Board of Supervisors Meeting Date: 

D.C. Diamond Corporation

September 11, 2008

Staff Lead:


Melissa Dargis, Assistant Chief of Planning

Community Development

Magisterial District: Lee

PIN: 6888-37-4051-000

Service District: None


A Resolution to Approve Remington Business Park Water Storage Tank: A Category 20 Special Exception (SPEX08-LE-027) to Allow for an Aboveground Water Storage Tank and Comprehensive Plan Compliance Review (CCRV09-LE-001)


Special Exception: 

The applicant seeks approval for a Category 20 Special Exception to allow the construction of a water storage tank to serve the Town of Remington.  This application also includes a Comprehensive Plan Conformance Determination in accord with Code of Virginia, Section 15.2-2232, as to whether the location of this facility on this property is substantially in accord with the Comprehensive Plan. 

The applicant indicates that the purpose and intent of this request is to provide for improved and expanded water service to the Town of Remington.  Further, the capacity of this tank will boost pressure and fulfill both domestic water and fire safety needs for a significant portion of the Remington Service District.  

The proposed tank and its lot will be conveyed to the Town of Remington for their ownership and inclusion in their public water system.  This tank will not be located near the existing Town of Remington tanks and thus will provide a standalone water supply to serve the new commercial and industrial development anticipated in this area.  The Town of Remington has indicated to staff that the proposed tower is an integral part of its planned Water Service District’s future build-out area.  (See Attachment 1

The tank site elevation meets the requirements needed for adequate water pressure in this area. The volume of the tank is related to the assumed fire flow requirement of 1500 gallons per minute for the duration of one hour.  Its design also affords compatibility with the existing Town of Remington water infrastructure.  The tank will be a silo style structure.  Its maximum volume is approximately 92,000 gallons and its maximum proposed height is 85 feet.  The width of the silo tank is about 26 feet.  The lot would also contain a 12x15 foot pre-cast building that is about 8 feet in height to house equipment/machinery. 

Comprehensive Plan Compliance Determination: 

Section 15.2-2232 of the Virginia Code requires localities to review proposed public facilities that are not shown on the adopted Comprehensive Plan to determine whether they are in accord with the adopted Comprehensive Plan.  

The proposed facility is not shown on the Comprehensive Plan.  It is not shown in the Water and Wastewater Master Plan (WWMP) adopted by the Board of Supervisors as part of the Comprehensive Plan.  Therefore, 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 the WWMP as a component of the Comprehensive Plan.  The adopted WWMP 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, the water tower will be located on a site planned and zoned for industrial use.  Lots surrounding the utility lot are also planned and zoned for industrial uses.  The Town of Remington, as an applicant, supports this water tower site.  Although the particular site is not included in the adopted WWMP it is included in the Town of Remington’s Water System Plan.  A map showing the boundary of the Town’s water service area is included in the Comprehensive Plan.  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.  This use will be compatible with surrounding uses.


Location, Zoning and Current Land Use: 

The proposed tank would be constructed on a parcel located on James Madison Highway (Route 15/29), south of Lucky Hill Road  (Route 655).  It is zoned Industrial Park (I-1).  It represents the northernmost portion of the Remington Service District.  The site is currently used to grow corn and other crops.  It was rezoned to I-1 in 1998, with proffers.  A map of the property is shown below: 

Please see Attachment 2 for the location, zoning and land use maps.


Surrounding Zoning and Current Land Use: 

Surrounding parcels are zoned Residential-1 (R-1) and Rural Agricultural (RA) to the north; RA and I-1 to the east; RA and R-1 to the south; and RA and Commercial Highway (C-2) to the west.  In addition a portion of the western boundary is James Madison Highway (Route 15/29).


Staff and Review Agency Comments: 

Staff and appropriate referral agencies have reviewed this request for conformance with the Comprehensive Plan, the Zoning Ordinance and other relevant policies and regulations.  Findings, comments and recommendations are summarized below.  Following each comment is a staff note in italics stating how the comment has been addressed. 

