Location, Zoning and
Current Land Use:
Kettle Run High School and
Greenville Elementary School are located on a 209-acre site
on the east side of Rogues Road (Route 602) directly across
from the Grapewood Estates subdivision. The parcel is zoned
Rural Agricultural (RA).
Surrounding Zoning and
Current Land Use:
Surrounding parcels are
zoned RA and R-1 to the north (Grapewood Subdivision); RA to
the south and east; and R-1 and RA to the west. The
surrounding properties are in residential or agricultural
Staff and Review Agency
Staff and appropriate
referral agencies have reviewed this request for conformance
with the Comprehensive Plan, the Zoning Ordinance, and other
relevant policies and regulations. Findings, comments, and
recommendations are summarized below. Following each comment
is a staff note in italics stating how the comment has been
Zoning Ordinance standards are applicable:
Standards for all Category 5 Uses;
Additional Standards for All Category 5 Uses Other than
Pre-School/Day Care Center/Nursery School;
Standards for Primary School, Secondary/Advanced Schools and
Technical Schools (Indoor).
defers to Planning Staff the assessment of standard
compliance but would note the following:
The only components of
the high school site that are under review are the field
relocation, additional field and emergency access road. The
Board of Supervisors’ approval of the original Special
Exception demonstrates that it has generally met the
A Site Plan
Amendment was approved on January 17, 2008 for the
relocation of the soccer fields and pond redesign contingent
upon this Special Exception Amendment being approved. The
area to be occupied by the relocated soccer fields was
permitted for grading and seeding only and no installation
of facilities or athletic activity was allowed to take place
unless a Special Exception Amendment is processed and
There are no structures
associated with the fields. The fields will be graded grass
practice fields. The area will be similar in appearance to
what it would have been with seeding and grading. The main
difference is the area will now be usable for recreation.
Special Exception Concept Plan showed the first 900’
(approximately) of frontage as being undisturbed and
ungraded, with no uses or activity located in the area. The
closest active uses, tennis courts, were located 888’ from
the road. The relocation of the two soccer fields is within
approximately 250 feet of the road, directly across the
street from a residential subdivision whose residents have a
reasonable expectation based on the concept plan that the
area directly across the street would be lawn or woods for
about 900’ of depth, not soccer fields. Therefore, pursuant
to the Special Exception standards for the use, if the
revised field locations are approved, they will need to be
fenced and be effectively screened. The Special Exception
Amendment plans do not include a sheet depicting the
proposed screening and fencing of the fields.
Staff would note that the
Site Plan Amendment for the Emergency Access Road
(SPAM09-CR-004), currently under review, includes
landscaping and fencing for the relocated soccer fields.
Staff would strongly encourage that such landscaping and
screening be included as part of this Special Exception
The applicant’s Statement of
Justification states that it intends to comply with the
Zoning Ordinance screening requirements. The application
states that the fields will be a natural grass surface and
be effectively screened by the terrain, landscape plantings
and existing vegetation. Zoning Ordinance Section 5-501
requires screening of the fields. It is up to the Zoning
Administrator to interpret the type and amount of screening
(at Site Plan). The Planning Commission may prefer to
specify the screening in this circumstance, if they seek
more than the Zoning Ordinance requires. Staff recommends a
new condition to ensure that these fields near Rogues Road
are not lit. Staff further recommends retention of the
existing trees west of the tennis courts.
If there will
be fill in the floodplain, the Applicant will need to obtain
a Special Exception Category 23. Staff would recommend
applying for all needed special exceptions at one time to
eliminate delays in the future.
There is no fill in the
floodplain proposed with this application; however, the
applicant is fully aware that a Category 23 Special
Exception will be required in the future as later phases of
the site are developed.
The Technical Division has
reviewed the plans for the above referenced project sealed
on October 13, 2008 by Timothy S. Doody.
The soils in the area of the
proposed emergency access road and P.E. athletic fields are
generally rated “Fair” to “Very Poor” for general
development. The major limitations are seasonal high water
table, shallow bedrock, high shrink-swell potential and low
bearing capacity. A review of the geotechnical studies
previously submitted as part of the Kettle Run High School
major site plan offer limited information in the area of
interest, but suggest that shrink-swell soils and depth to
bedrock may be concerns for road and athletic field
Information for the
Erosion & Sediment Control
Evidence of a wetlands permit from Department of
Environmental Quality/Army Corps of Engineers will be
required prior to final site plan approval for the access
road. (Fauquier County Design Standards Manual 201.8 #4)
Information for Site Plan
The Warrenton Residency
staff reviewed the above referenced Special Exception
Amendment dated October 13, 2008, and has the following
Entrance on Route 602
needs to be in conformance with the standards in the
Minimum Standards of Entrances to State Highways
including meeting minimum required sight distance.
There is a Special
Exception Condition to address this.
Emergency Access road
should be clearly labeled on the plan to be privately
maintained as it will not meet requirements to be
accepted for state maintenance.
There is a Special
Exception Condition to address this.
indicating that the road is for the use of emergency
vehicles, but it has not been shown to be barricaded and
the application does not indicate it will be restricted
from other use. The access road appears to provide the
only access to the relocated soccer fields near the
front of the property, and that the road may be used to
access these facilities. Entrance design needs to meet
the anticipated number of vehicles that will use the
Applicant has made a
change to the plat to show double swing gates to restrict
unauthorized vehicles from using the emergency access.
