Board of Supervisors Meeting Date:


Margaret A. Hufnagel & Others, Owners

Landmark Property Development, LLC, Applicant


July 19, 2004

Staff Lead:



Charles A. Floyd, Senior Planner

Community Development


Magisterial District:  Center



Service District:  Warrenton





Raymond Farm: Preliminary Plat PPLT04-CT-007


Topic Description:


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.


As outlined 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 conventional districts.


The proposed 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 Whippoorwill.


In this 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 rezoning.


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.


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.  On June 24, 2004, the Planning Commission voted to approve the Raymond Farm Preliminary Plat, subject to the conditions noted below:


1.      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 Fauquier County. 


2.      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.


3.      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.


4.      A landscape plan shall be submitted with the Final Construction Plan submission. 


5.      The landscape plan shall show easements for all street trees and tree preservation areas.


6.      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 trees.


7.      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.


  1. All 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.


  1. The 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.


  1. Roads shall not be located over springs. Show spring locations.


  1. 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.


  1. 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.


  1. There 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.


  1. The configuration of the dry pond will allow short-circuiting. This shall be revised for the Final Construction Plans.


  1. There 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.


  1. In the Final Construction Plans, all requirements of the Fauquier County Soil and Water Management (SWM) Ordinance shall be met.


  1. The 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.”


18.  Provide a typical section for the Route 605 improvements.


19.  The typical sections shall list the street names and/or stationing being constructed for each road design.


  1. The full width of the right-of-way shall be dimensioned on the typical section


  1. 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.


  1. The area on the plan shown as a reservation for future road expansion shall be dimensioned on the plan.


  1. The entrance features shall be located outside of the area of the right-of-way reservation.


  1. 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.


  1. The plan shall list street names.


  1. 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.


  1. The water and sewer lines shall be located outside of the pavement and preferably outside of the right-of-way.


  1. The right-of-way dedication shall make a transition at a defined point rather than the variable width shown.


  1. 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 maintenance.


  1. No sanitary sewer or water line structures shall be placed in the roadway or the sidewalk per General Note number 2.


  1. 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.


  1. Sight distance profiles shall be provided for all intersections.


  1. Plans shall be labeled with the stationing.


  1. 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.


  1. 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.


  1. Cross sections of Route 605 improvements at 100’ intervals shall be submitted with the final plan.


  1. A 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.


  1. 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.


  1. This final soil map shall be filed in the Building Department to be used exclusively for obtaining soils information for this proposed subdivision.


  1. Two copies of this final soil map with CPSS signature shall be submitted to the Soil Scientist Office before final plat approval is made.


  1. 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 June 19, 2003.


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 – 9.


Va. Certified Professional Soil Scientist                                           DATE

CPSS #3401-___________


41. These statements under Home Sites and Road Construction shall be placed on the same sheet as the final soils map.


Ø      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 structures.


Ø      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.


Ø      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.


Ø      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.



  1. Preliminary Plat