Board of Supervisors Meeting Date:

Engle Homes Virginia


December 14, 2006

Staff Lead:


Holly Meade, Senior Planner

Community Development


Magisterial District:   


Cedar Run





Preliminary Plat PPLT06-CR-017: The Estates at Old Marsh, Cedar Run District


Topic Description:

The applicant is seeking Preliminary Plat approval to divide approximately 41.07 acres zoned Village (V) into 30 single-family homes.  A copy of the Preliminary Plat is included as Attachment 1. This applicant is proposing the project be served by public water and individual septic.

The applicant is seeking a waiver of Section 5-8 of the Subdivision Ordinance (Cul-de-sac Streets) to allow a cul-de-sac greater than 700 feet in length.  As proposed, the cul-de-sac would be approximately 1,020 feet in length.  The applicant’s justification is based on an interparcel connection to the adjacent 14.1-acre RA zoned property (6990-24-7346-000).  That adjacent parcel is currently owned by Engle Homes and has a subdivision potential of two (2) lots.  The developer intends to subdivide the 14.1-acre parcel at a later date and under separate application.  Future subdivision would be contingent upon the provision of public street access for both proposed lots.  The applicant’s Statement of Justification for the cul-de-sac length waiver is included as Attachment 2

A companion Special Exception application has been filed to construct facilities for distribution, treatment and storage of water.  As currently proposed, the well facility (lot) and water system would be built by the applicant to Fauquier Water and Sanitation Authority (WSA) standards and then turned over to WSA for ownership, operation and maintenance. 

The applicant has volunteered to donate $750 per lot to help various agencies in Fauquier County.  The applicant’s Letter of Intent for these voluntary contributions is included as Attachment 3.


Zoning/Acreage/Land Use:

The parcel is approximately 41.07 acres and is zoned Village (V).  The properties to the north and east are zoned Rural Agricultural (RA) and those to the south and west are zoned Village (V).



As depicted on the location map, the parcel is located east of the intersection of Green Road and Old Marsh Road.

Location Map


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 November 30, 2006, the Planning Commission voted three (3) to one (1) to approve the Estates at Old Marsh Preliminary Plat, subject to the following conditions:

1.      The Final Plat shall be in general conformance with the Preliminary Subdivision Plat “The Estates at Old Marsh”  dated November 30, 2005, Revised April 24, 2006, signed by Mitchell F. Johnson on September 27, 2006.  

2.      The companion Special Exception, SPEX06-CR-025, for the above ground water system shall be approved prior to submittal of the Final Construction Plans. 

3.      The houses on Lots 18 and 21 shall have walkout basement as agreed upon in a meeting with the applicant on August 26, 2006.

4.      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) shall be conveyed to the subdivision stormwater collection system and discharged 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 17B, 74B, 78A, 14B, 269A, 70A, and 14A.  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.”

5.      All ponds and outfall structures shall be 25 feet from the property lines.  Trees, shrubs, and any other woody plants shall 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 shall not be located in these areas.

6.      An overlot grading plan shall be provided as part of the Final Construction Plans.

7.      Proof of provisions for adequate fire flow as outlined by the Office of Emergency Services shall be required with the first submission of the Final Construction Plans.

8.      All applicable State and Federal permits shall be filed with the first submission of the Final Construction Plans.  This includes the COE/DEQ permits for disturbance of wetlands.

9.      All houses shall be above the 10-year water surface elevation of adjacent swales.

10.  A separate emergency spillway shall be provided for ponds.  The emergency spillway shall pass no less than the 100-year storm.

11.  The “c”, CN, Tc and other condition assumptions shall be evaluated with the Final Construction Plans based on values from the Fauquier County Design Standards Manual. 

12.  The soil lines shall be in bold type on the Final Construction Plans.

13.  A Virginia Certified Professional Soil Scientist (CPSS) 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.

14.  A signature block shall be placed on this plat for the CPSS to sign which states:

Preliminary Soils Information Provided by the J. T. Frazier, CPSS, (1"=100')
Dated April 5, 2006.

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-             


15.   Interpretive information from the Preliminary 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.

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

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

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

19. The type of primary and reserve drainfield area shall be stated for each lot.

20.   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.”

21.    Soil mapping units 64B and 64C are usually contain areas shallow to bedrock.  The following statement shall be placed on the Final Construction Plan:  “The County recommends that before road or home construction begins in soil mapping units 64B and 64C, 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.”

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

  • Due to landscape position (drainage ways) 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 14B, 17B, 70A, 78B, and 269A 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."


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


23.    Soil map units 14B, 17B, 70A, and 78A may contain areas of hydric soils. Soil map unit 269A is a hydric soil. Areas of hydric soils may be jurisdictional wetlands. Appropriate permits shall be obtained before land disturbance in these areas.


  1. Preliminary Plat 

  2. Applicant's Statement of Justification

  3. Applicant's Letter of Intent


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