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PUBLIC HEARING AGENDA REQUEST Owner/Applicant:
Board of Supervisors Meeting Date: Staff
Lead:
Department: Robert C. Counts Community Development Magisterial
District: Scott
PIN(s): Service
District: Topic:
A Resolution to Approve SE03-S-26, a Category 20 Special Exception to Allow the Construction of a Water Storage Facility and an Above Ground Sewage Pumping Station at the Northern County Sports Field Complex, Fauquier County, Applicant. Topic Description: In February 2002, the
Fauquier County Board of Supervisors authorized the acceptance of a $10
million conditional distribution from the Paul Mellon Estate for the
construction of the Northern Sports Field Complex and Park. A condition of
the agreement requires If approved, the applicant’s Special Exception request will allow the construction of a water storage facility and a sanitary sewer pump station. These facilities are integral to the development of the Sports Complex. Since the Zoning Ordinance categorizes them as Public Utilities, a Special Exception pursuant to Section 5-2000 is required. The Site Plan cannot be approved without the required Special Exception. In addition, Section
15.2-2232 of the Code of Virginia stipulates that no public utility shall
be constructed, established or authorized, unless and until the general
location or approximate location, character, and extent thereof has been
submitted to and approved by the Planning Commission as being
substantially in accord with the adopted Comprehensive Plan. Following a
public hearing on The applicant’s Statement of Justification is included. The approximate locations of these facilities are shown on the attached. Land Area, Location and
Zoning:
As shown by the following
graphic, the Sports complex site is located in the northeast quadrant of
the intersection of the
Neighboring Zoning/Land
Use: Surrounding zoning consists of R-1 to the north; I-2, C-2, and R-1 to the south; RA to the east; and R-1 to the west. The area is moderately developed in a variety of residential, commercial, agricultural, and industrial uses. Action Requested of the
Planning Commission: The Board of Supervisors
is requested to conduct a public hearing on SE03-S-26 and consider the
recommended resolution of approval.
Staff
Analysis: Staff
and 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
Comprehensive Plan
The proposed Sports Complex is currently not a feature shown in the Comprehensive Plan. The Planning Commission has conducted a public hearing pursuant to Section 15.2-2232 of the Code of Virginia and has determined that the proposed facilities are in general compliance with the Comprehensive Plan. Requirements
of the Zoning Ordinance
The Zoning Ordinance
stipulates that “. . . if the proposed location of a Category 20 use is
in a Residential District there shall be a finding that there is no more
suitable site available for such use in a Commercial or Industrial
District, except that in the case of electric transformer stations and
telephone and telegraph exchanges or dial centers, there shall be a
finding that there is no alternative site available in a Commercial or
Industrial District within distance of one mile, unless there is a
substantial showing that it is impractical for satisfactory service to be
rendered from an available location in such Commercial or Industrial
District.” Engineering
Considerations The
wetlands cannot be disturbed without permits from the U.S. Army Corps of
Engineers. The wetland areas should be fenced or otherwise protected
during construction of the pump station and water tower. Soils/Environmental
Summary and Planning
Commission Recommendation: The requested actions are clearly in support of an endeavor that is both approved and funded by the Board of Supervisors. While the application is not clear about the size, style, or exact location of the water storage facility, these issues can be resolved in the Site Plan process. Staff has recommended that the water storage facility and above ground sewer pumping station be designed to blend with the surrounding area and complement the proposed uses on the site. Since there is an existing silo on site that is expected to be retained, staff has suggested a storage structure of a similar design. Since the proposed utilities are to be exclusively for the use of the Sports Complex, staff finds that there is no more suitable site available for such use in a Commercial or Industrial District. The requested actions are consistent with the requirements of Section 5-2000 of the Zoning Ordinance. Based on the foregoing analysis and public testimony, the Planning Commission has recommended approval of SE03-S-26 to the Board of Supervisors subject to the following conditions: 1.
The
wetlands shall not be disturbed without permits from the U.S. Army Corps
of Engineers. 2.
The
wetland areas shall be fenced or otherwise protected during construction
of the pump station and water tower.
Attachments: |
