COUNTY OF FAUQUIER
SPECIAL EXCEPTION CASE #SE 02-S-16
applicant is requesting special exception approval to conduct farm-related
educational uses on this 91-acre farm parcel near the Bull Run Mountains
in a remote area of northeastern Fauquier County.
the applicant’s proposal, the farm camp would be conducted during nine
weeks of the summer season, from June to August.
Each week, no more than 12 students would arrive on a Monday and
depart on a Friday. Daily
activities would include participation in basic farm operations such as
feeding and caring for animals, as well as hiking, wildflower
identification and history lessons. Camp
participants would also participate in swimming and lacrosse activities.
overnight camping component of the proposal would involve camping in large
tents, with 4 students per tent (a total of three tents) with one
counselor for every four students. The
special exception plat identifies two camping areas, both near the center
of the property and not visible from the public road, with little to no
visual impacts on adjacent properties.
There is no construction of permanent structures proposed with this
would be catered and bottled water would be provided. The applicant indicates that all Health Department
requirements will be satisfied with regard to sewage facilities.
AND AGENCY REVIEW
the incorporation of the proposed development conditions found at
Attachment 1, it is staff’s evaluation that the majority of this
application is in substantial conformance with the Comprehensive Plan and
the applicable Zoning Ordinance provisions.
However, staff has some concern over unresolved issues pertaining
to sewage disposal and bathing facilities for the use.
recommends a 30-day postponement in order to allow the applicant
additional time to work with the Health Department to address these
PROPOSED DEVELOPMENT CONDITIONS
March 28, 2002
If it is the intent of the Fauquier County Planning
Commission to recommend approval of SE02-S-16 located on Parcel I.D.
7012-34-8514-000 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:
The special exception is granted for and runs with the land
indicated in this application and Is not transferable to other land.
This special exception is granted only for the purpose(s),
structure(s) and/or uses indicated on the special exception plat, as
qualified by these development conditions.
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 and these
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
There shall be no subdivision of the subject property without
amendment to the special exception.
There shall be no new permanent structures constructed in
association with this use without amendment to the special exception
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 standards.
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 permitted. Activities, exclusive of camping, shall be limited to the
hours of 8:00 a.m. through 4:00 p.m., Monday through Friday.
The weekly attendance for the use shall not exceed 12 students.
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 maintained.
No campsite shall be closer than 100 feet from any lot line.
All parking must be provided on site, and shall be no closer than
100 feet from any adjacent property.
All grass areas used for parking shall be mowed and maintained so
as to minimize the risk of vehicle and field fires.
Restroom and shower/bathing facilities shall be provided in
accordance with Health Department regulations.
Such approval shall be evidenced prior to site plan approval.
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.
In no event shall fireworks, hot-air balloons or helicopters be
used in association with this use.
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.
There shall be no outdoor music or amplified sound associated with
All lighting shall be in conformance with the Fauquier County
Zoning Ordinance and positioned downward, inward and shielded to eliminate
glare from all adjacent properties.
Fire extinguishers meeting State and Federal standards shall be
provided at all events.
and appropriate referral agencies have reviewed this request for
conformance with the Comprehensive Plan, the Zoning Ordinance, and other
relevant policies and regulations. Staff
findings, comments and recommendations, as well as referral agency
Section 5-505 addresses outdoor technical schools,
and requires a five (5) acre minimum parcel size which is satisfied by
this application. This
section also indicates that issues of safety, noise, vibration, dust and
appearance shall be addressed by conditions as appropriate.
Section 5-907 addresses tent campgrounds, with the
minimum lot size requirement shall be twenty (20) acres.
90 acres included in the subject property, this standard is satisfied.
trailers and other residential vehicles are not allowed.
The proposal is
for three tents only, and the approval would be conditioned for tents
only; therefore this standard is satisfied.
only permanent structure allowed for residential use will be occupied by
the resident owner or manager.
There are no
permanent structures, residential or otherwise, associated with this
request; therefore, this standard is satisfied.
facility shall have direct access by means of a travel-way twenty (20)
feet in width to a road currently maintained by the State.
The current farm
road serving this parcel is approximately 10-12 feet in width, based upon
a staff visit to the site. Staff
would note that the campground portion of this application is not open to
the general public, but only to a maximum of 12 students per week for nine
weeks out of the year. The
majority of the traffic associated with the use will further limit impacts
as the major trip generations will only occur on Mondays and Fridays, as
opposed to all week long. Staff
is of the opinion that the provision of a commercial width entrance (30
ft.) would satisfy the intent of this standard by reducing the impact of
potential traffic conflicts associated with this use.
structure or campsite shall be located closer than 100 feet to any lot
two (2) camp areas depicted on the special exception plat are more than
100 feet from any lot line; therefore this standard is satisfied.
permit shall be issued for such a use until the applicant has furnished
evidence that the proposed development meets all applicable State and
local health requirements.
Department has indicated that they have not received an application for
services or a proposal from the applicant at this time.
Therefore, this standard has not yet been satisfied by the
shall not exceed one (1) campsite per acre.
The three (3)
proposed campsites do not exceed this density ratio on the 90 acre parcel;
therefore, this standard is satisfied.
The Health Department has indicated that while the
applicant has contacted the office, there has been no submission of a
proposal for the Health Department to review nor has there been an
application submitted. Staff
recommends that action by the Planning Commission be delayed until the
applicant has at least had the opportunity to submit more detailed
materials for the Health Department to review.
The County Engineer has expressed concern over the
week-long nature of the proposed use from the perspective of first aid and
safety issues. Staff has
prepared draft development conditions which should address these concerns.