Board of Supervisors
Beulah Setti, Beulah
Troiano, & Pierre Setti, Jr., Owners, and Bruce Leinberger,
Danforth Homes, Applicant
March 10, 2005
Charles A. Floyd, Senior Planner
Magisterial District: Lee
Service District: Remington
Rappahannock Landing: Preliminary Plat PPLT05-LE-018, Lee
The applicant is seeking Preliminary Plat approval to divide
approximately 44.4 acres into eighty (80) single-family
residential lots of ±5,411
to ±10,693 square
feet in size. The property is split zoned between
Residential-4 (R-4) and Residential-1 (R-1), with all of the
development clustered within the R-4 portion of the
property, with fifty (50) percent open space provided. A
copy of the Preliminary Plat is attached.
The proposed subdivision is located in the Remington Service
District of the Fauquier County Comprehensive Plan, and is
designated for Low Density Residential and Park/Open Space.
The subdivision will be required to have both public water
and sewer service, with water service from the Town of
Remington and sewer service from the Fauquier County Water
and Sanitation Authority (WSA).
This parcel is a portion of the site of the Battle of
Rappahannock Station, which occurred on November 7, 1863,
during the Civil War. Part of the battle took place on
property that is currently developed as Wankoma Village,
which is an adjoining townhouse subdivision.
The parcel is approximately 44.4 acres split zoned R-1 and
R-4. There is ±24.52
acres of R-1 zoned property, and
±19.25 acres of R-4
zoned land. All adjacent properties to the north are
located within the Town of Remington, with some Townhouse
zoning to the northwest. Parcels to the east are zoned R-4
with a small commercial component (C-1). Lee Highway (Route
15/29) constitutes the western boundary of the parcel, with
the Rappahannock River to the south.
Section 9-7 of the Subdivision Ordinance requires that "…all
preliminary plats approved 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 referral, the preliminary plat shall be
deemed approved in accordance with the actions of the
on the location map, the parcel is located at the terminus
of Freemans Ford Road south of the Town of Remington and
Wankoma Village Subdivision, in Lee Magisterial District.
The Rappahannock River comprises the southern boundary of
Pending Virginia Landmarks and National
Register Designations. The Department has been
working with Maral Kalbian on historic area designations for
21 villages and settlements countywide. The following six
communities have officially made both National Register and
Virginia Landmarks listings through this effort: Ashville,
Atoka, Delaplane, Morgantown, New Baltimore and Rectortown.
The County and its Architectural Historian, Maral Kalbian,
have completed the Historic Area survey (including 83 homes
and business buildings) which encompasses the oldest section
of the Town of Remington. It includes a remarkably intact
19th century commercial center that contains a
significant collection of architecturally distinguished
dwellings, mercantile buildings and institutional
structures. The Department of Historic Resources conducted
its public hearing for the Remington Historic Area on
Tuesday, March 1st, at the Margaret M. Pierce
Elementary School. It now is being formally considered at
both the state and federal levels for Virginia Landmarks and
National Register designation. This effort was to assist
also in the Heritage Tourism effort on the part of the Town
Battle of Rappahannock Station (November 7,
1863). Confederate Major General Jubal Early was
tasked with defending the bridgehead at the Rappahannock
River (U.S. 15/29 Business) at Rappahannock Station (now
Remington) from the attack of Federal Major General John
Sedgwick. The engagement covered much of Remington and its
environs, as well as the area south into Culpeper County.
The bridge and its protective bridgehead was an integral
part of General Robert E. Lee’s strategy to defend the
Rappahannock River line. The Confederate forces lost the
engagement. The summary information regarding the battle and
map is available in the Department of Community Development
Civil War Sites Advisory Commission Report
(1993) completed for the National Park Service. The
study focused on 384 battlefield sites and divided them into
four basic priority levels: (a) Priority I: Critical Need
for Action (e.g., Brandy Station, Cold Harbor, 2nd
Manassas, Petersburg, and Wilderness); (b) Priority II:
Battlefields with opportunities for comprehensive
preservation (e.g., Berryville, Buckland Mills, Cross Keys,
Hampton Roads, and 1st Deep Bottom); (c)
Priority III: Battlefields needing some additional
protection (e.g., Appomattox Courthouse, Crater and 1st
Manassas); and (d) Priority IV: Fragmented battlefields
(e.g., Front Royal, New Market, and Rappahannock Station).
The Priority IV are classified as having lost/poor integrity
battlefields and given the lowest priority in funding. As
stated in the Commission report:
“Because of the number and extent of battlefield sites,
because of the practical limitations in current Federal,
state, and local budget policy, because land use regulation
responsibilities are state and local responsibilities, and
because the great majority of Civil War battlefield land is
in private hands, a public/private partnership approach to
battlefield preservation is virtually the only credible
structure available at this time through which leadership
The Commission also indicated that: (a) it did not wish to
downplay the importance of local preservation efforts at
poor condition or lost battlefields where worthwhile
elements and features remain; (b) protection of some poor
condition/lost sites may be justified in conjunction with
other community land preservation objectives, such as parks,
wetlands and recreation area; and (c) such sites be
incorporated into local preservation and heritage tourism
4. Rappahannock Land Preliminary Subdivision.
The Town of Remington and Wankoma Village cover large
expanses of the engagement site on the north side of the
Rappahannock River. No previous effort to preserve this area
from subdivision has occurred in the past. However, the
applicant for the referenced preliminary plat has offered to
dedicate to the County for open space/park purposes over 53%
of the project land to the Rappahannock River and construct
access or contribute access funds, and that is reflected in
the Planning Commission’s conditions for approval. This
action represents a major contribution consistent with the
Remington Service District Plan, as well as preserving a
portion of the engagement area for the first time.
