AGENDA REQUEST

Owners/Applicants:

 Board of Supervisors Meeting Date:

 

  E.C. Investors, LLC, Owner

  Fauquier County School Board, Applicant

 

June 9, 2005

Staff Lead:

 

Melissa Dargis, Assistant Chief of Planning

Department:

 

Community Development

 

Magisterial District:

 

Center

 

PIN:

 

7904-66-5674-000

Topic:

 

Comprehensive Plan Amendment #CPAM05-CT-005 and Special Exceptions #SPEX05-CT-017, #SPEX05-CT-018, and #SPEX05-CT-019, to Allow for a New High School

 

Topic Description:

 

The applicant seeks approval of the following applications:

 

Comprehensive Plan Amendment CPAM05-CT-005:  Request to include the proposed school site in the New Baltimore Service District to allow for extension of central utilities to serve the proposed school.

 

Special Exception SPEX05-CT-017:   Request for a Category 5 Special Exception to allow for a school in the RA zoning district.

 

Special Exception SPEX05-CT-018:  Request for a Category 20 Special Exception to allow for an above ground sewer pumping facility

 

Special Exception SPEX05-CT-019:  Request for a Category 26 Special Exception to allow for a reduction of non-common open space

 

Requested Action of the Board of Supervisors:

 

Consider the attached resolutions for:

 

1.      Denial of the proposed Comprehensive Plan Amendment and Special Exception applications {Category 5 to allow for a school in the RA zoning district; Category 20 to allow for an above ground sewer pumping facility; and Category 26 to allow for a reduction of non-common open space}; or

 

2.      Denial of the proposed Comprehensive Plan Amendment; and

 

3.      Approval of the Special Exception applications, subject to the specified conditions.

 

Denial (Action: 1):  If all applications are denied, the Department of Community Development shall immediately notify its staff and all referral agencies to cease the concurrent review of the major site plan and building plan for the proposed high school at this location, unless directed otherwise by the County Administrator or Board of Supervisors.

 

Approval (Actions 2 and 3): If the high school site is approved, staff requests Board of Supervisors authorization for a 45-day expedited review, including VDOT and WSA, for approval of the major site plan.  The project is currently scheduled for the Technical Review Committee review on June 21st.  That TRC process would be waived with expedited review.

 

Staff Summary Report:

 

The Board of Supervisors conducted the public hearing for the four referenced applications on May 12, 2005.  The public hearing was closed and the Board of Supervisors postponed action on the proposed High School site until its June 9th meeting.

 

The following provides a staff summary for all four discrete applications regarding the proposed high school location on the former Mt. Sterling Farm.  Refer to the Planning Commission Staff Report for the detailed analysis (March 31, 2005).

 

On March 31, 2005, a public hearing was held regarding the Comprehensive Plan Amendment and the referenced Special Exception applications associated with the proposed high school site.  The Planning Commission voted unanimously to forward the Comprehensive Plan Amendment to the Board of Supervisors with a recommendation of denial.  Action on the companion series of Special Exceptions was postponed for up to 60 days.  However, the applicant requested that the Special Exceptions also be forwarded to the Board of Supervisors.

The Planning Commission voted at its April 26, 2005 meeting to forward the three (3) companion Special Exceptions to the Board of Supervisors with a recommendation of denial.

 

Staff has also received the following comments from the Fauquier County Water and Sanitation Authority:

 

The Authority has reviewed the subject project and has met with representatives of Fauquier County School systems to discuss water and sewer utilities related issues.  The Authority is willing to provide water and sewer provided the following issues are addressed:

 

1)                  Since the Mt. Sterling Farm Site is not in a service district, the County Board of Supervisors needs to approve the extension of public water and sewer lines to the site.

 

2)                  Water System modeling must 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.

 

3)                  An analysis needs to be performed of the Authority’s 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.

 

4)                  As with any project, the expense associated with system extensions and/or system upgrades made necessary by this project must be borne by the entity constructing the project and must be designed and constructed in accordance with the Authority’s Utility Standards Manual (USM).

