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.
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
standards for public utilities have been met with the
5-2001 Additional Submission
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
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.
The following zoning
ordinance standards are applicable:
Additional Submission Requirements
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.
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.
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.
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.
also be given, perhaps as a development condition, to
the possibility of future placement of
telecommunications facilities on the structure/site.
Information for the
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:
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.
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
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.
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.
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
Town of Remington
Application has been reviewed and has no comments.
Town of Remington supports this project and has indicated it
is an integral part of its water system future build-out
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
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.