The County currently does not have budgeted funds reserved
for any additional site acquisition. It needs to be noted
that the PEC is reviewing the feasibility of acquiring a
limited number of future platted lots in Rappahannock
Landing subdivision to expand the preservation/park area and
allow for public viewing of the engagement area and historic
markers/monuments to be placed.
Requested Action of the Board of Supervisors:
is necessary, unless a majority of the Board wishes to
consider this preliminary subdivision application. On
February 17, 2005, the Planning Commission voted to approve
the Rappahannock Landing Preliminary Plat, subject to the
conditions noted below:
The Final Plat shall be in general conformance with
the Preliminary Plat entitled "Rappahannock Landing" dated
December 23, 2004, signed by James R. Ashley on 12-28-04 and
received in the Planning Office on December 28, 2004, except
as modified by these conditions. This approval is for a
maximum of eighty (80) residential lots.
applicant agrees to abandon Lots 46 & 47 as shown on the
Preliminary Plan entitled “Rappahannock Landing” dated
December 23, 2004. The applicant also agrees to provide
access to the open space via one of the two following
20-foot gravel road from Business Route 15/29 along the
existing Hord Avenue right-of-way (40-foot width) and
existing Bridge Street (20-foot width) to the open space
through abandoned lots 46 & 47.
$150,000 to River Access Improvements if the County finds a
preferred alternative means of access.
The applicant agrees to either build the road or contribute
the funds within 12 months of recordation of the Final
The applicant shall dedicate approximately 23.70 acres to
the County for the purposes of providing a Rappahannock
River Park as indicated in the County’s Comprehensive Plan.
The dedication will account for all open space requirements
associated with this subdivision as required in Zoning
Ordinance Sections 2-309 and 2-406.
applicant agrees to stub utilities to the park location.
applicant will not be responsible for construction of
any infrastructure associated with the proposed park
site except the construction of the proposed access
road, and as mentioned above in Condition of Development
Number 3, if option 1 identified above is triggered.
applicant will be granted drainage easements, if
necessary, across the proposed park site as required by
the County Engineers Office to convey storm water from
the developments required facilities to an adequate
applicant may make revisions to the Preliminary Plat to
save sections of the Battlefield area or if the lots
located in swales must be relocated.
Pursuant to Section 7-603 of the Fauquier County Zoning
Ordinance, a landscape plan shall be submitted with the
construction drawings for approval.
No fill in the floodplain at the location of Landing
Drive and James Madison Street shall be allowed without
Special Exception approval.
offsite sewer easements shall be recorded prior to Final
Construction Plan approval.
The sight distance profile should be indicating 500
feet of sight distance in both directions for a 45 mph speed
limit. There also appear to be areas where the line of
sight extends outside of the right-of-way and will require a
sight distance easement.
No information was provided regarding the area
adjacent to PIN Map 6887-07-1253 and 6887-07-0353 that
appears to be an easement or right-of-way that shall be
Indicate on the typical section of Business 15/29
improvements that the existing lane shall be widened to 12
feet. Dimension the right-of-way from centerline to
right-of-way line. In accordance with Road Design Manual
GS-2 standard, the shoulders shall be paved 8 feet wide.
The right-of-way shall be shown the full length of
the frontage improvements to ensure all of the work is
within the right-of-way.
Several of the utility crossings are still being shown
crossing the roads at an angle rather than
perpendicular; however, this shall be addressed with the
Final Construction Plan.
typical sections shall be determined at the time of
Final Construction Plan by Fauquier County and the
Virginia Department of Transportation.
All applicable State and Federal permits shall be
filed with the first submission of the Final Construction
Plans. This includes the COE/DEQ wetlands permits.
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 discharge 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 1A, 2A, 3A, 8A, 14B, 171B, and 178B.
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
Evidence that adequate fire flow exists shall be
required with the first submission of the Final
Construction Plan. This shall be based on the standards
of the Office of Emergency Services.
detailed overall overlot-grading plan shall be required
prior to Final Construction Plan approval. The plan
shall show where any sump pumps will discharge.
Although the contour lines are not clearly marked in the
northeast corner of the property, it appears that the
100-year floodplain from Tinpot may be higher than
shown. It is recommended that no portion of any lot be
within the 100-year floodplain.
shall be 20-foot wide access easements to all SWM/BMP
facilities. The access road shall be an all weather
surface that is accessible at all times and will not
require fill or an impervious surface in the floodplain.
Landscaping shall not be placed in utility or site
toe of the embankment and all drainage structures shall
be 25 feet from the property lines. (See Chapter 3.01
and 3.07 of the Virginia Stormwater Management Handbook)
shall not be located in swales. These lots are 12, 16,
17, 10, 43, 44, 45, 46, 37, and 38.
shall be no fill in the floodplain associated with
roads, trails, lots, SWM/BMP facilities or any other use
without a Special Exception.
- 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 shall be done in the field and checked for any
additional soils information to be added to the Final
- 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 October 25, 2004.
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
- 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
- This final soil map shall be filed
in the Building Department to be used exclusively for
obtaining soils information for this proposed
- Two copies of this final soil map
with CPSS signature shall be submitted to the Soil
Scientist Office before Final Plat approval is made.
- The final signature sets shall
require original CPSS signature.
statements under Home Sites and Road Construction
shall be placed on the same sheet as the final soils
The County recommends that no below grade
basements be constructed on soil mapping units 1A, 2A, 3A,
4A, 14B, and 178A 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.