RAYMOND FARM REZONING
REQUEST FOR WAIVERS
Raymond Farm, RZ 03-04, Rezoning Ordinance and Subdivision Ordinance Waivers, Modifications and Exceptions Request necessitated by a rezoning request to the Planned Residential District.
The purpose of the PRD (4-002) is for imposing special regulations in designated areas of the county to accomplish the stated purposes of each district. These districts are separately zoned and intended to allow for and encourage types of development other than that normally associated with conventional zoning districts.
Section 4-101: The planned residential district PRD) (4-101) is intended to permit development in accordance wit the Comprehensive Plan of a mixed use community which is under one ownership or control. Planned Residential developments shall be planned and developed as a single entity subject to an approved development plan and shall be designed to permit a variety of residential unit types in an orderly relationship to one another, with a balance of support commercial uses, community amenities and open space areas.
It is intended that these regulations provide flexibility in residential development by providing for a mix of residential uses including housing types, densities, and alternative forms of housing, with appropriate non residential uses, flexibility in internal relationships of design elements and, in appropriate cases, increases in residential densities over that provided in conventional districts.
The following modifications and waivers are requested
so that the development of the Raymond Farm application from R-1 to the
PRD category may develop in conformance to the Proffered Development plan
as shown to the Center District Task Force and before an initial public
hearing of the Fauquier County Planning Commission on
The modifications requested are from the R-1 district and are completely consistent with the General Development plan which is “Proffered”
2-409 Extensions in to Yard Areas:
We request that the extensions of various design elements of the
homes are allowed to be consistent within the Ordnance language for the
new front and side yard modification requests as the dimensions should be
consistent with the new modifications—We request that the
Extensions language in the Ordnance should not negate the intent of the
request for side and front yard waivers requested.
3-401 Maximum Density: The density for the R-1
district is .9 DU per acre. This request is to allow a density of 1 DU
per acre, which will allow for the significant amount of open space
being provided and for the provision of a dedicated
3-402 Minimum Lot Size: Due to the desired configuration of keeping the frontage along Lee Highway in open space, preserving the existing pond, saving the existing Virginia Center Hall Colonial Farm Manner House and the tree line to the house as well as providing a 100 foot buffer to the south and a 300 foot buffer to the east, the lot sizes needed to be reduced. In creating a community layout with a sense of place and to meet the design guidelines and objectives of the PRD, it was decided to provide two distinctive dwelling types and two lot sizes to accommodate these differing home styles. We are requesting lot sizes to vary with the larger 9 to 10,000 Sq. Ft. lots on the periphery of the community while in the interior of the development 4 to 5,000 Sq. Ft. lots would develop. This allows a central focus of the development and keeps significant buffer areas surrounding these new residential lots.
3-403 Minimum Lot Width: The new smaller lots will out of necessity be narrower than the required 135 feet for a one-acre lot to accommodate the 3-402 waiver request. We are requesting that the width of the lots be allowed to vary down to 40 feet in width. In general as depicted on the development plan which is proffered the larger lots will have a general 90 to 110 Ft. width while the smaller lots will have a 40 to 60 ft width.
3-404 Minimum Front Yard: In the R-1 district the requirement is for a 60 Ft. front yard setback. Our concept for this community is to have the homes closer to the road and sidewalk which, encourages more interaction among neighbors making for a more viable community and therefore, we are asking for a reduction of the Front yard requirement to a minimum of 15 feet from the sidewalk.
3-405: Minimum Side and Rear: The R-1 district
calls for a 25 Ft. side and rear yard.
Raymond Farm will develop as a small lot community of 5 and 10,000
sq. feet lots. They will be narrower and less deep than a typical one-acre
lot of 44,000 square feet. The
smaller 5,000 square foot lots that may be viewed as “zero lot line
lots” are projected to be as close as 3 feet to the side yard lot line
and some may be within 15 feet of the rear yard lot line. Each of these
small lots will back up to a large multi acre community area and event the
large lots almost all have at a minimum of an additional 100 feet of open
space behind their lots. It certainly creates a sense of openness while
keeping the lots smaller and allowing for significant open space buffers
from all of the surrounding residential areas. Therefore we are asking
for a reduction in the side yard and rear yard to 3 feet for the side yard
and 15 Ft. rear yards
3-408 Open Space: No waiver requested, Indeed the development will greatly exceed the district standard
3-409 Minimum Landscaped green Space: None required, but this proposed development would have acres upon acres of landscaped green space.
3-410 Minimum District Size: None specified, the application is for over 64 acres
3-411 Minimum Development Size: None specified, the application consists of 64+ acres
7-103 Residential Parking Spaces: The
development will prohibit outside storage of recreational vehicles and
boats and related vehicles and trailers as part of the Home Owners
Association documents. These kinds of vehicles and trailers in outside
storage situations do not facilitate an orderly, more dense community of
smaller lots, with homes close to the street and small side yards and
close to each other. Therefore we request the elimination of parking
space requirements for residential boats, recreational vehicles and
related trailers and vehicles
Subdivision Regulations: We request to be
allowed a longer than usual Cul-De-Sac: In an effort to reduce
imperviousness on the site for environmental reasons, and to provide a
better visual and aesthetic setting for the existing century-old Center
Hall Colonial Manner House , which will be given to the County as part of
the park area, the spine street for the development will result in a long
Cul-de-sac. However, the
Proffered Development Plan includes a grass-crete outlet road to the
existing parking area of the Manner House and its drive to
The modifications proposed are in complete harmony
with the County’s Comprehensive Plan and land use objectives as well as
the design guidelines for a PRD. This
development including these necessary modifications will result in a high
quality gateway development to Warrenton creating a very livable community
that will be an asset to
Other Ordnance requirements may be discovered which are not consistent with the Proffered Development Plan and additional waivers and modifications may be requested as final engineering proceeds through the county review system.