Planning Office 

The applicant has met the requirements of the Zoning Ordinance Section 5-006, General Standards for Special Permits and Special Exception Uses.  General standards for all Special Exceptions require that the proposed use will not adversely affect the use or development of neighboring properties, will not conflict with existing traffic, and other such criteria to protect the surrounding environment.  In this case, the proposed utility lot is surrounded by planned and zoned industrial land.  No degradation of the surrounding area will result from this proposed use. 

In addition the following applicable standards for public utilities have been met with the proposed project: 

5-2001                         Additional Submission Requirements 

In addition to the submission requirements, all applications for Category 20 uses shall be accomplished by the following: 

1.   Four (4) copies of a map showing the utility system of which the proposed use will be an integral part, together with a written statement outlining the functional relationship of the proposed use to the utility system. 

Attachment 1 contains the Town of Remington Water Supply System and its Preliminary Engineering Report.  In summary, the report demonstrates that the proposed facility will meet the required performance standards for a public water storage facility in respect to pressure and fire flow. 

2.   Four (4) copies of a statement, prepared by a certified engineer, giving the basic reasons for selecting the particular site as the location for the proposed facility and certifying that the proposed use will meet the performance standards of the district in which located. 

The addition of this tower will enable the Town of Remington to meet its minimum water distribution standards.  In addition, its proposed location is within the center of Remington Business Park.  This commercial area cannot be developed without the tank. 

5-2002                         Standards for All Category 20 Uses 

In addition to the general standards set forth in Section 006 above, all Category 20 special permit and special exception uses shall satisfy the following standards: 

1.   Category 20 special permit and special exception uses shall not be required to comply with the lot size requirements or the bulk regulations set forth for the zoning district in which located in Part 4 of Article 3.  However, such requirements may be established in the conditions under which such a special permit or special exception is granted. 

The proposed water tower lot will not meet the minimum lot size requirements for the I-1 zoning district.  However, utility lots generally are sized proportionately to the infrastructure they support. 

2.   No land or building in any district other than the Industrial Districts shall be used for the storage of materials or equipment, or for the repair or servicing of vehicles or equipment or for the parking of vehicles, except those needed by employees connected with the operation of the immediate facility. 

The property is zoned I-1. 

3.   In all zoning districts, other than the I-2 District, all equipment, machinery and facilities not located within an enclosed building shall be effectively screened. 

Any equipment not located within the pre-cast storage building will meet screening requirements, with the exception of the 85 foot water tank.  Its color selection will provide some screening, but it will be visible. 


  1. The following zoning ordinance standards are applicable:

a.       5-006, General Standards

b.      5-2001, Additional Submission Requirements

c.       5-2002 Standards for All Category 20 Uses 

Zoning Staff defers to Planning Staff the assessment of standard compliance. 

Please see the aforementioned Planning comments. 

  1. The SE Plat does not show the location of the water tank or the pre-cast building on the site. These should be shown on the plat even if they are approximate at this time.

The Special Exception plat shows the one acre water tower site (200 feet x 200 feet) that the applicant will dedicate to the Town of Remington as well as a detailed inset with the tank elevation.  The requested site detail will be provided with the Site Plan. 

  1. Given the proposed use, security fencing will most likely be utilized on the site. This should be shown on the SE Plat and the appropriate fencing detail (height, material, etc.) provided as well.

There is no fencing proposed for the utility lot as shown on the tower elevation.  (Attachment 3)  Equipment will be within the pre-cast building for both screening and security purposes.  

  1. Note 23 indicates that landscaping and buffering will be provided at the site plan stage. However, these details must be shown on the SE Plat pursuant to the submission requirements for Special Exceptions (Sec. 5-011.II.3.I).

