of steep slopes shall be avoided at all cost due to high erosion hazard.  Proper erosion and sedimentation practices shall be installed before construction begins.  Soil mapping units 340D, 140D, 40D, and 440D should be left in their natural state.

 

22.  Mapping Unit 12A may contain hydric soils (wetlands).  An approved wetland delineation shall be required for the first submission of the Final Construction Plans.

 

 

ATTACHMENT:

  1. Preliminary Plat