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Background:
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.
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