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Topic
Description:
In February
2002, the Fauquier County Board of Supervisors authorized
the acceptance of a $10 million conditional distribution
from the Paul Mellon Estate for the construction of the
Northern Sports Field Complex and Community Park. The
project is now in the Site Plan stage of development.
Project
Update:
At the
December 9, 2004 Board of Supervisors’ meeting, a public
hearing on this Special Exception was held and then closed.
However, the Board postponed action on this item to obtain
additional information regarding the water storage tank from
the Department of Parks and Recreation. Since that meeting,
the applicant’s representative has provided a detailed plan
for the water tower. This plan titled “Elevation of
Proposed Water Tank and Maintenance Facility” (dated:
December 20, 2004) shows a maximum water tower height of
twenty-one (21) feet. The bolted steel tank will be
eighteen (18) feet in diameter and have a maximum capacity
of 23,000 gallons. The location of the tank is directly
behind the park maintenance building. The building will
partially screen the tank from view and contain the water
treatment facility associated with the water tank and
potable water system.
Project
History:
If
approved, the County’s Special Exception request will allow
the construction of an above ground water storage facility
to provide a potable water supply for park users. The
Fauquier County Parks and Recreation Department would have
primary responsibility for operation and maintenance of the
water tank. This facility is integral to the development of
the Sports Complex. The Site Plan cannot be approved
without the required Board of Supervisors’ approval for the
Special Exception. Please note that the above ground sewer
pumping station has been deleted from this project and is
therefore not part of this Special Exception.
In addition, Section 15.2-2232 of the Code of Virginia
stipulates that “no public utility shall be constructed,
established or authorized, unless and until the general
location or approximate location, character, and extent
thereof has been submitted to and approved by the Board of
Supervisors as being substantially in accord with the
adopted Comprehensive Plan.” Following a public hearing on
May 29, 2003, the Planning Commission made the determination
that the proposed facility is in accord with the
Comprehensive Plan.
The 21-foot
tall water storage tank design will be a silo style tank.
The tank is proposed to be located adjacent to the park
maintenance building. It would be painted a color to blend
with its surroundings and buildings. The building will also
partially screen the tank from view and additional plantings
will be installed for screening. Regarding the proposed
location of the tank, the applicant’s representative
indicates that soil borings and appropriate engineered
design will be done to address the soil mapping unit 438A,
which has a high shrink-swell potential and a high water
table. The foundation of this facility will need to be
designed to overcome this potential.
Requested Action of the Board of Supervisors:
Consider
adoption of the attached
resolution.
Staff
Analysis:
Staff and
appropriate referral agencies have reviewed this request for
conformance with the Comprehensive Plan, the Zoning
Ordinance, and other relevant policies and regulations.
Staff and referral agency findings, comments, and
recommendations are summarized below.
The Comprehensive Plan:
The
proposed Sports Complex was not a feature shown in the
Comprehensive Plan during the Planning Commission review. On
May 29, 2003, the Planning Commission conducted a public
hearing pursuant to Section 15.2-2232 of the Code of
Virginia and has determined that the proposed facility is in
general compliance with the Comprehensive Plan. The
referenced park is now designated in the Marshall Service
District Plan, which was adopted on November 17, 2003.
Requirements of the Zoning
Ordinance:
The Zoning
Ordinance stipulates that “. . . if the proposed location of
a Category 20 use is in a Residential District there shall
be a finding that there is no more suitable site available
for such use in a Commercial or Industrial District, except
that in the case of electric transformer stations and
telephone and telegraph exchanges or dial centers, there
shall be a finding that there is no alternative site
available in a Commercial or Industrial District within
distance of one mile, unless there is a substantial showing
that it is impractical for satisfactory service to be
rendered from an available location in such Commercial or
Industrial District.”
Engineering
Considerations:
The wetlands cannot be disturbed without permits from the
U.S. Army Corps of Engineers. The wetland areas should be
fenced or otherwise protected during construction of the
water tower.
Planning Commission Recommendation:
On May 29, 2003, the Planning Commission recommended
approval of this item, subject to a series of development
conditions. Planning Commission staff reports are available
upon request.
Financial Impact Analysis:
None
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