FROM: Brian K. Davis, Senior Planner
02-SR-16, Mountain Home Farm Camp (Roger Elgin Property)
The applicant is requesting special exception
approval to establish an outdoor technical school and associated tent
campground in the Rural Agricultural zoning district.
Planning Commission held a public hearing on this case on March 28, 2002,
and voted to defer decision for 30 days to allow for a site visit and for
further refinement of the proposal to address concerns raised in the
original staff report.
primary issue of concern identified in staff’s initial review of this
application was the lack of specific information with regards to Health
Department provisions necessary for week-long camping activities.
applicant was originally proposing no new construction associated with
this request; however, the Health Department has determined that a bath
house will be required for shower and rest room facilities. To serve this facility, a new drainfield and well will also
need to be located. The
applicant has filed the necessary applications with the Health Department
to locate the required well and drainfield, and has also amended the
special exception plat to indicate the proposed locations of the bath
house structure and camp area.
staff has also received a communication from the Virginia Outdoors
Foundation (VOF) with respect to the applicant’s proposal because the
property is in a deed-restricted easement with the VOF.
It is the opinion of the VOF that the required bath house must
either be placed in an existing building, or offers a pool house option
that would also function as the pool house for the property owners in the
vicinity of the swimming pool. Based
upon the applicant’s revised special exception plat, it appears as if
the applicant is exploring the latter option.
has also added additional conditions to address the marking of the
property lines and the applicant obtaining the requisite approvals and
licenses to operate a camp.
the applicant requests an additional postponement, the Planning Commission
must take action at this meeting. Staff
would have a greater level of comfort if the Health Department process
were in a more advanced stage and if there were more specifics with the
regard to the proposed building. However,
the draft conditions proposed at this time should address such concerns.
The applicant must be made aware that some of these conditions will
make it difficult for operations to begin in the summer of 2002.
Should the Planning Commission choose to forward the application
with an approval recommendation, such action should be subject to the
conditions at Attachment 1.
denial recommendation would still allow the application to advance to the
Board of Supervisors and afford the applicant additional time to further
refine the application.
Conditions of Approval
APRIL 19, 2002
it is the intent of the Fauquier County Planning Commission to recommend
approval of SE02-S-16 located on Parcel I.D. 7012-34-8514 for an outdoor
technical school and tent campground activities under the provisions of
Sects. 5-505 and 5-907 of the Fauquier County Zoning Ordinance, the staff
recommends that the Planning Commission recommend approval subject to the
following development conditions:
1. The special exception
is granted for an runs with the land indicated in this application and is
not transferable to other land.
2. This special
exception is granted only for the purpose(s), structure(s) and/or uses
indicated on the special exception plat revised April 16, 2002, as
qualified by these development conditions.
3. This special
exception is subject to the provisions of Article 12 of the Fauquier
County Zoning Ordinance, Site Plans, as may be determined by the Fauquier
County Department of Community Development.
Any site plan submitted pursuant to this special exception shall be
in substantial conformance with the special exception plat revised
April 16, 2002, and these conditions.
4. This special
exception shall be granted for a period of three years from the date of
approval and must be renewed by the Board of Supervisors in accordance
with the provisions of Section 5-013 of the Zoning Ordinance.
5. There shall be no
subdivision of the subject property without amendment to the special
7. The proposed
principal entrance to the site from Route 776 shall be upgraded to include
a wider entrance (30-foot minimum) to accommodate two-way traffic at the
site entrance. Such
improvements shall be indicated on the site plan and constructed to VDOT
8. The school and camp
shall operate only between the months of June through August of each
calendar year. The days of
operation shall be Monday through Friday, with no weekend activities
exclusive of camping shall be limited to the hours of 8:00 a.m. through
4:00 p.m., Monday through Friday.
9. The weekly attendance
for the use shall not exceed 12 students.
10. The applicant shall submit
to the Zoning Administrator, on an annual basis, a summary of attendance
records for the events to ensure that attendance limitations are
11. No campsite shall be closer
than 100 feet from any lot line.
12. All parking must be
provided on site, and shall be no closer than 100 feet from any adjacent
13. All grass areas used for
parking shall be mowed and maintained so as to minimize the risk of
vehicle and field fires.
and shower/bathing facilities shall be provided in accordance with Health
Department regulations. Such approval shall be evidenced prior to site plan approval.
15. All food operations shall
be in accordance with Health Department regulations and written evidence
of such approval shall be provided to the County prior to the issuance of
the Certificate of Occupancy for the use.
16. In no event shall
fireworks, hot-air balloons or helicopters be used in association with
17. The applicant shall require
its employees and all invitees to strictly comply with State burning laws
and copies of such laws shall be posted on site.
18. There shall be no outdoor
music or amplified sound associated with this use.
20. Fire extinguishers meeting
State and Federal standards shall be provided at all events.
21. All perimeters of the
subject property shall be marked with posts and signage at 100-yard
intervals, with inward facing signs indicating that campers are not
permitted beyond the property boundaries.
22. Evidence of all required State
and Local licenses to operate an overnight camp in the Commonwealth of
Virginia shall be provided to the Zoning Administrator prior to site plan