PUBLIC HEARING AGENDA REQUEST
Board of Supervisors Meeting Date:
Fauquier County School Board
and Learning Tree Farms, LLC, Owners
Fauquier County School Board,
June 9, 2005
Dargis, Assistant Chief of Planning
6061-85-3109-000, 6061-85-0752-000, 6061-85-1857-000,
6061-85-1771-000, & 6061-84-1757-000
to Approve Claude Thompson Elementary School: SPEX05-SC-030
A Category 5 Special Exception to Allow for Additions and
Renovations to the Existing School and SPEX05-SC-031 A
Category 20 Special Exception to Allow for an Above Ground
Water Storage Tank
SPEX05-SC-030: The applicant wishes to obtain Special
Exception approval under Category 5, Section 3-305.2, which
would allow for additions and renovations to an existing
school in the Rural Agricultural (RA) zoning district.
SPEX05-SC-031: The applicant wishes to obtain Special
Exception approval under Category 20, Section 3-320.3, which
would allow for an above ground water storage tank to serve
Board seeks to renovate an existing school and provide
improvements. This includes upgraded student and
administration facilities, provision of a well to resolve
existing problems of trucking potable water to the site and
traffic circulation improvements, and handicap
accessibility. The school anticipates reopening for
students in August 2006.
proposal consists of four parcels: 11.86 acres of which are
in the Rural Agricultural (RA) district and 3 acres of which
are in the Residential (R-1) district. The School provides
9.5 acres of open space on the RA land per Section 3-408.3
of the Zoning Ordinance. The Fauquier County School Board
owns and operates Claude Thompson Elementary School on the
site. It currently serves kindergarten through second grade
students. The renovations and additions will upgrade
systems, modernize the facility and add space for
administrative and instructional areas. The renovations
would remove asbestos-containing materials from the school
and provide a new well to remedy existing deficiencies and
thus, discontinue the need for potable water to be trucked
to the school. With this proposal, the school could
accommodate students through fifth grade. The plans also
include the option to add four additional classrooms to the
second floor that could further increase student/staff
capacity. This item will be presented as an alternate bid
item and will be determined based on cost. The adjacent
3-acre parcel (PIN 6061-84-1757-000) will be conveyed to the
School Board to be used for a new well, above ground water
storage tank site and reserve septic drainfield site. The
parcel will be boundary line adjusted into the school site.
water storage tank, serving the school, will have capacity
for approximately 32,000 gallons of water. The 50-foot long
horizontal tank will be 10 feet 6 inches in diameter. Thus
its height, including the foundation platform, will likely
be no more than about 15 feet tall. The tank color will be
green so it will blend with the existing vegetation.
school is approximately 35,000 square feet and the additions
propose 10,000 square feet of new floor space. This
includes a multi-purpose room, classrooms, expanded
administration and utility area, and circulation spaces.
Four optional classrooms would also add 4,200 square feet of
space if constructed. The school capacity will change from
291 to 391 (projection based on assumption that the four (4)
proposed new classrooms are constructed, if the classrooms
are not constructed the capacity will not change).
Based on the
Institute of Transportation Engineers, Trip
Generation, 6th Edition rate for elementary
schools, vehicle trips to the existing school average 278
trips per day. If the student capacity increases, the trip
generation would increase to 374 average trips per weekday.
The proposal includes improvements to on-site parking and
vehicle circulation to mitigate backups of school buses and
cars on Rectortown Road during student drop-off and pickup
hours. Rectortown Road is identified as a major collector
in the Comprehensive Plan.
was built in 1963, prior to the adoption of the Zoning
Ordinance. Per Zoning Ordinance Section 10-101.2, it is
considered a legal non-conformity. The proposed additions
and renovations do not create further non-conforming
conditions. However, given the locations of buildings,
playgrounds, and loading access to the building, the
applicant requests the following variances/modifications:
Modification to the buffer yard width along the easterly
property line to meet existing loading space maneuvering
needs, a combination of exiting mature trees and
supplemental planting will be provided for screening the
Modifications to allow existing vegetation in the side
and rear buffer yard to be supplemented with evergreen
plantings to meet Ordinance requirements.
