HEARING AGENDA REQUEST
Board of Supervisors Meeting Date:
A. Hufnagel, Owner
February 18, 2003
Property Development, LLC,
Consider Rezoning Request #RZ03-C-04: the rezoning of approximately
64 acres from R-1 to a Planned Residential Development District; Margaret
A. Hufnagel and others, owners, and Landmark Property Development, LLC,
applicant, Raymond Farm
applicant proposes the rezoning of 64.29 acres from Residential District,
one (1) Dwelling Unit/Acre (R-1) to Planned Residential Development
District (PRD). The proposed rezoning would yield 64 residential building
lots. The current by-right development of the site would, subject to
adequate well and septic sites, yield no more than 57 building lots.
subject property is located at the southeast quadrant of the Route 29 and
Route 605 intersection. The property is surrounded by residential
development, predominantly by R-1 zoned neighborhoods, such as Millwood,
Ashley Meadows, and Lake Whippoorwill. It is bordered on the southwest by
property zoned for Highway Commercial (C-2) use (e.g. Rick Hunt Ford and
Dodge). Site access for the proposed development is located directly
across Route 605 from the
outlined in Section 4-101 of the Zoning Ordinance, use of the PRD zoning
district is intended to provide flexibility in residential development by
providing for a mix of residential uses that include a variety of housing
types, densities, and alternative forms of housing, and the combining of
these uses with appropriate non-residential uses. In order to accomplish
this objective, the PRD district affords flexibility in internal
relationships of design elements over those provided in conventional
the case of the Raymond Farm rezoning proposal, the applicant is seeking
to integrate attractive residential development with the preservation of
approximately one-third of a farm that has been a long-standing local
landmark. In order to accomplish the preservation of the farm’s most
engaging features (the existing farm house, tree lined drive, front field,
and pond), the applicant is seeking to cluster all of the residential
development to the rear of the property. This development will require
modification request approvals for a number of Zoning Ordinance
requirements for conventional lot lines and setbacks. The requested
waivers are summarized below. The applicant’s request for waivers is
included as Attachment 2.
Modifications and Waivers:
applicant is seeking the following modifications and waivers so that the
development of the Raymond Farm application from R-1 to the PRD district
can be implemented in conformance with the Proffered Concept Development
Plan (CDP). This CDP is consistent with the concept presented to the
Center District Citizen Planning Committee, and then at a public hearing
conducted by the Fauquier County Planning Commission on October 24, 2002.
The requested modifications and waivers to the R-1 district and
subdivision standards are consistent with the General Development Plan
proffered by the applicant.
Extensions in to Yard Areas:
Extensions of various design elements of homes are allowed by the
Ordinance. The applicant is seeking reductions in all yard areas, but is
requesting that allowed extensions remain the same regardless of the
reduced yard size (i.e., a reduced front yard would not bring with it a
commensurate or proportional reduction in allowed extensions into that
Maximum Density: The density for the
R-1 district is 0.9 units/acre. This application requests a density of 1.0
units/acre. This would allow for the development of seven more residential
lots than would be allowed in a by-right development. The applicant
contends that this additional density will provide a partial offset to the
value lost by going from large lot by-right development to smaller lot
development in order to preserve approximately 19 acres of frontage for a
Minimum Front Yard: In the R-1 district the
requirement is for a 60-foot front yard setback.
The proposed development concept presents a more urban style
community with the homes being set closer to the road and sidewalk.
The stated intent is to encourage more interaction among neighbors,
promoting a more vital community. The applicant is requesting a reduction
of the front yard requirement and is proposing a minimum of 15 feet from
Minimum Side and Rear: The R-1
district calls for 25-foot side and rear yards.
Raymond Farm will develop as a small lot community of 5,000 and
10,000 square foot lots. The lots will be narrower and shallower than a
conventional lot. The smaller (±
5,000 square feet) will essentially have a “zero lot line.” These lots
are proposed to be as close as 3 feet to the side yard lot line and as
close as 15 feet to the rear yard lot line. Since nearly all of the
proposed lots will back up to multi-acre community open space, the
applicant feels that a sense of openness will be retained even with the
smaller lots. The applicant is, therefore, requesting a reduction in the
side yards to a minimum of 3 feet, and rear yards to a minimum of 15 feet.
7-103 Residential Parking
The Zoning Ordinance stipulates that, in addition to parking for
residents of the units, residential developments must also provide one
(1) space for each five (5) units for parking of residents' boats,
recreational vehicles, etc. One-half (1/2) of such spaces must not be less
than 12 feet by 30 feet. The Raymond Farm
Home Owners Association will prohibit outside storage of recreational
vehicles, boats, and other related vehicles such as trailers. Accordingly,
the applicant requests the elimination of parking space requirements for
boats, recreational vehicles and related trailers and vehicles.
Section 12-607 of the Zoning Ordinance states that the
desirable maximum length for cul-de-sacs is 700 feet, but this length may
be extended within reasonable limits based on physical design conditions
with the approval of the Director and the resident engineer for VDOT. That
Section also states that no cul-de-sac street shall be shorter than 200
feet in overall length including the turn-around or 100 feet in overall
length exclusive of the turn-around.
