Board of Supervisors Meeting Date:

Fountain Hope, LP (2004)


October 11, 2007

Staff Lead:


Bonnie Bogert, Planner II

Community Development


Magisterial District:   







Blue Ridge North:  Preliminary Plat PPLT07-LE-004, Lee District


Topic Description:

The applicant is seeking Preliminary Plat approval to divide one parcel of approximately 154.15 acres into six (6) lots, five (5) lots being slightly over three (3) acres in size, and 137.80 acres being provided as non-common open space. This represents a by-right cluster subdivision in the Rural Agriculture (RA) zoning district. These parcels will be served by individual wells and drainfields. The Preliminary Plat is included as Attachment 1.


Zoning/Acreage/Land Use: 

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


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 September 27, 2007, the Planning Commission voted unanimously to approve the Blue Ridge North Preliminary Plat subject to the following conditions:

1.      The Final Plat shall be in general conformance with the Preliminary Subdivision Plat "Blue Ridge North” dated July 15, 2006, last revised July 30, 2007, signed by John P. Foster on July 30, 2007.

2.      This approval is granted for Lots 2-5 and the non-common open space parcel as shown on the Plat.

3.      Any Final Plat filed for the five (5) lots approved herein may reserve within the non-common open space the ability to create one additional lot, provided that after any such subdivision the residue shall be contain eighty-five (85) percent of the total site acreage which shall be subject to a non-common open space easement.

4.      The lot reserved shall require approval of the Planning Commission. The Commission and the Applicant have mutually agreed to postpone consideration of the reserved lot pending review of a Planning Commission initiated Special Exception for a private street to serve the reserved lot.

5.      Overhead utility lines shall be shown on the Final Construction Plan and Final Plat.

6.      The location of any burial grounds on the site shall be identified on the Final Construction Plan and Final Plat. 

7.      The “C”, “CN”, “Tc”, and other pre-condition assumptions will be evaluated with the Final Construction Plan based on values from the Fauquier County Design standards Manual (FCDSM).

8.      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, to preclude wet yards, and to prevent 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. Drainage easements, where necessary, shall be placed on the Final Plat. A note shall be placed on the Final Plat stating that “Basements are not recommended for construction in soil mapping units 12B, 15B, 48B, 417B, 417C, 415A, and 415B. Basements in these mapping units are subject to flooding due to high seasonal water tables. Sump pump systems may run continuously leading to premature pump failure.”

9.      No stormwater runoff generated from new development shall be discharged into jurisdictional wetland without adequate treatment. Existing disturbed areas do not act as pre-treatment for new development unless it qualifies as a vegetated filter strip in accordance with the VESCH Minimum Standard 3.14.

10.  Houses are not to be located in existing natural streams or drainage swales. Those areas shall be preserved to the maximum extent practicable.

11.  In areas where the roads are to be installed over soils with low bearing capacity and/or high shrink/swell potential, underdrains or other stabilizing material may be required.

12.  All applicable State and Federal permits are to be acquired and filed with the first submission of the Final Construction Plan. This includes the USACE/DEQ permits for any/all wetland disturbances.

13.  Development of the two and ten year storm flows and storm flow velocities at all outfall locations shall be provided on the Final Construction Plan and shall meet the requirements for adequate outfall per MS-19.

14.  Culvert sizing analyses shall be provided on the Final Construction Plan.

15.  Drainage easements where the surface drainage crosses more than two lots shall be provided on the Final Construction Plan.

16.  A Virginia Certified Professional Soil Scientist (CPSS) shall adjust the Type I Soil Map soil lines 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.

17.  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 ___________.

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 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.
  2. This final soils map will be filed in the Building Department to be used exclusively for obtaining soils information for this proposed subdivision.
  3. Two copies of this final soil map with CPSS signature shall be submitted to the Soil Scientist Office before Final Plat approval is made.
  4. The final signature sets will require original CPSS signature. 
  5. The type of primary and reserve drainfield area shall be stated for each lot.
  6. The following notes shall be placed on the same sheets 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 filed with the Department of Community Development: “The County recommends that no below grade basements be constructed on soil mapping units 12B, 15B, 48A, 48B, 415A, 415B and 417B 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 shall 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 140B, 140D and 241B 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 140B, 140D and 241B, 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.”

d)     Areas of steep slopes should be avoided at all costs due to high erosion hazard. Proper erosion and sedimentation practices need to be installed before construction begins. Soil mapping units 43D and 140D should be left in their natural state.

e)      The following statement shall be included on the final soils map and E&S plans:







                           THE LAND DISTURBING PERMIT.”


The property is located on Routts Hill Road (Route 685), just north of Lees Mill Road (Route 651).





1.      Preliminary Plat


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