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Location, Zoning and
Current Land Use:
The property is located on
the west side of Green Road (Route 674) and zoned Rural
Agricultural (RA). One of the parcels is vacant and the
other is the site of a Parks and Recreation
maintenance/storage facility. A portion of the County
landfill is included in the application for proposed
parking. A major power line as well as an area of
floodplain bisects the property on the west side.
Zoning Map
Surrounding Zoning and
Current Land Use:
The surrounding property is
zoned Rural Agricultural (RA). To the north of the parcels
is the County owned landfill, which includes some proposed
parking for the shooting range. To the east is a County
owned file storage facility, Casner House; to the south
across Green Road is a mixture of residential and farmland.
The 300+ acre parcel to the southwest is a farm and is
mostly wooded. A major powerline as well as an area of
floodplain bisects the property along its western boundary.
Comprehensive Plan/Land Use:
The properties are not
located within a Service District. The subject properties
are designated as a rural area and are subject to the Rural
Areas Land Use Plan, Chapter Eight of the Comprehensive
Plan. Preservation and enhancement of the rural areas and
preservation of the agricultural economy in Fauquier County
have consistently been major goals of the County.
Comprehensive Compliance
Determination:
§15.2-2232, Code of
Virginia, Comprehensive Plan Compliance Review.
The Planning Commission is required to make a finding
that the proposed training facility (a public facility
feature) is substantially in accord with the adopted
Comprehensive Plan at this location. Chapter 9 of the
Fauquier County Comprehensive Plan, Public Facilities and
Utilities, lists public facilities as “schools, parks
recreational facilities, libraries, health and human
services, and public safety.” The Planning Commission’s
finding is then forwarded to the Board of Supervisors for
confirmation.
“The County’s primary goal
for community facilities, services, and utilities is to
provide for the physical, cultural and public safety needs
of the County.” The following are goals relating to public
facilities as stated in Chapter 1 and 9 of the Comprehensive
Plan:
Goal #6, “To plan for
necessary public facilities and utilities through public and
private cooperation within those areas presently containing
services, and to establish priorities for service
implementation in those areas presently not served.”
Goal #8, “To effect
economical and efficient use of public funds by planning for
a rate growth which will achieve the goals of the County and
will not exceed the ability of the County to provide
services to its citizens.”
Public Facilities policy
guidelines are recommended to guide the facility and utility
planning for the County. Some of the general guidelines are
listed below:
·
Public
facilities and services should be sited in a manner which
will efficiently and economically serve the greatest number
of residents while keeping within the plans for County
growth as presented in this Plan.
·
All public
facilities and utilities should be designed and developed so
as to limit environmental degradation.
·
Facilities
should be appropriately planned to provide adequate levels
of service.
·
Develop
alternative and stable funding sources to enable volunteer
departments to adequately serve the increasing demand for
services.
·
Increase
public awareness and interest in the volunteer system.
Chapter 9 of the
Comprehensive Plan discusses training for fire departments
and rescue in great detail. “Within the last decade, state
and federal governments have become much more involved in
developing and regulating training programs for fire
departments and rescue squads. Whereas only minimal
training standards existed in the early seventies, rigorous
training programs now exist requiring 85 hours for a basic
Firefighter I class and 110 hours for basic Emergency
Medical Technical class. Advanced Firefighter III and
Cardiac Technician classes require appreciably greater hours
of training. Today’s training in both services is also much
more specialized than fifteen years ago. Firefighter
classes have developed for officers, pump operators,
hazardous materials, and ladder truck operations. EMS
classes have been developed for emergency vehicle
operations, vehicle extraction, hazardous materials, and
elevated rescue.”
On October 30, 2008 the
Planning Commission found that this application was
substantially in accord with the adopted Comprehensive
Plan. The Board of Supervisors could concur that the
proposed public facility is in conformance with Chapter 9 of
the County’s Comprehensive Plan. Chapter 9, Public
Facilities and Utilities, anticipates the need for a public
safety facility for the residents of Fauquier County. Even
though the Comprehensive Plan does not designate a location
for such a facility, Fauquier County places an emphasis on
the public safety needs of the County and the economical and
efficient use of public funds, for which this proposal
satisfies both.
