CONSENT AGENDA REQUEST

Owner/Applicant:

Board of Supervisors Meeting Date: 

Remland, LLC

December 11, 2008

Staff Lead:

Department: 

Bonnie Bogert, Planner II

Community Development

Magisterial District:                                                                                                                        PIN: Lee                                                                                                                               6887-68-2679-000

 6887-20-3220-000

Service District:
Remington

Topic: 

 

Meadows of Remington (Phase 2, Sections 3-6): Preliminary Plat Amendment PPAM07-LE-002

Topic Description:

The applicant is seeking to amend a portion of a previously approved Preliminary Plat to divide two Residentially (R-1 and R-2) zoned parcels totaling 230.80 acres into one hundred thirty-three (133) single-family residential lots, 25,000+ square feet in size.  This proposal represents a by-right R-1 cluster subdivision as described in Article 3-402.2 of the Zoning Ordinance.  A minimum of fifty percent of the total project area, or 140.36 acres, of open space shall be provided as Common Open Space in accordance with Article 3-408.2 of the Zoning Ordinance.  The property is located within the Remington Service District of the Fauquier County Comprehensive Plan, which requires that the development be served by public water and sewer.  A copy of the proposed Preliminary Plat is included as Attachment 1.

There is already an existing phase of The Meadows (Phase 1) adjacent to the site.  The Preliminary Plat for Phase 2 was initially approved in 1989, after the applicant obtained a Special Exception for Major Residential Development.  However, the applicant did not diligently continue to record final sections, causing the previously approved Preliminary Plat to be invalidated.  In 1999, the Board of Supervisors approved Phase 2 for a second time. Sections 1, 1A and 2 of Phase 2 have already been platted.

The revision to the Preliminary Plat is the result of the relocation of a planned County Comprehensive connector road (Echomont Drive).  The original location of Echomont Drive was in conflict with

environmentally sensitive features, including wetlands and Federal Emergency Management Agency (FEMA) regulated floodplain.  The revised location of the connector road is more conducive to the environmentally sensitive features of this project. 

 

Location,  Zoning and Current Land Use:

The parcel is located southeast of Remington Road (Route 656) and north of Lucky Hill Road (Route 655), east of the Town of Remington and adjacent to Riverton, The Meadows (Phase 2, Sections 1, 1A and 2) and the recently approved Laurenwood subdivisions.  The parcels comprise approximately 230.8 acres zoned Residential (R-1 and R-2).  Properties to the north are zoned Residential (R-1 and R-2 Conditional), Residential (R-1 and R-2) to the south, Residential and Rural Agricultural (R-1 and RA) to the east and the Town of Remington is located to the west.

 

 

Requested Action of the Board of Supervisors: 

No action is necessary to approve the Preliminary Plat, unless a majority of the Board wishes to consider this preliminary subdivision application. On September 25, 2008, the Planning Commission voted unanimously to approve The Meadows of Remington  Preliminary Plat Amendment subject to Conditions 1-22 below.

Staff Update:

At the September Planning Commission meeting, this Preliminary Plat Amendment was approved contingent on a revision being made to the plan prior to Board of Supervisors action to satisfy a Virginia Department of Transportation (VDOT) comment regarding frontage improvements. The Applicant has requested that this item be included as a condition so it can be dealt with at a later date. VDOT has agreed to accommodate this request and supplied the verbiage for an additional condition, Condition 23.

1.      The Final Plat shall be in general conformance with the Preliminary Subdivision Plat "The Meadows of Remington Phase 2 Sections 3-6” dated June 1, 2007, last revised July 8, 2008, signed by James R. Ashley on July 25, 2008.

2.      Best Management Practices (BMP) qualifying open space shall be limited to jurisdictional wetland and floodplain areas that do not have overlying encumbrances such as easements and trails. Areas within private lots do not qualify.

3.      Under no circumstances shall any use, activity, fill, and/or development within the floodplain adversely affect the capacity of the channels or floodways of any watercourse, drainage ditch or any other drainage facility or system which would increase flood heights and/or velocities on adjacent or downstream properties.

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.  Therefore, 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) must be conveyed to the subdivision stormwater collection system and discharged though the stormwater management faculties.  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 6A, 62A, 63A, 63B, 66A, 74B, 78A, 79A, and 178A.  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.      Final site grading and house siting shall be designed such that the lowest adjacent grades at all foundation openings provide a minimum of 12” of freeboard from the computed 10-year storm- water surface elevation of adjacent drainageways.

