Board of Supervisors

Meeting Date:

Bluerock Creek, LLC


April 13, 2006

Staff Lead:



Holly Meade, Senior Planner

Community Development


Magisterial District: 









Stonehill Estates:  Preliminary Plat PPLT06-CT-008, Center District


Topic Description:


The applicant is seeking Preliminary Plat approval to divide one parcel of approximately 22.61 acres into four (4) single-family residential lots ranging in size from approximately 5.03 acres to 5.94 acres.  Due to the amount of floodplain located on the parcel, this subdivision appears to exhaust all subdivision potential on the property under the current Zoning Ordinance.  However, the applicant has also submitted a Letter of Map Revision (LOMR), which is currently under review by the Fauquier County Engineering Department (FPST06-CT-001).  The proposed revision reflects a dramatic decrease of the floodplain delineation line; therefore, creating a situation where future density could be associated with this parcel.  If floodplain deductions are not made, the parcel has the potential to be divided into seventeen (17) lots.  A copy of the Preliminary Plat is included as Attachment 1.


Pursuant to Section 5-8 of the Subdivision Ordinance (Cul-de-sac Length), the maximum cul-de-sac length permitted is 700 feet exclusive of the turnaround.  This length may be modified by the Planning Commission and Board of Supervisors through the waiver process outlined in Section 4-27 of the Subdivision Ordinance, and the applicant has made this request.  The applicant is proposing a 2,000 foot cul-de-sac, exclusive of the bulb.  They have stated this is necessary to provide the required frontage to each of the proposed lots, while also providing drainfields on the lots. 


In addition, a companion Special Exception application has been filed to allow for a floodplain crossing using an existing road and bridge.  This crossing requires modifications to the road that will impact the 100-year floodplain.  The applicant is proposing to change the existing driveway to a public street and create additional lots on the existing parcel, which would access through the proposed road.  The existing drive now serves three (3) lots and it would be improved to serve an additional four (4) new lots.  The Final Plat cannot be approved without approval of the Special Exception.


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 Stonehill 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 “Stonehill Estates” dated August 2, 2005 and received in this office March 15, 2006.  This approval is for a maximum of four (4) single-family residential lots and a cul-de-sac length waiver. 


2.                  The applicant agrees to deed restrict the four lots created with the Final Plat from further subdivision.


3.                  All applicable State and Federal permits, including the COE wetlands permit, shall be submitted with the first submission of Final Construction Plans.


4.                  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 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 an adequate channel. Drainage easements, where necessary, shall be placed on the final plat. A note that “Basements are not recommended in mapping units 2A, 12A and 16B. 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.”


5.                  Houses shall not be located in swales.


6.                  Approval of the Special Exception for fill in the floodplain shall be required prior to submission of the Final Construction Plans.


7.                  The applicant shall provide corrected density calculations on the Final Construction Plans; a lot shall be eliminated if the calculations do not demonstrate that four lots are achievable in the R-1 portion of the site.


8.                  The revised floodplain shown on this Preliminary Plat is not approved and may change. Prior to Final Construction Plan approval, an approved CLOMR from FEMA shall be provided.  If the final boundary prevents any lot from meeting the 25-foot setback requirement from the floodplain, that lot shall be eliminated.


9.                  In addition to the landscaping required by the Fauquier County Zoning Ordinance, the applicant agrees to plant an additional 25-foot buffer in accord with the Landscape Schedule prepared by Bury Partners, dated March 27, 2006, and made a part of this file.


10.              The applicant agrees that all houses shall contain a minimum of 2,500 square feet of above grade, finished air conditioned space.


11.              The applicant has agreed they shall make a voluntary donation of $2,920 to Fauquier County Parks and Recreation prior to Final Plan approval.


12.              Verification from the Health Department shall be provided prior to Final Construction Plan approval that the wells on the site have been properly abandoned.




The property is located at the northeast side of Route 17/29 at 7259 James Madison Highway, north of the Town of Warrenton.



Preliminary Plat


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