PUBLIC HEARING AGENDA REQUEST

Owner/Applicant:

Board of Supervisors Meeting Date: 

Fauquier County Board of Supervisors  

December 10, 2009

Staff Lead:

Department: 

Holly Meade, Senior Planner

Community Development

 

Magisterial District:                                                                                                                        PIN:
Cedar Run                                                                                                                    6982-98-7086-000
                                                                                                                                    6982-97-5456-000

Service District:                                                                                                        
6983-81-0145-000
None                                                                                                                          

                                                                                                     

Topic:

SPEX09-CR-002, SPEX09-CR-003, & CCRV09-CR-002 – Fauquier County Board of Supervisors (Owner/Applicant) – Public Safety Training Facility – Applicant Wishes to Obtain a Category 5 Special Exception to allow for an outdoor technical school and a Category 11 Special Exception to allow for a public safety facility Applicant would like to construct a burn building and other facilities for use by fire and rescue organizations for training and certification purposes.  In addition, the applicant is seeking a Comprehensive Plan Conformance Determination in accord with Code of Virginia, Section 15.2-2232, as to whether the location of these facilities on this property is substantially in accord with the Comprehensive Plan.  The firing range, aboveground water storage facility and classrooms are no longer part of this request. 

 

Topic Description:  

Fauquier County has been pursuing the construction of a training facility that would be shared by Fauquier County Emergency Services, the volunteer fire companies, and the Sheriff’s Office for quite some time.  The County originally looked at this site, off Green Road (Route 674), adjacent to the County landfill on two parcels totaling 25.79 acres.  After the Planning Commission recommended approval of the applications on October 30, 2008, the Fauquier County Board of Supervisors requested the applications be postponed to allow time for the County to consider other possible solutions.

In February 2009, the County approached Range 82 to discuss the possibility of locating the proposed public safety facility at the existing Range 82 operation.  Range 82 then made application to the County to revise their existing recreational firing range permit and to allow a training component for both the Sheriff’s Office and Department of Emergency Services.  On April 30, 2009 the Fauquier County Planning Commission recommended denial of those applications.  Several Commissioners stated their concerns regarding the location, number of ranges, hours of operation, sound, and details of the lease agreement.  The Planning Commission unanimously voted to recommend denial of the applications.  It was stated that the site did not meet the guideline to efficiently and economically serve the greatest number of residents.  Furthermore, it was felt that the fire-training facility at the Range 82 site would put the County and citizens at unnecessary risk being located on leased land.  Overall, the Planning Commission did not believe this was a good location for the use.  On August 13, 2009, the Fauquier County Board of Supervisors denied the Range 82 applications citing noise and safety as their major concerns. 

Now, County Administration is asking the Board of Supervisors to reconsider the request on the Green Road site without the firing range, aboveground water storage facility, or classrooms.  The County is now pursuing a scaled-back plan that incorporates a concrete pad site for the training burn building, training trailers, hazardous material training and vehicle extraction area.  The facilities are proposed to be located toward the rear of the site to reduce the impact on Green Road residents.  

An important part of the fire training program is the opportunity for field training.  The in-County burn building previously used for training was abandoned several years ago due to deterioration of that structure.  Fire Services now must use facilities in neighboring jurisdictions of Prince William, Loudoun and Orange counties.  The use of these facilities requires additional fuel costs, time and greater scheduling difficulties.  In order to provide training for new fire personnel as well as training opportunities for existing staff, additional facilities are needed.  The facility will include one concrete pad for a structural burn fire training building.  Additional space is needed to provide storage for the Fire Department’s current training trailer that for a limited time is being stored at the armory.

The burn building will be for the simulation of apartment/townhouse fire responses.  The building will be approximately thirty feet high with access to all sides by fire apparatus.  When the building is used for simulated structure fire training, the building will produce light smoke from hay, straw and pallets burned in the fire rooms.  The utilization of sirens and air horns are not part of the training.  The site will ultimately have twelve to fifteen participants plus instructors visiting two to three times per week doing ladder training and search and rescue practice, with approximately only one day every other week involving actual fire “burn” training.  Portable toilets or pit privies will be used.  

