CONSENT AGENDA REQUEST

Owner/Applicant:

                               Board of Supervisors Meeting Date:

Margaret L. Dyson

 

September 13, 2007

Staff Lead:

 Department: 

Bonnie Bogert, Planner II

Community Development

 

Magisterial District:   

PIN:

Lee

7816-26-1092-000

 

Topic:

 

Dyson Subdivision: Preliminary Plat PPLT05-LE-017, Lee District

 

Topic Description:

The applicant is seeking Preliminary Plat approval to divide approximately 16.0 acres into five (5) single-family residential lots (including the residue) ranging in size from 1.0031 to 1.095 acres with a residual lot of 13.6455 acres.  The majority of the residue parcel, approximately 11.620 acres, shall be deed restricted from further development as required by the Proffer Statement executed by Margaret Dyson on December 3, 2002.  Each property will be served by an individual well and drainfield.

 

Zoning/Acreage/Land Use:

The ±16-acre property is zoned Residential (R-1) in accord with a rezoning request approved by the Fauquier County Board of Supervisors on December 16, 2002.  Adjacent properties to the north are zoned Residential (R-1) and Commercial – Highway (C-2), to the south Residential (R-1), to the east Commercial – Neighborhood (C-1) and Residential (R-1), and to the west Commercial – Neighborhood (C-1) and Residential (R-1).

 

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 May 25, 2006, the Planning Commission voted to approve the Dyson Preliminary Plat provided that some changes be made to the plan prior to being scheduled for action by the Board of Supervisors. Since that time, the plan has been resubmitted showing the requested changes. The Planning Commission approved the Preliminary Plat subject to the following conditions:

 

1.      The Final Plat shall be in general conformance with the Preliminary Plat entitled “Margaret L. Dyson Property” dated September 24, 2004 last revised March 29, 2006, signed by Marvin Hinchey on April 24, 2006 and received in this office on April 25, 2006, except as modified by these conditions.  This approval is for a maximum of five (5) residential lots. The following items shall be addressed on the Preliminary Plat prior to scheduling for Board of Supervisors action:

a.       Dedication of right-of-way shall be required to make Morrisville Road 25 feet wide from the centerline to the subdivision property line.

b.      Move note “Basements are not recommended in mapping units 10B, 13B, 16B, 50C, 413C, 434B, and 434C….” to sheet 4.

c.       All references on the Preliminary Plat to non-common open space shall be removed.  This area shall be noted as deed restricted from further division.

d.      The area of the residue parcel to be deed restricted shall be better depicted on the Preliminary Plat; possibly the addition of cross-hatching would clarify the specific area that is to be deed restricted.

  1. Houses shall not be placed in swales and shall not be above the 10-year water surface elevation.
     
  1. When submitting the Final Construction Plan, a complete landscape plan shall be provided pursuant to Article 7-603.2 of the Zoning Ordinance. 

4.      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 10B, 13B, 16B, 50B, 50C, 413B, 434B, and 434B.  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.”

5.      A Virginia Certified Professional Soil Scientist (CPSS) needs to adjust the preliminary soil map 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. 

6.       A signature block shall be placed on this plat for the CPSS to sign which states:

Preliminary Soils Information Provided by Frazier Consultants via a Preliminary Soils Report (1"=100') Dated ?.

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-

 

  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.

8.      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 (2) copies of this final soil map with CPSS signature shall be submitted to the Soil Scientist Office before Final Plat approval is made.
     
  2. The final signature sets shall require original CPSS signature. 
     
  3. The type of primary and reserve drainfield area shall be stated for each lot.
     
  4. The number of bedrooms for the proposed houses that will be served by each drainfield shall be listed on the Final Construction Plans.
     
  5. The following statements under Home Sites and Road Construction shall be placed on the same sheet as the Final Soils Map:
     
    1. Due to landscape position (drainageways) and high seasonal water tables the following statement needs to 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 10B, 13B, 16B, 50B, 50C, 413B, 416B, 434B, and 434C 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."
    2. 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.”

14.  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.”

15.   All proposed well sites shall be shown on Final Construction Plan; wells shall not be placed in ground swales (Fauquier County Code 19-11(b)).  The well on Lot 2 shall be relocated.

16.   Trees shall not be located in the shared driveways. 

17.   The distance from the centerline of Route 835 to the existing property line shall be dimensioned.

18.   Driveway culverts shall be a minimum size of 15 inches x 30 feet.

Location:

The property is on the south side of State Route 835 (Morrisville Road), east side of State Route 632 (Brooks Store Road), and north of Route 634 (Courtney’s Corner Road) in the Lee Magisterial District. 

 

 

 

Attachment:

Preliminary Plat

 

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