CONSENT AGENDA REQUEST
Board of Supervisors Meeting Date:
Sunchase Capital Partners, VII,
August 16, 2004
Charles A. Floyd, Senior Planner
Magisterial District: Marshall
Service District: Marshall
6060-70-0919-000 & 6060-71-1555-000
Consider Partisan’s Reach: Preliminary Plat PPLT04-MA-001
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.
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.
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.
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
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
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)
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
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
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
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.
trail shall be six feet (6’) wide with five-foot (5’)
shoulders located within a twenty-foot (20’) easement.
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.
Boundary Line Adjustment of the interior lots shall be
executed and recorded prior to Final Plat approval.
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.
offsite easements shall be recorded prior to Final
Construction Plan approval.
applicable State and Federal permits shall be filed with
the first submission of the Final Construction Plans.
This includes the COE wetlands permit.
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
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, 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.
- 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.
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.
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.”
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.
storm water runoff generated from new development shall
be discharged into a jurisdictional wetland without
Offsite drainage appears to be flowing from the west
side of Route 710 through a culvert. This offsite area
shall be included in calculations.
overlot-grading plan shall be provided as part of the
Final Construction Plans.
of provisions for adequate fire flow shall be required
with the first submission of the Final Construction
source of the wetland study shall be labeled on plats. A
copy of the wetland report is requested.
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
Virginia Certified Professional Soil Scientist (CPSS)
shall adjust the preliminary soil map onto the Final
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.
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.
copies of this final soil map with the original CPSS
signature shall be submitted to the Soil Scientist
Office before Final Plat approval.
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
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.
A signature block shall be placed on this plat for
the CPSS to sign which states:
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-??.
Professional Soil Scientist