The connection of the
emergency access road to Academic Avenue is off the end
of the road which we have already provided comments to
the County on this design. As Academic Avenue is
intended to be extended in the future as a state
maintained road, this proposed access would interfere
with the construction of the road. All construction
materials for the emergency access road would have to be
removed to extend Academic Avenue, and it is unclear how
the emergency access road would connect after Academic
Avenue is extended. We also provided comments on the
type of barricade at the end of Academic Avenue being
changed, and not being in conformance with our
standards. We recommended the access be through the
Applicant has made a
change to the plat to move the barricade location to the
opposite end of the parking lot that is not adjacent to VDOT
right-of-way. If the
future road extension is required, the parking lot will be
Summary and Action of December 10, 2008:
The Planning Commission
discussed this item at their work session and requested a
site visit. Discussion centered on the location of the
fields near the road and appropriate screening. The
Planning Commission opened the public hearing on this item.
No members of the public spoke. The public hearing was
postponed until January 29, 2009.
Since the Planning
Commission meeting of December 10, 2008, site visits were
conducted for Commissioners to view the proposed fields.
School staff flagged the field locations. Staff also met
with School Administration to refine the Special Exception
Planning Commission Summary
and Action of January 29, 2009:
The Planning Commission
discussed this item at their work session and proposed
additional conditions related to the use, construction, and
maintenance of the two fields along Rogues Road. The
Planning Commission continued the public hearing on this
item. Two members of the public spoke. One questioned the
location of the emergency access road (i.e., its being
located on the same road as the school entrance) and one in
favor of the emergency access road.
The Planning Commission unanimously recommended
approval with the conditions below.
Summary and Recommendation:
Should the Board of
Supervisors approve this Special Exception Amendment, the
Planning Commission recommended the conditions below.
Conditions 27 through 40 (in italics) are new.
The date of the plat has
also changed to October 13, 2008, received in the Planning
Office on November 20, 2008. The rest of the conditions
remain the same as in the original Special Exception
The Special Exceptions are granted for and run with
the land indicated in these applications and are not
transferable to other land.
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 “High
School #3 Amendment” dated
October 13, 2008 and
received in the Planning Office on November 20, 2008.
A Site Plan
shall be required, pursuant to Article 12 of the Zoning
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
Exception approval does not remove any other approvals or
permits that shall be required
from the County, and other local, state or federal agencies.
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.
The architecture, building materials and landscaping shall
be consistent with the Special Exception Plat, and as
described in the Statement of Justification.
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 high school with its maximum
capacity of 1500 students and projected employment of 200.
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.
No additional connections to the constructed sewer service
line for the high school shall be allowed within the New
Baltimore Service District.
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
The applicant shall provide emergency access to all athletic
fields that are not directly accessible from parking areas
or internal school road network. 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.
The applicant shall satisfy and meet the Virginia Department
of Transportation (VDOT) requirements for all roadway
improvements for the approved use.
shall design and construct all off-site roadway improvements
essential to the high school’s opening as required by VDOT.
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
The length of
necessary turn lanes will be determined by VDOT and County
staff during the final site plan review.
frontage requirements shall meet VDOT standards.
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
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.
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.
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
State and Federal permits shall be filed with the first
submission of the final site plan. This includes the COE/DEQ
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
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.
shall be a minimum of 20 feet wide unless approved otherwise
by VDOT and the County.
easements (grading, utility, etc.) shall have to be acquired
prior to final site plan approval.
and retaining walls shall be restricted to no closer than
100 feet from the property lines, per Section 5-502 of the
approval of this Special Exception Amendment, future
renovations, minor additions or minor improvements to school
facilities shall be allowed to proceed as Site Plan
access road shall be clearly labeled on all plans to be
privately maintained as it will not meet the requirements to
be accepted for state maintenance.
The proposed emergency access road is for emergency
services and public safety vehicles to enter the Kettle Run
High School/Greenville Elementary School campus, and to
allow evacuation of the schools, in the event that Academic
Avenue is not available. The combined WSA access/emergency
access road entrance on Route 602 will remain barred by a
gate which can be opened only by WSA and authorized
emergency and public safety responders; the Route 602
entrance will not be accessible to the public. The
emergency access road continuation beyond the WSA site will
be barred by an additional gate which can be opened only by
emergency and public safety responders.
In addition to the above,
the following additional conditions pertain solely to the
two athletic facilities at the front of the site:
athletic practice fields along the Rogues Road frontage
shall not have any lighting.
The trees east
of the tennis courts will be preserved to the maximum extent
athletic practice fields shall not be used for competition
Zoning Ordinance Section 5-504 requires the fencing of all
outdoor recreation facilities, if a text amendment is
approved that removes this requirement, the applicant shall
be subject to the new regulations and not have to fence the
two new athletic practice fields.
There shall be
no artificial surfaces or hardscaped surfaces on the two new
There shall be
no inground irrigation of the two new fields.
nitrogen fertilizers and organic pest control shall be used
on the two new fields.
slopes shall be permanently vegetated with special native
erosion inhibiting plant mix and stabilization matting.
slopes shall be installed at a 5:1 most desirable; or 3:1
All toe of
fill slopes shall be a minimum of twenty (20) feet from the
FEMA 100-year floodplain.
Fill slope area vegetation shall be allowed to fill
in to achieve a natural state rather than be mowed and