CONSENT AGENDA REQUEST

Owners/Applicants:

     Board of Supervisors Meeting Date:

 

Marvin E. Spittle (Owner)

Robert F. Kerr, Jr. (Applicant)

 

October 13, 2005

Staff Lead:

 Department:

 

Holly Meade, Senior Planner

Community Development

 

Magisterial District:

 

PIN:

Lee

  7816-52-2854-000 & 7816-52-3426-000

 

Topic:

 

Jackson Chase Subdivision: Preliminary Plat PPLT05-LE-027

 

Topic Description:

 

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.

 

Location:

 

The property is located west of Route 17 (Marsh Road) near the village of Morrisville, Lee Magisterial District.

 

Location Map

  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 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 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:

 

  1. 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. 

 

  1. The SWM lots shall be the minimum size necessary to meet stormwater requirements.

 

  1. 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.

 

  1. All applicable State and Federal wetlands permits shall be filed with the first submission of final construction plans.

 

  1. 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.

 

  1. 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.

 

  1. 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.

 

  1. 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.”

 

  1. 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.

 

18.  Typical section of Route 17 shall indicate 8 feet of paved shoulder in accordance with GS-1 standard in the Road Design Manual.

 

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