COUNTY OF FAUQUIER

DEPARTMENT OF COMMUNITY DEVELOPMENT

PLANNING COMMISSION STAFF REPORT

MARCH 28, 2002

SPECIAL EXCEPTION CASE #02-S-17

HENSLEY/POSTON – AQUAROBIC FILTER SYSTEM 

OWNER:

John and Judith Hensley

92 White Landing Road

Linden, VA  22642

 

 

APPLICANT/

REPRESENTATIVE:

Ron Poston

23540 Old Meadow Lane

Middleburg, VA  20117

 

 

PROPOSAL:

To obtain Special Exception approval under Section 3-320, Public Utilities, of the Zoning Ordinance for the use of an Aquarobic Septic System to serve a single-family residence to be built on a 1.464 acre parcel on Old Maidstone Road in the Village of Rectortown.  Soils on site do not percolate and will not accommodate a conventional drainfield.  

 

LOCATION:                                 North side of Old Maidstone Road (Route 849), just west of its intersection with Atoka Road in the Village of Rectortown. 

 

 

MAGISTERIAL DISTRICT:

Scott District

 

 

PROPERTY I.D.

NUMBER AND SIZE:

 

6061-69-5885-000, 1.464 acres

 

 

CURRENT ZONING:

V (Village Residential)

 

 

EXISTING ZONING AND LAND USES OF ADJACENT PROPERTIES

N

V (Village Residential)

Residential

S

V (Village Residential)

Residential

E

V (Village Residential)

Residential

W

V (Village Residential)

Residential

       

 STAFF PLANNER:                Deirdre Clark 

Background

The applicant has contracted to purchase the 1.464-acre parcel subject to approval of the installation of an Aquarobic Septic System to serve a three-bedroom residence proposed for the site.  Because the soils do not percolate and will not accommodate a conventional septic system, an Aquarobic system was recommended by the applicant’s soil consultant. The Aquarobic system pre-treats wastewater in a mini-plant from which it is pumped and distributed across the top of the filter bed.  Although the mini-plant, which provides primary treatment, is considered conventional, the filter bed is classified as “experimental” by the Health Department and, therefore, requires a special exception.

Both the County Soil Scientist and the Health Department concur that this type of system is a suitable alternative to serve the residence proposed for the site.

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.

Findings

It is staff’s evaluation that this application is in substantial conformance with the Comprehensive Plan and with applicable Zoning Ordinance provisions.  As such,

staff recommends that the Planning Commission forward SE 02-S-17 to the Board of Supervisors with a recommendation of approval, subject to the conditions cited in Proposed Development Conditions, Attachment #1.

Attachments

1.       Proposed Development Conditions

2.       Applicant’s Statement of Justification

3.       Staff Analysis

4.       County Engineer Review

5.       Soil Scientist Review

6.       Health Department Review

7.       Information on the Aquarobic Septic System

8.   Map 1, Map 2, Map 3, Map 4

STAFF ANALYSIS

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 Village Residential uses in the Comprehensive Plan.  The approval of this application provides for the development of this property in a manner that is in conformance with the Comprehensive Plan.

The Comprehensive Plan acknowledges poor soil conditions and accompanying percolation problems in portions of the Village of Rectortown.  

2.  Zoning Ordinance

Under Section 3-320, Public Utilities, of the Zoning ordinance, the Board may approve a Special Exception for a private sewage treatment system in a Village District. In approving such a system, the Board may establish conditions including, but not limited to use, maintenance and testing. 

Attachment #1

PROPOSED DEVELOPMENT CONDITIONS

SE02-S-17

If it is the intent of the Fauquier County Planning Commission to recommend approval of SE 02-S-17 located on Parcel I.D. 6061-69-5885 for an experimental private sewage treatment facility pursuant to Section 3-320 of the Fauquier County Zoning Ordinance, staff recommends that the Planning Commission require conformance with the following development conditions:

  1. The special exception is granted for, and runs with, the land indicated in this application and is not transferable to other land.

2.   The special exception is granted only for the purpose(s), structure(s) and/or uses

       indicated on the special exception plat approved with the application, as qualified by

       these development conditions.

      3.   The system shall serve the proposed three(3) bedroom residential structure only.

  1. The applicant shall ensure the proper functioning of the system by entering into a maintenance agreement with the manufacturer to inspect, service and sample the system on a regular basis for the life of the unit.
  2. Testing shall be conducted by the manufacturer or a certified laboratory.  All test results

             shall be reported to the Health Department.

  1. There shall be no further subdivision of the subject property.