Owner/Applicants:                                                   Board of Supervisors Meeting Date:

Vint Hill Economic Development Authority                                                December 15, 2003


Staff Lead:                                                                                                       Department:

Charles A. Floyd, Senior Planner                                                    Community Development


Magisterial District:  Cedar Run                                                                                   PIN:


Service District:  New Baltimore                                                              7915-76-8772-000


Topic:  A Resolution Approving SPEX04-CR-009:  A Category 20 Special Exception      to Allow For an Above Ground Water Storage Tank For Vint Hill


Topic Description:


The Vint Hill Economic Development Authority (EDA), the applicant, is seeking Special Exception approval pursuant to Category 20, Public Utilities, to replace an existing dilapidated above ground water tower, which is currently located in the vicinity of the proposed structure.  The applicant indicates in its Statement of Justification, (Attachment 1) that the new tower is necessary, not only as a replacement for the existing tower, but also as an adequate source for current and planned water storage for the redevelopment of Vint Hill. 


Extensive studies are underway to locate an adequate ground water supply to serve the proposed Vint Hill development.  Emery & Garrett Groundwater, Inc is conducting a Phase I and Phase II Groundwater Investigation.  These studies will determine the location, capacity, and quality of potential underground water sources.  The applicant will then utilize this test data and determine the exact size and height of the proposed water storage tank.  The general location of the water storage tank is shown on the Special Exception Plat (Attachment 2).  It will be located adjacent to the proposed Fauquier County Water and Sanitation Authority (WSA) facility.  Access will be a shared driveway with WSA.  There is an existing stand of trees located between the proposed tower site and the southwest property line of the Vint Hill development, which will help screen the base of the water storage facility from off-site properties.


As proposed, the applicant is requesting approval to permit some flexibility in height and size to implement the recommendations of the pending groundwater investigation.  The proposed conditions for approval provide for a maximum height of 145 feet. And the capacity range is 300,000 to 500,000 gallons of storage.  In addition, the applicant is requesting permission for the EDA to bid both tower construction options, allowing the selection of the least expensive bid.  Photographs of the proposed designs are included herein (Attachment 3).





The property is within the Vint Hill Planned Development, north of Rogues Road (Route 602), south of Vint Hill Road (Route 215), and east of Route 652.


Adjacent Zoning/Land Use:


All adjacent properties are under the PCID zoning overlay district.


Requested Action of the Board of Supervisors:


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


Planning Commission Action:


On October 30, 2003, the Planning Commission held a public hearing and recommended approval of SPEX04-CR-009, subject to the following conditions:


1.                  The Special Exception is granted for and runs with the land indicated in this application and is not transferable to other land.


2.                  This Special Exception is granted only for the purpose(s), structure(s) and/or uses indicated on the Special Exception Plat approved with the application, as qualified by these development conditions.


3.                  The development of the property shall be in general conformance with the Special Exception Plat entitled "Special Exception Plan Vint Hill Water Tower" dated 9-12-03 and received in the Planning Office on September 12, 2003.


4.                  The applicant shall provide an access easement to the tank site and parking area to allow for access by Fauquier County Water and Sewer Authority or other government agencies.


5.                  The maximum water storage tank height shall be 145 feet.


6.                  The maximum storage capacity of the water storage tank shall be 500,000 gallons.


7.                  A Site Plan shall be required, pursuant to Article 12 of the Zoning Ordinance.


8.                  The tower storage facility shall be painted light blue or white in color, as permitted by the FAA.


9.                  The tower storage facility shall not be lighted, unless required by the FAA.


10.              The existing tree buffer adjacent to the parcel shall not be disturbed, except that dead or diseased vegetation may be removed and replaced


Staff Analysis:


Zoning Considerations


The Fauquier County Zoning Office has reviewed the Special Exception application and has the following comments:


  • A site plan will be required prior to obtaining building and zoning permits.   Additional information is needed to determine the type of site plan that will be required.  


        The minimum yard requirements are not applicable in accordance to Article 4-607 for all formally Federal property where PCID is established.


Engineering Considerations


The Fauquier County Engineering Office has reviewed the Special Exception application and has the following comments:


  • The type of tower and color should be specified.


  • An easement should be provided for the tank and parking area to allow for access by Fauquier County Water and Sewer Authority or other government agencies.




1.      Applicant's Statement of Justification

2.      Special Exception Plat

3.      Tower Designs