Special Exception Analysis:
Article 5-006, General
Standards
General standards seek to
ensure that the requested use does not adversely affect
neighboring properties. County owned land and facilities
are located to the immediate north and east. The large farm
to the southwest contains over 300 acres and is the site of
a major powerline and area of floodplain.
Category 5 (#SPEX09-CR-002) Outdoor Technical Training
Facility:
Article 5-501, Standards for All Category 5 Uses
All
off-street parking and loading areas, swimming pools and
tennis courts and similar facilities shall be effectively
screened and shall not be located in any required yard in
all Residential and Rural Districts.
Parking will be provided on-site. There is a buffer
required from all property lines and no facilities will be
located in any required yard.
Article 5-502 Additional
Standards for All Category 5 Uses Other than Pre-School/Day
Care Center/Nursery School
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No structure used for or
in conjunction with the use shall be located within 100
feet of any adjoining property which is in a Residential
or Rural District.
This has been included as a
condition of development.
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The site shall have
minimum road frontage as required for the site’s zoning
district, on a road designated as a major collector in
the Comprehensive Plan, unless the Board of Supervisors
or the Board of Zoning Appeals find that the type and
amount of traffic generated by the facility is such that
it will not cause an undue impact on the neighbors or
adversely affect safety of road usage.
The frontage of the two
parcels well exceeds the minimum three hundred feet of
frontage required for the RA zoning district. Green Road is
classified as a local collector; however, the amount of
traffic generated by the facility is minimal and should not
impact the neighbors or safety of the road. The existing
entrance was chosen as the best location based on sight
distance and safety issues. The Board of Supervisors will
have to make a finding that the traffic generated by the
facility, does not have an impact on neighbors or safety of
road usage. The Planning Commission did make a
recommendation to support this finding and thus, it is
included in the Board’s resolution.
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All off-street parking
and loading spaces, swimming pools and tennis courts and
similar faculties shall be effectively screened and
shall not be located in any required yard in all
Residential and Rural Districts.
Duplicate standard (see 5-501 above).
Article 5-505 Additional Standards for Technical Schools
(Outdoor)
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The minimum lot size
requirements shall be five (5) acres.
The proposal exceeds this
requirement.
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In consideration of an
application for such a use, both safety and such factors
as noise, vibration, dust and appearance will be taken
into account and appropriate conditions imposed with
respect thereto.
There will not be any
vibrations or dust associated with the use, and the
structure should not be clearly visible from Green Road or
surrounding properties as the site is heavily wooded. In
addition a condition has been added requiring a vegetative
buffer to be kept along Green Road in the vicinity of the
burn building. As for noise, the Zoning Ordinance limits
sound to 90 decibels at the property line for nonresidential
zoning districts. This proposal will conform to said
requirement. Staff has included proposed conditions
addressing safety should the Board wish to approve the
Special Exception requests.
Category 11, (SPEX09-CR-003) Public Uses:
Article 5-1101, Additional Submission Requirements
In addition to the
submission requirements set forth in Section 001 above, all
applications for Category 11 public uses shall be
accompanied by a statement by an officer of the governmental
body who shall be present giving the exact reasons for
selecting the particular site as the location for the
proposed facility, including any alternatives considered.
Statement is included as
Attachment 2.
Article 5-1102, Standards for All Category 11 Uses
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For public uses, it shall be concluded that the proposed
location of the special permit/special exception use is
necessary for the rendering of efficient governmental
services to residents of properties within the general
area of the location.
The Statement of
Justification included as Attachment 1 explains the County’s
need for such a facility. The location outside Warrenton is
centralized to serve the individual fire companies.
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or abutting the Rural and Residential District, all open
off-street parking and loading areas shall be no closer
than 25 feet from any lot line and shall be effectively
screened.
Parking will be provided
on-site. There is a buffer required from all property lines
and no facilities will be located in any required yard.
Actual compliance shall be verified at the time of site plan
approval.
Article 5-1105, Additional Standards for Libraries and
Public Safety Facilities
The facility shall have
direct access to a road designated as a major collector (or
higher) in the Comprehensive Plan unless the Board of
Supervisors or the Board of Zoning Appeals finds that the
type and amount of traffic generated by the facility is such
that it will not cause an undue impact on the neighbors or
adversely affect safety of road usage.