The applicant had previously requested that the standard limitation of 700 feet of cul-de-sac length be waived for this development to allow for the construction of a cul-de-sac more that 1600 feet in length. The applicant has since eliminated the need for this cul-de-sac waiver by agreeing to extend the entrance boulevard through Parcel “C” to connect to, and shorten, the cul-de-sac in question (See Proffer Condition 11).
and appropriate referral agencies have reviewed this request for
conformance with the Comprehensive Plan, the Zoning Ordinance, and other
relevant policies and regulations. Staff and referral agency findings,
comments, and recommendations are summarized below.
subject property is located in the Warrenton Service District and is
currently planned and zoned for low-density residential development. The
current R-1 zoning would allow the by-right development of up to 57
residential lots. The applicant estimates that with site constraints the
parcel would yield in excess of 50 residential lots if developed as a
applicant proposes to use PRD zoning to develop at slightly higher than
the current zoning density, but clustering 64 building lots to the rear of
the property, away from the frontage on Route 29. This approach was chosen
to accommodate both a preferred smaller lot urban design and the provision
of several proffered public amenities including:
proposed plan is responsive to the input provided by the Citizen Planning
Committee for the Warrenton Service District Plan Update.
accordance with Sections 3-200.5 of the Fauquier County Zoning Ordinance,
the existing R-1 district is intended to promote and maintain
single-family residential communities. The proposed development takes
advantage of the greater flexibility of design afforded by the PRD
district, but is at similar density and is compatible with the character
of the surrounding neighborhoods. The applicant has requested several
waivers of yard and set back requirements to accommodate the smaller lot
sizes required by the preservation of the front acreage. However, to the
extent that existing structures will be preserved, those structures must
meet the minimum yard and set back requirements.
proposed design is predicated on the provision of public water and sewer.
The site is within the Warrenton Service District. The applicant has a
commitment of public water service from FCWSA, but has yet to obtain a
commitment from the Town of Warrenton to provide sewer to the proposed
development. Public water and sewer are integral to the proposed
subdivision. The applicant needs to demonstrate that there is an agreement
to serve the site. The applicant also needs to show where the connections
to these services will be made. The applicant recognizes that the proposed
development is dependent on the availability of public sewer, and has
reflected that dependency in the proffered conditions. If sewer is not
available, this rezoning application will be withdrawn.
proposed development does not drain to the facility designated as the SWM/BMP
facilities may be necessary. If
this facility is used, as-built plans and a dam safety inspection will be
required to determine if the pond meets state and county requirements.
Alterations may be required.
predominant soil types are Fauquier silt loam 45B, Glenelg loam 52C, and
Elioak loam 55C. Fauquier silt
loam is a very deep, well drained, and red clayey soil on undulating
summits and gently sloping back slopes.
Glenelg loam is a very deep, well drained, micaceous, and dark
brown loamy soil on summits and gently sloping back slopes.
Elioak loam is a very deep, well drained, micaceous, and dark red
clayey soil on undulating summits and gently sloping back slopes.
These soils are rated good for general development using central
water and central sewer.
County Soil Scientist highly recommended that a Type I Soil Map and Report
be obtained from the Fauquier County Soil Scientist Office for this
property to identify highly sensitive environmental areas. This mapping
should be completed before any further design is proposed on this
and Planning Commission Recommendation:
Planning Commission first conducted a public hearing and considered this
application at its meeting on
application has since been reviewed at two additional public hearings:
November 21, 2002 and January 23, 2003. The January review included
consideration amendments to include a number of requests for specific
waivers. The requested PDR zoning designation allows extensive latitude in
the granting of such waivers. The Planning Commission concluded that the
majority of the requests (e.g. reduced yard and setback requirements) are
reasonable accommodations to the extensive preservation of open space that
is proffered. None of the
proposed waivers will impose any hardship or inconvenience on any County
residents other than, perhaps, the future residents of this development.
For the most part, the requested waivers involve aesthetic changes that
the applicant sees as responsive to the market for the proposed
development. Only the waiver of cul-de-sac length limitations was a
subject of the Planning Commission’s concern. That waiver request has
been eliminated by a change to the proposed street layout.
applicant has responded to most of the concerns voiced at the Planning
Commission’s public hearings. This response is in the form of updated
proffered conditions that are included with this report as Attachment 1.
The two biggest concerns of adjacent property owners who spoke at the
public hearing were the proposed public access to the trail system passing
through private areas of the Raymond Farm development, and the potential
for construction in the designated buffer area. The applicant has
addressed the latter concern by proffering that “The buffer area as
shown on the development plan is to remain as open space and no
construction of recreation facilities or other uses (unless required by
Fauquier County) will be permitted within this buffer/setback area which
adjoins residentially zoned and developed areas.” The proffer statement
is silent on public access to the trail system, but the applicant has
indicated the intention to retain this access as a component of the
Planning Commission’s review of this application focused on the proposed
rezoning and Conceptual Development Plan as an attractive response to both
the type of development proposed in the Comprehensive Plan update for the
Warrenton Service District and the desire of the Community to preserve a
long-standing local landmark. The Planning Commission voted to forward a
recommendation of approval for both RZ03-C-04, and the requested waivers,
subject to the proffered conditions.
Requested of the Board of Supervisors:
Board is requested to conduct a public hearing and take action on the
proposed rezoning and requested waivers. The Planning Commission has
current County Proffer Policy anticipates contributions by the developer
of $14,730 per residential unit above the by-right density. The by-right
density on this site would yield approximately 57 residential units. The
proposed rezoning would yield 64 residential units. The difference of
seven units is subject to the new proffer policy and is expected to yield
a proffered contribution of $103,110. However, the applicant has proffered
more than 19 acres for use as parkland; the preservation and improvement
of the site’s existing pond; the preservation of the existing manor home
for public use, along with its tree-lined drive; and the development of an
extensive trials system that will be open to the public. The applicant
values this proffered land, facilities and improvements at more than $2
million, and is seeking the acceptance of these amenities in lieu of the
cash contribution anticipated by the proffer policy.
Organizations or Individuals that may be affected by this request: