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Department of Community Development Staff Report

PROPERTY OWNER: Fauquier County School Board APPLICANT: Fauquier County School Board LOCATION: 11138 Marsh Road, Bealeton DISTRICT: Lee PIN(S): 6899-23-0591-000 ACREAGE: 33.43 Acres ZONING: Residential – 4 Dwelling Units per Acre (R-4) LAND USE: School/Church/Fire/Rescue/Recreation, Open Space/Park, Town

Center and Rural MEETING DATE: December 10, 2020 REQUEST: SPEX-20-013772: An application to amend a previously approved

Category 5 Special Exception (SEAM07-LE-002) to allow for the expansion of the existing Cedar Lee Middle School.

OUTSTANDING ISSUES: The Board of Supervisors will have to make the following findings

should it wish to approve the application:

1. The use of structures, which do not meet the 100-foot minimum setback, will not cause an undue impact on adjoining properties because of the specific characteristics of the proposed school and adjoining properties.

2. Fencing shall not be required for the outdoor recreation areas.

The Planning Commission considered these two findings in its evaluation of the application and believed that they could be made.

RECOMMENDATION: The Planning Commission voted unanimously to recommend approval

of SPEX-20-013772, subject to the conditions in the attached Resolution. They believe the application satisfies the standards of Zoning Ordinance Sections 5-006, 5-501, 5-502 and 5-504, and that the Board could make the two findings indicated above.

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Topic Description: The Applicant, Fauquier County School Board, is seeking to amend a previously approved Category 5 Special Exception (SEAM07-LE-002) to allow for the expansion of Cedar Lee Middle School. The Applicant has indicated that the planned expansion of the school building and associated site improvements will facilitate the continuing operation of the school. Currently, Cedar Lee Middle School serves 650 students and is open during school hours from approximately 7:30 a.m. to 3:30 p.m. This amendment is to construct three additions, totaling 29,986 square feet. They include a classroom and administration addition (24,280 square feet) located along the east side of the existing building, a kitchen addition (640 square feet) located along the southeast side and an auxiliary gymnasium addition (5,066 square feet) located on the west side. The associated site improvements include a new bus loop, expanded staff parking lot with designated student drop-off lane, increased visitor parking and associated utility and stormwater management improvements. With these additions, it is anticipated that the school will be able to serve 950 students, an increase of 300 students, with approximately 122 total (92 current and 30 additional) employees.

Site Aerial Map – Proposed Development

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Planning Commission Action on November 19, 2020: On November 19, 2020, the Planning Commission conducted an official site visit and conducted a public hearing. Bill Vest, the Applicant’s representative, introduced himself and offered to answer any additional questions the Planning Commission might have. The Planning Commission did not have any further questions and there were no additional speakers. The Planning Commission voted unanimously to recommend approval to the Board of Supervisors subject to the attached conditions.

Site Aerial Map – Existing Development

Project History: In 1973, the main building of Cedar Lee Middle School was designed and constructed for a junior high school, at the site of the old Bealeton (combined) School. On June 16, 1998, the Fauquier County Board of Supervisors granted a Special Exception for Cedar Lee Middle School Addition (SE98-L-04). In 1998, the proposal included additions totaling approximately 13,355 square feet, including a future auditorium. This request moved students from eight trailers on the property and increased the capacity of the school to 650 students.

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On September 14, 2006, the Board of Supervisors granted an amendment (SEAM07-LE-002) to the previous Special Exception to construct a new media center and convert an existing media center into four classrooms. The minutes, which include the associated conditions from the latest approval, have been attached for reference. On March 21, 2019, the Fauquier County Board of Supervisors and Fauquier County School Board adopted the Middle School Renovation and Conceptual Plan, to better serve the surrounding community by providing school seats closer to Fauquier County’s population centers. This plan envisioned the expansion of Cedar Lee Middle School to serve Southeastern Fauquier County. On November 22, 2019, the Fauquier County School Board acquired PIN 6899-23-6766-000, the northeastern corner of the subject property with the existing residential structure. The consolidation of this parcel with PIN 6899-13-8590-000 was approved on June 8, 2020. This consolidation created the new PIN 6899-23-0591-000 for the subject property.

