standards for all Special Exceptions (Zoning Ordinance
Section 5-006) require that the proposed use will not
adversely affect the use or development of neighboring
properties, will not conflict with existing traffic, and
other such criteria. In this case, the proposed Government
Test Lane Facility will not cause degradation of the
surrounding area or add significant traffic.
Staff Review Agency Comments:
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 addressed.
Department of Transportation (VDOT)
Warrenton Residency staff reviewed the above referenced
special exception. This facility is apparently accessed
through Stafford County over which the Warrenton VDOT office
does not have jurisdiction. The entrance has not been shown
on the application.
working with Stafford County staff and will provide an
update when comments are received from their VDOT
does not oppose the special exception request. No
exceptions noted at this time.
subject property is zoned RA/Rural Agriculture. The
proposed testing facility is classified as a general
industrial use under the Zoning Ordinance. The use is
not currently allowed in the RA zoning district as more
than one acre is being utilized, but the Board of
Supervisors initiated a text amendment to allow the use
in the RA with approval of a site plan and special
exception. The Board initiated the text amendment on
December 10, 2009; in order for this use to be finally
approved, the text amendment must first be approved.
The Special Exception and text amendment will be
considered at the Board of Supervisors’ February 18, 2010
meeting. The Board will consider the text amendment first.
following Zoning Ordinance standards are applicable to
the proposed open space reduction:
5-006 General Standards for all Special Exceptions
and Special Permits
The applicant has met the standards set forth; see the
aforementioned Special Exception Analysis section.
5-1701.1 Standards for General Industrial Use. Note,
these are the standards currently proposed in the text
amendment for this use. These standards could change as
the text amendment is processed through the Planning
Commission and Board of Supervisors.
Additional Standards for Industrial Use Described in Paragraph 3-317.2
(more than one acre used), in Rural Zoning Districts
1. This use shall only be authorized in the RA district for
redevelopment of properties previously approved by the
County through special exception for airport use. Two such
properties exist in the County: Hartwood Airport and the
Warrenton-Fauquier Airport (which is primarily zoned
2. The Board may only approve such use upon a finding that the
activity associated with the proposed industrial use is no
more impactive to the surrounding area than was the prior
3. All activities shall be entirely screened from view from streets
and adjoining properties.
4. Contractor’s Storage Yards shall not be allowed.
At the time of preparation of this report, the applicant has met the
draft standards for the use.
The Planning Commission and Board of Supervisors will have
to make a determination that the testing activity proposed
is no more impactive to the surrounding area than was the
prior airport use.
appears that a portion of the use may also be located on
PIN #7836-70-3951; if this is the case, that parcel must
be included in the Special Exception application. Also,
any parcel providing access to the site must be
included; staff was unable to tell where access occurred
from the submission materials or aerial photographs.
The applicant’s representative has indicated that they
will not be using a portion of PIN #7836-70-3951. The
entrance to the site is located in Stafford County and it is
the same entrance used for the airport and for the previous
government testing at this location.
Environmental Division has reviewed the plans for the above
referenced project. The following issues are to be
addressed prior to plan approval.
An approved method of sewage disposal is required
where people are employed or congregate (Fauquier County
Code Sec 17-2). Applicant shall state means of sewage
disposal for employees and visitors at the site.
Applicant shall provide a statement from the Virginia
Department of Health (VDH) indicating that any existing
septic drainfield is suitable for the proposed use (Zoning
The applicant is working with
the VDH to obtain a statement that shows the existing
drainfield is adequate and meets current standards. In the
meantime, a condition has been drafted to address this
Applicant does not indicate if land disturbance or
increase in impervious cover will be required for the use.
If greater than 10,000 sq. ft. of land disturbance is
necessary, then an E&S plan and land disturbing permit shall
be required. If greater than 10,000 sq. ft. is converted to
impervious land cover, stormwater management shall be
Information for the
Soil map unit 13B may contain hydric soil inclusions,
indicating the possible presence of jurisdictional
wetlands. If land disturbance is to occur in soil map unit
13B, a jurisdictional determination will be required prior
to land disturbance.
The applicant has conducted a
Jurisdictional Determination and intends to avoid the
wetlands located on the property during construction.
Soils are somewhat to very limited for septic
drainfields, roads and buildings. Limitations include slow
percolation rate, shrink-swell potential and low strength.
Information for the
Soil Report if a major site plan is required.
Investigation if building permits are required.
Determination if land disturbance is required in areas
Information for the
applicant. Note – a Major Site Plan is required.
Commission Summary and Action of January 28, 2010:
28, 2010, the Planning Commission held a work session and
conducted a public hearing on the proposed Special
Exception. No members of the public spoke at the hearing;
the applicant’s representative provided comments.
Commission forwarded a unanimous recommendation of approval,
subject to a series of Special Exception conditions, to the
Board of Supervisors.
Summary and Recommendations:
been in coordination with Stafford County and worked with
their staff so that the conditions for the Special Exception
mesh with Stafford’s Conditional Use Permit.
Requested Action of the Board of Supervisors:
Conduct a public hearing and consider adoption of the