Board of Supervisors Meeting Date:


Fauquier County, Owner

PHR&A, Applicant


April 13, 2006

Staff Lead:

Melissa Dargis, Assistant Chief of Planning


Community Development


Magisterial District: Scott

Service District: Marshall





A Resolution to Approve SPEX06-SC-017: A Category 23 Special Exception for the Northern Fauquier County Sports Complex and Community Park For Fill in the Floodplain


Topic Description: 

The applicant wishes to obtain Special Exception approval in order to allow for fill in the floodplain associated with development of the Northern Sports Complex and Community Park. 


Project Information:

The applicant has requested a Category 23 Special Exception to allow for fill in the floodplain.  Specifically, this request is for two (2) roadway crossings, a pedestrian bridge and grading associated with those structures.  This application also addresses potential fill in the floodplain associated with construction of a parking lot, ball fields and grading at those facilities.

According to the applicant, in order to minimize impacts on the floodplain, Conspan structures are proposed at both road crossings.  These structures reduce impact to the stream channel since they only have temporary impacts to the streambed.  The proposed pedestrian bridge is to allow for continuous connections between the pedestrian trails network.  It will be designed to meet the 10-year storm event.  The applicant has provided engineering calculations and cross sections to demonstrate that there will be no change in the floodplain elevation at the property line.

Once the applicant’s Letter of Map Revision (LOMR) is accepted by FEMA, the fill in the floodplain associated with the parking lot, ball fields and grading at those facilities will no longer be required.  The LOMR will amend the floodplain map to show that those areas are outside of the 100-year floodplain.

Per the Parks and Recreation Master Plan, the Northern Sports Complex and Community Park Special Exception (SPEX03-SC-025) was approved by the Board of Supervisors on January 13, 2005.  This facility will meet the recreation needs of residents living within the northern region of the county and it has been specifically identified to meet the needs of youth sports.  The complex will be owned and operated by Fauquier County; Parks and Recreation Department will have the primary responsibility for operation and maintenance of the facility.


Land Area, Location and Zoning:    

The property is located at the northeast intersection of Whiting Road (Route 622) and John Marshall Highway (Route 55).  A map of the parcel is shown below with the 100-year floodplain cross-hatched.





Neighboring Zoning/Land Use:

The parcel is bound by Residential-1 (R-1) and Rural Agricultural (RA) to the north; RA to the east; Commercial-2 (C-2) conditional, Industrial-2 (I-2) and R-1 to the south; and I-2 and R-1 to the west.


Action Requested of the Board of Supervisors:

Conduct a public hearing and consider adoption of the attached resolution.


Planning Commission Recommendation:

On March 30, 2006, the Planning Commission forwarded this item to the Board of Supervisors with a recommendation of approval, subject to a series of development conditions.


Staff Analysis:

Staff and the appropriate referral agencies have reviewed this request for conformance with the Comprehensive Plan, the Zoning Ordinance, and other relevant policies and regulations. Staff and referral agency findings, comments, and recommendations are summarized below. The actual responses from referral agencies are available upon request.


Zoning has provided the following comments:

1.        The application/justification identifies a Special Exception requested for two roadway crossings and a pedestrian crossing.  However, additional grading and facilities appear to be located within the FEMA 100-Year floodplain and request for approval of this work should also be incorporated into the application.  Improvements on the plan within the floodplain include a parking lot, portions of the ball field, plus others.  Every element located within the floodplain should be specifically identified on the plat and addressed in the justification statement by the application. 

2.        Applicable Standards:


A.                           5-006, General Standards

B.                            5-2301, Standards for All Category 23 Uses.

The following findings are required by the Board of Supervisors in order to grant this Special Exception:  That the granting will not result in (a) unacceptable or prohibited increase in flood heights, (b) additional threats to public safety; (c) extraordinary public expense, (d) create nuisances, (e) cause fraud or victimization of the public, or (f) conflict with local law or ordinance (Section 5-2301.6).  The Board of Supervisors must also find that the Special Exception will be “necessary to provide the applicant with reasonable use of the parcel of land in question, taken as a whole” (Section 5-2301.7).


C.              4-407, Use Limitations in the Floodplain District.


The Engineering Office has reviewed the above stated referenced plan and waiver request and has the following comments:

1.      There is to be no storage of materials in the floodplain that cannot be readily moved or firmly anchored to prevent floatation or movement.

2.      All structures (e.g. pavilions, pedestrian bridges) must be securely anchored so as to prevent movement or floatation.

Summary and Recommendation:

Staff recommends that the Board of Supervisors consider the Planning Commission’s recommendation for this item.

Identify any other Departments, Organizations or Individuals that would be affected by this request:

Fauquier County Department of Community Development


1.      Statement of Justification

2.      Special Exception Plat


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