As currently proposed all associated equipment will be screened within the pre-cast building on-site.  The tower will be screened by painting a color to blend with its surroundings. 

  1. Consideration should also be given, perhaps as a development condition, to the possibility of future placement of telecommunications facilities on the structure/site.

Information for the applicant. 



  1. This parcel is made up entirely of soils characterized as having frequent flooding, occasional ponding, a high water table, and may have hydric soil inclusions.  Wetlands may exist.  General Note #10 indicates wetlands are present.

Condition of Approval:

            All application State and Federal permits are to be acquired and filed with the first submission of the Final Site Plan.  This includes the USCOE/DEQ permits for disturbance of wetlands. 

A Special Exception condition has been drafted with this language. 



1.      Using the Preliminary Soil Report prepared by Larry Johnson CPSS and the Interpretive Guide to the Soils of Fauquier County, the proposed water storage tank is located in map unit 78A.  This map unit is somewhat poorly to moderately well drained (perched water table at 10 – 40”), deep (40 - 60”), is rated high in shrink-swell potential, and may contain hydric soil inclusions.  Map unit 78A is also rated “POOR” for general development using central water and sewer due to the potential for frequent flooding, occasional ponding, high water table, low relief, and low bearing capacity when wet. 

Information for the applicant. 

  1. A geotechnical investigation was completed on May 1st, 2007 by Patton Harris Rust & Associates.  According to the Report of Geotechnical Findings and Recommendations for Remington Park Water Storage Tank Fauquier County, Virginia, borings showed decomposed rock at 3.5 to 4 feet below existing grade, parent rock encountered at depths of 5.5 to 12 feet, and one boring (B-1) contained sandy fat CLAY (CH).

Information for the applicant to consider during its site design. 


  1. The proposed temporary entrance off of Route 655 will need to demonstrate that it meets sight distance requirements and be constructed in accordance with the Minimum Standards of Entrances to State Highways.  These items can be addressed with the site plan.

The applicant will meet these requirements at Site Plan. 

  1. Review of any water lines to the storage tank will be completed at the time of the construction plan, and have not been reviewed with this submission.

Information for the applicant. 

Town of Remington  

Application has been reviewed and has no comments. 

The Town of Remington supports this project and has indicated it is an integral part of its water system future build-out plan. 

Fauquier County  Health Department 

Although the property will be served by public water and sewer, any existing wells and/or drainfields on-site should be located and properly abandoned in conjunction with a permit from the Health Department. 

This has been made a condition of development. 

The Office of Drinking Water will be responsible for reviewing the proposed community water system and the issuance of a Waterworks Construction Permit.  Duncan Daugherty with the Culpeper Field Office reports they received a Preliminary Engineering Report on April 19, 2007.  No further plans and specifications have been received for their comment at this time. 

Pending Special Exception approval, the required information will be submitted to the Office of Drinking Water for review. 

Fauquier County  Water and Sanitation Authority 

This project is not located within the Authority’s portion of the Remington Water Service District.  The Authority has no involvement in this project and, therefore, has no comments.


Summary and Recommendation: 

This item is ready for action.  In addition, the Board of Supervisors must make a finding that the application for a water storage tank at this location is substantially in compliance with the County’s Comprehensive Plan in accord with the Code of Virginia, Section 15.2-2232. 


Planning Commission Action: 

On July 31, 2008, the Planning Commission unanimously recommended approval of the Special Exception subject to a series of conditions. The Planning Commission also approved the public facility as being substantially in accord with the Comprehensive Plan.


Requested Action of the Board of Supervisors: 

Conduct a public hearing and consider the attached resolution with its Conditions of Approval, as recommended by the Planning Commission.


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

Department of Community Development
Town of Remington


1.                  Town of Remington Water Supply System & Preliminary Engineering Report

2.                  Project Maps (location, zoning, land use)

3.                  Tank Elevation

4.                  Statement of Justification

5.                  Special Exception Plat


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