Board of Supervisors Meeting Date: 

D. Gregory Norris, Jr., Owner

Al Seeley-Prospect Development, Applicant

March 18, 2002

Staff Lead:


Elizabeth A. Cook

Community Development



The applicant is seeking approval of a preliminary subdivision plat to divide approximately 9.54 acres zoned R-1 (Residential-1) into six single-family detached lots.  As proposed, the lots range in size from approximately 44,300 square feet to 110,800 square feet.  The property is located on the south side of Old Bust Head Road (Route 694), southwest of its intersection with Snow Mountain Road (Route 829). 

Subdivision Ordinance Section 4-11(2)(A) provides that in the Bealeton, Marshall, New Baltimore, Opal, Remington, and Warrenton Service Districts, except designated non-sewered or non-central water growth areas, all proposed residential subdivisions shall be served by public water and sewer except where authorized by special exception.  The proposed development is located within the New Baltimore Service District: Non-Sewered Area with Fauquier County Water and Sanitation Authority (WSA) water available.  Based on this designation, the development may be served by individual drainfields, but should connect to the available public water system unless the Board of Supervisors grants a special exception to allow individual wells.  The conditions recommended by the Planning Commission and staff provide for public water service unless a special exception is granted to waive the connection requirement. 

Section 9-7 of the Subdivision Ordinance requires that “…all preliminary plats acted on by the Planning Commission shall be referred to the Board of Supervisors at its next regularly scheduled meeting.  If the Board takes no action on the preliminary plat referrals, the preliminary plat shall be deemed approved or denied in accordance with the action of the Planning Commission.” 

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 February 28, 2002, the Planning Commission voted to approve the Old Bust Head Manor Preliminary Plat, subject to the following conditions: 

  1. These lots shall be served by public water unless a special exception is granted to waive the requirement for connection to public water.
  1. All Stormwater Management and BMP facilities shall meet the requirements of the Northern Virginia BMP Handbook and the Virginia Erosion and Sediment Control Law.
  1. A Virginia Certified Professional Soil Scientist (CPSS) shall adjust the preliminary soil map lines (with revisions) onto the final drainfield plat.  This shall be done in the field and checked for any additional soil information to be added to the final scale plat map.
  1. A signature block shall be placed on this plat for the CPSS to sign which states:

Preliminary Soils Information Provided by William F. Sledjeski, CPSS (1"=40').

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____.

Va. Certified Professional Soil Scientist                                   DATE
CPSS #3401-____


  1. Interpretive information from the County Interpretive Guide for each mapping unit shown on the above plat shall be placed on the same soil map.  Also a Symbols Legend shall be placed on the plat map to identify spot symbols.
  1. The following two statements shall be placed on the final drainfield plat:
    1. "Before a home is started, the builder shall mark the drainfield area off and not disturb it during construction".
    1. "The County recommends that no below grade basements be constructed on soil mapping units 17B and 17C due to wetness unless the foundation drainage system of the structure is designed by a Virginia Licensed Professional Engineer".
  1. This plat shall be filed in the Office of Community Development and used exclusively for obtaining soils information for this proposed subdivision.
  1. This map shall be submitted to the Soil Scientist's Office before final construction plan approval is made.
  1. The applicant shall meet all state and local regulations regarding use of abandoned drainfield sites prior to placement of any structures within these areas.
  1. This approval recognizes that the grading, location, and design of the site entrance at Old Bust Head Road may impact the location of proposed drainfields and house sites, especially for Lot 6.  Final design shall determine whether six lots may be developed. If final design requires modification for more than two lots' side boundaries, a preliminary plat amendment application may be required as determined by the Director of Community Development. 
  1. The applicant shall work with the Virginia Department of Transportation (VDOT) and the County Engineer's Office during the final construction plan design and during site construction to limit erosion and increased runoff along Route 694 (Old Bust Head Road).
  1. All non-conventional sewage disposal systems shall have an operation, maintenance, and monitoring schedule established and approved by the Health Department and the County Soil Scientist prior to final construction plan approval.  This operation and maintenance contract must be valid for the lifetime of the system.
  1. Prior to final plat and construction plan approval, the applicant shall submit a detailed landscape plan as required pursuant to Section 7-600 of the Zoning Ordinance.

Attachment 1:  Preliminary Plat

Attachment 2:  Staff Report