Owners/Applicant:                                                  Board of Supervisors Meeting Date:

EC Investors, LLC/Ed Miller                                                                         April 21, 2003

Staff Lead:                                                                                                     Department:  

Deirdre B. Clark                                                                             Community Development

Magisterial District:                                                                                                  PIN:   

Center                                                                                                       7904-66-2671-000                                                



Topic Description:

The applicant is seeking Preliminary Plat approval to divide approximately 184.9 acres zoned Rural Agricultural (RA) into five (5) single-family residential lots ranging in size from ± 2.01 to 3.51 acres, plus a residue parcel of approximately 166.3 acres.  The property is located on the southwest side of Dumfries Road (Route 605), east of its intersection with Mount Sterling Farm Road . A future Administrative Division of approximately 5.07 acres is planned.


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 March 13, 2003 , the Planning Commission voted to approve the Sterling Valley Subdivision Preliminary Plat subject to the conditions noted below.

1.   The final plat shall be in general conformance with the preliminary subdivision plat entitled "Sterling Valley Subdivision " dated February 10, 2003, and as revised by the plat dated March 6, 2003, and received in the Planning Office on March 7, 2003.        

2.      Prior to final plat and construction plan approval, the applicant shall submit a detailed landscape plan as required pursuant to Section 7-600 of the Zoning Ordinance.

3.      A Virginia Certified Professional Soil Scientist (CPSS) shall adjust the Type I Soil Map soil lines onto the final working plat.  This shall be done in the field and checked for any additional soil information to be added to the final scale plat map.

4.      A signature block shall be placed on the Final Soil Map sheet 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 November 19, 2002 .

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.


Va. Certified Professional Soil Scientist                         DATE

CPSS #3401-             


5. Interpretive information from the Type I Soil Map 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.

6.      Two signed copies of the final soil map shall be given to the County Soil     

      Scientist Office.  One copy shall be filed in the Office of Community

      Development and used exclusively for the public to obtain soils information

      for this subdivision.  The other copy shall be filed in the Building Department

      to be used by the plan reviewer for their use in identifying potential problem

      soils associated with building permits.

7.      This map, with original CPSS signature, shall be submitted to the County Soil

      Scientist Office prior to construction plan approval.

8.  The following statements shall be placed on the final plat: 

  • "The County recommends that no below grade basements be constructed on soil mapping units 14B, 62B, & 179A 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 shall require geotechnical   evaluation in order to determine proper design."
  • "Before a home is started the builder shall mark the drainfield area off and     not disturb it during construction."

9.      All drainfield sites shall be approved by the Health Department prior to final construction plan approval. 

10.  Lots 2 and 6 shall be accessed by way of Sterling Valley Drive .

11.  A sight distance profile shall be provided for the intersection of Sterling Valley Drive and Dumfries Road (Route 605) and it shall include the posted speed or design speed used to calculate the sight distance.

12.  The entrance shall be constructed in accordance with VDOT’s Minimum Standards of Entrances to State Highways and may include a turn lane and/or taper. 

13.  Road and other construction shall insure drainage water shall not rise higher than 18” below the shoulder of proposed or existing public roads. At a minimum, culverts shall be designed to accommodate the following flood frequencies and drainage calculations provided:

Secondary and Subdivision Streets      10-year

Primary and Parkways                          25-year

14.  All road design and construction shall be in accordance with VDOT’s Subdivision Street Requirements manual and VDOT’s Road and Bridge Standards.

15.  All utilities placed within the street right-of-way shall be placed on the outer 3 to 5 feet of the edge of the right-of-way.  Manholes shall not be located in the pavement or shoulder of highways.  Deviation from this condition requires prior approval by VDOT and will only be considered on a case-by-case basis. 

16.  Trees within street's right-of-way shall not be credited towards satisfying Fauquier County ’s tree canopy ordinance.

17.  Continued access to the residue by way of the existing farm road shall be subject to the approval of the Virginia Department of Transportation.

18.  Unpaved portions of street rights-of-way shall not be credited towards open space requirements.

19.  The SWM/BMP emergency spillway shall discharge into an existing stream or defined swale with adequate channel. 

20.  The toe of slope on the embankment or associated disturbed area of the SWM/BMP shall be at least twenty-five (25) feet from the property line.

21.  All driveway culverts shall be sized for the ten (10) year storm.

22.  Soils information shall be provided for the proposed stormwater management pond site.

23.  All wetlands shall be identified and any required permits shall be obtained prior to final construction plan approval.

24.  If stormwater to the existing pond is increased, an embankment analysis shall be performed.

25.  Prior to final construction plan approval, a drainage easement for the existing pond outfall shall be required.

26.  Prior to final construction plan approval, verification of an egress/ingress easement to serve the SWM/BMP facility shall be provided. The final plat shall reference the ingress/egress easement by deed book and page number.

27.  A deed of non-common open space shall be recorded at the time of the first plat of subdivision.

28.  The proposed cul-de-sac shall be no greater in length than nine hundred and fifty feet to the center of the bulb. 


1. Revised Preliminary Plat