The applicant is seeking Preliminary Plat approval to divide
approximately 64.2 acres into sixty-six (66) single-family
residential lots ranging in size from
±5,500 square feet
to ±20,000 square
feet. The property was subject to a rezoning from
Residential-1 (R-1) to Planned Residential Development (PRD)
that was approved on October 20, 2003. A copy of the
proposed Preliminary Plat can be found in Attachment 1.
in the Fauquier County Zoning Ordinance, use of the Planned
Residential Development (PRD) zoning district is intended to
provide flexibility in residential development by providing
for a mix of residential uses that include a variety of
housing types, densities, and alternative forms of housing,
and the combining of these uses with the appropriate
non-residential uses. In order to accomplish this
objective, the PRD district affords flexibility in internal
relationships of design elements over those provided in
subdivision lies to the south of the intersection of
Dumfries Road (Route 605) and Route 29 (Lee Highway), just
outside the Warrenton town limits. Directly to the north
across Dumfries Road is P.B. Smith Elementary School. Rick
Hunt Ford borders the property on Route 29. The property is
approximately 64.2 acres in size that is entirely zoned
Planned Residential Development (PRD). The parcel is
located within the Warrenton Service District of the
Fauquier County Comprehensive Plan. Adjacent properties to
the north, east, and south are zoned Residential-1 (R-1).
Parcels to the west and northwest are zoned Commercial and
Residential-4 (R-4). The property is surrounded by
residential development, predominantly by R-1 zoned
neighborhoods such as Millwood, Ashley Meadows, and Lake
case, Raymond Farm and the applicant are seeking to
integrate attractive residential development with the
preservation of approximately one-third of the farm that has
been a long-standing Fauquier County local landmark. In
order to accomplish the preservation of the farm’s most
engaging features, they are clustering all of the
residential development to the rear of the property. This
development required several modification requests for a
number of Zoning Ordinance requirements pertaining to lot
lines, setbacks, and lot sizes that were approved with the
On August 18, 2003, the Fauquier County Board of Supervisors
granted two Special Exceptions allowing the construction of
a community wastewater treatment and disposal system and
waived the public sewer requirement. The applicant will
build an on-site wastewater treatment facility that shall be
owned and maintained by the Fauquier County Water and
Sanitation Authority (WSA). WSA will also provide public
water to the development.
No action is
necessary, unless a majority of the Board wishes to consider
this preliminary subdivision application. On June 24, 2004,
the Planning Commission voted to approve the Raymond Farm
Preliminary Plat, subject to the conditions noted below:
The Final Plat shall be in general conformance with
the Preliminary Plat entitled "Raymond Farm" dated January
28, 2004, revised on May 12, 2004, signed by Paul B. Johnson
5-13-04 and received in the Planning Office on May 14, 2004,
except as modified by these conditions. This approval is
for a maximum of sixty-six (66) single-family residential
lots, with twenty-seven (27) acres being dedicated to
The applicant will continue to work with the Fauquier
County School Board to further determine a mutually
acceptable solution to install a right-hand turn lane into
P.B. Smith Elementary School, on the school property.
The one (1) level structure shown on page 4 of 15 of
the Preliminary Plat located on the south side of the
proposed six-foot trail behind lot 58 is to remain and shall
be preserved and restored by the applicant.
A landscape plan shall be submitted with the Final
Construction Plan submission.
The landscape plan shall show easements for all
street trees and tree preservation areas.
A landscape buffer along Dumfries Road (Route 605)
shall be planted in conformance with the Plan titled
“Landscape Screening Along Dumfries Road” that was signed by
Paul B. Johnson on April 1, 2004. This buffer shall be
planted as heavily as possible, with additional evergreen
The wet pond shall adhere to the set backs and other
requirements of the Fauquier County Zoning Ordinance 6-102
(24). This includes PIN 6995-41-1448-000.
applicable Federal and State permits shall be included
in the first submission of the Final Construction Plans.
This includes wetlands permits, dam safety permits, etc.
soils map indicates that several soil types are
characterized by high water table, hydric conditions
(indicating possible wetlands), and low bearing
capacity. Of particular concern are Lots, 10, 11, 12,
13, 14, 15, 16 and the street in this area. If springs
and/or wetlands are identified, these houses and the
road shall be relocated into more suitable soils type.
In addition, if springs are present, this pond cannot be
designed as a dry pond because base flow may be present.
shall not be located over springs. Show spring
- If the
wet pond dam is to be reconstructed, an emergency
spillway shall be provided. If the current dam is to be
preserved, an engineer shall certify that it is sound
and will function as intended.