 

Project Description: 

 

Comprehensive Plan Amendment CPAM05-CT-005:

 

A Comprehensive Plan Amendment would allow the applicant to incorporate the proposed school site (±74.77 acres of Mt. Sterling Farm), situated south of Route 605 and out of the Service District, as part of the New Baltimore Service District.  However, also note Chapter 6 of the Comprehensive Plan currently states that it “does not intend to preclude the extension of public water and sewer to existing or planned governmental facilities that are near or adjacent to service districts”.  This application also requires a series of companion Special Exceptions detailed below.

 

Special Exception SPEX05-CT-017:

 

This Special Exception request would allow a high school in the RA zoning district designed to serve 1200-1500 students, with approximately 180 to 200 employees.  It would serve portions of Cedar Run, Center and Scott Magisterial Districts.  The design would be a two-story masonry structure of approximately 230,000 square feet.  Per the Statement of Justification, the palette of materials would compliment the adjacent residential neighborhood, and appropriate screening and landscaping would be provided on site.

 

This site would also require transportation (road) improvements in excess of $1.8 million with this proposal.  However, the County is working with VDOT in its “Revenue Sharing Program” for fiscal year 2005-2006 grant funds.  The County (Board of Supervisors: $150,000; School Board: $350,000) will provide up to $500,000 initial dollars, with a possible matching $500,000 from VDOT.  The County could also receive an additional $250,000 (this additional amount is dependant on unallocated VDOT funds after the initial installment is received). 

 

County funds from the Board of Supervisors and School Board will be administered and managed through the Fauquier County Department of Community Development for designated projects.  The County has identified lane and intersectional turn lanes associated with the new high school as well as intersectional improvements to Route 605/676 to be in this program.  The VDOT program does not include relocation of utilities or right-of-way acquisition costs.  The School Board would be responsible for those costs.  The Revenue Cost Sharing program represents a potential and significant savings to the County for roadway infrastructure improvements.  

 

There is no floodplain on the portion of the site proposed for the new school.  The soils at the site have constraints such as slope, depth to water table, potential for hydric soil inclusions, and depth to bedrock.  The combination of these factors imposes major limitations to development on this site and will require additional engineered design or site preparation prior to construction.  The school development program provides for 14.8 acres of active recreation open space, or 17.6%.  The minimum open space requirement for Special Exception Uses is 13% (Sec. 3-408(3), Zoning Ordinance).

 

Special Exception SPEX05-CT-018:

 

This Special Exception would allow for a wastewater pump station.  The applicant notes that the proposed sewer pumping station has not been fully designed, but it would likely have a portion of the facility above ground.  This location would allow the school to be served by the Vint Hill Wastewater Treatment Plant by connecting the high school to the existing sewer lines at Auburn Middle School.

 

The pumping station and related facilities would be designed to accommodate only the wastewater needs of the school, with a maximum capacity of 1500 students and projected employment of 200.

 

Special Exception SPEX05-CT-019:

 

This Special Exception would allow for an open space reduction in order to create a lot to be used for the proposed school.  The applicant proposes reducing the required 85% portion of the site to be designated as non-common open space.  The proposed school site is approximately ± 74.77 acres.  This request would reduce the non-common open space from 153 acres to 78 acres required of E.C. Investors, LLC (Ed Miller) for their overall parcel.  These acreages are estimated, as the final boundary of the school is unknown pending engineering design and considerations.

 

Planning Commission Recommendation:

 

The Planning Commission had forwarded the requested Comprehensive Plan text amendment and three (3) Special Exception applications with a recommendation they be denied.  The recommendations were based on a 3-2 vote.   A prevailing view was that other location options needed review and more scrutiny.

 

Financial Impact Analysis:

 

None

 

Land Area, Location and Zoning:    

 

The property is located on the southwest side of Dumfries Road (Route 605) between the intersections of Route 605 with Route 676 (Riley Road) and with Canter Lane.  It is outside of the New Baltimore Service District and is zoned Rural Agricultural (RA).  A map of the property is shown below with the boundary outlined in red and the proposed high school site outlined in green.

