Board of Supervisors Meeting Date:


James I. & Cheryl L. Alls, Owners

Dominion Land Group, Applicant


June 21, 2004

Staff Lead:



Charles A. Floyd, Senior Planner

Community Development


Magisterial District:








Consider Preliminary Plat Subdivision Application PPLT04-MA-003: Alls Subdivision


Topic Description:


The applicant is seeking Preliminary Plat approval to divide approximately 52.25 acres into two (2) single-family residential lots of ±2.22 and ±44.96 acres.  The ±44.96 acres, or residue, will be placed in a non-common open space easement with the Final Plat.  The two (2) other lots shown on the Preliminary Plat will be reviewed as companion Administrative Divisions.  These lots are ±2.19 and ±2.30 acres in size and will be accessed by Alls Drive, which is a Type III private street with no design standards.  These two (2) Administrative Subdivision lots are not subject to Board of Supervisors’ approval.  They are administratively approved by the Chief of Planning. 


The property subject to the Preliminary Plat is on the east side of State Route 726 (Fiery Run Road) south of its intersection with State Route 727 (Hardscrabble Road) in Marshall Magisterial District.  The subject property is approximately 52.25 acres, of which ±22.09 acres are zoned Rural Conservation (RC), and ±30.16 acres are zoned Rural Agricultural (RA). All adjacent properties are also split zoned Rural Agriculture (RA) and Rural Conservation (RC).


Section 9-7 of the Subdivision Ordinance requires that "…all preliminary plats approved 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 referral, the preliminary plat shall be deemed approved in accordance with the actions of the Planning Commission."


The Planning Commission staff reports are available upon request.


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 May 27, 2004, the Planning Commission voted to approve the Alls Preliminary Plat, subject to the conditions noted below:


1.      The Final Plat shall be in general conformance with the Preliminary Plat entitled "Alls Subdivision " dated August 15, 2003, signed by David R. Hall 3-19-04 and received in the Planning Office on March 26, 2004, except as modified by these conditions.  This approval is for a maximum of two (2) residential lots, one of which is a non-common open space parcel.


  1. If the residue parcel’s residence is improved upon and/or replaced, the Fauquier County Stormwater Management Ordinance shall become applicable, and all requirements of that ordinance shall be met.


  1. A landscape plan will be required in accord with Section 7-600 of the Fauquier County Zoning Ordinance at the time of Final Construction Plan review.


  1. All lots shall access from Alls Drive (private street).  No lots shall be accessed from Fiery Run Road.


  1. A deed of non-common open space shall be executed prior to Final Plat approval.


  1. A Virginia Certified Professional Soil Scientist (CPSS) needs to adjust the Type I Soil Map soil lines onto the Final Construction Plan.  This needs to be done in the field and checked for any additional soils information to be added to the final construction plan.


  1. Interpretive information from the Type I 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.


  1. This final soil map shall be filed in the front office of Community Development and the Building Department to be used exclusively for obtaining soils information for this proposed subdivision.


  1. Two copies of this final soil map with original CPSS signature shall be submitted to the Soil Scientist Office before final plat approval is made.


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


·        "The County recommends that no below grade basements be constructed on soil mapping units 9B, 15B, 16B and 16C 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."

·        "Before a home is started the builder needs to mark the drainfield area off and not disturb it during construction".  The type of approved primary and reserve drainfield area shall be stated for each lot.

·        “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.”

·        “The County recommends that before road or home construction begins in soil mapping units 20C and D, 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.”


  1. No house shall be located within the 10-year water elevation of the swale that runs through Lots 1-3.


  1. The existing entrance to the residue shall be closed. 


  1. 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 June 19, 2003.


This Virginia Certified Professional Soil Scientist has field reviewed and adjusted the preliminary soil information onto the final plat (1” = 50’) and certifies that this is the Best Available Soils Information to Date for Lots 1 – 9.


Va. Certified Professional Soil Scientist                                           DATE

CPSS #3401-___________


14.  Any existing features, such as driveways, to be removed shall be indicated as such on the Plat.


  1. Any and all revisions shall be specifically noted in the “revision notes block” on the modified plan sheet.


  1. All culverts shall be sized for the 10-year storm, with 18 inches of freeboard below the shoulder.


  1. Drainfield and well locations shall be described as proposed or approved and type of drainfield and well described. This includes existing drainfields and reserves for residue lot. These items are to be shown on Soils Map.


  1. A VDOT land use permit with sufficient fee and surety shall be obtained for the entrance construction of the road after Fauquier County has approved the division.



Financial Impacts Analysis:






1.      Preliminary Plat