DRC defers Solar Woods subdivision water-and-sewer exception after fire-safety, neighbor concerns

The Development Review Committee voted 4-0 on May 21, 2025 to defer consideration of Conceptual Plan 25-00002, a request by the Solar Woods applicant to allow 38 single-family lots to rely on individual wells and septic systems rather than connect to the county public water and sewer system. The DRC deferred action to its August 20, 2025 meeting to allow additional work between the applicant, county staff and the Bush Springs Road community.

The developer is proposing 38 lots—above the five-lot threshold for a major subdivision—and asks for an exception because portions of the parcels lie inside the county’s Primary Service Area (PSA). Inclusion inside the PSA triggers sections 19-59(a) and 19-61 of the James City County Subdivision Ordinance, which ordinarily require major subdivisions within the PSA to connect to public water and sewer. The applicant proposed using in-home fire sprinkler systems supplied by large water-holding tanks fed from a single well serving each home, rather than extending a public water line and hydrants.

Frank Pollster, reporting the DRC’s findings to the Planning Commission, said the fire department preferred a public water connection so hydrants can be located per current standards. County staff and the fire department questioned the long-term enforceability and reliability of requiring in-home sprinkler maintenance—whether assigned to an HOA or individual homeowners—and concluded such maintenance requirements would be impractical for county staff to enforce. The applicant acknowledged those concerns and asked for time to work with staff and the community to address fire suppression and system-maintenance issues.

Bush Springs Road residents raised traffic and communication concerns. James Praxson, of 257 Bush Springs Road, told the committee he was worried the developer had not adequately engaged nearby residents and that 38 new homes on a narrow, mainly one-lane stretch would worsen passing problems—particularly when school buses are present. The DRC agreed the applicant should do more outreach and refinement and voted to defer, 4-0.

The DRC action is a procedural deferral, not an approval. The committee’s motion set an August 20, 2025 target for additional collaboration; the applicant said it would work with staff and neighbors on fire-suppression design, maintenance arrangements and roadway impacts. No change to the county code or final approvals were made at the May 21 meeting.