CONSENT AGENDA REQUEST

Owners/Applicants:

        Board of Supervisors Meeting Date:

Angler Opal Associates, LLC

 

December 14, 2006

Staff Lead:

 Department:

Holly Meade, Senior Planner

Community Development

 

Magisterial District:  Cedar Run 

PIN:

Service District:  Opal

  6981-27-6354-000, 6981-44-4079-000

and 6981-54-4190-000

 

Topic:  

Preliminary Plat PPLT07-CR-002:  Willow Creek Subdivision, Cedar Run District

 

Topic Description:

 

The applicant is seeking Preliminary Plat approval to divide three parcels of approximately 165 acres into seventy (70) single-family residential lots.  Phase I of the Preliminary Plat proposes fifty-one (51) dwelling units on the Residential-2 (R-2) Cluster portion of the property, all a minimum of 10,000 square feet in size.  The Residential-1 (R-1) Conventional portion of the property contains 17 lots, all a minimum of 40,000 square feet.  Phase II proposes two lots of approximately 5.7 acres each, with a non-common open space lot of approximately 83.13 acres. The Preliminary Plat is included as Attachment 1.

On October 13, 2005, the Board of Supervisors approved a Comprehensive Plan Amendment, CPAM06-CR-001, to include a portion of PIN 6981-27-6354-000 in the Opal Service District with a land designation of Low Density Residential – one (1) to three (3) units per acre.

In addition, on October 13, 2005, the Board of Supervisors approved a companion Rezoning request REZN05-CR-004, Green Springs, to change the Zoning Map designation of 31.4 acres of land from R-1 Conditional to R-2 and approximately 132.4 acres from R-1 Conditional to R-1.  The Rezoning request was approved subject to the Green Springs Concept Development Plan and Rezoning Plat prepared by Professional Land Consultants, LLC received on September 9, 2005 and the Proffer Statement dated September 6, 2005.  The proffers allow for a residential development, which includes fifteen (15) affordable (workforce housing) units.

 

Zoning/Acreage/Land Use: 

The property is bound by Rural Agricultural (RA) to the north and east and RA and Residential (R-1) to the south and west.

 

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 November 30, 2006, the Planning Commission voted unanimously to approve the Willow Creek Subdivision Preliminary Plat, subject to the following conditions:

1.      The Final Plat shall be in general conformance with the Preliminary Subdivision Plat "Willow Creek” dated June 1, 2006, signed by Timothy W. Vaughan on September 12, 2006 and received in this office on October 31, 2006.

 

  1. All discharges from ponds shall convey into an adequate receiving channel in accordance with Minimum Standard #19 of the Virginia Erosion and Sediment Control Handbook.  Outlet channel improvements should incorporate a level spreader in accordance with Standard and Specification 3.21 of the Virginia Erosion and Sediment Control Handbook prior to discharging into jurisdictional wetlands.  The level spreader should be designed just upstream of jurisdictional wetlands to avoid impacts and to minimize the potential for flow to reconcentrate.

 

  1. The “C”, CN, Tc and other pre-condition assumptions shall be evaluated with the Final Construction Plans based on values from the Fauquier County Design Standards Manual.

 

  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.  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 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 12A, 14A, 14B, 15B, 48B, 48C, 78A, 78B, 79A, 415B, and 475B.  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. Final site grading and house siting shall be designed such that the lowest adjacent grades at all foundation openings provide a minimum of 6 inches of freeboard from the computed 10-year storm water surface elevation of adjacent drainage ways.

 

  1. The drainage area through the project to the creek is substantially more than 100 acres.  The Final Construction Plans shall require drainage easements to be established at the 100-year flood water surface elevation to preserve the inundation zone.  This shall not preclude adding fill to raise elevations of the lots above the inundation zone.  Final proposed building lots shall not be located within the inundation zone. 

 

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

 

  1. A separate emergency spillway shall be provided for ponds.  The emergency spillway shall pass no less than the 100-year storm.

 

  1. No stormwater runoff generated from new development shall be discharged into jurisdictional wetland without adequate treatment.  Existing undisturbed areas do not act as pre-treatment for new development unless it qualifies as vegetated filter strips in accordance with the Virginia Stormwater Management Handbook Minimum Standard 3.14.

 

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

 

  1. 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 Plans.

