CONSENT AGENDA REQUEST

Owner/Applicant:

Board of Supervisors Meeting Date: 

Ali Moshari

December 11, 2008

Staff Lead:

Department: 

Bonnie Bogert, Planner II

Community Development

 

Magisterial District:                                                                                                                        PIN:
Marshall                                                                                                       
6041-87-6190-000 (Former)

Service District:
None

Topic: 

Stonewall Hill: Preliminary Plat PPLT09-MA-003, Marshall District

Topic Description:

The applicant is seeking Preliminary Plat approval to divide one parcel of approximately 3.61 acres into three (3) lots, ranging in size from + 1.11 to + 1.29 acres. Each lot will be served by an individual well and drainfield. A copy of the Preliminary Plat is attached.

 

Location,  Zoning and Current Land Use:

The ± 3.61 acres are zoned Village (V).  Adjacent properties to the north, east and west are also zoned Village. Properties to the south are zoned Rural Agriculture (RA) and Commercial Village (CV). The property is located on Rokeby Road (Route 623), east of Delaplane Grade Road (Route 712) in the Marshall Magisterial District.  This proposed subdivision is being developed at a density of about 1.11 dwelling units per acre, slightly less than the 1.4 dwelling units per acre allowed by the Village zoning designation.

  

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 October 30, 2008, the Planning Commission voted unanimously to approve the Stonewall Hill  Preliminary Plat subject to the following conditions: 

1.      The Final Plat shall be in general conformance with the Preliminary Subdivision Plat "Stonewall Hill Subdivision” dated August 1, 2008, revised October 24, 2008 and signed by James R. Ashley on October 28, 2008.  

2.      At the time of Zoning Permit application, additional data shall be provided in order to verify that the driveway crossings are not impacting the floodplain. A note shall be placed on the Final Plat indicating such.  

3.      All culverts shall be a minimum of 15” in diameter. 

4.      All culverts will be required to meet the minimum requirements of Virginia Erosion and Sediment Control Minimum Standard 19 and Department of Conservation and Recreation (DCR) 

Technical Bulletin 1. This includes that culverts will have to pass the 10-year storm and the flow exiting the pipe will have to be non-erosive for the 2-year velocity. 

5.      A note shall be added to the Final Construction Plan and Final Plat which states that all non-conventional sewage disposal systems shall have an operation, maintenance, and monitoring schedule established and approved by the Health Department and County Soil Scientist. This operation, maintenance, and monitoring schedule and contract shall be valid for the lifetime of the system. 

6.      A note shall be placed on the Final Construction Plan and Final Plat which states that the lots will be served by alternative sewage disposal systems, and will require additional maintenance. 

7.      Construction Plan must include the following:         

A.  A Virginia Certified Professional Soil Scientist (CPSS) (needs to adjust the Type I Soil Map soil lines) or (needs to adjust the preliminary soil map with revisions) 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: 

Text Box: Preliminary soils information provided by Fauquier County Soil Scientist’s Office via Type 1 Soil Map (scale 1”=400’) dated _____________. 
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-_____________
ginia Certified Professional Soil Scientist                                                  DATE
CPSS#3401-_____________

 

 

 

 

 

 

                                                                         Or

Text Box: Preliminary soils information provided by_____________________, CPSS on _________________ at a scale of ___________. 
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-_____________

 

 

 

 

 

 

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. 

D.  The type of primary and reserve drainfield area and number of bedrooms in the house shall be stated for each lot. 

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

F. This final soil map shall be filed in the Fauquier County Building Office to be used exclusively for obtaining soils information for this proposed subdivision. 

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

H.  The final signature sets will require original CPSS signature.   

Home Sites and Road Construction 

8.      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.  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 unit 417C.  Basements in this mapping unit are subject to flooding due to high seasonal water tables.  Sump systems may run continuously, leading to possible premature pump failure.” 

9.      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.”   

 

10.  Soil mapping units 220B and 220C are usually shallow to bedrock.  The following statement

      needs to be placed on the Final Construction Plan:  “The County recommends that before road or

      home construction begins in soil mapping units 220B and 220C 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.”

 

11.  Septic drainfields shall receive a level 2 evaluation by the County Soil Scientist’s Office, in

conjunction with the Virginia Health Department, before the Final Construction Plan can be     

approved.

 

12.  The location of the house on Lot 4 shall be shifted out of the drainageway to the maximum extent practicable.

 

13.  The wells for Lots 2 and 4 shall be moved from swales and concave landscapes to the maximum extent practicable.

 

Attachment:

Preliminary Plat

 

 

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