Board of Supervisors Meeting Date:


Prospect Development Company, Inc.


June 24, 2004

Staff Lead:



Charles A. Floyd, Senior Planner

Community Development


Magisterial District:



Cedar Run





Consider Preliminary Plat Subdivision Application PPLT04-CR-004: Heddings Springs Estates


Topic Description:


The applicant is seeking Preliminary Plat approval to divide approximately 107.10 acres into five (5) single-family residential lots ranging in size from ±1.70 to 4.58 acres, with a residue parcel of ±92.08 acres.  The ±92.08 acres, or residue, will need to be placed in a non-common open space easement with the Final Plat, because it will have no further subdivision potential.  The applicant is also requesting a waiver of the maximum cul-de-sac length of 700 feet as outlined in Section 5-8 of the Subdivision Ordinance.  The proposed cul-de-sac length is ±2000 feet from its intersection with Heddings Road. 


The property is situated on the west side on Heddings Road (Route 794) at its terminus.  The property is located in both Fauquier and Prince William County.  The entire subject property is approximately 133.58 acres, of which ±26.48 acres are located within Prince William County, leaving the balance of ±107.10 acres subject to Preliminary Plat review in Fauquier County.  Within the County, the subject property is zoned Rural Agricultural (RA). All adjacent properties are also zoned Rural Agricultural (RA).


In accordance with the State Code requirements for adjacent jurisdiction notification, Prince William County has reviewed the Heddings Springs Estates Preliminary Plat.  They have noted the portion of the property that falls within Prince William County, approximately 26.5 acres, is shown on the plans within the 100-year FEMA floodplain and is not proposed at this time to be developed.  The proposed subdivision of minimum 40,000 square foot lots in the Fauquier County portion of the property will setback from the Prince William County line and will be buffered from the Rural Area in Prince William County by a 92.08-acre parcel and a 100-year floodplain conservation easement.  Prince William County finds these aspects of the plan acceptable.


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 May 27, 2004, the Planning Commission voted to approve the Heddings Springs Estates Preliminary Plat, subject to the conditions noted below:


  1. The Final Plat shall be in general conformance with the Preliminary Plat entitled "Heddings Springs Estates" dated August 20, 2003, signed by Theodore D. Britt 4-01-04 and received in the Planning Office on April 1, 2004, except as modified by these conditions.  This approval is for a maximum of five (5) residential lots, and a non-common open space parcel. 


  1. Out parcel one (1) shall be boundary line adjusted into parcel PIN 7940-66-2345-000, prior to Final Plat approval. 


  1. SWM/BMP’s shall be required. Conservation easements alone will not satisfy the BMP criteria. Final Construction Plans shall meet the minimum criteria of the Fauquier County SWM Ordinance.


  1. Road culverts shall be sized so as not to back water on the upstream property during a 10-year storm. The applicant shall be required to obtain offsite drainage easements if the 10-year storm drainage is backed onto adjacent properties.


  1. Several soils identified on the soils map are hydric or have hydric inclusions. Wetlands may exist. Any wetlands shall be identified and applicable permits shall obtained prior to submission of the Final Construction Plans and necessary permits shall be submitted with the first submission of the Final Construction Plans.


  1. VDOT may require a special road design for the portion of the road that crosses high shrink swell and/or low capacity soils.


  1. A Virginia Certified Professional Soil Scientist (CPSS) shall adjust the Type I Soil Map soil lines or shall adjust the preliminary soil map with revisions onto the final construction plan. This shall be done in the field and checked for any additional soils information to be added to the final construction plan.


  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 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.


  1. Two copies of this final soil map with original CPSS signature shall be submitted to the Soil Scientist Office before final plat approval is made.


  1. Per VDOT’s March 18, 2004 comments, drainage easements are needed for any portion of the drainage structure outside of the right-of-way, and to the point where an adequate channel is obtained.  The culvert crossing shown on the plan has been increased in size from the previous plan, and there does not appear to be enough area on the proposed right-of-way or the outparcel to provide a drainage easement sufficient to accommodate the structure including the riprap.  It appears as if a drainage easement will need to be obtained from the adjacent property owner.  In addition, it appears as if guardrail is being indicated.  If guardrail is required, an additional two feet of shoulder needs to be provided.


  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 June 19, 2003.


This Virginia Certified Professional Soil Scientist has field reviewed and adjusted the preliminary soil information onto the final plat (1” = 50’) and certifies that this is the Best Available Soils Information to Date for Lots 1 – 9.


Va. Certified Professional Soil Scientist                                           DATE

CPSS #3401-___________


  1. These statements under Home Sites and Road Construction shall be placed on the same sheet as the final soils map:


·        The County recommends that no below grade basements be constructed on soil mapping units 14A, 14B, 62B, 78A, 79A, 173A, 173B and 178A due to wetness unless the foundation drainage system of the structure is designed by a Virginia Licensed Professional Engineer. The foundation drain lines should be day lighted for gravity flow on all structures.


·        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 permit.


Financial Impacts Analysis:





1.      Preliminary Plat