The applicant is seeking Preliminary Plat approval to divide
approximately 9.814 acres into thirty-nine (39)
single-family attached residential (townhouse) lots ranging
in size from ±3,600
to 1,800 square feet in size. This application represents a
by-right cluster subdivision in a Residential-4 (R-4) zoning
district. Townhouses are allowed in cluster developments of
R-4 zoned property, under Article 3-400 (footnote 15) of the
Fauquier County Zoning Ordinance.
The minimum required open space is fifty percent (50%) of
the gross site area for this proposal. The minimum lot size
is 1,800 square feet, with no more than eight (8) dwelling
units in a single row of contiguous townhouse units (Article
3-506.1 of the Zoning Ordinance).
The subject parcels are located within the Bealeton Service
District of the Fauquier County Comprehensive Plan, and are
required to be served by public water and sewer, which
should be supplied by the Fauquier County Water and
Sanitation Authority (WSA). If the proposal is approved, a
Major Site Plan shall be required pursuant to Article
3-301.1.b of the Zoning Ordinance. The applicant’s proposed
Preliminary Plat is located in Attachment 1.
property is designated for medium density residential uses,
and is located within the Bealeton Town Center in the
Comprehensive Plan. The division of thirty-nine (39)
townhouse residential lots and the open space as proposed by
the Preliminary Plat will create a residential development
that conforms in size and configuration to surrounding
properties designations within the Comprehensive Plan. All
roads that are shown within the Bealeton Service District of
the Comprehensive Plan have been provided for on the
Preliminary Plat. The proposed Church Street as shown in
the Bealeton Town Center Plan will be located on PIN
6899-14-2426-000 owned by Revathi Rathinasamy, which is
adjacent to the Wexford property.
is necessary, unless a majority of the Board wishes to
consider this preliminary subdivision application. On
January 27, 2004, the Planning Commission voted to approve
the Wexford Mews Preliminary Plat, subject to the conditions
The Final Plat/Major Site Plan shall be in general
conformance with the Preliminary Plat entitled "Wexford
Mews" dated June 2004, signed by James R. Ashley on December
14, 2004, and received in the Planning Office on December
15, 2004, except as modified by these conditions. This
approval is for a maximum of thirty-nine (39) residential
- If the
Planning Commission qualifies the easement to PIN
6899-24-3818-000 as open space, the easement shall be
shown on the Major Site Plan. The easement shall also
be shown on the Final Plat and recorded with said plat.
The purpose of the easement is to provide internal
access to PIN 6899-24-3818-000 and to direct traffic
away from Route 17. The maintenance of the easement
shall be the responsibility of the owner of PIN
6899-24-3818-000, not the Homeowners Association created
with the Final Subdivision.
Pursuant to Section 7-603 of the Fauquier County Zoning
Ordinance, a landscape plan shall be submitted with the
construction drawings for approval.
A major site plan shall be required per Article
3-301.1.b of the Fauquier County Zoning Ordinance.
Signage approved by VDOT and the County shall be located
at the terminus of any temporary cul-de-sac identifying
the planned inter-parcel connection. The applicant is
encouraged to seek out easements on adjoining properties
for construction of the temporary cul-de-sacs.
Notation on both the Final Plat and Deed of Subdivision
shall be provided that clearly and boldly states the
ownership, maintenance, and responsibility to the alleys
pursuant to Section 5-10 of the Fauquier County
line easements shall be extended to Route 17 along
Village Center Drive to allow for future connections.
applicant agrees that no below grade basements shall be
constructed for lots 8-39.
The typical sections shall include the full width of
the right-of-way, and shall be dimensioned the full width.
The right-of-way line shall extend 1-foot beyond the
sidewalk, but the typical for Village Center Drive only
shows 6 inches beyond the sidewalk.
The typical section is indicating placing the
sidewalk at the back of the curb. Provisions shall be made
for the placement of signs and any mailboxes. With the on
street parking indicated, the placement of the sidewalks at
the back of the curb can create problems for the pedestrians
on the sidewalk. VDOT recommends that the sidewalk be
located a minimum of 18 inches from the back of curb with on
The typical section for Wexford Place shall indicate
the proposed parking lane, and the crown of the road shall
be offset to the center of the travel lane rather than the
center of the pavement.
The width of the entrances to the parking lots shall
be shown at the radius, and they should be a minimum of 30
The existing right-of-way on Route 17 shall be
dimensioned from the centerline to the property line, and
the right-of-way line shall be shown along the proposed
right turn lane to indicate the work is in the right-of-way.
The proposed temporary turnarounds shall include
shoulder and allow for adequate drainage.
Provide a sight distance profile for Village Center
Drive at Route 17. The plan shall include the posted speed
and/or design speed used to calculate the sight distance.
The plan shall indicate the streets are being
dedicated for public street purposes.
The handicap ramps shall be labeled as CG-12 A, B or
C. The handicap ramps at the entrances to the parking lots
are extending beyond the right-of-way, and they shall be
completely within the right-of-way in order for the
department to maintain.
The curb and gutter on Route 17 shall be CG-7 or the
curb and gutter will need to start further back.
sanitary sewer does not appear to connect to an existing
sewer system. Evidence of offsite easements shall be
required prior to final subdivision plan approval.
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) 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, “Basements are not recommended
in mapping units 14B, 74B, and 78A. 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
applicable Federal and State permits shall be included
in the first submission of the Major Site Plan. This
includes wetlands permits, dam safety permits, etc.
Evidence that there is adequate fire flow, as outlined
by the Office of Emergency Services, shall be required
with the first submission of the Major Site Plan. A
water model showing existing conditions and assumptions
shall be included.
water table characterizes the soils in the location of
the pond. A dry pond may not be appropriate for this
location. Further geotech and soils analysis shall be
required to verify that a high water table is not
present prior to final subdivision approval.
access easement to the Soil and Water Management (SWM)
facilities shall be required. An all weather surface for
this access shall be required.
Village Center Drive shall be constructed to the
property line with the temporary turn around on the adjacent
property if possible. Every effort shall be made to obtain
permission from the adjacent property to construct this
temporary cul-de-sac on their property.
A Virginia Certified Professional Soil Scientist (CPSS)
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.
signature block shall be placed on the Major Site Plan
Final Soil Map for the CPSS to sign, which states:
- Interpretive information
from the Type I soil report for each mapping unit shown
on the Major Site plan shall be placed on the same sheet
as the soil map. Also, a Symbols Legend shall be placed
on the Major Site Plan to identify spot symbols.
Final Soils Map will be filed in the Building Department
to be used exclusively for obtaining soils information
for this proposed subdivision.
copies of this final soil map, with original CPSS
signature, shall be submitted to the Soil Scientist
Office before Final Plat approval is made.
statements under Home Sites and Road Construction
shall be placed on the same sheet as the Final
The County recommends that no below grade basements
be constructed on soil mapping units 14B, 74B, 74C
and 78A 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.
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.