JANUARY 31, 2002





Jeff and Jordan Rizer

6783 Walnut Heights Drive

Warrenton, VA  20186




Jeff Lippincott

6688 Riley Road

Gainesville, VA 




Dave Hall

Frederick Ward Associates, Inc.

5 Rock Pointe Lane, Suite 200

Warrenton, VA  20186




The applicant is seeking approval of a preliminary subdivision plat to divide 133 acres zoned RA (Rural Agriculture) into three (3) single-family detached lots and a residue parcel.  The lots range in size from approximately 2.05 acres to approximately 3.82 acres.  A companion administrative division will create an additional 3 lots from the residue parcel.




Northwest side of Wilson Road (Route 691) south of its intersection with Cannonball Gate Road (Route 628).




Marshall District






6965-14-1145, 132.8520 acres




RA and RC (Rural Agriculture and Rural Conservation)




RA (Rural Agriculture)

Large Lot Residential


RA (Rural Agriculture)



RA (Rural Agriculture)

Large Lot Residential


RA/RC (Rural Agriculture/Conservation)

Large Lot Residential



STAFF PLANNER:                 Elizabeth Cook


The applicant is now proposing a three (3)-lot preliminary subdivision in the southwest corner of a 133-acre parcel.  Originally, the application included four (4) lots, which triggered the Zoning Ordinance requirement for a central water system.  Included with the original application was a request to waive the hydrogeological report required for a central water system.  The applicants also submitted a special exception request to waive the central water requirement; however, with the reduction of one lot the central water system is not required.  Therefore, the waiver was no longer necessary.  The applicant is proposing to serve the lots with individual wells and drainfields.

A companion administrative subdivision will create three (3) additional lots for a total of six (6) lots plus the 118-acre residue lot.  Eighty-five percent of the parcel is 112.924 acres, which must remain in one non-common open space parcel.  There is one additional lot available for development, based on the sliding scale; however, if that lot is developed it will necessitate a central water system unless a special exception is approved. 

A new public street is proposed to serve the preliminary subdivision lots, which will continue into the property as a private street to serve the lots created through the administrative subdivision process and the residue lot.  There is a dwelling and outbuildings on the residue parcel and the existing driveway access is via an easement through the adjoining parcel to the north. 

Staff and Agency Review

Staff and appropriate referral agencies have reviewed this request for conformance with the Comprehensive Plan, the Zoning Ordinance and other relevant policies and regulations.  An analysis of these referrals and the actual comments from the appropriate agencies are included as attachments to this report.


As of the date of this report, the Virginia Department of Transportation (VDOT) has identified an issue that the applicant has not had the opportunity to address.  The plat reviewed by VDOT indicated that the entire proposed roadway would be a private street, while only a portion of the road will be private.  Clarification is needed on the development's access to Wilson Road.  VDOT has requested that the site entrance to be located 12 feet to the south or additional onsite review will be required. 


Staff recommends that the Planning Commission postpone action on this request to allow the applicant time to address the outstanding VDOT concerns.


Memo 1

1.       Staff Analysis

2.       VDOT Review

3.       County Engineer Review

4.       County Soil Scientist Review

5.  Map 1, Map 2, Map 3, Map 4

Attachment 1


Staff and appropriate referral agencies have reviewed this request for conformance with the Comprehensive Plan, the Zoning Ordinance, and other relevant policies and regulations.  Staff findings, comments and recommendations, as well as referral agency comments follow:

1.            Comprehensive Plan

The subject property is designated for rural and conservation uses.  The portion of the property designated for conservation will remain with the non-common open space parcel. 

2.   Zoning Ordinance

The subject property is zoned RA and RC (Rural Agriculture and Rural Conservation), and based on the sliding scale density eight (8) new lots plus a residue parcel with a minimum of 112.924 acres may be created.  The applicant is proposing to develop three (3) lots with the proposed preliminary plat and an additional three (3) lots through the administrative subdivision process.  A landscape plan complying with the Zoning Ordinance will be required with the final construction plans and profiles.

3.                  Transportation

The applicant is proposing to access the subdivision via a new street indicated on the preliminary plat as Rosewood Lane.  Rosewood Lane is an existing street name, so an alternative street name will be needed.  The Virginia Department of Transportation (VDOT) comment indicate that due to vertical and horizontal curves on Wilson Road the street entrance needs to be moved south approximately 12 feet or an additional review will be required.  The plat submitted to VDOT for review indicated that the entire proposed roadway would be private, so the VDOT comments included as Attachment 2 make reference to a private street.  The plat has since been corrected and forwarded to VDOT.

4.                  Environmental

The property is not located within the Occoquan Watershed; therefore BMP facilities will not be required.  See Attachment 3 for the County Engineer's Comments.  The proposed subdivision appears to have little or no impact on wetlands.

5.                  Water and Sewer

The applicant is proposing to serve the site with individual wells and drainfields.  The Health Department has not made any comments regarding the proposed development, as an application has not been submitted for its review.  Staff would like to have comments from the Health Department and recommends a formal submission to Health Department by the applicant.  However, the County Soil Scientist indicates that soils where the drainfields are proposed are definitely the best soils on the property for subsurface sewerage disposal systems.  The following items are recommended conditions, as noted in the Soil Scientist's comments included as Attachment 4:

A.        A Virginia Certified Professional Soil Scientist (CPSS) needs to adjust the Type I Soil Map soil lines onto the final working plat.  This shall be done in the field and checked for any additional soil information to be added to the final scale plat map.

B.        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 April 18,2001.

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 1-85.


Va. Certified Professional Soil Scientist                                    DATE

CPSS #3401-                       

C.        Interpretive information from the Type I soil report 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. Rock outcrops need to be added to the map and symbols legend.

D.        The two statements under Home Sites and Road Construction shall be placed on the same plat map:

i.         Due to landscape position (drainageways) and high seasonal water tables the following statement needs to be placed on the final drainfield plat to be placed in the front office of Community Development:  "The County recommends that no below grade basements be constructed on soil mapping units 17B 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.  This soils information will need to be provided by the applicant to the Building Department at the time of application.

ii.       Soil Mapping units 140B & C and 340E are usually shallow to bedrock. The following statement needs to be placed on the final plat.  "  The County recommends that before road or home construction begins in the soil mapping units 140B & C and 340E 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.

E.         This plat will be filed in the front office of Community Development and used exclusively for obtaining soils information for this proposed subdivision.

F.         This map needs to be submitted to the Soil Scientist's Office before final plat approval is made.