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Topic
Description:
In February
2002, the Fauquier County Board of Supervisors authorized
the acceptance of a $10 million conditional distribution
from the Paul Mellon Estate for the construction of the
Northern Sports Field Complex and Park. The project is now
in the Site Plan stage of development.
If
approved, the applicant’s Special Exception request will
allow the construction of an above ground water storage
facility to provide a potable water supply for park users.
The Fauquier County Parks and Recreation Department would
have primary responsibility for operation and maintenance of
the water tank. This facility is integral to the
development of the Sports Complex. The Site Plan cannot be
approved without the required Board of Supervisors approval
for the Special Exception. Please note that the above
ground sewer pumping station has been deleted from this
project, and is therefore not part of this Special
Exception.
In addition, Section 15.2-2232 of the Code of Virginia
stipulates that “no public utility shall be constructed,
established or authorized, unless and until the general
location or approximate location, character, and extent
thereof has been submitted to and approved by the Board of
Supervisors as being substantially in accord with the
adopted Comprehensive Plan.” Following a public hearing on
May 29, 2003, the Planning Commission made the determination
that the proposed facility is in accord with the
Comprehensive Plan.
The water
storage tank design will be a silo style and approximately
seventeen and a half (17˝) feet tall. The tank is proposed
to be located adjacent to the park maintenance building. It
would be painted a color to blend with its surroundings and
buildings. The building will also screen the tank from view
and additional plantings will be installed for screening.
The tank will provide sufficient potable water for park
users (maximum daily attendance of 2,192 people). Regarding
the proposed location of the tank, the applicant’s
representative indicates that soil borings and appropriate
engineered design will be done to address the soil mapping
unit 438A, which has a high shrink-swell potential and a
high water table. The foundation of this facility will need
to be designed to overcome this potential.
On June 16, 2003, the Board of Supervisors conducted a
public hearing. At that time, the Board postponed action
pending receipt of additional Site Plan information.
Requested Action of the Board of Supervisors:
Conduct a
public hearing and consider adoption of the
attached resolution.
Staff
Analysis:
Staff and
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 Comprehensive Plan
The
proposed Sports Complex is currently not a feature shown in
the Comprehensive Plan. On May 29, 2003, the Planning
Commission conducted a public hearing pursuant to Section
15.2-2232 of the Code of Virginia and has determined that
the proposed facility is in general compliance with the
Comprehensive Plan.
Requirements of the Zoning
Ordinance
The Zoning
Ordinance stipulates that “. . . if the proposed location of
a Category 20 use is in a Residential District there shall
be a finding that there is no more suitable site available
for such use in a Commercial or Industrial District, except
that in the case of electric transformer stations and
telephone and telegraph exchanges or dial centers, there
shall be a finding that there is no alternative site
available in a Commercial or Industrial District within
distance of one mile, unless there is a substantial showing
that it is impractical for satisfactory service to be
rendered from an available location in such Commercial or
Industrial District.”
Engineering Considerations
The wetlands cannot be disturbed without permits from the
U.S. Army Corps of Engineers. The wetland areas should be
fenced or otherwise protected during construction of the
pump station and water tower.
Planning Commission Recommendation:
On May 29, 2003, the Planning Commission recommended
approval of this item, subject to a series of development
conditions. Planning Commission staff reports are available
upon request.
Financial Impact Analysis:
None
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