Owners/Applicants:                                          Board of Supervisors Meeting Date:

Douglas and Sharon Darling                                                           April 21, 2003

Staff Lead:                                                                                    Department:  

Deirdre B. Clark                                                                Community Development

Magisterial/ Service District:                                                                   PIN:

Marshall                                                                               6969-47-7034-000                                                                                                      6969-47-3414-000    


Topic Description:

The applicants are seeking Preliminary Plat approval to divide ±17.7 acres zoned Residential (R-2) into thirty (30) single-family residential lots ranging in size from approximately 10,010 to 35,013 square feet, plus a residue parcel of approximately 8.05 acres, ± forty-four percent of the site.  In addition, a companion application (SE03-M-19) has been filed under Section 5-2600 to obtain a reduction in open space.  The property is located on the southeast side of Main Street (Route55/17), south of its intersection with Manor Drive in the Marshall Service District.

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 Planning Commission."                                                                           

The Planning Commission staff reports are available upon request.

Requested Action of the Board of Supervisors:

No action is necessary, unless a majority of the Board wishes to consider this preliminary subdivision application, or unless the Board does not approve the companion Special Exception(SE03-M-19), whereby this application becomes null and void.  On March 27, 2003 , the Planning Commission voted to approve the Cannon Ridge Subdivision Preliminary Plat subject to the conditions noted below: 

1.      The final plat shall be in general conformance with the preliminary subdivision plat entitled "Cannon Ridge" dated February 4, 2003 and received in the Planning Office on February 6, 2003 .

  1. Prior to final plat and construction plan approval, the applicant shall submit a detailed landscape plan as required pursuant to Section 7-600 of the Zoning Ordinance.
  2. A Virginia Certified Professional Soil Scientist (CPSS) shall adjust the Type I Soil Map soil lines onto the final working plat.  This shall be done in the field and checked for any additional soil information to be added to the final scale plat map.
  3. A signature block shall be placed on the final 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 December 19, 2000 .

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 1-30.


Va. Certified Professional Soil Scientist                         DATE

CPSS #3401-

  1. Interpretive information from the Type I soil report for each mapping unit shown on the above plat shall be placed on the same soil map. Information from the  Interpretive Guide to the Soils of Fauquier County , Virginia , 4th Edition—2002 shall be included and the source stated.  Also, a Symbols Legend shall be placed on the plat to identify spot symbols.  Include all mapping units and soil lines on soil map.
  2. The following statements shall be placed on the final plat:
    • "The County recommends that no below grade basements be constructed on soil mapping unit 38B and 438B due to wetness unless the foundation drainage system of the structure is designed by a Virginia Licensed Professional Engineer."
    • "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 geotechnical evaluation in order to determine proper design”.

7.  This map, with original CPSS signature, shall be submitted to the County Soil Scientist Office before final plat approval is made.

  1. Two signed copies of the final soil map shall be given to the County Soil Scientist Office. One map shall be filed in the front office of Community Development and used exclusively for the public to obtain soils information for this subdivision.  One copy shall be filed in the Building Department to be used by the plan reviewer for their use in identifying potential problem soils associated with building permits.
  2. The applicant shall provide this soil information to the Building Department at the time of application.
  3. All road design and construction shall be in accordance with VDOT's Subdivision Street Requirements manual and VDOT's Road and Bridge Standards.
  4. The entrance shall be constructed in accordance with our Minimum Standards of Entrances to State Highways.  The entrance shall include 50’ tapers.  A turn lane may be required.
  5. The existing entrance and ingress/egress easement shall be eliminated and the lot accessed from the subdivision street.
  6. 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:

                        Secondary and Subdivision Streets                    10-year

                        Primary and Parkways                          25-year

  1. 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 only be considered on a case-by-case basis.
  2. Trees within rights-of-way shall not be credited towards satisfying Fauquier County 's tree canopy ordinance.
  3. The SWM/BMP emergency spillway shall discharge into an existing stream or an adequate channel as defined by MS-19.  All system upgrades needed to meet the requirements of MS-19 shall be identified and constructed at the applicant's expense.
  4. The toe of slope on the embankment or associated disturbed area of the SWM/BMP shall be at least twenty-five (25) feet from the property line.
  5. Consideration shall be made for pedestrian connections to adjacent neighborhoods.
  1. The proposed SWM/BMP appears to outfall into an existing storm sewer on Main Street .  Adequate size and capacity shall be demonstrated prior to final construction plan approval.
  2. Prior to final construction plan approval, verification of public sewer and public water service shall be provided. 
  3. Prior to final construction plan approval, adequate fire flow shall be demonstrated.

22.  Easements shall be provided to adjacent properties to the east to allow for utility connections to include public water and public sewer. 

23.  An access easement to the SWM/BMP facility shall be provided.

24.  A maintenance agreement for the SWM/BMP facility shall be recorded prior to final plat approval.

25.  The SWM/BMP facility shall be located on a separate lot.

26.  Pedestrian lighting, designed to meet all County standards and VDOT requirements, shall be provided.  Such lighting shall address pedestrian needs while minimizing impacts to the night sky.

27.  All public utilities shall be placed underground, unless it can be demonstrated that it is not feasible to do so.


Preliminary Plat