Land development projects close to environmentally protected resources such as wetlands and streams, also known as Resource Protection Areas (RPAs), will require additional planning to the typical Grading Permit process.
Environmental resources in Northern Virginia are protected and regulated on the federal level by the US EPA Clean Water Act, on the state level by the Virginia DEQ Chesapeake Bay Preservation Act, and by local county jurisdictions such as Fairfax County, Loudoun County, or Arlington County. Failure to comply with federal, state, and local regulations can result in violations and enforcement from multiple agencies. DeMarr Engineering specializes in Environmental Engineering for obtaining approvals from the appropriate agencies for these types of land development projects .
As a property owner embarking on a new land development project in Arlington County, Fairfax County or Loudoun County, Virginia, the first step is to determine if a Grading Permit will be required. If a Grading Permit is determined to be required, then DeMarr Engineering will prepare a proposal for the services required to obtain a Land Disturbance/Grading Permit.
Fairfax County, VA Resource Protection Areas (RPAs)
In Fairfax County, any land disturbance exceeding 2,500 square feet of land will trigger the Chesapeake Bay Preservation Ordinance to obtain a Grading Permit (Land Disturbance 101 | Land Development Service). The types of land disturbance projects that can require a grading permit in Fairfax County VA include, but are not limited to:
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Landscaping Projects exceeding 2,500 SF land disturbance. -
Pools & Patios -
Home Renovations & Additions -
Tear Down & Rebuild Projects -
New Home Builds on Vacant Land
No land disturbance is allowed within the 100-ft Resource Protection Area (RPA) buffer without special approvals. Even if a land disturbing activity is outside of the RPA, but there is an RPA on a portion of the property, a Wetland Delineation will be required for an accurate delineation of the RPA line on the property.
The Fairfax County maps will indicate if this is necessary due to the proximity of environmental resources to a project site. Because these maps are approximate and for information only, a site specific Wetland Investigation, Report, and Delineation will be necessary as part of the Site Plan and Grading Permit process.
DeMarr Engineering surveying a Wetland Flag Delineation along Pimmit Run in McLean, VA
Loudoun County, VA Land Disturbance Projects
According to the Loudoun County Virginia website, “The law requires property owners who disturb an area greater than 5,000 square feet to apply for a Grading Permit and submit plans for review by the county. Zoned sensitive areas (Steep Slopes, Mountainside or Limestone) will likely have less of a threshold for land disturbance and require a Grading Permit as well.” Erosion & Sediment Control | Loudoun County, VA – Official Website
The types of land disturbance projects that can require a grading permit in Loudoun County VA include, but are not limited to:
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Landscaping Projects exceeding 5,000 SF land disturbance. -
Pools & Patios -
Home Renovations & Additions -
Tear Down & Rebuild Projects -
New Home Builds on Vacant Land
DeMarr Engineering provides the Topographic Surveying, Wetland Delineation, Site/Erosion & Sediment Control Plans required for Grading Permit on projects exceeding 5,000 square feet in land disturbance.
Loudoun County has a Geographic Information System (GIS) with approximate locations of floodplains and wetlands. See example below of a Loudoun County GIS map indicating floodplains in blue and potential wetlands in green. Since GIS maps are approximate and for information only, these areas must be field investigated and delineated by Licensed Land Surveyors, Licensed Wetland Scientists, and Licensed Civil & Environmental Engineers. DeMarr Engineering provides the team of subject matter experts to complete these specialized Environmental Engineering services required for Grading Permit approval.
If the GIS maps indicate the presence of a Floodplain and/or Wetland on a property requiring a Grading Permit, this will automatically trigger the requirement of a Wetland Investigation, Delineation, and Report to be submitted as part of the Grading Permit Process. DeMarr Engineering specializes in providing Floodplain and Wetland Delineations as part of its Topographic Survey and Site Plan services to obtain a Grading Permit.
DeMarr Engineering performing a Wetland and Stream Delineation Survey at Creighton Farms in Aldie, VA
Floodplain Delineations
In addition to and separate from Resource Protection Areas, are floodplains. These floodplain elevations are primarily determined by FEMA and USGS, and both agencies may have differing elevations. The FEMA map below depicts the 100-year Base Flood Elevation (BFE) along Holmes Run in Fairfax County, VA.
Accurate delineation of these floodplains are important when designing new structures to maintain the minimum required horizontal and vertical separation from the nearest 100-year flood elevation.
In addition to Wetland Delineations, DeMarr Engineering specializes in delineating FEMA and USGS Base Flood Elevations on their Topographic Surveys and Site Plans for grading permit approval. Whether you are building a small addition or new home, Contact Us for a quote to provide all of the Land Surveying, Civil & Environmental Engineering services required for your project. Or, if you are unsure about proceeding on a new project or property purchase, you can start with a Feasibility Study to consult with us before making a well informed decision to proceed or not proceed on a project.
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