CONSENT AGENDA REQUEST

Owners/Applicants:

Board of Supervisors Meeting Date:

 

Virginia Menmuir, Trustee

 

 October 14, 2004

Staff Lead:

Department:

 

Charles A. Floyd, Senior Planner

Community Development

 

Magisterial District:

 

PIN:

Lee

7805-66-0235-000

 

Topic:

 

Summer Sky Subdivision: Preliminary Plat PPLT05-LE-004

 

Topic Description:

 

The applicant is seeking Preliminary Plat approval to divide approximately 199.0 acres into four (4) single-family residential lots five (5) acres in size, with a residue parcel of ±172.29 acres.  The ±172.29 acres, or residue, will be placed in a non-common open space easement with the Final Plat, because it will have no further subdivision potential.  Lot 1 is a previously approved Administrative Subdivision that was recently recorded.  The Preliminary Plat is located in Attachment 1.

 

The entire property of approximately 199.00 acres is zoned Rural Agriculture.  All adjacent properties are also zoned Rural Agricultural (RA).  The property is situated on the northwest side of Union Church Road (Route 632) north of its intersection with Sumerduck Road (Route 651).  The property lies just north of the Village of Sumerduck.  A location map has been provided at the end of this report.

 

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 reports are available upon request.

 

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 September 28, 2004, the Planning Commission voted to approve the Summer Sky Subdivision Preliminary Plat, subject to the conditions noted below:

 

  1. The Final Plat shall be in general conformance with the Preliminary Plat entitled "Menmuir Subdivision" dated July 7, 2004, signed by Carson G. Balzrette on 7-15-04 and received in the Planning Office on July 16, 2004, except as modified by these conditions.  This approval is for a maximum of four (4) residential lots and a non-common open space residue.

 

2.      Pursuant to Section 7-603 of the Fauquier County Zoning Ordinance, a landscape plan shall be submitted with the Final Construction Plans for approval.

 

  1. No objects shall be placed in the sight distance easement that would obstruct the sight distance from Lot 5.

 

  1. A deed of non-common open space shall be recorded with the Final Plat.

 

  1. Dedication shall be provided to meet the requirements of Sections 4-3, 4-19, and 5-7 of the Fauquier County Subdivision Ordinance, or 25-feet from the edge of the property line to the centerline of Union Church Road.

 

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

 

  1. The driveway culverts shall be a minimum of 15 inches by 30 feet.

 

  1. The house on Lot 5 shall be located out of the swale and above the 10-year water surface elevation of the swale.

 

  1. 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 that “Basements are not recommended in mapping units 10B, 13B, 313B, 413B, 434B, and 434C” shall be placed on the Final Plat.  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. The source of the soils map and interpretive information shall be clearly stated on the same sheet as the soil map.  “Preliminary soils information via a Type I Soil Map (original scale 1” = 400’) and report from Fauquier County Soil Scientist office dated July 12, 2004.”

 

11.  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.

 

  1. 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.

 

  1. 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 copies of this Final Soil Map with CPSS signature shall be submitted to the Soil Scientist Office before Final Plat approval is made.

 

  1. The Final Construction Plan signature sets shall require original CPSS signature. 

 

  1. These statements under Home Sites and Road Construction shall be placed on the same sheet as the Final Soils Map.

 

1.      The County recommends that no below grade basements be constructed on soil mapping units 10B, 13B, 313B, 413B, 434B, 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.      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.

3.      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.” 

 

 

 

Location Map

 

 

 

 

ATTACHMENT:

 

Preliminary Plat