Owner/Applicant:                                                    Board of Supervisors Meeting Date:
J. Randolph Parks , Trustee/Mike Stumpo                                                      April 21, 2003

Staff Lead:                                                                                                      Department:
Deirdre B. Clark                                                                             Community Development

Magisterial District:                                                                                                     PIN:
Cedar Run                                                                                                 6982-46-7184-000



Topic Description:

The applicant is seeking Preliminary Plat approval to divide ±31.42 acres zoned Rural Residential (RR-2) into nine (9) single-family residential lots ranging in size from approximately 2.0 to 2.3 acres.  In addition, the applicant has requested a waiver of Section 12-607(2) of the Subdivision Ordinance, which states that the maximum desirable length for a cul-de-sac is seven hundred (700) feet.  As proposed, the cul-de-sac serving the subject property is ± one thousand (1,000) feet in length.  The property is located on the east side of James Madison Highway (Routes 15/17/29), south of its intersection with Beach Road (Route 616).

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 27, 2003 , the Planning Commission voted to approve the Sycamore Springs Subdivision Preliminary Plat subject to the conditions noted below. 

            1.         The final plat shall be in general conformance with the preliminary subdivision plat entitled "Sycamore Springs Preliminary Subdivision Plat" dated February 12, 2003 , and received in the Planning Office on February 12, 2003 .  

2.      In accordance with Section 7-600 of the Fauquier County Zoning Ordinance, a tree canopy calculation, landscape plan and buffer plan shall be provided with the final plat and construction plans.      

3.      A Virginia Certified Professional Soil Scientist (CPSS) shall adjust the Type I Soil Map soil lines onto the final 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___________________.

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-             

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.      The proposed pad sites for the houses shall be placed out of the

       drainageways to prevent possible wet basements.

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

·        "The County recommends that no below grade basements be constructed on soil mapping units 16B and 416B due to wetness unless the foundation drainage system of the structure is designed by a Virginia Licensed Professional Engineer."

·        "Before a home is started the builder shall mark the drainfield area off   and not disturb it during construction."

·        “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 geotechnical evaluation in order to determine proper design”.

8.      This plat shall be filed in the front office of Community Development and the

      Building Department and used exclusively for obtaining soils information for

      this proposed subdivision.

9.      These two maps (signed by CPSS) shall be submitted to the Soil Scientist

      Office before final plat approval.

10.  The foundation drainlines shall be daylighted for gravity flow on all structures.

11.  Drainfield locations shall be adjusted to provide suitable landscape

      position and appropriate soils. 

12.  The final construction plans must include a SWM/BMP facility, as required by the Stormwater Management Ordinance.  This facility is to be located in a separate common lot.

13.  A homeowners' association maintenance agreement shall be required for the

      SWM/BMP facility.  The homeowners' association documents shall be

      submitted with the final construction plans.

14.  Maintenance easements shall be provided for all SWM/BMP facilities.

15.   No construction shall disturb or impact any on-site springs. 

16.  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. 

17.  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

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

19.  All road design and construction shall be in accordance with VDOT's   

      Subdivision Street Requirements Manual and VDOT's Road and Bridge


20.  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. 

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

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

23.  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 serving secondary and subdivision streets shall be

     designed to accommodate the ten-year flood frequency.

24.  The applicant has agreed to provide a hydrogeological study to determine the most

 appropriate method for providing water service to the proposed lots.

25.  All SWM/BMP ponds shall be twenty-five (25) feet from the property line. 

      Drainfields shall be fifty (50) feet from dry ponds and one hundred (100) feet

      from wet ponds.

26.  The driveway for Lot 7 shall not pass over pond embankment unless the

      pond is inspected and determined to be safe for vehicular traffic.  Verification

      of stability shall be provided prior to final construction plan approval.


1. Preliminary Plat