Resolution to Approve SPECIAL
Exceptions SPEX05-ct-017, spex05-ct-018, spex05-ct-019 TO Allow FOR A
WHEREAS, the Fauquier County School
Board, the applicant, has requested a Category 5 Special Exception
SPEX05-CT-017, a Category 20 Special Exception SPEX05-CT-018 and a
Category 26 Special Exception SPEX05-CT-019 to allow for the
construction of a high school on the property identified by PIN
WHEREAS, the requested
applications would allow for the inclusion of the proposed school site
in the New Baltimore Service District and allow for extension of central
utilities to exclusively serve the proposed school; Special Exception
SPEX05-CT-017 a Category 5 Special Exception, would allow for a school
in the RA zoning district; Special Exception SPEX05-CT-018 a Category 20
Special Exception would allow for an above ground sewer pumping
facility; and Special Exception SPEX05-CT-019 a Category 26 Special
Exception would allow for a reduction of non-common open space; and
WHEREAS, on March 31, 2005, the Planning Commission held a public
hearing on all the applications and voted to recommend denial of the
Comprehensive Plan Amendment to the Board of Supervisors for the
The proposal for is not consistent with the Comprehensive Plan.
The proposal failed to demonstrate that there were no other
alternatives available, nor did it show that any other options were
pursued and then eliminated due to cost, location, or other reason.
WHEREAS, on April 26, 2005, the Planning Commission
considered the three (3) Special Exception requests and recommended that
the Board of Supervisors deny these applications; and
WHEREAS, on May 12, 2005, the Fauquier County Board of
Supervisors held a public hearing and considered the public testimony on
the Comprehensive Plan Amendment and three (3) Special Exception
WHEREAS, the Fauquier
County Board of Supervisors did not concur with the Planning Commissions
recommendation; now, therefore, be it
the Fauquier County Board of Supervisors this 12th day of May 2005, That
the three (3) companion Special Exceptions SPEX05-CT-017, SPEX05-CT-018
, SPEX05-CT-019, E.C. Investors, LLC, Owner, and Fauquier County School
Board, Applicant, are hereby, approved, subject to the following
The Special Exceptions are granted for and runs with the land
indicated in these applications and are not transferable to other land.
The Special Exceptions are granted for the purpose(s),
structure(s) and/or uses indicated on the amended Comprehensive Plan and
Special Exception Plats received in the Planning Office on December 22,
The request for a reduction of non-common open space from
85% (153 acres) to 78 acres shall be granted if and only if the site is
selected for the proposed school.
- A Site Plan shall
be required, pursuant to Article 12 of the Zoning Ordinance.
- 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.
- 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.
The high school shall be allowed in the
Rural Agricultural Zoning District, per the request in Special
The high school shall not exceed 1500
Per Section 3-408(3) of the Fauquier
County Zoning Ordinance, which refers to the school development
program, the high school shall provide at least 14.8 acres (or
17.6%) of active recreation open space for school use.
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.
The architecture, building materials and
landscaping shall be consistent with the neighboring residential
community character, as proposed in the Statement of Justification.
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.
No additional connections to the
constructed sewer service line for the high school shall allowed
within the New Baltimore Service District or south of Route 605.
Other than the high school, no
connections to the constructed water line located south of Route 605
shall be allowed.
The applicant shall meet landscape and
buffering requirements pursuant to the Zoning Ordinance.
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
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.
The applicant shall satisfy and meet the
Virginia Department of Transportation (VDOT) requirements for all
roadway improvements for the approved use.
The applicant shall design and construct all off-site roadway
improvements essential to the high school’s opening as required by VDOT.
The roadwork shall consist of, but is not
limited to: frontage improvements, utility relocation, turning lane
movement improvements, on site right-of-way dedication for the
future 4-lane Dumfries Road (Route 605), guardrails, and
signalization at Route 605 and Riley Road intersection through
school site. Dedication of right-of-way for the future
widening of Route 605 shall be dedicated along the south side of the
road (school side) so as not to impact existing residential
properties on the north side.
A signal must be installed at the intersection of Route 605 and
Route 676, or full funding of the signal escrowed prior to the issuance
of the Occupancy Permit.
The length of necessary turn lanes will be determined by VDOT and
County staff during the final site plan review.
Per VDOT, Lane widths along Route 605 shall be widened to twelve
(12) feet in areas where frontage improvements are being performed.
Entrance and frontage requirements shall meet VDOT standards.
The high school proposes sewer and water lines along Route 676.
There are several existing utilities and easements along Route 676 that
may preclude the installation of the two additional lines. Easements
may be necessary for the installation of these lines. In addition, VDOT
will not permit any utilities to be installed within the right-of-way
that would be in conflict with proposed improvements to the intersection
of Route 676 and Route 605 or the future widening of Route 605 to four
lanes. The utilities shall not be constructed within any existing or
proposed pavement, and shall be generally located on the outer three (3)
feet to five (5) feet of the right-of-way in accordance with the VDOT Land
Use Permit Manual. The applicant shall acquire all necessary
off-site utility easements.
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.
- 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.
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.
The expense associated with the water and sewer system extensions
and/or system upgrades made necessary by this project shall be born by
the School Board and shall be designed and constructed in accordance
with the WSA’s Utility Standards Manual (USM).
Although FEMA floodplain maps do not indicate the presence of
floodplains, four (4) percent of the site is mapped as soils with a
frequent (greater than greater than 50 times in 100 years)
occurrence of flooding. Building development (structures) shall not
occur on this soil map unit (5A); this does not preclude
- Shrink – Swell
Soils: Only 4 percent of the site has soil map units with a high
rating for shrink – swell potential. While shrink – swell potential
is a severe limitation to development, the area involved is small
and shall be avoided during development planning or shall be
mitigated through appropriate engineered design (Map units 78A and
- 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.
- Storm water
management and BMPs shall be required for the site.
- 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’t be kept dry year round. It is advisable to
not utilize dry ponds for SWM/BMP in these areas.
- 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.
- All travel ways
shall be a minimum of 20 feet wide unless approved otherwise by VDOT
and the County.
- Any offsite
easements (grading, utility, etc.) shall have to be acquired prior
to Final Site Plan approval.
- 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.