Green Road is classified as
a local collector; however, the amount of traffic generated
by the facility is minimal and should not impact the
neighbors or safety of the road. The entrance was chosen
based on sight distance requirements being satisfied. The
Board of Supervisors will have to make a finding that the
traffic generated by the facility, does not have an impact
on neighbors or safety of road usage. The Planning
Commission did make a recommendation to support this finding
and thus, it is included in the Board’s resolution.
Staff and Review Agency
Comments:
Zoning Office
1.
The comments
for each of the Special Exceptions are contained in this
comment report.
Provided for
informational purposes.
2.
Site plan
approval is required for the proposed project. Future
improvements, apart from the initial site plan, and approved
as part of this Special Exception will require a site plan
amendment.
This has been included as
a condition of development.
3.
Specific
zoning issues, apart from Special Exception standards will
be addressed as part of a future site plan submittal. Issues
to be addressed as part of the site plan review will include
parking/loading, landscaping and buffering, access,
dimensional requirements (size, width, setbacks, height, and
building coverage), lighting, and other applicable Zoning
Ordinance requirements. Staff offers the following comments:
a.
The two lots must be combined in order to meet
setback requirements.
b.
The Concept
Development Plan generally addresses parking by depicting
several parking area locations. Additional information on
projected parking demands will be required at the time of
site plan submission, and the number of spaces necessary
determined. That analysis could result in a required change
to the parking layout.
Staff would note that one
parking area is depicted on an adjacent property, also owned
by the Fauquier County Board of Supervisors and zoned Rural
Agricultural (RA). Zoning Ordinance Section 7-102.1
requires that all required off-street parking spaces be
located on the same lot as the structure or use to which
they are accessory or on a lot contiguous thereto that has
the same zoning classification and is under the same
ownership (which is the case in this instance).
c.
Staff would
note that RA district setback requirements for the site are
75 feet from the centerline of Green Road. Side and rear
setbacks are 25 feet from the property line.
d.
Minimum
buffering and landscaping requirements are established by
Section 7-600 of the Zoning Ordinance. Landscape buffers of
10 feet to 20 feet, according to the option selected, will
be required at the front of the property. Side and rear
buffer yards will be required to be 30 feet in width since
the site adjoins residential or rural districts.
These issues are noted by
the applicant and will be addressed as part of the future
site plan submittal.
Engineering
There are soils present on
the site that are characterized as potentially having hydric
inclusions which indicate the possibility of wetlands.
Provided for informational purposes and addressed with
conditions of development.
Future
Actions:
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A jurisdictional
determination will be required. If wetlands are present
evidence that all applicable permits have been acquired
will be required prior to site plan approval. (FCDSM
201.8 #4)
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Any SWM/BMP facility
that receives runoff from the burn building training
exercises will have to be sized so the runoff from the
fire fighting activity will not impair the design
function of the stormwater management facility. (FCDSM
201.8 #11 and 204.1 #2)
These comments have been included as conditions of
development.
Soils
Code Compliance:
Applicant shall provide a
statement from the Fauquier County Office of the Virginia
Department of Health indicating that the existing septic
drainfield is suitable for the proposed use (Zoning
Ordinance 5-011).
The Health Department has
submitted comments. A condition of development has been
included requiring potential drainfield areas to be fenced
during construction. No drainfields are proposed with this
use.
Findings:
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Based off a Type I soil
map completed by this office, 7% of the site is rated as
“GOOD” for general development using a conventional
septic tank and drainfield. The remainder of the site
is rated “MARGINAL” (67%) due to slow percolation, and
11% is rated “NOT SUITED” due to intermittent high water
table and landscape position. Map units 12B, 15B, and
17B may contain hydric soil inclusions, can be
frequently flooding, and can have a low bearing capacity
when wet.
Provided for informational
purposes and noted by applicant.
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This office completed
hand-auger borings to evaluate soil conditions in areas
that could potentially be designed for drainfields and
have shown preliminary locations, but this evaluation
does not take the place of completing a site specific
design and layout by either the Virginia Department of
Health or an Area Onsite Soil Evaluator (AOSE). All
clearing and grading should be limited in order to
reduce impacts to possible drainfield areas.
This has been addressed with
a condition of development requiring potential drainfield
areas to be fenced during construction.