 

  1. Houses shall not be located in existing natural drainage/channel characteristics or streams.  These areas shall be preserved to the maximum extent practicable

 

  1. Evidence that all offsite easements have been obtained shall be provided prior to Final Construction Plan approval.

 

15.  A symbol legend shall be included on same sheet as soil map.

 

16.  Infrastructure shall be overlain on soil map with the first submission of the Final Construction Plan.

                 

17.  Add 78B and 440C to soil interpretive information with the first submission of the Final Construction Plan.

 

18.  State source of soil map as “Preliminary soil report provided by Fauquier County Soil Scientist Office via Type 1 Soil Report (scale 1 inch = 400 feet) dated April 12, 2006.”

 

19.  USCOE permits must be provided prior to Final Construction Plan approval.

 

20.  Soil map shall underlay E & S plan with the first submission of the Final Construction Plan.

 

21.  Soils in active recreation area are not suited to recreational activities.  High seasonal water table and high shrink–swell potential are the major limitations.

 

22.  Drainfield, well, house and driveway locations shall be shown for R–1 lots.

 

23.  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.

 

24.  A signature block shall be placed on this plat for the CPSS to sign which states:

 

Preliminary Soils Information Provided by the Fauquier County Soil Scientist Office via a Type I Soil Map (1"=400') Dated April 12, 2006.

 

This Virginia Certified Professional Soil Scientist has field reviewed and adjusted the preliminary soil information onto the final plat (1"=___') and certifies that this is the Best Available Soils Information to Date for Lots 1-____.

 

Va. Certified Professional Soil Scientist                               DATE             

CPSS #3401-                   

 

 

25.  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.

 

26.  This final soil map will be filed in the Building Department to be used exclusively for obtaining soils information for this proposed subdivision.

 

27.  One copy of this final soil map with CPSS signature need to be submitted to the Soil Scientist Office before Final Plat approval is made.

 

28.  The final signature sets shall require original CPSS signature. 

 

29.  The type of primary and reserve drainfield area shall be stated for each lot (as applicable).

 

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

 

31.  Due to landscape position (drainageways) and high seasonal water tables the following statement needs to be placed on the Final Construction Plan to be placed in the front office of Community Development:  "The County recommends that no below grade basements be constructed on soil mapping units 12A, 14A, 14B, 15B, 48B, 48C, 78A, 78B, 79A, 440C and 475B 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."

 

32.  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.”

 

33.  Roads built on 12A, 14A, 14B, 48B, 48C, 78A, 78B, 79A and 475B mapping units will need to be designed to overcome the low bearing capacity due to wetness and/or clay mineralogy.  Roads should not be constructed when soils are wet.

 

34.  The following statement needs to 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.”

 

35.  Soil mapping units 60B, 76B, 76C, 77B, 77C, 240C, and 241C 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 60B, 76B, 76C, 77B, 77C, 240C and 241C, 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.”

 

36.  Substantial areas of wetlands exist on the site.  Excluding those areas permitted by USCOE, the wetlands areas should not be disturbed.  Wetlands shall be protected from erosional deposition.

 

37.  A soil map unit symbol is missing from the soil map page; the blank soil unit is located toward the southwest corner of the property just beneath the 14B map unit.  The blank map unit 60C shall be labeled and added to the Interpretive Guide Section.

 

38.  In the section on Avenel Drive, the map unit symbol 15B shall be placed either within the map unit (drainage way) or located with a leader from the symbol pointing to the inside of the map unit with the first submission of the Final Construction Plan.

 

39.  60C shall be added to the soil interpretive information with the first submission of the Final Construction Plan.

 

40.  All infrastructure shall be shown on the soil map and enlarged for clarity with the first submission of the Final Construction Plan.

 

41.  The soils layer shall be added to the Erosion and Sediment Control Plan with the first submission of the Final Construction Plan.

 

42.  Proposed temporary turnaround on Road D shall be located further from the property line or an offsite easement shall be provided for construction and maintenance.

 

43.  Lot 22 shall access from Road E, and Lots 32 and 33 shall access off Road D to provide service on these roads for street acceptance.

 

44.  A typical section for the proposed taper on Route 608 shall be provided in the Final Construction Plans and shall show that the existing lane will be widened to 12 feet.  The width of the taper shall be 12 feet at its widest point. 

 

45.  The driveway on Lot 1 shall be located out of the line of sight for Road B, as required by VDOT.

 

46.  The relocation of the existing WSA entrance within the proposed taper on Route 802 will be approved by WSA and VDOT. 

 

47.  The applicant will work with the Department of Parks and Recreation on trail connectivity during the Final Construction Plan process.

 

Location: 

The property is located on the east side of Route 29/15/17, north of the existing Green Meadows Subdivision. 

 

ATTACHMENT: 

Preliminary Plat

 

 

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