Board of Supervisors Meeting Date:

Trigon Development, LLC


August 9, 2007

Staff Lead:


Bonnie Bogert, Planner II


Community Development 

Magisterial District:  Lee 



Service District: Remington





Greenwood Phase 1:  Preliminary Plat PPLT06-LE-004, Lee District


Topic Description:

The applicant is seeking Preliminary Plat approval to divide one parcel of approximately 31.64 acres into twenty-two (22) lots, all slightly over half an acre in size, with 15.88 acres being provided as common open space. This represents a by-right cluster subdivision in the Residential (R-1) zoning district. These parcels will be served by public water and sewer. The Preliminary Plat is included as Attachment 1.


Zoning/Acreage/Land Use: 

The parcel is zoned Residential (R-1). Adjacent properties to the south are zoned Residential (R-1 and R-2). Adjacent properties to the north and east are zoned Rural Agriculture (RA) and Residential (R-1). Adjacent properties to the west are zoned Residential (R-1 and R-2).


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 July 26, 2007, the Planning Commission voted unanimously to approve the Greenwood Phase 1 Preliminary Plat subject to the following conditions:


1.      The Final Plat shall be in general conformance with the Preliminary Subdivision Plat "Greenwood Phase 1” dated November 9, 2006, Revised May 25, 2007 and June 27, 2007, signed by Douglas B. Crowley on June 27, 2007.


2.      The Final Construction Plan shall include a profile of the existing culverts under Route 656, 10-year water surface elevation, freeboard analysis and design, holding post-development flows to at or below pre-development rates from this site to the existing culverts.


3.      Prior to Final Construction Plan approval, conduits will be shown in locations coordinated with private utility companies.


4.      Existing utilities on the subject site will be located in the field and shown on the Final Construction Plans.


5.      The Final Construction Plans shall show the removal of the temporary turnaround for Ashberry Drive from Lots 4 and 5, and the lot setbacks must be measured from the turnaround easement. 


  1. All applicable State and Federal permits are to be filed with the first submission of the Final Construction Plans.  This includes the COE/DEQ wetlands permits.


  1. 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) must be conveyed to the subdivision stormwater collection system and discharge through the stormwater management facilities.  Drainage easements, where necessary, shall be placed on the final plat.  A note shall be placed on the final plat stating “Basements are not recommended in mapping units 6A, 173B, 178A, 78A, 79A, and 74B.  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 failure.”


  1. Evidence that adequate fire protection exists shall be provided with the first submission of the Final Construction Plan.  This is to be based on the standards by the Office of Emergency Services.


  1. A detailed overall overlot-grading plan shall be required prior to Final Construction Plan approval.  The plan should show where any sump pumps will discharge.


  1. Final site grading and house siting must be designed such that the lowest adjacent grades at all foundation openings provide a minimum of 6” of freeboard from the computed 10-year storm water surface elevation of adjacent drainage ways.


  1. All ponds and outfall structures shall be kept 25 feet from the property lines.  Trees, shrubs, and any other woody plants are not to be planted on the embankment or adjacent areas extending at least 25 feet beyond the embankment toe and abutment contacts.  This area shall be within a maintenance easement. Tree save areas and landscaping cannot be in these areas.


  1. The natural channel through the northwest side of the property is subject to inundation with 100 acres or more of watershed.  The Final Construction Plans will require drainage easements to be designated on site to preserve the inundation zone.  The 100-year flood water surface elevations shall be calculated based on land use as outlined in the Comprehensive Plan.  Proposed building lots cannot be created within the inundation zone.


  1. Natural channels and drainage divides should be preserved to the maximum extent possible.


  1. All open and closed stormwater conveyance systems should be located along property lines to the maximum extent practicable.


  1. Houses should not be located in existing drainage swales.  It appears that the houses on lots 10, 13, 14, 20, 21, and 22 should be relocated.


  1. There can be no increase in the 2 or 10 year flow in the swale through the northwest side of the property.  Due to downstream flooding potential in the Lee’s Glen Subdivision it is recommended that a 100 year storm be detained and released at the pre-developed rate.


  1. Conservation areas used for qualifying open spaces for meeting BMP requirements are to be limited to floodplain and protected jurisdictional wetlands that have no overlying encumbrances such as trails, utilities, roads, etc.


  1. A separate emergency spillway is to be provided for ponds.  The emergency spillway is to pass no less than the 100 year storm.


  1. Both ponds are located in areas that have soils characterized as having a high water table.  These areas are not appropriate for a “dry” pond.


  1. Evidence that all offsite easements that are required shall be provided prior to Final Construction Plan approval.


  1. 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.


  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 2/08/05. 

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


  1. This final soil map shall be filed in the Building Office to be used exclusively for obtaining soils information for this proposed subdivision.


  1. One copy of this final soil map with CPSS signature needs to be submitted to the Soil  Scientist Office before Final Plat approval is made


  1. The final signature sets shall contain original CPSS signature. 


  1. The following statements shall be placed on the same sheet as the final soils map:

a)      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 6A, 74B, 78A, 79A, 173B and 178A 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.” 

b)      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.”

c)      Soil mapping units 73B, 74B, 77B, 173B and 178A 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, 74B, 77B, 173B and 178A, 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.”     



The property is located northwest of Remington Road (Route 656), Lee District.




Preliminary Plat 


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