Board of Supervisors Meeting Date:


Richard M. Barb, LLC


February 17, 2004

Staff Lead:



Elizabeth A. Cook, Chief of Planning

Community Development


Magisterial District:  Lee



Service District:  Bealeton


6888-13-7752-000 & 6888-25-0487-000



 Consider Preliminary Plat PP03-L-29:  Ellerslie Farm


Topic Description:


In March 2003, the Board of Supervisors approved a Rezoning of ±139.5 acres for a maximum of 198 single-family detached lots to be developed as a Residential-2 (R-2) Cluster development.  On December 15, 2003, the Board approved a companion Concept Development Plan amendment for the proposed project.  Now, the applicant is seeking Preliminary Plat approval to create 198 single-family residential lots ranging in size from ±10,000 to ±20,000 square feet, with the balance of the lots approximately 10,000 square feet in size.  The applicant is also dedicating ±28 acres for a County park. 


The property is located on the southeast side of James Madison Highway (Route 15/29) south of its intersection with James Madison Street, north of the Town of Remington.  A composite of the Preliminary Plat is attached.


As proffered, the project will develop in six (6) phases, with no more than forty (40) lots to be recorded per year for the first two (2) years.  The remaining four (4) phases will be restricted to no more than thirty (30) lots to be recorded in any one calendar year.  Public sewer service will be provided to the development from the Fauquier County Water and Sanitation Authority, and the Town of Remington will be providing public water service. 


Section 9-7 of the Subdivision Ordinance requires that “…all preliminary plats acted on 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 referrals, the preliminary plat shall be deemed approved or denied in accordance with the action of the Planning Commission.”


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 December 18, 2003, the Planning Commission voted to approve the Ellerslie Farm Preliminary Plat, subject to the following conditions:


1.      The Final Plat shall be in general conformance with the Preliminary Plat entitled "Ellerslie Farm Subd. Lots 1 – 198, Phases 1 - 6" dated 11/14/03 and revised through 1/08/04, except as modified by these conditions. 


2.      In accordance with the Fauquier County Zoning Ordinance, a tree canopy calculation, landscape plan and buffer plan shall be provided with the Final Construction Plans.


3.      All appropriate permits for disturbance of wetlands shall be required prior to Final Construction Plan approval.


4.      All tot lots, sidewalks, and trails shall be ADA compliant.


5.      Evidence of the Dominion Virginia Power encroachment agreements to allow the proposed trail through Dominion's easement shall be required prior to Final Construction Plan approval.


6.       Evidence of the Lees Glen Homeowners Association permission to allow the proposed trail through Association's property shall be required prior to Final Construction Plan approval.


7.      The applicant shall work with Parks and Recreation to determine the exact location and design of the trail prior to Final Construction Plan approval.


8.      The recreation facilities should be designed and constructed to Parks and Recreation standards.


9.      The covenants of the homeowners association to provide for continued maintenance of the recreational facilities shall be submitted to the Parks and Recreation Department for review and comment prior to Final Construction Plan approval.


10.  Recreation facilities shall be constructed as part of the development site work, not during construction of the actual residences.


11.  Any park or trail dedication to the County shall be subject to acceptance by the Board of Supervisors or its designated agent, after the receipt of a Phase 1 Environmental Audit acceptable to the County.  The audit cost shall be borne by the County.


12.  The applicant is strongly encouraged to construct the second subdivision access point to Route 29 Business prior to approval of the Final Plat for the 100th lot.


13.  Road and other construction shall insure drainage water will not rise higher than 18" below the shoulder of proposed or existing public roads.  At a minimum, culverts shall be designed to accommodate the following flood frequencies and drainage calculations provided:


a.       Secondary and Subdivision Streets      10-year

b.      Primary and Parkways                         25-year


14.  All utilities placed within the street right-of-way shall be placed on the outer 3 to 5 feet of the edge of the right-of-way.  Manholes shall not be located in the pavement or shoulder of highways.  Deviation from this condition requires prior approval by VDOT and will be considered on a case-by-case basis.


15.  Culverts shall be designed to pass the 10-year storm with 12 inches of freeboard.


16.  Trees within street rights-of-way shall not be credited towards satisfying Fauquier County’s tree canopy ordinance.  Unpaved portions of street rights-of-way shall not be credited towards open space requirements.


17.  A note shall be added to the Final Construction Plans stating, “A video camera inspection is required for all storm sewers and culverts that are deemed inaccessible to VDOT inspections.  The video camera inspection shall be made with a VDOT and/or County inspector present.”


18.  The streets will not be eligible for acceptance for maintenance until the Town of Remington has assumed maintenance responsibility for the water line.


19.  The applicant shall submit for County approval homeowners' association documents or other required road/alley/pipestem maintanence agreements prior to Final Plat approval.


20.  Except as provided for on the Concept Development Plan, residential driveway access shall be restricted to the alleyways for the rear-loaded lots.


21.  Town of Remington and Fauquier County Water and Sanitation Authority approval of the Final Construction Plans and Final Plat shall be required prior to Final Plat approval.


22.  A Virginia Certified Professional Soil Scientist (CPSS) shall adjust the preliminary soil map onto the final construction plan.


23.  A signature block shall be placed on the Final Soil Map sheet for the CPSS to sign which states: 



Preliminary Soils Information Provided by Larry K. Johnson, CPSS via a Type I Soil Map (1"=400') Dated July 16, 2003.


This Virginia Certified Professional Soil Scientist has field reviewed and adjusted the preliminary soil information onto the final plat (1"=72') and certifies that this is the Best Available Soils Information to Date for Lots 1-??.



Va. Certified Professional Soil Scientist                                  DATE

CPSS #3401-                      



24.  The interpretive information from the Preliminary Soil Report for each mapping unit shown on the above plat shall be placed on the same soil map.  Also, a Spot Symbols Legend shall be placed on the plat map to identify spot symbols.


25.  The following statements shall be placed on the same plat map:


a.       "The County recommends that no below grade basements be constructed on soil mapping units 14B, 74B, 78A and 79A due to wetness, unless the foundation drainage system of the structure is designed by a Virginia Licensed Professional Engineer."  No construction or disturbances should occur in the 5A and 6A soil mapping units, which are floodplain soils.

b.      “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.”


26.  This final soil map shall be filed in the front office of Community Development and the Building Department to be used exclusively for obtaining soils information for this proposed subdivision.


27.  Two copies of this final soil map with the original CPSS signature shall be submitted to the Soil Scientist's Office before Final Plat approval is made.


28.  No BMP facilities are to be located on the residential lots.


29.  Natural drainage swales should be protected to the maximum extent practicable.  Special consideration for drainage patterns should be considered due to the wet nature of the soils.  The streets located in and around the intersection of Ellerslie Farm Road and McCarthy Drive are of particular concern.  These areas and several others have soils that are characterized by perched water table, shrink swell clay and low bearing capacity.  Underdrains shall be shown on the typical sections and used in all areas, unless it can be shown that they are not necessary.


30.  Evidence of adequate fire flow protection shall be required prior to Final Construction Plan approval.


31.  The recreation facilities shall be in general conformance with the Recreational Lot Details exhibit dated 12/17/03, received in the Planning Office on December 18, 2003.





Preliminary Plat