The applicant is seeking Preliminary Plat approval to divide
approximately 199.0 acres into four (4) single-family
residential lots five (5) acres in size, with a residue
parcel of ±172.29
acres. The ±172.29
acres, or residue, will be placed in a non-common open space
easement with the Final Plat, because it will have no
further subdivision potential. Lot 1 is a previously
approved Administrative Subdivision that was recently
recorded. The Preliminary Plat is located in Attachment
The entire property of approximately 199.00 acres is zoned
Rural Agriculture. All adjacent properties are also zoned
Rural Agricultural (RA). The property is situated on the
northwest side of Union Church Road (Route 632) north of its
intersection with Sumerduck Road (Route 651). The property
lies just north of the Village of Sumerduck. A location map
has been provided at the end of this report.
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.
is necessary, unless a majority of the Board wishes to
consider this preliminary subdivision application. On
September 28, 2004, the Planning Commission voted to approve
the Summer Sky Subdivision Preliminary Plat, subject to the
conditions noted below:
Final Plat shall be in general conformance with the
Preliminary Plat entitled "Menmuir Subdivision" dated
July 7, 2004, signed by Carson G. Balzrette on 7-15-04
and received in the Planning Office on July 16, 2004,
except as modified by these conditions. This approval
is for a maximum of four (4) residential lots and a
non-common open space residue.
Pursuant to Section 7-603 of the Fauquier County
Zoning Ordinance, a landscape plan shall be submitted with
the Final Construction Plans for approval.
objects shall be placed in the sight distance easement
that would obstruct the sight distance from Lot 5.
- A deed
of non-common open space shall be recorded with the
Dedication shall be provided to meet the requirements of
Sections 4-3, 4-19, and 5-7 of the Fauquier County
Subdivision Ordinance, or 25-feet from the edge of the
property line to the centerline of Union Church Road.
driveway culverts shall be a minimum of 15 inches in
diameter and pass the 10-year storm.
driveway culverts shall be a minimum of 15 inches by 30
house on Lot 5 shall be located out of the swale and
above the 10-year water surface elevation of the swale.
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. 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 an adequate channel.
Drainage easements, where necessary, shall be placed on
the final plat. A note that “Basements are not
recommended in mapping units 10B, 13B, 313B, 413B, 434B,
and 434C” shall be placed on the Final Plat. 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
source of the soils map and interpretive information
shall be clearly stated on the same sheet as the soil
map. “Preliminary soils information via a Type I Soil
Map (original scale 1” = 400’) and report from Fauquier
County Soil Scientist office dated July 12, 2004.”
A Virginia Certified Professional Soil Scientist
(CPSS) needs to adjust the Type I Soil Map soil lines onto
the Final Construction Plan. This needs to 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 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.
Final Construction Plan signature sets shall require
original CPSS signature.
statements under Home Sites and Road Construction
shall be placed on the same sheet as the Final Soils
The County recommends that no below grade basements
be constructed on soil mapping units 10B, 13B, 313B, 413B,
434B, 434C 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.
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
The following statement shall be included on final
soils map and E & S plans: “PRIOR TO FINAL CONSTRUCTION
PLAN APPROVAL, IT SHALL BE AGREED THAT ALL DRAINFIELD AREAS
ARE TO BE SURROUNDED BY SAFETY FENCING AND NO CONSTRUCTION
TRAFFIC SHALL CROSS NOR SHALL LAND DISTURBANCE OCCUR IN
THESE AREAS. THE FENCING OF THESE AREAS IS TO BE VERIFIED
BY COUNTY STAFF BEFORE THE ISSUANCE OF THE LAND DISTURBING