Location/Zoning Map

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Location, Zoning and Current Land Use: The property is located at 11138 Marsh Road, in the Bealeton Service District, across from the intersection of Marsh Road (Route 17) and Station Drive (Route 853) and approximately 0.5 mile from the intersection of Marsh Road (Route 17) and Catlett Road (Route 28). The property is zoned Residential, 4 Dwelling Units per Acre (R-4). The property includes the existing Cedar Lee Middle School, associated site improvements, recreation areas and a residential structure. The residential structure is not proposed to be used in conjunction with the school at this time. The property is served by the Fauquier County Water and Sanitation Authority for water and sewer. Surrounding Zoning and Current Land Use: The surrounding properties are zoned Residential, 4 Dwelling Units per Acre (R-4), Residential, 2 Dwelling Units per Acre (R-2), Industrial Park (I-1), Garden Apartment (GA) and Commercial Neighborhood (C-1). Adjacent properties are primarily used for residential or commercial purposes. Properties to the west are part of the Fox Meade Subdivision and properties to the south are part of the Meadfield Subdivision. There are two properties to the north, one of which is bound on two sides by the subject property, and the other is a 52-acre parcel with one residence. Properties to the east, across Marsh Road, are commercial businesses, including The Fauquier Bank, Prohibition Grille, Little Caesars Pizza and Nick’s Market and Deli. The property and all surrounding properties are part of the Bealeton Service District. Comprehensive Plan/Land Use: The property is located within the Bealeton Service District with a land use designation of School/Church/Fire/Rescue/Recreation, Town Center, Mixed Use, Open Space/Park and Rural. The property is predominantly designated School/Church/Fire/Rescue/Recreation. Chapter 6 of the Comprehensive Plan, Bealeton Service District, identifies the school needs within Fauquier County. The Bealeton area is planned to nearly double in population and maintenance of educational quality will require matching residential growth with school expansion and construction of new schools. Chapter 9 of the Comprehensive Plan, Public Facilities, identifies the plan for Fauquier County Public Schools, including their expansion and potential new schools. Future new schools shall be sited within service districts and should be situated as neighborhood anchors and community focal points. While the expansion of Cedar Lee Middle School is not the siting of a new school, the expansion of the school will help to further establish its role as a community anchor. Additionally, this chapter identifies priority actions for the schools, including evaluating the renovation needs at existing middle schools and considering ways to alleviate overcrowding in middle schools. The proposed expansion of Cedar Lee Middle School directly aligns with the needs stated in Chapter 6, Bealeton Service District, and Chapter 9, Public Facilities, of the Comprehensive Plan. Staff believes the use is consistent with the Comprehensive Plan.

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Land Use Map

Special Exception Analysis: The standards below apply to this Special Exception. Following each standard is a staff evaluation in italics. 5-006 General Standards for Special Permits and Special Exception Uses 1. The proposed use shall be such that it will not adversely affect the use or development of

neighboring properties. It shall be in accordance with the applicable zoning district regulations and the applicable provisions of the adopted Comprehensive Plan. The location, size and height of buildings, structures, walls and fences, and the nature and extent of screening, buffering and landscaping shall be such that the use will not hinder or discourage the appropriate development and/or use of adjacent or nearby land and/or buildings or impair the value thereof.

The Zoning Ordinance (Section 5-502.1) requires that no school building be located within 100 feet of any adjoining property, which is in a Residential or Rural District. Currently, Cedar Lee Middle School sits approximately 34 feet from the closest adjoining residential property line, PIN 6899-23-6922-000. The Board of Supervisors can find that a lesser setback will not cause an undue impact on adjoining properties because of the specific characteristics of the proposed school or adjoining

