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The applicant is seeking Preliminary Plat approval to divide
two parcels of approximately 22.5824 acres into seven (7)
single-family residential lots of ±1.5 to ±4.9 acres (see
Attachment 1).
The seven (7) lots consist of two (2) existing lots and
five (5) new lots. A hydrogeological study is not required
as these are two separate parcels with each parcel yielding
less than six (6) lots. These two parcels are zoned
Residential (R-1) and have the gross subdivision potential
of approximately nineteen (19) lots. Each property will be
served by an individual well and septic field.
Pursuant to Section 5-8 of the Subdivision Ordinance
(Cul-de-sac Length), the maximum cul-de-sac length permitted
is 700 feet exclusive of the turnaround. This length may be
modified by the Planning Commission and Board of Supervisors
through the waiver process outlined in Section 4-27 of the
Subdivision Ordinance, and the applicant has made this
request. The applicant’s statement of justification is
Attachment 2.
As a condition of the requested cul-de-sac length waiver,
Kerr Contracting Corporation has committed to forego maximum
subdivision potential and limit the total number of lots in
the currently proposed Jackson Chase subdivision to eight
(8). These lots include the seven (7) shown on the proposed
Preliminary Plat and the single administrative division of
currently proposed Lot 4. The applicant has submitted “A
Condition of Approval to Limit Total Lot Yield” included as
Attachment 3. |
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No action
is necessary, unless a majority of the Board wishes to
consider this preliminary subdivision application. On
August 25, 2005, the Planning Commission voted to approve
Jackson Chase Preliminary Plat and the waiver of Section 5-8
of the Subdivision Ordinance, subject to the conditions
noted below:
- The
Final Plat shall be in general conformance with the
Preliminary Plat entitled “Jackson Chase” dated June 10,
2005, signed by James R. Ashley on June 15, 2005 and
received in the Planning Office on June 17, 2005, except
as modified by these conditions. This approval is for a
maximum of seven (7) residential lots, two (2) existing
lots and five (5) new lots.
- The
SWM lots shall be the minimum size necessary to meet
stormwater requirements.
- A
landscaping plan shall be required with the final
construction plan. Such plan must show the retention of
existing trees on the site to the maximum extent
possible, a minimum 15% crown coverage over the entire
site; and street trees every 50 feet along both sides of
Jackson Chase Drive. Easements shall be required to
preserve required landscaping.
-
All applicable State and
Federal wetlands permits shall be filed with the first
submission of final construction plans.
-
All ponds and outfall
structures shall be 25 feet from the property lines.
Trees, shrubs, and any other woody plants shall not be
located on the embankment or adjacent areas extending at
least 25 feet beyond the embankment toe and abutment
contacts. This area shall be within a maintenance
easement. Tree save areas and landscaping cannot be in
these areas.
-
BMP conservation areas are a credit, not a control. The
area contained in the BMP conservation easement shall
not to be included in the site coverage calculations.
-
Note: Pond 2 is proposed in
or near soils characterized by having a high water table
and has 17.82 acres draining to it. As such, a dry pond
in this location may not be appropriate as it may not be
able to remain dry.
-
The County recommends that no
below grade basements shall 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) shall 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, 13B, 110A,
313B, 413B, and 434B or any other soil identified as
having a high water table. 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.”
-
All intersections shall meet the County intersection
landing requirement IL-1.
10.
The typical section for the street shall meet
Fauquier County TS-6. In addition, the typical section
shall contain a note that the section is based on a CBR of
10. Final pavement design shall be based on actual CBR
tests using VDOT’s pavement design standards.
11.
Wall locations shall be marked on the Preliminary
Soil Map page.
12.
Stations shall be provided for both Jackson Chase
Drive and Route 17.
13.
Typical section for Jackson Chase Drive shall
indicate 24-foot width coming off Route 17 to the end of the
cul-de-sac.
14.
The full width of the typical section from
right-of-way line to right-of-way line shall be dimensioned.
15.
In accordance with the 2005 Subdivision Street
Requirement and Road Design Manuals, 3 feet of right-of-way
shall be located behind the last object that will be
maintained by VDOT including the ditchline.
16.
Plan shall indicate the street will be dedicated for
public street purposes.
17.
Right-of-way on Route 17 shall be dimensioned from
the centerline or edge of pavement to the property line.
19.
The turn lane on Route 17 shall be constructed to
include a 200-foot turn lane with a 50-foot taper.
20.
The right taper on Route 17 shall be dimensioned at
Jackson Chase Drive.
21.
At the time of recordation of the currently
configured seven-lot Jackson Chase subdivision, Kerr
Contracting Corporation shall place a deed restriction on
Lots 1, 2, 3, 5, 6, and 7 precluding any further subdivision
of these lots.
22.
At the time of the recordation of the lot created by
the administrative division of Lot 4, Kerr Contracting
Corporation shall place a deed restriction on both the
subdivided Lot 4 and the newly created eighth lot,
precluding any further subdivision of these lots.
23.
Approval of this Preliminary Plat includes approval
of a modification of Subdivision Ordinance Section 5-8 to
allow a cul-de-sac length of approximately 1,400 feet for
this subdivision, PPLT05-LE-027, only.
ATTACHMENTS:
1.
Preliminary
Plat
2.
Applicant’s
Statement of Justification
3.
A Condition
of Approval to Limit Total Lot Yield
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