Board of Supervisors Meeting Date:

Gerald B. Jr. and Sally Ann Yeckley (Owners)Bradford Kline & Associates (Applicants)


April 13, 2006

Staff Lead:


Holly Meade, Senior Planner

Community Development


Magisterial District:  Lee 


Service District:  Bealeton




Colonial Downs Subdivision: Preliminary Plat PPLT06-LE-011, Lee District


Topic Description:

 The applicant is seeking Preliminary Plat approval to divide one parcel of approximately 26.15 acres into seventeen (17) single-family residential lots with a minimum lot size of 25,000 square feet.  The development is a proposed a R-1 cluster subdivision containing a three (3) acre active recreation area with a tot lot and picnic tables; 50 percent of the parcel (±13.1 acres) must be in open space.  The property will be served by public water and sewer.  The Preliminary Plat is included as Attachment 1.


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 March 30, 2006, the Planning Commission voted to approve the Colonial Downs Preliminary Plat including the waiver of Section 5-8, subject to the following conditions: 

  1. The Final Plat shall be in general conformance with the Preliminary Plat entitled “Colonial Downs” dated September 16, 2005 and received in this office February 16, 2006.  This approval is for a maximum of seventeen (17) single-family residential lots.


  1. The Preliminary Subsurface Exploration and Geotechnical Engineering Analysis Report provided by ECS Mid-Atlantic, LLC dated March 18, 2005 indicates that ground water within 9 feet and a perched water table are present on this site. 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) shall 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.


  1. For BMP compliance, qualifying open space shall be limited to protected jurisdictional wetlands and floodplain only; other areas do not qualify.


  1. Type I Soil Map shall be inserted into plans.  All infrastructures shall be shown on Type I Soils Map.  State source as “Preliminary soils information provided by Fauquier County Soil Scientist Office via a Type I Soil Map (1” = 400’) date August 21, 2001”.


  1. Drainage lines from Type I Soil Map shall be included on the plan.


  1. A Virginia Certified Professional Soil Scientist (CPSS) shall 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.


  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 August 21, 2001.


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. 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 will 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 need to be submitted to the Soil Scientist Office before Final Plat approval is made.


  1. The final signature sets will require original CPSS signature.


  1. The applicant, by letter dated March 28, 2006, has agreed to make a voluntary donation of $4,500 per each residential building lot established by the Final Plat.  The total donation will be made as one lump sum payment prior to the issuance of the first building permit.  Funds contributed shall be earmarked by the County and utilized only for the construction of the Bealeton Connector.


  1. The following statements shall be placed on the same sheet as the Final Soils Map:


    • Due to landscape position (drainageways) and high seasonal water tables the following statement needs to be placed on the final construction plan to be placed in the front office of Community Development:  "The County recommends that no below grade basements be constructed on soil mapping units 5A, 14B, 78A 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."


    • Roads built on 71B and 171C 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 silt.


    • Due to the silt content of the soils in the 14B, 71B, 73B, 73C, and 171C 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.


    • The following statement needs to be placed on the Final Construction Plan:  “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.”


    • Soil mapping units 73B and 73C are usually shallow to bedrock.  The following statement needs to be placed on the Final Construction Plan:  “The County recommends that before road or home construction begins in soil mapping units 73B and 73C, a site specific evaluation be conducted so that shallow to bedrock areas are identified.  These areas may require blasting if deep cuts or excavation is done.”


    • Soil map units 5A, 14B, and 78A may contain hydric soil inclusions.  A wetlands determination by the USACOE will be required prior to land disturbance.



The property is located south of Route 28 (Catlett Road) in Bealeton.  The proposed subdivision is surrounded by Edgewood East on the south side of Route 28, with Southcoate Village being located across Route 28 to the north.  The property is in the Lee Magisterial District and Bealeton Service District.


















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