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If these facilities
reach the full build out proposed, it will need to meet
public drinking water standards (Systems serving more
than 25 persons). Due to the contamination of the
groundwater supply in the area, this may become an issue
in the future.
Classrooms are no longer
proposed as part of these applications.
Future Actions:
Drainfield Siting and
Approval
Geotechnical Investigation
VDOT
An entrance will need to be
provided in accordance with the Minimum Standards of
Entrances to State Highways and can be reviewed with the
site plan.
Provided for
informational purposes and noted by applicant. This will be
addressed with site plan.
Parks and Recreation
Since this facility will be
providing for the educational/training needs of County
staff, the department has no substantial comment to submit
at this time.
Health Department
As previously discussed, the
department would support the use of portable toilets / pit
privies. An application will need to be made through this
office and the privies must be maintained in accordance with
all requirements of Section 17-16 b. of the County Code.
Authorization will be granted for a limited period of time
to be specified by the County. All privies must be supplied
with a waterless hand sanitizer and made available to
participants at a ratio of one privy per 25 persons. Due to
the history of contamination in the present well, any
existing water fixtures on-site must be clearly marked as
non-potable as was previously permitted.
These comments have been
addressed with conditions of development.
Planning Commission Action
of August 29, 2008:
The Planning Commission
discussed this item at its work session. A public hearing
was held. One representative from the Sheriff’s office, the
Fire Chief, and one volunteer fire fighter spoke in support
of the request. Nineteen individuals spoke in opposition to
the request citing traffic, safety, devaluation of property,
and noise as the major concerns. The Planning Commission
voted unanimously to postpone action on the applications.
Planning Commission Action
of September 25, 2008:
The Planning Commission
discussed this item at its work session. A public hearing
was held. One representative from the Sheriff’s office and
the Fire Chief spoke in support of the request. Twenty
individuals spoke in opposition to the request citing
traffic, safety, groundwater contamination, threat to
livestock, poor location, and the financial cost to the
County as the major concerns. The Planning Commission voted
unanimously to postpone action on the applications.
Planning Commission Action
of October 30, 2008:
The Planning Commission
discussed this item at its work session. A public hearing
was held. One individual spoke in support of the request.
Twenty individuals spoke in opposition to the request citing
size of the site, location and environmental issues as their
major concerns. The Center District Commissioner had
concerns regarding the location and noise. The other
Commissioners stated they felt the application met the
criteria. The Planning Commissioners voted 4 (Meadows,
McCarty, Garreau, Stone) to 1 (Alm) to recommend approval of
the requests, subject to the conditions listed below.
Staff has crossed through
the Planning Commission recommended conditions that were
written to address the firing range and public utility
component of the application. A revised Special Exception
plat, eliminating the firing range, classrooms and above
ground water storage facility is expected prior to the Board
of Supervisors’ public hearing. Condition 1 and 2 will be
revised to reflect the revised plat title and date.
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Operation of the Safety
Training Facility shall be consistent with the
application, including the Special Exception Plat
entitled “
Combined Fire Training and Shooting Range
Facility,” dated June 24, 2008, except as modified
by these conditions.
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Location of improvements
shall be as generally shown on the
Concept
Development Plan, with exact locations subject to
change due to environmental or topographic conditions,
or compliance with regulations.
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In addition to normal
landscaping and stormwater management requirements
imposed by the County, landscaping and stormwater
management for the shooting range shall be designed,
installed, and maintained to control lead in a manner
consistent with “Best Management Practices for Outdoor
Ranges” published by the U.S. Environmental Protection
Agency (EPA).
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With the exception of
clearing required to place the
shooting ranges and
fire training facilities in the wooded areas on the
site, existing vegetation will remain on the property to
the maximum extent practicable.
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No food preparation
facilities shall be on-site.
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The applicant shall
comply with Virginia Department of Transportation (VDOT)
requirements for entrance and/or other road improvements
associated with accessing the site from State Route 674
when a site plan is submitted for the classrooms.
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A Range Safety
Officer or Range Master shall be present at each range
during shooting activities.
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No firearms or
ammunition shall be stored on-site.
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A red flag shall be
visible from the entry road at all times the shooting
range is in use.
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Site plan approval shall
be required for the proposed project. Future
improvements, apart from the initial site plan, and
approved as part of this Special Exception shall require
a site plan amendment.