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property. The classroom and administration addition is proposed to be constructed approximately 36 feet from the northern property line, adjoining PIN 6899-23-6922-000, the same property that is already being encroached. The residential structure on this parcel is approximately 260 feet from the proposed school addition. In order to mitigate the visual impact of the proposed addition, the Applicant has proposed to construct a 30-foot dense evergreen tree screen along this property line. The Planning Commission recommended a condition requiring this tree screen be constructed. The Applicant has proposed to locate the required front yard buffer adjacent to the new bus loop, rather than along the Marsh Road (Route 17) frontage in order to provide better screening of the new bus loop, as well as prevent removal of the landscaping material with future widening of Marsh Road. Zoning staff has indicated that should the Board of Supervisors find this relocation acceptable, that the landscaping shown in the Special Exception Plat would need to be increased to meet the minimum required by the Zoning Ordinance. The landscaping will be reviewed and approved as part of the Site Plan process, as permitted by Section 7-604.4 Buffer Yard Waivers and Modifications. Staff believes that this relocated landscape buffer would be better suited adjacent to the bus loop and addition in order to provide the maximum amount of screening to the adjacent residential property. With the exception of the 100-foot building setback and modification to the front yard buffer, the proposed use appears to be in accordance with all other applicable zoning district regulations and the applicable provisions of the adopted Comprehensive Plan. Staff does not believe the use will hinder or discourage the appropriate development and/or use of adjacent or nearby land and/or buildings or impair the value thereof.

2. The proposed use shall be such that pedestrian and vehicular traffic generated will not be hazardous

or conflict with the existing and anticipated traffic in the neighborhood and on the streets serving the site.

The proposed site improvements include reconfiguring and expanding the existing bus loop and student drop-off areas. The Applicant has indicated that these improvements will facilitate improved bus and personal vehicle traffic circulation and safety. The Applicant has stated that the existing bus loop is not adequate for the required bus stacking and currently buses must stage in a parking lot across Marsh Road (Route 17) before entering the site to drop off or pick up students. The proposed bus loop will accommodate stacking of at least 18 buses on-site. Additionally, the reconfigured employee parking area and student drop-off loop will improve traffic circulation for parents dropping off students and employees entering the property to park for the day. These two proposed improvements will improve traffic flow and decrease the current conflict with the existing and anticipated traffic in the neighborhood and surrounding streets. Further, the separation of the drop-off loop and the parking areas will increase pedestrian safety in the parking lot. The Applicant has provided an auto-turn detail of vehicular and bus movements for the improved site, as well as a detailed traffic assessment for the project, with the application. Staff believes that the proposed improvements will greatly benefit the pedestrian and vehicular traffic on-site, as well as in the neighborhood and on streets serving the site, and not be hazardous or conflicting. 3. In addition to the standards which may be set forth in this Article for a particular category or use,

the BZA and Board may require landscaping, screening, yard requirements or other limitations found to be necessary and appropriate to the proposed use and location.

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As shown on the Special Exception Plat and indicated in the Statement of Justification, the Applicant plans to construct a 30-foot dense evergreen tree screen along the area of the proposed Classroom and Administration addition and bus loop improvements in order to minimize the visual impact on PIN 6899-23-6922-000. The Planning Commission recommended a condition requiring this tree screen be constructed. The Planning Commission also recommended a condition requiring screening of the outdoor recreation areas as to ensure compliance with Zoning Ordinance Sections 5-502.3 and 5-504.2.

4. Open space shall be provided in an amount at least equal to that specified for the zoning district in

which the proposed use is located. No open space is required with the proposed use. 5. Adequate utility, drainage, parking, loading, and other necessary facilities to serve the proposed

use shall be provided. Low impact development techniques are encouraged by the County and shall be incorporated into the site and facility design when deemed appropriate by the Applicants after consultation with appropriate county officials. Parking and loading requirements shall be in accordance with the provisions of Article 7.

Adequate facilities appear to be provided. This standard will be further evaluated during the required Site Plan review and approval process. 6. Signs shall be regulated by the provisions of Article 8, except as may be qualified in the Parts that

follow for a particular category or use. However, the BZA and the Board, under the authority presented in Section 007 below, may impose more strict standards for a given use than those set forth in this Ordinance.