6.      The project site includes areas of streambeds subject to inundation with 100 acres or more of watershed.  County Ordinances require that drainage easements be designated at the 100-year flood water surface elevation to preserve the inundation zone.  Calculations shall be based on land use as outlined in the Comprehensive Plan.  Proposed building lots shall not be created within the inundation zone. 

7.      All ponds and outfall structures shall be kept 25 feet from the property lines.  Trees, shrubs, and any other woody plants shall not be planted 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.

8.      No stormwater run-off generated from new development shall be discharged directly into jurisdictional wetland without adequate treatment.

9.      An overlot grading plan shall be provided as part of the Final Construction Plans.  It shall show downspout discharges and possible sump pump discharges that are controllably conveyed away from all building structures and into an appropriate drainage collection and conveyance system.

10.  Proof of provisions for adequate fire flow as outlined by the Office of Emergency Services shall be required with the first submission of the Final Construction Plan.

11.  Houses shall not be located in natural drainageways or streams.  These areas shall be preserved to the maximum extent practicable.

12.  Underdrains or other stabilizing material may be required in areas where the roads are to be installed over soils with low bearing capacity and/or high shrink/swell potential.

13.  Low Impact Development (LID) – the first and probably most important aspect of LID is to preserve natural drainage corridors in their natural state. The areas shall be clearly identified on each phase of the Final Construction Plan.

14.  Detention and extended detention facilities are not appropriate in high water table soils because they do not stay dry year round.  Any dry pond design shall need to address base flow, springs, and high water table to assure that the pond will be dry year round and function as intended.

15.  A Letter of Map Revision (LOMR) shall be submitted and approved by FEMA to reflect the post project retrofit of the regional stormwater management facility within the floodplain.

16.  Due to the presence of shrink - swell soils, a geotechnical study shall be performed prior to approval of the Final Construction Plan.

17.  Final Construction Plan shall include the following:

a)      A Virginia Certified Professional Soil Scientist (CPSS) shall 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.

b)       A signature block shall be placed on this plan for the CPSS to sign which states:                                                   

c)      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.

Text Box: Preliminary soils information provided by Fauquier County Soil Scientist’s Office via Type 1 Soil Map (scale 1”=400’) dated November 1, 2002 and December, 1998. 
This Virginia Certified Professional Soil Scientist has field reviewed and adjusted the preliminary soils information onto the final plan (scale 1”=_____’) and certifies that this is the best available soils information for lots 1 - ___. 
 
Virginia Certified Professional Soil Scientist                                                  DATE
CPSS#3401-_____________

 

 

 

 

 


 

d)     This final soil map shall be filed in the Building Office of the Department of Community Development to be used exclusively for obtaining soils information for this proposed subdivision.

e)      One copy of this final soil map with CPSS signature shall be submitted to the Soil Scientist's Office before the Final Construction Plan will be approved.

f)        The final signature sets shall require original CPSS signature. 

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

Home Sites and Road Construction

18.  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

   Virginia Licensed Professional Engineer to assure a dry basement and preclude wet yards and 

   recirculation of pumped or collected water.  Therefore, all exterior foundation drainage systems

   shall be designed to gravity daylight without assistance from mechanical means 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 discharged water (mechanical

   or gravity) must 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 that “Basements are not  

   recommended in mapping units 6A, 62A, 63A, 63B, 66A, 74B, 78A, 79A and 178A. 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.”

19.  Roads built on 6A, 62A, 63A, 63B, 66A, 74B, 78A, 79A and 178A mapping units shall be designed to overcome the low bearing capacity caused by the substratum of these soil types.

20.  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.”

21.  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 60A, 60B, 62A, 63A, 63B, 74B, 78A, 79A and 178A 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.”

22.  A 20’ trail easement shall be dedicated across Open Space Parcel E and shown on the Final Construction Plan and Final Plat for future connection from previous sections of The Meadows and Riverton Subdivision to Echomont Drive.

23.  Frontage improvements on Lucky Hill Road shall be in conformance with the GS-3 standard in the VDOT Road Design Manual and the Road and Bridge Specifications.

 

Attachment:

      Preliminary Plat

 

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