Board of Supervisors Meeting Date:

Priscilla Craig, Owner
K. Hovnanian, Applicant


November 9, 2006

Staff Lead:


Holly Meade, Senior Planner

Community Development


Magisterial District:  Lee 


Service District:  Bealeton




Preliminary Plat PPLT06-LE-025 - Craig Subdivision, Lee District


Topic Description:


The applicant is seeking Preliminary Plat approval to divide one parcel of approximately 13.09 acres into twenty-six (26) lots, all a minimum of 10,000 square feet in size. The site will be served with public water and sewer.  The Preliminary Plat is included as Attachment 1. 

On December 8, 2005, the Board of Supervisors approved rezoning request REZN05-LE-010, Craig Property, to change the Zoning Map designation of 13.09 acres of land from RA to R-4. 

Site access is proposed via (future) inter-parcel connections to Fox Haven Subdivision to the north and west and to Southcoate Village Subdivision to the south.  No access is proposed to Route 28 (Catlett Road).


Zoning/Acreage/Land Use: 

The parcel is bounded by Residential (R-4) to the north and east; and Residential (R-1) to the south; and Residential (R-2) Conditional to the west.


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 October 26, 2006, the Planning Commission voted unanimously to approve the Craig Preliminary Plat, subject to the following conditions:

1.      The Final Plat shall be in general conformance with the Preliminary Plat entitled “Craig Property”, signed October 26, 2006.  This approval is for a maximum of twenty-six (26) single-family residential lots including the residual non-common open space lot.  Before scheduling for the Board of Supervisors the following item shall be corrected:

2.      Natural drainage swales shall be protected. Houses shall not be placed in natural drainage swales. Of particular concern are the proposed houses on Lots 6, 7, 20, and 26.

3.      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 to preclude wet yards and recirculation of pumped or collected water. All basements shall be designed to gravity daylight without assistance from mechanical means 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 discharged water shall be conveyed to the subdivision stormwater collection system and discharged through the stormwater management facilities. Where drainage easements are necessary, they shall be placed on the Final Plat. A note shall be placed on the Final Plat stating “Basements are not recommended in soils mapping units 78A, 63A, and 74A. Basements in these mapping units are subject to flooding due to high water tables. Sump pump systems may run continuously potentially leading to premature pump failure.” 

4.      Evidence of compliance with Proffer 9.3, interparcel connection, shall be submitted with the first submittal of the Final Construction Plan. 

5.      Pedestrian and vehicular access shall be provided to the SWM/BMP ponds.   

6.      Evidence of adequate fire protection for the proposed project shall be provided with the first submission of Final Construction Plans.

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

8.      Soils mapping information shall be adjusted by a certified Soil Scientist to conform with the existing contours.

9.      The SWM Drainage Area Map shall coincide with the drainage patterns/rough grading lines identified on the plan sheets.

10.  Sight distance easements shall be required for all areas where the line of sight extends outside of the right-of-way.


11.  The slope for the roadway on the typical section shall be shown as ¼ inch:1 foot on the Final Construction Plans.


12.  A note shall be added to the Final Construction plans that no on street parking is permitted and street trees shall not be allowed within the right-of-way due to the modifications made to the street section to match with Foxhaven and Southcoate Village.


13.  The pipestem easement requested by VDOT shall run behind PIN Map 6889-73-1345-000, 6889-73-0244-000, and 6889-62-8929-000 over to Foxhaven Drive rather than an easement parallel to Route 28. 


14.  On the Final Construction Plans, note number 51 on Sheet 1 shall include the following:  “VDOT will review and comment on the pro rata share of the improvements to Route 28 to be contributed by the developer”.

15.  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 needs to be done in the field and checked for any additional soils information to be added to the Final Construction Plan.

16.  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-              


19.  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.

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

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

22.  The final signature sets shall require original CPSS signature. 

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

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 63A, 74A and 78A 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.  Roads built on 63A, 74A, and 78A mapping units will need to be designed to overcome low bearing capacity when wet due to high silt content and shrink-swell clay in the subsoil.

c.       The following statement shall be included on final soils map and E & S plans:


d.      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.”

e.       Soil mapping unit 74A is 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 unit 74A 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.”

24.  The applicant has agreed in writing (letter dated October 17, 2006, from Andrew J. Gorecki, P.E.) they are aware of the downstream flooding problems and while it is not a requirement to detain the 25-year storm, they shall provide additional detention if feasible.



The property is located on the west side of Route 28 at 6658 Catlett Road at its intersection with Edgewood Drive.  The proposed Fox Haven Subdivision surrounds the parcel to the north and west and Southcoate Village adjoins the parcel to the south.                   




Preliminary Plat


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