No signage has been requested with this application. 7. The future impact of a proposed use will be considered and addressed in establishing a time limit

on the permit, if deemed appropriate. Existing and recent development, current zoning and the Comprehensive Plan shall be among the factors used in assessing the future impact of the proposed use and whether reconsideration of the permit after a stated period of time would be necessary and appropriate for the protection of properties in the vicinity and to ensure implementation of the Comprehensive Plan.

A time limit has not been recommended by the Planning Commission. 8. The proposed use shall be such that air quality, surface and groundwater quality and quantity, are

not degraded or depleted to an extent that would hinder or discourage the appropriate development and/or use of adjacent or nearby land and/or buildings or impair the value thereof.

Staff does not believe that the proposed use will deplete or degrade air quality or surface/groundwater quantity and quality to an extent that would hinder or discourage development of nearby properties. 9. Except as provided in this Article, all uses shall comply with the lot size, bulk regulations, and

performance standards of the zoning district in which located.

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All applicable standards of the R-4 zoning district appear to have been met. This standard will be further addressed during the required Site Plan review. 5-500 CATEGORY 5 EDUCATIONAL USES In addition to the general standards set forth in Section 006 above, per Section 4-605, the following standards shall apply: 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. The Special Exception Plat shows the required 20-foot front yard buffer along the area of the improved bus loop, as well as a 30-foot dense evergreen tree screen along the northeastern property line adjoining PIN 6899-23-6922-000 and along the adjacent residential property to the southeast. The existing tennis and basketball courts are screened by the school building to the east and existing vegetation to the north and west. There are no parking areas, loading areas, swimming pools, tennis courts or other similar facilities located in any required yard. However, there is little to no screening along Schoolhouse Road. The Planning Commission recommended three conditions addressing screening: (1) a condition requiring the provision of a 30-foot dense evergreen tree screen along all residential property lines in the areas of improvement; (2) a condition requiring a double staggered row of evergreen shrubs be planted along the Schoolhouse Road frontage to further screen the recreation areas and parking from adjacent neighborhoods; and (3) a condition requiring all existing vegetation used for screening be placed in a tree preservation easement. 5-502 Additional Standards for All Category 5 Uses Other than Pre-School/Nursery/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, except where such use proposes to utilize an existing structure and the Board of Supervisors or the Board of Zoning Appeals find that the lesser setback will not cause an undue impact on adjoining properties because of the specific characteristics of the proposed school or adjoining property.

The existing school building was constructed prior to the adoption of this standard and is approximately 34 feet from the property line in the northeastern corner of the property, adjacent to PIN 6899-23-6922-000. After several studies conducted by the Fauquier County Public School Staff and Architectural team, it was decided that the most suitable location for the Classroom and Administration addition is on the eastern side of the existing building. This addition will be approximately 35 feet from the shared property line with PIN 6899-23-6922-000. As such, the Board of Supervisors will have to find that the lesser setback will not cause an undue impact on adjoining properties because of the specific characteristics of the proposed school or adjoining property. In order to mitigate the visual impact of the proposed addition, the Applicant plans to construct a 30-

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foot wide dense evergreen tree screening, which combined with the difference in grade between the subject property and PIN 6899-23-6922-000, the Applicant believes will provide a significant visual barrier and not cause undue impact on PIN 6899-23-6922-000. The residential structure on this adjoining parcel is approximately 260 feet from the proposed school addition. Staff believes that due to the longstanding use of the property for Cedar Lee Middle School and the proposed landscaping buffer that reducing the setback will not be problematic and this finding can be made. The Planning Commission believed that this finding could be made. 2. 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 Zoning Ordinance requires a minimum lot width of 70 feet in the Residential, 4 Dwelling Units per Acre District. The subject property has 400 feet of frontage on Marsh Road (Route 17). Chapter 10 of the Comprehensive Plan designates Marsh Road (Route 17) as a Principal Arterial, which is a higher road classification than major collector. Therefore, this standard has been met. 3. All off-street parking and loading spaces, 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.

