Board of Supervisors Meeting Date:


Sunchase Capital Partners, VII, Owner/Applicant


August 16, 2004

Staff Lead:



Charles A. Floyd, Senior Planner

Community Development


Magisterial District:  Marshall



Service District:  Marshall

6060-70-0919-000 & 6060-71-1555-000




Consider Partisan’s Reach: Preliminary Plat PPLT04-MA-001


Topic Description:


The applicant is seeking Preliminary Plat approval to divide approximately 34.16 acres into fifty-one (51) single-family residential lots that are approximately 10,000 square feet in size. The subject properties are zoned Residential-2 (R-2).  The applicant is proposing to cluster the fifty-one (51) lots on ±17 acres, leaving fifty percent (50%) of the total site in open space.  Since the parcels are located within the Marshall Service District of the Fauquier County Comprehensive Plan, they are required to have public sewer from the Fauquier County Water and Sanitation Authority (FCWSA), and public water provided by Marshall Water Works.  A copy of the Preliminary Plat is located in Attachment 1.



The subject property is entirely zoned Residential-2 (R-2).  All adjacent properties are also zoned Residential-2 (R-2).  There are Residential-4 (R-4) and some commercially zoned parcels in close proximity.  All adjacent parcels are either vacant or single family residential lots.


As seen on the following location map the properties are on the east side of State Route 710 (Rectortown Road) directly across from Mountain View Avenue (State Route 1008) in both the Marshall Magisterial District and the Marshall Service District. The eastern boundary of the properties is the Norfolk Southern Railroad.



Location Map


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 July 29, 2004, the Planning Commission voted to approve the Partisan’s Reach Preliminary Plat, subject to the conditions noted below:


  1. The Final Plat shall be in general conformance with the Preliminary Plat entitled "Partisan’s Reach" dated July 2003, revised March 2004, signed by Michael Lee Proctor March 24, 2004 and received in the Planning Office on March 25, 2004, except as modified by these conditions.  This approval is for a maximum of fifty-one (51) residential lots.


  1. A complete detailed landscape plan shall be part of the Construction Plan submission.  Include on this plan the types of trees and their growth calculations at 20 years maturity to ensure that these trees meet canopy requirements.


  1. Per Article 2-411 of the Zoning Ordinance, a minimum distance of 200 feet shall be maintained between all residential buildings and railroad tracks. This more restrictive setback should be reflected in the general notes and identified with the building restriction lines.


  1. The applicant shall design the railroad crossing to County, Virginia Department of Transportation (VDOT), and Norfolk Southern Railway standards, and reserve the right-of-way for the extension of Mountain View Avenue, from its intersection with proposed Partisans Drive to the Norfolk Southern Railroad right-of-way.   The Northern Southern Railroad shall find the crossing design acceptable prior to Final Plat approval. The type of crossing shall be grade separated.  At the time of application for the subdivision improvement bond, the applicant shall be responsible for estimating the construction cost of its portion of the desired railroad crossing to the property line.  Once the County has set the estimate for the improvements, funds for the onsite portion of the crossing shall be placed in a Marshall Service District Transportation Escrow Fund.  In addition prior to Final Plat approval, the applicant agrees to contribute $1,400 per residential lot to this Escrow Fund to be used for the crossing construction.  If the railroad crossing construction has not commenced within fifteen (15) years of the deposit of said funds, the Escrow Funds may be used for other transportation improvements within the vicinity of the Partisan’s Reach development.


  1. The proposed Storm Water Management (SWM) basin in the northwest corner of the property shall be a minimum of 50 feet from the property line if the basin is a wet pond, and 25 feet if it is dry. 


  1. The trail shall be six feet (6’) wide with five-foot (5’) shoulders located within a twenty-foot (20’) easement.


  1. Prior to Final Construction Plan approval, details for the tot lot and fitness stations that are proposed shall be provided to the County for review and approval.


  1. A Boundary Line Adjustment of the interior lots shall be executed and recorded prior to Final Plat approval.


  1. The typical sections for the local collectors shall be the TS-5 standard identified in Section 17(4.1) of the Fauquier County Subdivision Ordinance, with five-foot (5’) sidewalks that are ADA compliant.


  1. All offsite easements shall be recorded prior to Final Construction Plan approval.


  1. All applicable State and Federal permits shall be filed with the first submission of the Final Construction Plans. This includes the COE wetlands permit.


  1. The 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 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, 10B, 15B, 16B, 22B, 38B & 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.”


  1. Provide evidence that the Fauquier County Water and Sanitation Authority (WSA) and/or Marshall Water Works shall allow connection to the water and sewer system. WSA shall need to approve the connection of the force main.  This evidence shall be provided prior to Final Construction Plan approval.


  1. Lots 1, 2, 15, 23, 37 and 38 appear to be configured such that the houses will be located in swales, the houses on these lots shall be relocated out of the swales.


  1. Due to the pond outfall and an intermittent stream, the cul-de-sac on the south end of Partisan’s Drive shall have adequately sized drainage structures under it to allow for flow.


  1. Signage approved by VDOT and the County shall be located at the terminus of any temporary cul-de-sac identifying the planned inter-parcel connection.  The applicant is encouraged to seek out easements on adjoining properties for construction of the temporary cul-de-sacs.


  1. Signage approved by VDOT and the County shall be located just beyond the terminus of the extension of Mountain View Avenue identifying the planned flyover and inter-parcel connection.  Also a note shall be placed on the Final Construction Plans, Final Plat, and Deed of Subdivision stating, “Mountain View Avenue is planned as an inter-parcel connection to the other side of the railroad tracks, and is designed to be grade-separated.”


  1. All ponds and outfall structures shall be kept 25 feet from the property lines. Trees, shrubs and any other woody plants shall not to be planted on the embankment or adjacent areas extending at least 25 feet beyond the embankment toe and abutment contacts. This area shall be within a maintenance easement. Tree save areas and landscaping shall not be located in these areas.


  1. No storm water runoff generated from new development shall be discharged into a jurisdictional wetland without adequate treatment.


  1. Offsite drainage appears to be flowing from the west side of Route 710 through a culvert. This offsite area shall be included in calculations.


  1. An overlot-grading plan shall be provided as part of the Final Construction Plans.


  1. Proof of provisions for adequate fire flow shall be required with the first submission of the Final Construction Plans.


  1. The source of the wetland study shall be labeled on plats. A copy of the wetland report is requested.


  1. Lots 1, 2, 3 and 51 contain significant areas of soil mapping units 110A. This soil is rated very poor for general development due to a prolonged high water table. County Staff recommends relocation of these lots to prevent future problems.


  1. A Virginia Certified Professional Soil Scientist (CPSS) shall adjust the preliminary soil map onto the Final Construction Plan.


  1. 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.


  1. 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.


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


  1. These statements under Home Sites and Road Construction shall be placed on the same plat map.


    • The County recommends that no below grade basements be constructed on soil mapping units 10A, 10B, 15B, 16B, 22B, 38B, and 110A 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 a geotechnical evaluation in order to determine proper design.
    • The County recommends that before road or home construction begins in soil mapping units 19B, 19C, 20B, 220B, 220C and 220F, a site specific evaluation needs to be conducted so that shallow to bedrock areas are identified. These areas may require blasting if deep cuts or excavation is done.



30.        A signature block shall be placed on this plat for the CPSS to sign which states:


Preliminary Soils Information Provided by J. Earl Frazier, CPSS (1"=100') Dated July 16, 2003.


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 Scientist                          DATE

CPSS #3401-               






1.      Preliminary Plat