Thompson School is an important historical resource in the
County. The preservation and renovation of the school has
been embraced by the local community who seek to maintain it
and to improve this site so it can continue to serve
Area, Location and Zoning:
is located in Marshall at 3284 Rectortown Road (Route 710),
just north of its intersection with Frogtown Road. It is
zoned Rural Agricultural (RA). A map of the property is
Neighboring Zoning/Land Use:
The subject property is currently
zoned Rural Agricultural (RA) and Residential (R-1). It is
bounded to the north and west by RA zoned property and
bounded by R-1 property to the south and east.
Requested of the Board of Supervisors:
Conduct a public hearing and consider adoption of the
On May 26,
2005, the Planning Commission held a public hearing on the
application and recommended approval, subject to the
Special Exception is granted for and runs with the land
indicated in this application and is not transferable to
Special Exception is granted only for the purpose(s),
structure(s) and/or uses indicated on the Special
Exception Plat approved with this application, as
qualified by these development conditions.
- A Site
Plan shall be required, pursuant to Article 12 of the
The applicant shall meet
landscape and buffering requirements pursuant to the
- No new
structures shall be constructed or located within 100
feet of any adjoining property line, which is in a Rural
or Residential zoning district.
lighting shall be in conformance with the Fauquier
County Zoning Ordinance and positioned downward, inward
and shielded to eliminate glare from all adjacent
The elementary school shall be
allowed in the Rural Agricultural and Residential (R-1)
Zoning District, per the request in Special Exception
elementary school shall not exceed 391 students.
The applicant shall satisfy
and meet the Virginia Department of Transportation
(VDOT) requirements for the two (2) existing
Stormwater management and BMPs shall be required for the
above ground water storage tank shall be allowed, per
Special Exception SPEX05-SC-031 and Section 2-320.3 of
the Zoning Ordinance.
water tank shall be a horizontal structure approximately
fifty (50) feet in length, ten (10) feet six (6) inches
water tank capacity shall be approximately 32,380
gallons to serve the school.
water tank shall be painted green to blend in with
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. Findings, comments, and recommendations are
summarized below. The actual responses from referral
agencies are available upon request.
conducting an in-office review on the above stated Special
Exception, the County Soil Scientist has the following
The soils on these parcels are rated fair to poor for
general development. Limitations include high seasonal
water table, shallow to bedrock, and/or steep slopes.
The soils on these parcels are rated poor to marginal
for septic systems due to high seasonal, shallow to bedrock,
and/or steep slopes.
One soil map unit (38B), which underlies much of the
existing building, and possibly the proposed additions, has
the possibility of a high shrink-swell layer. Therefore,
during site plan review, a geotechnical study will be
The Engineering Office has reviewed the
above referenced plan and has the following comments:
It is not clear whether the storage tank will be on a
pad. Please provide the finished height of the tank.
Stormwater Management is required if the disturbed
area exceeds 10,000 square feet.
Department of Transportation (VDOT) has reviewed the Special
Exception application for the school renovation on Route 710
(Rectortown Road). Based on that information, traffic
volumes and rough estimates of trips generated by the site,
VDOT is not recommending a traffic impact analysis for the
school renovations. However, in looking at the exhibit
provided it appears some modifications to the existing
entrances may be warranted in order to bring the access
points in conformance with current standards. This matter
can be addressed with the site plan.
renovations and additions at the site will bring the school
facilities up to date and remedy the existing problem of
trucking potable water to the site. In addition, with these
improvements, a site of historical importance to the local
community and to the County will be preserved. As noted
above, the Planning Commission has recommended approval of
the school renovation and expansion, subject to conditions.
Staff concurs with this recommendation.
Identify any other Departments, Organizations or
Individuals that would be affected by this request:
Fauquier County Department of Community Development
Virginia Department of Health
Special Exception Plat
Statement of Justification
Water Tank Schematic