The Special Exception Plat shows the required 20-foot front yard buffer along the area of the improved bus loop, as well as a 30-foot dense evergreen tree screen along the northeastern property line adjoining PIN 6899-23-6922-000 and along the adjacent residential property to the southeast. The existing tennis and basketball courts are screened by the school building to the east and existing vegetation to the north and west. The Planning Commission recommended a condition requiring a double staggered row of evergreen shrubs along Schoolhouse Road in order to screen these areas from Schoolhouse Road. There are no parking areas, loading areas, swimming pools, tennis courts or other similar facilities located in any required yard. The Planning Commission recommended three conditions addressing screening: (1) a condition requiring the provision of a 30-foot dense evergreen tree screen along all residential property lines in the areas of improvement; (2) a condition requiring a double staggered row of evergreen shrubs be planted along the Schoolhouse Road frontage to further screen the recreation areas and parking from adjacent neighborhoods; and (3) a condition requiring all existing vegetation used for screening be placed in a tree preservation easement. 5-504 Additional Standards for Primary School, Secondary/Advanced Schools and Technical Schools (Indoor) 1. In addition to complying with the minimize lot size requirements of the zoning district in which

located, the minimum lot area for a private school of general education shall be of such size that: a. 200 square feet of usable outdoor recreation area shall be provided for each child in grades

kindergarten through three (3) that may use the space at any one time, and

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b. 430 square feet of usable outdoor recreation area shall be provided for each child in grades four (4) through twelve (12) that may use the space at any one time. Such usable outdoor recreation shall be delineated on a plat submitted at the time the application is filed. For the purpose of this provision, usable recreation area shall be limited in the same manner as paragraph 503.1.

The proposed additions will accommodate an additional 300 students at Cedar Lee Middle School, for a total student population of 950 students. This standard would require a total of 408,500 square feet of outdoor recreation area if every child were to be using the space at any one time. The Applicant has indicated that the existing outdoor recreation area for the site is approximately 620,000 square feet; therefore, this standard has been met. 2. All outdoor recreation areas for primary schools shall be fully fenced, unless waived by the Board

with approval of a Special Exception. The two tennis courts that are part of the outdoor recreation area are fenced; however, the fields and basketball court are not. There is a gravel parking area adjacent to the softball field that has a wooden guardrail surrounding it, thereby preventing vehicles from driving on the ball field. The entire outdoor recreation area is bounded by an existing and well-established tree line and hedgerow at the east, north and west sides. The proposed Special Exception Amendment does not alter the existing outdoor recreation area; therefore, the Applicant has requested a waiver requiring the construction of fencing around the entirety of the outdoor recreation area. Staff believes that due to the existing conditions of the site and that the proposed Amendment does not modify the existing outdoor recreation area that waiving this standard will not be problematic. The Planning Commission approved waiving this requirement. 3. The following standards shall apply to primary and secondary/advanced schools in residential

zoning districts: a. Minimum lot size shall be five (5) acres, except that the Board of Supervisors may waive this

requirement for a primary school located in the Residential-Village District, when such serves less than fifty (50) students.

The subject property is 33.43 acres; therefore, this standard has been met.

b. All exterior lighting shall be designed and installed so that all direct rays are confined to the

site and adjacent properties are protected from glare. The Planning Commission recommended a condition addressing this standard. This will be further evaluated and verified during Site Plan review. 4. The following additional standard shall apply to Technical Schools within the I-2 and I-1 Districts:

The subject property is zoned Residential, 4 Dwelling Units per Acre (R-4) and the proposed Special Exception is for a Primary School; therefore, these standards are not applicable to this application.

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Agency Comments: Staff and the appropriate referral agencies have reviewed the application and have the following comments. Staff has noted how the items will be addressed in italicized language following the comments. Zoning: 1. The Primary School use on the property was previously expanded to include a library addition,

and received approval of a Special Exception Amendment on September 14, 2006, case number SEAM07-LE-002 (#7144). This 2006 approval was conditioned with the restriction that no new structures can be constructed or located within 100 feet of any adjoining property line which is in a Rural or Residential zoning district. After approval of this Special Exception Amendment, Section 5-502 of the Ordinance was amended to include this 100-foot setback from residential- and rural-zoned properties as a standard that applies to all Category 5 uses other than pre-schools, day care centers and nursery schools. Section 5-502.1 includes that the Board may approve a lesser setback where the use proposes to use an existing building, and the lesser setback will not cause an undue impact on adjoining properties because of the specific characteristics of the proposed school or adjoining property.