- Evidence that there is adequate fire flow, as outlined
by the Office of Emergency Services, shall be required
with the first submission of the Final Construction
Plan. A water model showing existing conditions and
assumptions shall be included.
shall be a 25-foot “no planting” zone downstream of the
toe of slope of the pond embankments. No landscaping or
buffering shall be in this area. This includes the area
next to PIN 6995-41-1448-000.
configuration of the dry pond will allow
short-circuiting. This shall be revised for the Final
shall be no increase in flows to the existing
pond in the Airy Lake Subdivision unless an engineer
inspects and certifies that this dam is stable.
- In the
Final Construction Plans, all requirements of the
Fauquier County Soil and Water Management (SWM)
Ordinance shall be met.
County recommends that no below-grade basements shall 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. Where
possible, all exterior foundation drainage systems 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 10A, 15B, 415B,
416B, 16B and 110A. 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.”
Provide a typical section for the Route 605
The typical sections shall list the street names
and/or stationing being constructed for each road design.
The full width of the
right-of-way shall be dimensioned on the typical section
A proposed pavement design
shall be included on the typical section. The plan is
indicating prime and double seal, which is not an
acceptable design. A note shall be incorporated
that the pavement design is for planning purposes only,
and the final design shall be based on the Flexible
Pavement Design Worksheet per the 2000 Pavement Design
Guide and actual CBR values. The pavement design shall
be reviewed and approved by Virginia Department of
Transportation (VDOT) prior to construction.
- The area on the plan shown as a reservation for future
road expansion shall be dimensioned on the plan.
- The entrance features shall be located outside of the
area of the right-of-way reservation.
- VDOT recommends that the sidewalk along the entrance
road be extended to handicap ramps at the intersection
of Route 605 to accommodate pedestrian movement to the
school. The signal shall also incorporate the
pedestrian movement along with cross walks.
- The plan shall list street names.
- Any landscaping in the median of the entrance road shall
be in accordance with VDOT’s clear zone requirements,
sight distance requirements, and landscaping standards.
The landscaping shall be reviewed and approved with the
construction plan. The Homeowners’ Association should
provide a CE-7 permit at the time of street acceptance
agreeing to the maintenance of the trees.
- The water and sewer lines shall be located outside of
the pavement and preferably outside of the right-of-way.
- The right-of-way dedication shall make a transition at a
defined point rather than the variable width shown.
- Fauquier County Water and Sanitation Authority shall
accept the sanitary sewer within the right-of-way prior
to the streets being accepted into the State system for
- No sanitary sewer or water line structures shall be
placed in the roadway or the sidewalk per General Note
- A minimum radius of 45 feet from face-of-curb to
face-of-curb on cul-de-sac streets serving more than 25
dwellings is needed, and 55 feet for the right-of-way.
This shall be shown on the plans.
- Sight distance profiles shall be provided for all
- Plans shall be labeled with the stationing.
- The final plan shall include a signal layout with the
control boxes and poles to determine any additional
right-of-way or easements that may be required to
accommodate the signal.
- The sight distance profile for Route 605 shall include
the vertical curve for the left turn lanes, and shall
indicate the design or posted speed used to calculate
the sight distance. The profile shall incorporate the
grade of the proposed improvements.
Cross sections of Route 605
improvements at 100’ intervals shall be submitted with
the final plan.
Virginia Certified Professional Soil Scientist (CPSS)
shall adjust the Type I Soil Map soil lines 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 Construction Plan.
- 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.
final soil map shall 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 CPSS signature shall
be submitted to the Soil Scientist Office before final
plat approval is made.
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 June
This Virginia Certified
Professional Soil Scientist has field reviewed and
adjusted the preliminary soil information onto the
final plat (1” = 50’) and certifies that this is the
Best Available Soils Information to Date for Lots 1
Va. Certified Professional Soil
41. These statements under Home Sites and Road Construction
shall be placed on the same sheet as the final soils map.
The County recommends that no below grade
basements be constructed on soil mapping units 10A, 15B,
16B, 110A, 415B and 416B 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
Roads built on 53B, 53C and 55B and 55C
mapping units will need to be designed to overcome the low
bearing capacity caused by the substratum of these soil
types which are high in mica.
Due to the mica content of the soils in the
53B, 53C and 55B and 55C mapping units, these soils are
highly erosive. The erosion and sedimentation plans need to
consider more filtration practices as compared to
sedimentation. Special precaution will need to be addressed
in stabilizing the cut-banks along the proposed road.
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.
- Preliminary Plat