CONSENT AGENDA REQUEST
Board of Supervisors
GGFS/Greenwich Meadows, LLC
April 13, 2006
Holly Meade, Senior
7924-14-7596-000 & 7924-34-0017-000
Creekmont Estates: Preliminary Plat PPLT05-CR-012, Cedar Run
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
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.
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
- 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.
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.
- The Final
Construction Plans shall clearly identify the existing and proposed
right-of-way on Route 603.
- 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
- 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
- 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.
- No stormwater
runoff generated from new development shall be discharged into a
jurisdictional wetland without adequate treatment.
- An overlot grading
plan shall be provided as part of the Final Construction Plans.
- Proof of
provisions for adequate fire flow shall be required with the first
submission of the Final Construction Plans.
- 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.
- A temporary turn
shall be provided at the end of Shasta Lane.
- 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.
- All houses shall
be above the 10-year water surface elevation of adjacent swales.
- 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
- A separate
emergency spillway shall be provided for ponds. The emergency
spillway shall pass no less than the 100-year storm.
- Street grades
shall not exceed 10%. Any offsite grading that is required shall
have easements. Use the County’s IL-1 standard for entrances.
- 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.
- Evidence that all
offsite easements, which are required, shall be provided prior to
Final Construction Plan approval.
- 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.
- The embankment or
outfall structure for Pond 1 shall not be located in the floodplain
without a Special Exception.
- The parcels in
this subdivision shall be deed restricted from further subdivision
with Final Plat approval.