Provided for informational purposes; no action required. 2. The property is zoned to the Residential, 4 Dwelling Units per Acre (R-4) district. Per Section 3-

305.2, a Primary School is permitted with the approval of a Special Exception and a Site Plan. Provided for informational purposes. The Planning Commission recommended a condition requiring a Site Plan prior to expansion of the use. 3. Section 5-006 General Standards for Special Permits and Special Exception Uses applies to the

proposed use. Zoning staff defers to Planning staff in the compliance assessment of these standards.

Provided for reference, see Special Exception Analysis above. 4. Section 5-501 Standards for All Category 5 Uses applies to the proposed use. Zoning staff defers

to Planning staff in the compliance assessment of these standards. Provided for reference, see Special Exception Analysis above. 5. Section 5-502 Additional Standards for All Category 5 Uses Other than Pre-School/Day Care

Center/Nursery School applies to the subject property. Zoning staff defers to Planning staff in the compliance assessment of these standards.

Provided for reference, see Special Exception Analysis above.

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6. Section 5-504 Additional Standards for Primary School, Secondary/Advanced Schools and Technical Schools (Indoor) applies to the subject property. Zoning staff defers to Planning staff in the compliance assessment of these standards.

Provided for reference, see Special Exception Analysis above. 7. Zoning staff notes that the boundary line for the Gibson property, PIN 6899-23-6922-000 zoned

R-4 (Residential), is located 33.87 feet away from the existing right/front corner of the school building and 36.57 feet away from the proposed addition to the front of the building, as shown on the submitted plat. As a part of the requested Special Exception approval, the 2006 condition of approval requiring a 100-foot setback must be removed, and the Board must make a finding that the setback shown in the plat will not cause an undue impact on this adjoining property because of the specific characteristics of the school or adjoining property as permitted by Section 5-502.1.

Provided for reference, see analysis above. 8. A Site Plan is required for this use per the requirements of Article 12. Staff notes that the

development depicted in the submitted plat will require the submission of a Major Site Plan Amendment.

Provided for reference. The Planning Commission recommended a condition requiring a Site Plan prior to expansion of the use. 9. The submitted application materials include that the landscape screening and buffering that is

required along Marsh Road per Section 7-604.3.i – Non-Residential Lot Buffer Area Minimum Planting Requirements, subsection (2)(a) Front Buffer Yard be relocated to around the new bus loop, instead of within the front yard setback off of Marsh Road. Zoning staff notes that the total width of the property’s frontage along Marsh Road is 402.4 feet, which would require the provision of 12 canopy, 12 understory trees and 96 shrubs to meet the requirements of Section 7-604.3.i(2)(a). Should the Board find that the relocated buffer yard along the bus loop area is acceptable, staff notes that the landscaping shown on the Special Exception Plat would need to be increased to meet the minimum required by the Ordinance, and would be reviewed and approved as part of the Site Plan process as permitted by Section 7-604.4 Buffer Yard Waivers and Modifications.

Provided for reference, see analysis above. 10. The existing structure located at 11132 Marsh Road was boundary line adjusted into the school

property as recorded in Deed Book 1641 Page 112; this application does not address the intended use of this structure. Should the Applicant desire to use this structure as a part of or accessory to the Primary School use in the future, Zoning staff recommends that this structure be included within this Special Exception Amendment. Zoning staff notes that this existing structure is less than 100 feet away from the neighboring Residentially-zoned property and would require a finding by the Board that the lesser setback does not unduly impact the neighboring property per Section 5-502.1. The Applicant should be aware that use of this structure would require landscape screening and buffering within the front and side yard setback areas. Should the Applicant wish to use this structure in the future, the Applicant may want to consider locating the front yard

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landscape screening required per Section 7-604.3.i to be between this structure and the Marsh Road right-of-way instead of around the bus loop area, so as to avoid having to plant the equivalent of two front-yard buffer screening areas.

