PUBLIC HEARING AGENDA REQUEST

Owner/Applicant:                                           Board of Supervisors Meeting Date:

Fauquier County                                                              June 16, 2003

Staff Lead:                                                                       Department:

Robert C. Counts                                                         Community Development

Magisterial District: Scott                                                       PIN(s):

Service District: Marshall                                           6070-40-3474-000

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 Fauquier County to complete the Northern Sports Field Complex and Park within two (2) years of the date of receipt of funds and to complete an aquatics facility the following year. The project is now in the Site Plan stage of development.

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 May 29, 2003 , the Planning Commission made the determination that the proposed facilities are in accord with the Comprehensive Plan.

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 John Marshall Highway (Route 55) and Whiting Road (Route 622). It consists of approximately 88.67 acres and is within the R-1 zoning district.

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

  1. The proposed above ground storage facility will be located in soil mapping unit 438A, which has a high shrink-swell potential and a high water table.  The foundation of this facility will need to be designed to overcome this potential.
  2. The above ground sanitary sewer pump station will be located in soil mapping unit 110A, which has a high shrink-swell potential, a high water table, and is subject to ponding.  This structure will need to be designed so that it will not be affected by any potential ponding as well as the shrink-swell potential of the soil.

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.

  1. The foundation of the proposed above ground storage facility shall be designed and constructed to overcome soils with high shrink-swell potential and a high water table. 
  2. The above ground sanitary sewer pump station shall be designed so that it will not be affected by any potential ponding as well as the shrink-swell potential of the soil.
  3. The water storage facility shall have a physical appearance that will blend with the surrounding area and complement the proposed uses on the site.

Attachments:

  1. Applicant’s Statement of Justification
  2. Sports Complex Layout
  3. Approval Resolution