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All privies shall be
supplied with a waterless hand sanitizer and shall be
made available to participants at a ratio of one privy
per twenty-five persons.
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Bottled water shall
be used for drinking until the classrooms are
constructed and/or a potable water source is approved
and made available.
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Any existing water
fixtures on-site shall be clearly marked as non-potable
as was previously permitted.
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The proposed second
phase, which includes the construction of classrooms,
shall require an approved on-site sewage disposal system
designed to meet the projected use and a new water
supply designed to meet the standards and setbacks
established for public water systems as governed by the
Office of Drinking Water.
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Stormwater management
ponds to which the shooting range will drain shall be
tested annually for lead contamination and results
provided to the Zoning Administrator.
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The shooting range
shall not be located in wetland areas.
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All run-off from the
vehicle crash area shall be directed to an oil/water
separator if actual vehicles are used for simulations.
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Due to phasing of the
construction,
all areas being
initially cleared and graded shall be surrounded by
fencing so that potential drainfield sites will not be
affected. In addition, the existing drainfield and
reserve areas shall be located and fenced to prevent
disturbance.
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No structure used for or
in conjunction with the use shall be located within 100
feet of any adjoining property which is in a Residential
or Rural District.
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PINs 6982-98-7086-000
and 6982-97-5456-000 shall be consolidated by plat or
deed prior to
site plan approval occupancy
permit.
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A minimum of fifty feet
of natural vegetative buffer shall be required along PIN
6982-97-5456-000 to screen the proposed burn building.
This includes saving the existing vegetation, and
supplementing with evergreens where necessary.
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The burn building shall
be limited to a height of thirty-five feet.
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All lighting on-site
shall be turned off by 9:00 p.m.
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Live burns shall be
limited to 24 per year, during the hours of 8:30 a.m.
through 8:30 p.m.
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The fire/rescue
practical training site shall be used no more than 60
days per year, with a maximum of 25 personnel on-site.
This does not include classrooms.
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Fire Training Center
will be limited to use by Fauquier, Culpeper and
Rappahannock Counties.
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The Fauquier County
Department of Emergency Services shall post the training
and burn schedule on the Department’s webpage.
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A heliport is not part
of the applications and shall not be permitted on-site.
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There shall be no
hazardous materials on-site.
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Use of the shooting
range shall be limited to Fauquier County based
agencies.
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For daylight
shooting, the shooting range shall be limited to 30 days
per year, Monday – Friday, from 9:00 a.m. – 4:30 p.m.
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For night time
shooting, the shooting range shall be limited to four
times a year and shooting shall cease at 8:00 p.m.
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The shooting range
shall not be used on weekends.
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There shall be no
more than 10 shooters using the range at any one time.
There shall be one instructor for every three shooters,
allowing a maximum of 14 individuals at the range at any
one time.
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The berms associated
with the shooting range shall be a minimum of fifteen
feet in height.
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The stormwater
management pond to which the shooting range drains shall
be tested quarterly for lead.
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The shooting range
shall be constructed and operate under the applicable
Environmental Protection Agency (EPA) and Department of
Justice guidelines.
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The fire training safety
facility shall be constructed and operate under the
applicable National Fire Protection Agency (NFPA),
Occupational Safety and Health Association (OSHA), and
the Virginia Department of Fire Program guidelines.
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The Fauquier County
Sheriff’s Department shall post the training schedule on
the Department’s webpage.
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An alternative access
shall be considered by the applicants during the site
plan process.
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The applicants shall
work with the Director of Community Development on cost
effective solutions to sound abatement.
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Landscaping shall be
installed along Green Road to screen the site. This
landscaping shall include the heavy planting of
understory trees, evergreens, woody ornamental trees and
ornamental grasses. Landscape berms should be considered
as part of the site plan.
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A six (6) feet
galvanized chain link fence, or an equiavalent fence as
determined by the Zoning Administrator, shall be
installed around the permiter of the site before
occupancy of the site.
Recommendation:
If the Board of Supervisors
wishes to approve the applications, staff recommends doing
so subject to the revised conditions reflected above. A
clean version is contained in the attached Resolution of
approval. If the Board of Supervisors wishes to recommend
denial, a Resolution has been prepared for that action as
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