Board of Supervisors Meeting Date:

Vint Hill Economic Development Authority & Fauquier County Board of Supervisors (Owners)


October 11, 2007

Staff Lead:
Holly Meade, Senior Planner

Community Development


Magisterial District: Cedar Run
Service District: New Baltimore

      7915-86-1930-000 & 7915-88-0998-000



A Resolution to Approve Vint Hill Economic Development Authorityís Category 23 Special Exception to Allow for Fill in the FEMA Floodplain (SPEX08-CR-001), for Grading and a Stormwater Pond located in the Floodplain


Topic Description: 

The owners, Vint Hill Economic Development Authority (VHEDA) (7915-86-1930-000) and the Fauquier County Board of Supervisors (7915-88-0998-000), are seeking approval of a Category 23 Special Exception to allow for grading in the floodplain of South Run.  The area subject to the Special Exception is approximately 12.03 acres and is located at the intersection of Kennedy Road (Route 652) and Vint Hill Road (Route 215).

Project Background:

The grading in the floodplain is required for two regional stormwater management ponds, which are located adjacent to and partially within the floodplain as currently mapped by FEMA.  These two ponds have been part of Vint Hillís Concept Development Plan since the original rezoning in 1999.  These two regional stormwater management ponds are necessary for the continued redevelopment of Vint Hill.  The County is joining this application as owner in that the grading for the proposed ponds located on the Vint Hill property may affect the adjoining Fauquier County Board of Supervisors parcel by creating a larger inundation zone. 

The proposed location of the two ponds has been placed in low topographic areas of the Vint Hill development which will allow for the natural flow of runoff to these ponds.  The location of these ponds has been coordinated with the U.S. Army Corps of Engineers and the Virginia Department of Environmental Quality.  All of the proposed grading for the ponds is located completely within the Vint Hill property.  The ponds will be owned and maintained by the VHEDA.

Land Area, Location and Zoning: 

The properties are located at the northern tip of Vint Hill, bordered by Route 215, Vint Hill Road, to the north and Route 652, Kennedy Road, to the west.  The Vint Hill parcel is zoned a combination of Planned Commercial Industrial Development (PCID) and Planned Residential Development (PRD).  The Fauquier County Board of Supervisors owned land to the north is zoned Rural Agricultural (RA) and is the site of Vint Hill Farm Park, which contains a picnic area, two volleyball pits and hiking trails. 

Vint Hill Area Map 


Neighboring Zoning/Land Use: 

Neighboring properties to the north and west of Vint Hill are zoned Rural Agricultural (RA) and contain agricultural and residential uses.

Action Requested of the Board of Supervisors: 

Conduct a public hearing and consider adoption of the attached resolution.

Planning Commission Recommendation:

On September 27, 2007, the Planning Commission held a public hearing on this item and voted unanimously to forward it to the Board of Supervisors with a recommendation of approval, subject to a series of development conditions provided in Attachment 3.  The Planning Commission removed the condition for a fence that had been recommended by the Parks and Recreation Department.  The Planning Commission viewed the pond as an amenity feature.

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.


1.      Under no circumstances shall any use, activity, fill, and/or development within the floodplain adversely affect the capacity of the channels or floodways of any watercourse, drainage ditch or any other drainage facility or system which would increase flood heights and/or velocities on adjacent or downstream properties.

2.      A detailed hydrologic and hydraulic flood analysis is to be provided for the flood corridor using NRCS methodology.  This is to be submitted to FEMA for CLOMR/LOMR processing.

3.      Proper permits are to be obtained from DEQ, DOE, and/or VMRC for any work in waters of the US and/or the state.

4.      The CLOMR must be approved through FEMA prior to the approval of the infrastructure/site plan.  Bonding shall be required for FEMA fees and studies as required.

5.      Based on a site visit with Parks and Recreation, the following is an additional condition of approval that they request be added for the safety of the park guests since this pond will be so close to the park property:  A fence is to be provided along the common property line between the Park property and the Vint Hill property.  The fence is to be 3 rail split or vinyl.

6.      There appears to be a well in the proposed grading of Pond B.  Documentation needs to be provided showing disturbance can occur in the vicinity of the well.


1.      The Fauquier County Soils Survey shows that there are soils with a high intermittent water table, low bearing capacity, and possibility of high shrink-swell clays in the area of disturbance.

2.      Applicants need to show the areas of contamination near the disturbance sites.  Also show the jurisdictional wetlands on the plan.

3.      Applicants need to provide documentation that disturbance can occur near well VNT1A and on top of the monitoring well. 


The Special Exception Plan to construct two stormwater management basins adjacent to the South Run floodplain may be an acceptable means of meeting development requirements for Vint Hill. The floodplain limits shown on FEMA FIRM MAP # 5100550220A is dated 11/01/1979 and is listed as Zone A, which means the boundary is not predicated on any actual study, but is approximate only. The 2001 VDOT study for this reach of South Run made in conjunction with Project 0215-030-102,C501, determined that the 100-year flood elevations were slightly lower than those which could only be approximated from the FEMA map. Below is VDOTís study elevations that were computed for three cross sections within this stream reach.

They are based upon a 100 year discharge of 3934 cfs and are:

100í upstream from the centerline of Rte. 215 = 338.6

560í upstream from the centerline of Rte. 215 = 339.4

750í upstream from the centerline of Rte. 215 = 341.0

It is VDOTís opinion that this minor encroachment into the floodplain of South Run will not impact Rte. 652 in a negative manner.


Summary and Recommendation:
Staff recommends that the Board of Supervisors consider the Planning Commissionís recommendation.

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

Fauquier County Department of Community Development
Vint Hill Economic Development Authority
Department of Economic Development
Commissioner of the Revenue
Parks and Recreation


1.            Statement of Justification

2.            Special Exception Plat

3.            Resolution with Conditions of Development

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