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Topic
Description:
The purpose
of this Special Exception is to obtain approval for the
construction of an above ground water storage tank and a
pumping facility within the proposed Creekmont Estates
Subdivision. The proposed water system would serve both the
Creekmont Estates and
Greenwich Woods Subdivision (PIN
7924-26-7370-000). Both subdivisions are pending
Preliminary Plat approval.
Project
Information:
The overall
total acreage of the properties is approximately 119 acres
with a total number of 57 units. The parcels are all zoned
Residential-1 (R-1). Creekmont Estates is proposing forty
(40) single-family residential lots. Greenwich Woods is
proposing seventeen (17) single-family lots. Pursuant to
the Zoning Ordinance, the number of units in each of these
projects requires the applicant to provide a public water
system.
Staff has
met with the applicant and its representative to discuss
Planning Commission concerns. The applicant has revised its
Special Exception Plat to include a buffer strip between Lot
27 and Well Lot #2 and between Lot 21 and 22 and Well Lot
#1. According to the applicant, this buffer area can be
used to construct a small berm planted with low lying shrubs
to prevent the surface water from the lots uphill from
running across the well lots.
The proposed
water storage tank is an “Aqua Store” silo structure
approximately 26 feet in height and 31 feet in diameter. It
is proposed to be located at the 352-foot contour, which
then puts the top of the tank at an elevation of 378 feet.
It will be located on a 100 by 100-foot lot dedicated to
Fauquier Water and Sanitation Authority (WSA).
The pump
station and associated infrastructure will be located on the
same lot as the water storage tank. The majority of the
facility will be within a 20 x 20 foot pre-fabricated
concrete building, approximately 13 feet in height. A 5,000
gallon tank and a 100kW generator are the only
infrastructure to be located outside of the building. They
will be partially screened from view by a 6-foot tall
treated wood picket fence. The applicant indicates that the
facilities should not be visible from Greenwich Road and
they should only be visible from lots created within the
subdivisions.
According to
the applicant, the Health Department requires finished water
storage facilities for community water systems equivalent to
at least 200 gallons per residential unit (or half the
estimated daily water demand). Thus, 14,600 gallons would
be needed for this project. The system must also be
designed to meet the maximum hourly flow or daily use, plus
applicable fire flow requirements, whichever is greater.
The maximum hourly flow for this project is 118 gpm and the
minimum fire flow allowable is 750 gpm for a 120-minute
period. According to the applicant, in order to meet these
requirements, an above ground water tank (for fire flow
storage) and associated pump station are necessary.
In a
preliminary review of the proposal and its hydrogeologic
study, the County’s groundwater consultant, Emery & Garrett
Groundwater, Inc. (E&G), notes that the project is located
within the same capture zone of the WSA developed and
planned groundwater system located on County owned property
known as the Lunceford site. At that location, the WSA
system is connected to the New Baltimore Service District
water supply and will also serve the proposed high school
site. The existing and planned WSA production wells are
essential to the New Baltimore Service District public water
supply system. Hence, it’s essential for the applicant’s
proposed production well, tank and system be conveyed to the
WSA for ownership and operation. Such action also insures
that all withdrawals from this productive groundwater
resource will not affect its sustainable yield.
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