TO:                 Fauquier County Planning Commission

FROM:            Deirdre Clark, Senior Planner

DATE:                        August 29, 2002

SUBJECT:            Preliminary Plat #PP02-S-17, Wooded Run Estates


The applicant is seeking approval of a preliminary subdivision plat to divide ± 87.16 acres zoned R-1 into fifty-seven (57) single-family residential lots ranging in size from 40,000 square feet to approximately 57,700 square feet.  Site access is proposed by way of a new entrance from Old Bust Head Road (Route 694) and a proposed connection with the existing Cotswold Way.  Included with this application is a request for a waiver from Fauquier County’s Subdivision Ordinance, Section 5-8, Cul-de-Sac Streets, to allow a proposed cul-de-sac to be greater in length (± 1500 feet) than the prescribed seven-hundred (700) feet, exclusive of the turn-around. 

The property is located on the south side of Old Bust Head Road (Route 694) between its intersection with Wendy’s Lane and Cotswold Way in the New Baltimore Service District, non-sewered area.

At its May 30, 2002 meeting, at the recommendation of staff, the Planning Commission postponed action on this application for 30 days to allow the applicant time to make revisions to the preliminary plan and to respond to outstanding concerns.

At its June 27, 2002 meeting, at the request of the applicant, the Planning Commission deferred action on this application to allow the applicant time to address issues noted in the June 27, 2002 Planning Commission Staff Report and discussed with the applicant prior to the meeting.


Staff met with the applicant and the applicant’s representative on July 23, 2002 and again with the applicant’s representative on July 31, 2002.  An advance copy of the revised plat was submitted on August 8, 2002 and briefly reviewed by staff at the Coordination Meeting on August 12, 2002.  The following revisions were made:

Wooded Run Estates


Planning Commission Memo 8-29-02

Page 2     

  • Reflecting updated soils information, the lot yield has been reduced from 57 to 55 lots.
  • Lot and road layouts have been reconfigured to allow for areas with rock outcroppings and shallow-to-rock soils with questionable drainfield potential. 
  • Lots 26, 32, 33, 40 and 41 have been reconfigured to address potential drainage issues as noted in the staff report of June 27, 2002.
  • Although the revised layout does result in an excessive block length of Wooded Run Drive  (± 2,400 feet from its intersection with Old Bust Head Road to Cotswold Way), the applicant has provided justification in the provision of continuous central open space,   the avoidance of marginal building sites and the development of a design that is compatible with, and sensitive to, the topography and resources on site.
  • An additional lot has been added to the inter-parcel connection, Rosedale Farm Drive. This road section, as proposed, will be eligible for acceptance into the VDOT system.


As proposed, this preliminary plat is in substantial conformance with the Comprehensive Plan and the Subdivision Ordinance.  Should the Planning Commission forward this request to the Board of Supervisors with a recommendation of approval, staff suggests that such recommendation be subject to the conditions in Attachment 2.

The subdivision layout, as proposed, reflects the designer’s awareness of the unique qualities of the site and their value to neighbors and potential residents. The designer is to be commended for creating a layout that is compatible with the topography of the area and is conservative in its treatment of resources.


1.       Applicant’s Letter of Justification

2.       Conditions of Development

3.       Revised Plats: Map 1, Map 2

4.      Soil Scientist Update

5.      Office of Zoning Update

6.       Engineering Update