 

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

safetyzoningrevised

 

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

  1. 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.

  1. 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.

  1. 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)

  1. The minimum lot size requirements shall be five (5) acres.

The proposal exceeds this requirement.

  1. 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

  1. 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.

  1. In 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:

  1. 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)
  2. 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:

  1. 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.

  1. 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.

  1. 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.

  1. 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.

 

  1. 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.
  2. 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).
  3. 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.
  4. No food preparation facilities shall be on-site.
  5. 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.
  6. A Range Safety Officer or Range Master shall be present at each range during shooting activities.
  7. No firearms or ammunition shall be stored on-site.
  8. A red flag shall be visible from the entry road at all times the shooting range is in use.
  9. 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.
  10. 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. 
  11. Bottled water shall be used for drinking until the classrooms are constructed and/or a potable water source is approved and made available.
  12. Any existing water fixtures on-site shall be clearly marked as non-potable as was previously permitted.
  13. 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. 
  14. Stormwater management ponds to which the shooting range will drain shall be tested annually for lead contamination and results provided to the Zoning Administrator.
  15. The shooting range shall not be located in wetland areas.
  16. All run-off from the vehicle crash area shall be directed to an oil/water separator if actual vehicles are used for simulations.
  17. 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.
  18. 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.
  19. PINs 6982-98-7086-000 and 6982-97-5456-000 shall be consolidated by plat or deed prior to site plan approval occupancy permit.
  20. 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.
  21. The burn building shall be limited to a height of thirty-five feet.
  22. All lighting on-site shall be turned off by 9:00 p.m.
  23. Live burns shall be limited to 24 per year, during the hours of 8:30 a.m. through 8:30 p.m.
  24. 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.
  25. Fire Training Center will be limited to use by Fauquier, Culpeper and Rappahannock Counties.
  26. The Fauquier County Department of Emergency Services shall post the training and burn schedule on the Department’s webpage.
  27. A heliport is not part of the applications and shall not be permitted on-site.
  28. There shall be no hazardous materials on-site.
  29. Use of the shooting range shall be limited to Fauquier County based agencies.
  30. 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.
  31. For night time shooting, the shooting range shall be limited to four times a year and shooting shall cease at 8:00 p.m.
  32. The shooting range shall not be used on weekends.
  33. 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.
  34. The berms associated with the shooting range shall be a minimum of fifteen feet in height.
  35. The stormwater management pond to which the shooting range drains shall be tested quarterly for lead.
  36. The shooting range shall be constructed and operate under the applicable Environmental Protection Agency (EPA) and Department of Justice guidelines.
  37. 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.
  38. The Fauquier County Sheriff’s Department shall post the training schedule on the Department’s webpage.
  39. An alternative access shall be considered by the applicants during the site plan process.
  40. The applicants shall work with the Director of Community Development on cost effective solutions to sound abatement.
  41. 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.
  42. 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 well.

Requested Action of the Board of Supervisors: 

Conduct a public hearing and consider the attached resolutions.  Resolution 1 is for approval and Resolution 2 is for denial. 

Financial Impacts Analysis:

Grant funds and existing capital appropriation will fund the project.

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

Department of Emergency Services

Area Volunteer Fire Departments

Commissioner of the Revenue

 

Attachments:

1.                  Revised Statement of Justification, dated November 19, 2009

2.                  Statement from County Official Addressing Site Selection

3.                  Map Showing 1 Mile Radius

4.                  Statement from Engineer Addressing Site Selection

5.                  Special Exception Plat by Timmons Group

6.                  Response from Deputy County Administrator’s Office Dated October 17, 2008

7.                  Zoning Administrator Memorandum Dated October 8, 2008

8.                  Letters from Neighbors Received Since September 25, 2008 (NOTE:  These letters address the previous proposal which included the firing range, above ground water storage facility and classrooms)

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