Warrenton North, LLC, has requested, as
part of its preliminary subdivision plat application, that the
proposed Bluestone subdivision be served by the Town of
Warrenton for public water service.
The Zoning Ordinance requires subdivisions of seven or
more lots to be served by public water. Attached is a proposed resolution amending the Fauquier
County/Town of Warrenton/WSA Master Sewer and Water Agreement.
Also attached is a copy of a January 22, 2002 letter from
the Town indicating that there is adequate capacity at the water
treatment plant and from the twelve-inch water main in Blackwell
Road to serve the proposed development.
Once the Board of Supervisors has acted on the
resolution, the Town Council will consider a similar amendment.
The proposed conditions of approval require the
connection to public water service or special exception approval
to use individual wells or to develop a private central water
The applicant is proposing to develop
approximately twenty-two acres of an approximately
forty-seven-acre parcel into eighteen single-family detached
lots. The remainder
of the parcel is within the corporate limits of the Town of
proposed lots range in size from 40,374 square feet to 92,544
square feet, however the majority of the lots are less than
45,000 square feet.
The property is located on the west side of
Blackwell Road (Route 672), north of the Route 17 Spur.
The proposed entrance to the development is from
Blackwell Road within the Town of Warrenton.
Included with the applicant's request is a waiver
from Subdivision Ordinance Section 5-8, Cul-de-Sac Streets, to
allow a proposed cul-de-sac to be one thousand feet in length,
exclusive of turn-around, rather than the prescribed seven
On February 28, 2002, the Planning Commission denied the preliminary
plat based on the outstanding issues identified in the staff
report, which are summarized as follows:
Clarification that an agreement can be reached between the Town of
Warrenton and the Virginia Department of Transportation
regarding the maintenance and snow removal of the streets within
the Town limits that are used to access the development.
Concerns about the design and configuration of Lot 18 as it relates to
the location of an existing pond to be used for stormwater
drainfield locations for Lots 17 and 18 are impacted by the
required one hundred-foot setback from the pond.
It is not clear from the grades of proposed Bluestone Lane that the
roadway can meet the maximum grade of 10%.
The County Soil Scientist has concerns that should be addressed with
conditions of approval including operation, maintenance and
monitoring provisions for non-conventional sewage disposal
The applicant has not agreed to provide a trail easement from
Blackwell Road through the development to property owned by the
Commonwealth of Virginia.
The applicant has not provided justification for the proposed
cul-de-sac length waiver for proposed Bluestone Lane.
In addition, the County Engineer has concern about the
location and size of the drainage way at the terminus of
Outstanding stormwater management issues were noted in the County
Following the Planning Commission action, the applicant has met with
staff to address the outstanding issues.
Based on that meeting, a revised preliminary plat has
been submitted for Board of Supervisors' consideration.
The revised plat now indicates the existing pond will be
designed as a dry pond, which reduces the required setback from
drainfields to fifty feet.
The applicant has acknowledged that the design of
Bluestone Lane must meet all County and VDOT design standards
and is aware that a reconfiguration of the road network or lot
layout may result in an amendment to the preliminary plat.
In addition, the applicant has provided justification for
the cul-de-sac length waiver including the size and shape of the
parcel, the split zoning of the parcel as residential in the
County and industrial in the Town, and the concern for routing
residential traffic through an industrial development.
The County Engineer and the applicant's representatives
have discussed design approaches to address the drainage way
location at Bluestone Lane during the final construction plan
applicant has agreed that conditions related to the operation
and maintenance of non-conventional sewage disposal systems are
applicant has not agreed to provide a trail easement through the
development; however, they will dedicate an easement along their
portion of Blackwell Road within the County.
Attachment 3 includes the revised plat and the
applicant's response to the outstanding issues.
With the revisions and
clarifications made by the applicant, staff recommends that the
Board of Supervisor consider approving the plat, subject to the
conditions proposed by staff.
9-7 of the Subdivision Ordinance requires that
preliminary plats acted on 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 referrals, the
preliminary plat shall be deemed approved or denied in
accordance with the action of the Planning Commission.