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Topic Description:
The purpose
of the Category 9 Special Exception renewal is to allow the
applicants to continue holding Class C events and to add
limited Class B events which would allow for overnight
encampments. The applicants have a previously approved
Special Exception SE01-CR-12, dated August 20, 2001 for the
Class C events. Now, the applicants request the renewal of
that permit and a new Special Exception to allow for outside
events, farm tours and encampments throughout the year.
Staff notes that the second parcel, 7900-44-7085-000 is no
longer part of this application.
The
applicant has requested 100-150 campers per event. This
number reflects what is feasible both for the size of the
property as well as what is operationally viable for the
applicants. It should be made clear that the applicants do
not seek to have 5,000 attendees at any event. Instead,
they seek to request a limited number of attendees for
encampments only. The Class C events for all other
activities will remain in place. The property has adequate
space for tent camping for youth groups, as proposed. Staff
also notes that both Special Exception requests pertain only
to PIN 7900-64-8311-000.
Key Zoning
Ordinance standards for this request are as follows:
- Class
B events allow no more than 12 events per year and shall
have less than 5,000 cumulative attendees per event. No
class B event shall be more than 3 days in length. An
excess of 12 events per year shall require a Special
Permit. Pursuant to the Zoning Ordinance, sites
eligible for Class B events shall be a minimum of 100
acres with a minimum of 500 feet of road frontage on a
major collector.
- Class
C events allow for a maximum of 1,000 cumulative
attendees per event. Sites eligible for Class C events
shall contain a minimum of 50 acres and have a minimum
of 300 feet of frontage on a major collector. For both
Class B & C events, if the activity has more than the
designated maximum number of attendees, or exceeds three
(3) days in length, a Special Permit will be required.
Additionally, the Board of Supervisors may approve a
Special Exception for a site that does not meet the lot
or frontage requirements, upon a finding that less
restrictive standards do not negatively impact any other
general or specific standard contained in Article 5 of
the Fauquier County Zoning Ordinance.
Project
History:
Al-Mara
Farm, Inc. is a family owned and operated Dairy and Crop
Farm located in Midland. The family has owned the property
where the main dairy is located since the 1930s. The
property was rezoned in the 1980s to General Industrial
(I-2) and Residential (R-1). Thus, the continued
agricultural use is grandfathered as a legal non-conforming
use.
Through the
years the family farming operation has expanded to include
300 dairy cows and an 1800-acre crop operation. In 2001, to
continue to progress and remain viable in the county, the
applicants applied for and were granted a Special Exception
to allow for farm tours and events. These special events
are operated by JAPAL, LLC, a limited liability company
owned and operated by the applicants. This renewal
request seeks to allow for continued operation of the
special events and farm tours with the addition of
encampments. The encampments would allow for limited
overnight special events for organizations like, but not
limited to, boy scouts or girl scouts.
The
applicants offer group farm tours by appointment only, as
well as weekend tours for the general public. The
agricultural tourism venture provided offers a unique
experience for recreation and entertainment to the public
via a glimpse into the daily operations of a working dairy
farm and other agriculturally themed special events. During
events, related agricultural items may be sold and limited
refreshments are available. The special events provide an
additional income source for the farm to help sustain the
traditional agricultural operation, which is the primary
business for the applicants.
The target
audience for events is families, school children, daycare
center groups, youth organizations and clubs. All proposed
events will meet the standards of Article 5 of the Fauquier
County Zoning Ordinance for Class B and Class C events, as
well as Health Department standards. The events are
operated by family members, five of whom live on the farm,
as well as five part-time employees. Staffing is based on
the number of tours scheduled or on anticipated attendance.
The applicants manage and operate both the farm and the
special events.
Under the
applicants’ management, the farm was awarded the 1999
Conservation Farmer Award and the 2002 Bay Friendly Clean
Water Farm from the John Marshall Soil and Water
Conservation District. The applicants are also active in
the community and serve on various boards such as the
Fauquier Country Farm Bureau, Culpeper Farmers Cooperative,
Fauquier County Fair Board and 4-H.
Vehicles
enter the farm off Germantown Road and park in the
designated parking area (a three to five-acre grass field).
The Virginia Department of Transportation (VDOT) approved
the entrance in 2001. According to the applicants, the
traffic impact of the special events has been minimal since
over half of the groups that visit during the week arrive in
busses or large passenger vans. Other organizations that
visit often carpool. The hours of operation for weekend
events or festivals allow for the traffic to be staggered.
The busiest weekend to date had about 200 participants.
There was an estimated 60 vehicles (120 in/out trips)
throughout the 13-hour event day.
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Staff
Analysis:
Summary and Recommendations:
Staff
recommends that the Board of Supervisors consider this item
for approval. In detail, the recommendation is for: 1)
renewal of the original Special Exception SE01-CR-12, for
Class C events, including the original conditions; and 2)
approval of a new Special Exception SPEX04-CR-023 to allow
for Class B events limited to encampments of up to 150
people. The encampments would be limited to twelve events
per calendar year, each event lasting no more than three
days, per the Zoning Ordinance standards. Any events beyond
that number would require an approved Board of Zoning
Appeals Special Permit for each subsequent encampment.
The
applicants are committed to enhancing Fauquier County by
providing a rare and continued educational opportunity for
the public. The agricultural tourism venture that they
provide offers a unique experience for recreation and
entertainment to the public via a glimpse into the daily
operations of a working dairy farm and other agriculturally
themed special events. It also provides an additional
income source for the farm to help sustain the traditional
agricultural operation which is the primary business for the
applicants.
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