 

                     

                                                                                             

Neighboring Zoning/Land Use:

 

The property is currently zoned Rural Agricultural (RA) and is bound on the east, west and south by RA zoned parcels.  Consistent with this zoning category, this property is located in a district that contains the areas where agriculture and forestry are the predominant uses or where significant agricultural lands or large lot type residential development exists.  However, the property to the north is within the New Baltimore Service District and has been developed as a single family detached residential neighborhood.

 

Staff Report for the Special Exceptions:

 

Special Exception SPEX05-CT-017:

 

Category 5 to allow for a school in the RA zoning district.  The Zoning Ordinance requires a Category 5, Institutional Uses, Special Exception when constructing a school.  The applicant must comply with the General Standards in Section 5-006 as well as Section 5-500, Educational Uses, of the Fauquier County Zoning Ordinance. 

 

Special Exception SPEX05-CT-018:

 

Category 20 Special Exception to allow for an above ground sewer pumping facility.

 

At this point in the process, the proposed sewer pumping station has not been fully engineered (designed) nor has the exact location been determined.  The applicant notes that it is likely that there will be above ground features associated with this facility.  If it were approved, the site would be served by the Vint Hill Wastewater Treatment Plant and Fauquier County Water and Sanitation Authority (WSA) would have to take over the system for operation and maintenance.  WSA’s comments have been noted previously in this report.  In addition, although engineered design is not available, the location of the proposed public sewer and public water lines within roadway right-of-way must be determined.  According to the Virginia Department of Transportation, it is not clear at this time if there is adequate right-of-way available.

 

Special Exception SPEX05-CT-019:

 

Category 26 Special Exception to allow for a reduction of non-common open space.

 

This would allow for an open space reduction to allow the site to be used for a school without affecting the part of the site not dedicated for the school and retained by the property owner.  The proposed school site is approximately ±74.77 acres.  This would reduce the required non-common open space from 153 acres to 78 acres.  The balance of the property required was subject to a previously approved Preliminary Plat for six (6) lots and the residue parcel.  These acreages are estimated, as the final boundary of the school is unknown pending engineering design and considerations.

 

Referral Agency Comments:

 

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 in the March 31, 2005 Planning Commission Report which is Attachment A.

 

Overall Summary and Recommendations:

 

Staff has prepared a Resolution of Denial, per the Planning Commission recommendation, and a draft Resolution of Approval.  Some additional information will be required in order for staff to prepare complete and accurate Special Exception conditions.

 

In addition, refinements and information are still needed to address referral agency, staff and public input on the applications.  In particular, transportation comments and the exact acreage involved in the request for reduction of non-common open space.  However, those refinements can continue to be addressed at the Board of Supervisors level.  As the applications proceed, the Comprehensive Plan Amendment must be acted on prior to action on the three (3) Special Exceptions.

 

Special Exception SPEX05-CT-018: Category 20 to allow for an above ground sewer pumping facility.  At this point in the process, the proposed sewer pumping station has not been fully engineered (designed) nor has the exact location been determined.  The pumping station and related facilities would have to be designed to accommodate only the wastewater needs of the school, with a maximum capacity of 1500 students and projected employment of 200.

 

It is imperative to receive input from VDOT on this Special Exception as it is not clear at this time if there is adequate right-of-way available for the utility line extension. 

 

Special Exception SPEX05-CT-019: Category 26 to allow for a reduction of non-common open space.  The proposed school site is approximately ±74.771 acres.  This would reduce the non-common open space from approximately 153 acres to 78 acres.  These acreages are estimated as the final boundary of the school is unknown pending engineering design and considerations.

 

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

 

1.   Fauquier County Department of Community Development

2.   Virginia Department of Transportation

3.      Fauquier County Water and Sanitation Authority

4.      Fauquier County School Board

5.      Fauquier County Public Service Departments

 

 

ATTACHMENTS:

 

A.     March 31, 2005 Planning Commission Staff Report

B.     Resolution to Deny Comprehensive Plan Amendment and Special Exceptions

C.     Resolution to Deny Comprehensive Plan Amendment

D.     Resolution to Approve Special Exceptions