Board of Supervisors Meeting Date:

 GGFS/Greenwich Meadows, LLC

April 13, 2006


Staff Lead:



Holly Meade, Senior Planner

Community Development


Magisterial District: 


Cedar Run

7924-14-7596-000 & 7924-34-0017-000 



Creekmont Estates: Preliminary Plat PPLT05-CR-012, Cedar Run District


Topic Description: 

The applicant is seeking Preliminary Plat approval to divide approximately 84.0119 acres into forty (40) single-family residential lots, all 40,000 square feet or more in size.  A copy of the Preliminary Plat is located in Attachment 1

The applicant is seeking a waiver of Section 5-8 of the Subdivision Ordinance (Cul-de-sac Streets) to allow two cul-de-sacs greater than 700 feet.  The applicant’s justification is based on the shape of the property and the location of the stream, which bisects the property.   

The applicant originally sought a waiver of Section 4-18 of the Subdivision Ordinance (Lot Shape).  However, the layout of the site has been entirely revised and this waiver request is no longer required or requested.   

Pursuant to Article 7-501.1.B of the Fauquier County Zoning Ordinance, public water shall be required for all residential subdivisions, multifamily or townhouse developments of seven (7) or more lots outside service districts in R-1, R-2, RR-2, and V zones.  The proposed Creekmont Estates is forty (40) lots zoned R-1 outside of a service district.  A Special Exception pursuant to Section 5-3100 of the Zoning Ordinance may remove this requirement for a public water system.  The applicant has filed a companion Special Exception application to obtain approval for the construction of an above ground water storage tank and a pumping facility within the proposed Creekmont Estates Subdivision.  The Planning Commission postponed action for up to thirty days at its January meeting to allow time for all review agencies to comment.  This Special Exception request has been recommended for approval by the Planning Commission and is on the Board of Supervisor’s April agenda.



 As depicted on the location map, the parcel is on the east side of State Route 603 (Greenwich Road) at its intersection with Greenville Road (State Route 761). 



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 March 30, 2006, the Planning Commission voted to approve the Creekmont Estates Preliminary Plat including the waiver of Subdivision Ordinance Section 5-8, subject to the following conditions:


  1. The Final Plat shall be in general conformance with the Preliminary Plat entitled “Creekmont Estates” dated December 2, 2005, last revised February 23, 2006 and received in this office February 24, 2006.  This approval is for a maximum of forty (40) single-family residential lots and two cul-de-sac length waivers. 


2.      Prior to submittal of Final Construction Plans, the Category 20 Special Exception for the above ground water treatment facility associated with this subdivision shall be approved by the Fauquier County Board of Supervisors.


  1. The Final Construction Plans shall clearly identify the existing and proposed right-of-way on Route 603.


  1. Natural drainage swales shall be protected.  Houses shall not be placed in natural drainage swales.  Houses on Lots 3, 14 and 15 shall be moved out of natural swales.


  1. The County recommends that no below grade basements be constructed on soils with high water table due to wetness unless the foundation drainage system of the structure is designed by a licensed professional engineer to assure a dry basement and preclude wet yards and recirculation of pumped or collected water. Unless, in the opinion of the County Engineer, the topography of the lot in relation to the overlot-grading plan precludes grading the site to drain the basement to daylight, all basements shall be designed to gravity daylight without assistance from mechanical means. All discharged water (mechanical or gravity) must be conveyed to the subdivision stormwater collection system and discharged through the stormwater management facilities. Drainage easements, where necessary, shall be placed on the Final Plat. A note shall be placed on the final plat stating, “Basements are not recommended in mapping units 5A, 14B, 74B, 75XB, 78A, 78B, 79A, and 475B.  Basements in these mapping units are subject to flooding due to high seasonal water tables. Sump systems may run continuously, leading to possible premature pump failure.”


  1. All ponds and outfall structures shall be kept 25 feet from the property lines.  Trees, shrubs, and any other woody plants are not to be planted on the embankment or adjacent areas extending at least 25 feet beyond the embankment toe and abutment contacts.  This area shall be within a maintenance easement.  Tree save areas and landscaping cannot be in these areas.


  1. No stormwater runoff generated from new development shall be discharged into a jurisdictional wetland without adequate treatment.


  1. An overlot grading plan shall be provided as part of the Final Construction Plans.


  1. Proof of provisions for adequate fire flow shall be required with the first submission of the Final Construction Plans.


  1. All applicable State and Federal permits shall be filed with the first submission of the Final Construction Plans.  This includes the COE/DEQ permits for disturbance of wetlands.


  1. A temporary turn shall be provided at the end of Shasta Lane.


  1. In the BMP calculations, no more than 20% credit is given for offsite properties draining to the facility.  This project shall meet the requirements of the Fauquier County Stormwater Management Ordinance.


  1. All houses shall be above the 10-year water surface elevation of adjacent swales.


  1. Dedication shall be required if right-of-way is less than 50 feet in width or if additional right-of-way is needed to construct required improvements. 


  1. A separate emergency spillway shall be provided for ponds.  The emergency spillway shall pass no less than the 100-year storm.


  1. Street grades shall not exceed 10%.  Any offsite grading that is required shall have easements.  Use the County’s IL-1 standard for entrances.


  1. In areas where the roads are to be installed over soils with low bearing capacity and/or high shrink/swell potential, underdrains or other stabilizing material may be required. 


  1. Evidence that all offsite easements, which are required, shall be provided prior to Final Construction Plan approval.


  1. Extended detention ponds shall not be located in high water table soils because they do not stay dry year-round.  Ponds B and C may not be appropriate as dry ponds in the proposed soils.


  1. The embankment or outfall structure for Pond 1 shall not be located in the floodplain without a Special Exception.


  1. The parcels in this subdivision shall be deed restricted from further subdivision with Final Plat approval.


1.  Preliminary Plat

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