WHEREAS, the Fauquier County School Board, owner and applicant, is seeking a Special Exception Amendment to locate two athletic fields and to construct an emergency access road at Kettle Run High School; and

WHEREAS, this application incorporates prior approved conditions from SPEX06-CR-015, a Category 20 Special Exception requesting approval of an above ground sewer pumping facility to serve the high school; and

WHEREAS, on December 10, 2008 and January 29, 2009 the Fauquier County Planning Commission held public hearings on the proposed Special Exception Amendment and recommended approval of the application, subject to conditions; and

WHEREAS, on February 12, 2009, the Board of Supervisors conducted a public hearing and considered written and oral testimony; and

WHEREAS, the Board of Supervisors has determined that the application satisfies the standards of Zoning Ordinance Articles 5-006 and 5-500; now, therefore, be it

RESOLVED by the Fauquier County Board of Supervisors this 12th day of February 2009, That SEAM09-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 “High School #3 Amendment” dated October 13, 2008 and received in the Planning Office on November 20, 2008.

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.               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.

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

8.               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.

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

10.           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.

11.           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.

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

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

14.           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.

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

16.           Entrance and frontage requirements shall meet VDOT standards. 

17.           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.

18.           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.

19.           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.

20.           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).

21.           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.

22.           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.

23.           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.

24.           All travelways shall be a minimum of 20 feet wide unless approved otherwise by VDOT and the County.

25.           Any off-site easements (grading, utility, etc.) shall have to be acquired prior to final site plan approval.

26.           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.

27.           With 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 Amendments.

28.           The emergency 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.

29.           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:

30.              The two athletic practice fields along the Rogues Road frontage shall not have any lighting.

31.              The trees east of the tennis courts will be preserved to the maximum extent possible

32.              The two athletic practice fields shall not be used for competition events.

33.              Although 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.

34.              There shall be no artificial surfaces or hardscaped surfaces on the two new fields.

35.              There shall be no in ground irrigation of the two new fields.

36.              Organic low nitrogen fertilizers and organic pest control shall be used on the two new fields.

37.              All fill slopes shall be permanently vegetated with special native erosion inhibiting plant mix and stabilization matting.

38.              All fill slopes shall be installed at a 5:1 most desirable; or 3:1 minimum.

39.              All toe of fill slopes shall be a minimum of twenty (20) feet from the FEMA 100-year floodplain.

40.              Fill slope area vegetation shall be allowed to fill in to achieve a natural state rather than be mowed and routinely maintained.

                                                                                     A Copy Teste 

                                                                                    Paul S. McCulla
                                                                                    Clerk to the Board of Supervisors


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