A Resolution to Approve SPEX07-CR-002:  Fauquier Elementary School #11 Special Exception and CCRV07-CR-001: Comprehensive Plan Compliance Review 014, SPEX06-SC-015, and CCRV06-SC-003

WHEREAS, the Fauquier County School Board, owner and applicant, is seeking Special Exception approval for an elementary school and a Comprehensive Plan Conformance Determination; and

WHEREAS, two discrete applications are proposed:

1.      SPEX07-CR-002 - Category 5 Special Exception to allow for a secondary school in the Rural Agricultural zoning district;

2.      CCRV07-CR-001 - A Comprehensive Plan Compliance Determination; and

WHEREAS, on October 26, 2006, November 30, 2006 and December 19, 2006, the Fauquier County Planning Commission held public hearings on the proposed Special Exception and unanimously recommended approval of the Special Exception applications, subject to conditions and approval of the Comprehensive Plan Conformance Determination; and

            WHEREAS, on January 11, 2007, the Board of Supervisors conducted a public hearing and considered written and oral testimony; and

WHEREAS, the Board of Supervisors concurs with the Planning Commission and it has determined that the application for the elementary school at this location is substantially in compliance with the County’s Comprehensive Plan in accord with the Code of Virginia, Section 15.2-2232 ; and

            WHEREAS, the Board of Supervisors has determined that the Special Exception applications satisfy the standards of Zoning Ordinance Articles 5-006 and 5-500; now, therefore, be it

            RESOLVED by the Fauquier County Board of Supervisors this 11th day of January 2007, That Comprehensive Plan Conformance Determination CCRV07-CR-001, Fauquier County School Board, owner and applicant, be and is hereby approved and  SPEX07-CR-002 be, and is hereby, approved, subject to the following conditions:

1.      The Special Exceptions are granted for and run with the land indicated in these applications and are not transferable to other land.

2.      The Special Exceptions are granted for, and are to be in substantial conformance with, the purpose(s), structure(s) and/or uses indicated on the Special Exception Plats “Elementary School” dated September 1, 2006 and received in the Planning Office on September 15, 2006.  This Special Exception approval does not approve use of the site for long-term bus storage or a vehicle fueling facility.

3.      A Site Plan shall be required, pursuant to Article 12 of the Zoning Ordinance.

4.      This Special Exception approval does not remove any Site Plan, Administrative Special Permit, Special Permit or Special Exception approval required for specific uses permitted in the RA zoning district, pursuant to Article 3 of the Zoning Ordinance.

5.      This Special Exception approval does not remove any other approvals or permits that shall be required from the County, and other local, state or federal agencies.

6.      The applicant shall meet landscape and buffering requirements pursuant to the Zoning Ordinance.

7.      No new structures shall be constructed or located within 100 feet of any adjoining property line, which is in a Rural or Residential zoning district.

8.      All lighting shall be in conformance with the Fauquier County Zoning Ordinance and positioned downward, inward and shielded to eliminate glare from all adjacent properties.

9.      The elementary school shall be allowed in the Rural Agricultural and Residential (R-1) Zoning District, per the request in Special Exception SPEX05-SC-030.

10.  The applicant shall satisfy and meet the Virginia Department of Transportation (VDOT) requirements for the school entrance(s).

11.  Storm water management and BMPs shall be required for the site.

12.  With the approval of this Special Exception, future renovations, additions or minor improvements to school facilities shall be allowed to proceed as Site Plan Amendments.

13.  Athletic and recreational lighting of the ball fields shall be consistent with the requirements set forth in the Fauquier County Zoning Ordinance.  This shall include downward directed and shielded lighting.

14.  The architecture, building materials and landscaping shall be consistent with the Special Exception Plat, and as described in the Statement of Justification.

15.  The sewer piping and sewer pumping station and its related facilities, constructed through the New Baltimore Service District, shall be designed to accommodate only the wastewater needs of the elementary school with its maximum capacity of 700 students and projected employment of 70.  The extension of public sewer and water utilities and the connection/sizing restrictions are consistent with Chapter 6 of the Comprehensive Plan and the Board of Supervisors findings regarding 15.2-2232 of the Code of Virginia.

16.  No additional connections to the constructed sewer service line for the elementary school shall be allowed within the New Baltimore Service District.

17.  The applicant shall provide buffering such as, but not limited to, vegetation or another equally acceptable method on the perimeter boundary of all outdoor competition recreation areas that directly abut adjacent properties.  The proposed method of buffering shall be depicted on the final site plan.  The applicant shall also maintain, to the greatest extent possible, the existing vegetation in these perimeter areas.

18.  The applicant shall provide emergency access to all athletic fields that are not directly accessible from parking areas.  The emergency access location and design shall be reviewed and approved by the County Engineer and the Office of Emergency Services prior to approval of the final site plan.

19.  The applicant shall satisfy and meet the Virginia Department of Transportation (VDOT) requirements for all roadway improvements for the approved use. 

20.  The applicant shall design and construct all off-site roadway improvements essential to the elementary school’s opening, as required by VDOT.

21.  The roadwork shall consist of, but is not limited to: frontage improvements on Rogues Road, as well as separate infrastructure plans for intersection improvements and signalization at the Route 605 intersections with Riley Road and Rogues Road pursuant to VDOT requirements and specifications.

22.  The length of necessary turn lanes will be determined by VDOT and County staff during the final site plan review.

23.  Entrance and frontage requirements shall meet VDOT standards.

24.  The School Board shall continue to actively work with the Board of Supervisors and VDOT to facilitate the appropriate location for a second access point to accommodate the school site.

25.  The Fauquier County Water and Sanitation Authority (WSA) requires that water system modeling shall be finalized to determine whether the New Baltimore Water System can provide adequate flow, or whether on-site fire storage or system upgrades may be needed to provide required fire flows prior to site plan approval.

26.  Proof of provisions for adequate fire flow, as outlined by the Office of Emergency Services, shall be required with the first submission of the final site plans.

27.  The WSA requires an analysis to be performed of its sewage collection system and the Brookside Pump Station and force main, to determine whether the additional flows generated by the school will require any upgrades to the sewer system.

28.  The expense associated with the water and sewer system extensions and/or system upgrades made necessary by this project shall be borne by the School Board and shall be designed and constructed in accordance with the WSA’s Utility Standards Manual (USM).

29.  All applicable State and Federal permits shall be filed with the first submission of the final site plan.  This includes the COE/DEQ wetlands permit.

30.  Soils that are characterized as being hydric, having hydric inclusions or a high water table are generally not suited for dry ponds due to the fact that these ponds cannot be kept dry year round.  It is advisable to not utilize dry ponds for SWM/BMP in these areas.

31.  The toe of the embankment and all drainage structures shall be 25 feet from the property line.  This area is to have no trees or woody vegetation.  Landscaping shall not be in this area.

32.  All travel ways shall be a minimum of 20 feet wide unless approved otherwise by VDOT and the County.

33.  Any offsite easements (grading, utility, etc.) shall have to be acquired prior to final site plan approval.

34.  Light poles and retaining walls shall be restricted to no closer than 100 feet from the property lines, per Section 5-502 of the Zoning Ordinance.

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