A Resolution to Approve the Third High School:
SPEX06-SC-014, SPEX06-SC-015, and CCRV06-SC-003
WHEREAS, the Fauquier County School Board, owner and applicant, is seeking Special Exception approval for a secondary school (the third high school), an above-ground sewer pumping facility, and a Comprehensive Plan Conformance Determination; and
WHEREAS, three discrete applications are proposed:
1. SPEX06-SC-014 - Category 5 Special Exception to allow for a secondary school in the Rural Agricultural zoning district;
2. SPEX06-SC-015 - Category 20 Special Exception requesting approval of an above ground sewer pumping facility to serve the high school;
3. CCRV06-SC-003 - A Comprehensive Plan Compliance Determination; and
WHEREAS, on March 30, 2006, the Fauquier County Planning Commission held a public hearing 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 April 13, 2006, 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 has determined that the application for the high 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, 5-501, 5-502, 5-504 and 5-2301; now, therefore, be it
RESOLVED by the Fauquier County Board of Supervisors this 13th day of April 2006, That Comprehensive Plan Conformance Determination CCRV06-SC-003, Fauquier County School Board, owner and applicant, be, and is hereby, approved, and Special Exceptions SPEX06-SC-014 and SPEX06-SC-015 be, and are 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” dated February 7, 2006 and received in the Planning Office on February 13, 2006.
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 high school enrollment shall not exceed 1500 students.
7. 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.
8. The architecture, building materials and landscaping shall be consistent with the Special Exception Plat, and as described in the Statement of Justification.
9. 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.
10. No additional connections to the constructed sewer service line for the high school shall be allowed within the New Baltimore Service District.
11. 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.
12. 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.
13. The applicant shall satisfy and meet the Virginia Department of Transportation (VDOT) requirements for all roadway improvements for the approved use.
14. The applicant shall design and construct all off-site roadway improvements essential to the high school’s opening as required by VDOT.
15. 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.
16. The length of necessary turn lanes will be determined by VDOT and County staff during the final site plan review.
17. Entrance and frontage requirements shall meet VDOT standards.
18. 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.
19. 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.
20. 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.
21. 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).
22. 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.
23. 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 can not be kept dry year round. It is advisable to not utilize dry ponds for SWM/BMP in these areas.
24. 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.
25. All travel ways shall be a minimum of 20 feet wide unless approved otherwise by VDOT and the County.
26. Any offsite easements (grading, utility, etc.) shall have to be acquired prior to final site plan approval.
27. 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.