Board of Supervisors Meeting Date:

Monument Development–14, LC and Fauquier Water and Sanitation Authority, owners

Monument Development–14, LC, Fauquier Water and Sanitation Authority, & Remland, LLC, applicants


August 10, 2006


Staff Lead:
Melissa Dargis, Assistant Chief of Planning

Community Development


Magisterial District: Lee

Service District: Remington


6887-46-2019-000 & 6887-46-8038-000


A Resolution to Approve Special Exception SPEX06-LE-024 and Comprehensive Plan Compliance Review CCRV06-LE-004, Remington - Lucky Hill Road Water Tank


Topic Description: 

Special Exception:

The applicants seek the approval for a Category 20 Special Exception to allow the construction of a water storage tank within the Remington Service District.  This tower is proposed with the Revere Woods subdivision.

Comprehensive Plan Conformance Determination:   

Section 15.2-2232 of the Virginia Code requires localities to review proposed public facilities to determine whether they are in accord with the adopted comprehensive plan.

The applicants are seeking a determination that the proposed Lucky Hill Road Water Tank is consistent with the Long-Term Water Service Plan adopted by the Board of Supervisors as part of the Comprehensive Plan for Fauquier County.


Land Area, Location and Zoning:    

The proposed tower would be located southwest of the Town of Remington, on the southwest property line of the existing Fauquier County Water and Sanitary Authority Facility on Lucky Hill Road (S.R. 655).   The map below shows the proposed location of the tower.



Neighboring Zoning/Land Use:

The proposed tower is on the property line between two parcels zoned R-2.  The parcel to the north with the existing WSA Facility is designated as a Wastewater Treatment Facility on the Comprehensive Plan Map. The parcel to the south is designated as Low Density Residential (1-3 units per acre).


Action Requested of the Board of Supervisors:

Conduct a public hearing and consider adoption of the attached resolution.


Planning Commission Recommendation:

On June 29, 2006, the Planning Commission voted unanimously to forward this item to the Board of Supervisors with a recommendation of approval.



Special Exception:

The applicants indicate that the purpose and intent of this request is to provide for improved and expanded water service in the Remington Service District in accord with Fauquier County Water and Sanitation Authority’s (WSA) Long-Term Water Service Recommendations and to provide a water tank as shown in the Comprehensive Plan.  Further, the capacity of this tank will boost pressure and fulfill both domestic water and fire safety needs for a significant portion of the Service District.  In addition, this tank shall also fulfill the requirements set forth in an approved Special Exception (November 7, 1989) for the Meadows of Remington development.   

The tank site elevation meets the requirements needed for adequate pressure in this area.  In addition, the site also affords a significant buffer of mature trees.  The tank will be set back off Lucky Hill Road by approximately 600 feet; this will reduce visual impacts from the road.  As proposed, the tank location is along the southern edge of the property adjacent to property currently owned by WSA.  Thus, it can easily be boundary line adjusted into this existing parcel and use the existing ingress/egress.

The tank height will not exceed 105 feet nor have a capacity greater than 175,000 gallons.  As proposed, the tank will be an upside down “tear-drop” type elevated tank and shall be painted a WSA standard color known as “Blue Ridge Blue”.  It would serve the Meadows of Remington development and the proposed Revere Woods development as well as other locations within the Service District.  It will be located approximately 150 feet from adjoining properties.  There is no industrial location within a half mile of this development and its placement on the WSA parcel, indicated as a “wastewater management facility” seems reasonable as it is the only non-residential use within a half mile of the proposed tank site.  The closest industrial district is about 1.4 miles away.

Comprehensive Plan Conformance Determination:

This application for a Special Exception for a water tower requires a Comprehensive Compliance Review for a determination of whether the proposed facility is consistent with the Comprehensive Plan.

In July, 1997, the Fauquier County Board of Supervisors adopted a Countywide Water and Sewer Master Plan (WSMP) as a component of the Comprehensive Plan.  The adopted WSMP sets forth the orderly expansion of water and wastewater systems to meet anticipated growth in each of the County’s service districts for the period of 1996 through 2015.  The Comprehensive Plan specifies that  “in order to allow reasonable flexibility in sizing and location of lines and other facilities, deviations to the plan will be allowed without requiring formal amendments to the Water and Sewer Master Plan and the Comprehensive Plan providing, however, that such changes are approved by the Water and Sanitation Authority.”

In this case, WSA, as an applicant, supports this water tower site as a preferred alternative to two sites identified in the 1997 WSMP. According to WSA, the proposed Lucky Hill site minimizes the need for additional facilities ancillary to the water tank that would be required at other sites, utilizes existing WSA entrances and offices, has a reduced tower height since it is located along a ridge line, and has a minimal visual impact since it will be located in mature trees approximately 600 feet off of Lucky Hill Road on the edge of an existing public facility.

The site for the proposed water tower is located within the Remington Service District and meets Comprehensive Plan goals for the provision of water service within that service district.

Staff Analysis:

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 summarized below. The actual responses from referral agencies are available upon request.

Virginia Department of Transportation (VDOT):

The Warrenton Residency staff has reviewed the above referenced Special Exception for a water tank.  The proposed tank is utilizing an existing entrance on Lucky Hill Road; therefore, VDOT has no comments.

Soil Scientist

After reviewing the Special Exception stamped by Bruce Michael Pitts, P.E., on May 10, 2006, this office has the following comment:

The soils on this site have a low bearing capacity, very high shrink-swell, and an intermittent high water table.  Mapping performed on an adjacent site was covered with large surface stones.  Be advised of these factors going into the construction plan.

Summary and Recommendations:

Staff recommends that the Board of Supervisors consider the Planning Commission’s recommendation of approval, subject to the proposed development conditions.


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

Fauquier County Department of Community Development
Fauquier County GIS Department
Fauquier County Water & Sanitation Authority


  1. Statement of Justification
  2. Map of Long-Term Water Service Recommendations (Figure 9-1 of WSMP)
  3. Map of Amendment to the Long-Term Water Service Plan to Reflect Proposed New Lucky Hill Road Site
  4. Special Exception Plat

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