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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.
The WSA proposes to locate a water storage facility on
Stephenson Hill (per local historian Eugene Scheel),
otherwise known as Cannon Ridge, in the southwest quadrant
of Marshall. This small hill was identified in the Marshall
Citizen Committee VISION exercise as an important cultural
and environmental resource to the community, which had a
military significance during the Civil War. Accordingly,
the Marshall Service District Comprehensive Plan identifies
Stephenson Hill as a preserved area, and such was given
consideration during recent subdivision approval of this
parcel. Given the importance of Stephenson Hill/Cannon
Ridge to the community, any public facility proposed to be
located in this area should be given particular scrutiny to
this regard and, if located, the facility should be very
unobtrusive.
Zoning
1.
A Major Site Plan consistent with Article 12 of the
Fauquier County Zoning Ordinance and all applicable
conditions set forth in the Special Exception must be
submitted for approval prior to obtaining building and
zoning permits.
2.
This application cannot be approved unless a Special
Exception to reduce the required open space for the Cannon
Ridge Subdivision is first approved by the Board. The
Cannon Ridge Subdivision has an existing Special Exception
which reduced their open space requirement from 50% to 44%,
and because this proposed tower further reduces the open
space, another Special Exception approval is required.
Section 2-309 specifically prohibits credit being given for
open space for this type of public facility.
Summary and Recommendations:
Staff and
the Planning Commission are not in support of this Special
Exception and recommend a resolution to deny the request.
Also note that this application is directly linked to a
Special Exception Amendment request (SPEX03-MA-016) that the
Planning Commissioners forwarded with recommendation of
denial at its May 27, 2004 meeting. Consideration of
approval for this Special Exception first requires the
approval of the aforementioned open space reduction Special
Exception Amendment or it cannot proceed.
Since the
two Special Exceptions are linked, it is suggested that they
are treated in the same regard. Additionally, staff asks
the Board to take into consideration the historical
significance of this site and the sensitivity of the
proposed location. The proposed location sits upon the
highest point in Marshall, as well as one of historic
significance. It is an area that, albeit privately owned,
is of great importance to community residents.
Staff and
the applicant’s representative continue working with the WSA
and the Board of Supervisors to locate a new water storage
silo site. If an alternative suitable site is found then
this application will need to be revised to reflect that new
information and, the application would then go through the
public hearing process at both Planning Commission and Board
of Supervisors. Staff recommends postponing this
application until new information is available. However, a
resolution of denial has been prepared in case the Board
decides to take action on the item.
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