Provided for reference. The Applicant is aware of this comment and at this time does not have plans to use the existing residential structure. Virginia Department of Transportation (VDOT): 1. During the Pre-Application Meeting held on August 11, 2020, the Development Team mentioned

that the existing house is owned by the Applicant and will potentially be used as an office. According to the Statement of Justification, the use and or expansion of the existing house is not part of this application. As discussed during the meeting, at the time of submitting a future application, the existing driveway should be relocated to be within the bus loop and the existing access within the right turn lane should be permanently removed.

Provided for reference. The Planning Commission recommended a condition requiring the driveway to be removed or relocated to be within the bus loop.

2. According to the Traffic Assessment, the 20-foot travelway that goes around the perimeter will be

one-way only. VDOT recommends that adequate signage should be provided with the Site Plan submission.

Provided for reference. The Planning Commission recommended a condition requiring all one-way travelways be appropriately signed and marked prior to occupancy of the expanded facility.

3. The Traffic Assessment did not include any queuing analysis on the turning lanes. It is understood

that it was indicated in the assessment that the impact from the additional trips will be completed as a part of the Site Plan. However, our recommendation is to complete the traffic analysis prior to submission of the Site Plan, so that if there are any lane modifications needed, they will be captured in the Site Plan on the 1st Submission.

Provided for reference; no action is required at this time. 4. The Site Plan needs to include the proposed signing and pavement markings associated with the

revised bus drop-off loop. Provided for reference. The Planning Commission recommended a condition requiring all one-way travelways be appropriately signed and marked prior to occupancy of the expanded facility. 5. The Traffic Analysis needs to determine the impact of traffic volume at the intersection of U.S. 17

at Station Drive/Remington Road. As discussed during the Pre-Application Meeting, traffic engineering recommends minimizing the traffic volume impact at the signalized intersection of U.S. 17 at Station Drive as much as possible.

Provided for reference; no action is required at this time.

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Engineering: 1. The proposed project will have to meet the stormwater management water quality and water

quantity requirements in Part IIB of the Virginia Stormwater Management Program Regulations (9VAC25-870-63 through 69). The Virginia Runoff Reduction Method Re-Development Compliance Spreadsheet will be used for determining water quality compliance and calculating any potential runoff reduction (9VAC25-870-63(2)(c)).

2. The proposed project will require a Phase I and Phase II Erosion and Sediment Control Plan with

the submission of the Site Plan (9VAC25-840-10 through 90 and Virginia Erosion and Sediment Control Handbook, Chapter 6).

Comments 1 and 2 have been provided for reference and will all be addressed during Site Plan review. There is no action required for this Special Exception. Fauquier County Water and Sanitation Authority (FCWSA): 1. Any upgrade and/or addition in water fixtures to the classroom and administration addition,

kitchen addition and auxiliary gymnasium addition will require an updated FCWSA commercial fixture count worksheet to determine if the current water meter size is adequate or requires an upsize.

2. In accordance with the FCWSA Utility Standards Manual, the waterline currently shown as running under the auxiliary gymnasium addition will need to be moved and have a 15-foot offset from the foundation.

3. In order to facilitate review, include the existing utilities on Sheet C4.0. Comments 1 through 3 have been provided for reference and will be addressed during Site Plan review. There is no action required for this Special Exception. Department of Fire, Rescue and Emergency Management: There are no exceptions noted at this time. A detailed review will be conducted during Site Plan/Construction Plan submissions for this project. Provided for reference; no action required. Fauquier County Sheriff’s Office: The Sheriff’s Office does not have any concerns with this project. Provided for reference; no action required.

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Soils: 1. Due to the previous amount of development on the site, at the Major Site Plan phase, a Type 1/

Preliminary Soil Report will not be required.

2. Site Information Note #6 states there are no wells or septic systems on the site, but it appears there is a well adjacent to the house at 11132 Marsh Road.

Provided for reference; no action required for this Special Exception.