Board of Supervisors Meeting Date:

McCarron Properties, LLC

May 10, 2007


Staff Lead:
Holly Meade, Senior Planner

Community Development


Magisterial District:  Scott
Service District: 
New Baltimore




A Resolution to Approve a Rezoning Amendment to Revise Proffers (REZN07-SC-006) Related to the Approved Laing Rezoning (RZ91-C-04) and a Special Permit Request (SPPT07-SC-019) to Allow for a Professional Office Over 20,000 Square Feet, Scott District


Topic Description: 

The applicant wishes to amend proffers related to the William A. Laing and Betty M. Laing rezoning approved on October 8, 1991.  The property currently houses four (4) buildings which contain McCarron Construction Management, Lewis & Clark Realty, Montgomery Shade and Awning and All About Kids Therapy.  The Fauquier County Water and Sanitation Authority (FCWSA) provides both public water and sewer, with the sewer line being recently installed on the property. 

The applicant acquired the property in 2002 and relocated his business to this location with the intention of constructing a new office building once adequate public facilities were accessible.  When the opportunity to pre-purchase sewer taps became available, McCarron Properties pre-purchased the tap necessary to be able to acquire sewer service.  The sewer line will be operational in the near future and will allow the redevelopment of the area currently being used for the drainfield in a more attractive manner.

The only pertinent change in the proffers is an increase in the allowable amount of traffic trips per day to and from the site.  Specifically, the 1991 proffers state:

“Use of this site be limited to permitted C-2 uses that do not generate high volume of traffic.”  The proffers go further in stating that “High volumes of traffic uses are defined as uses that generally generate in excess of 120 vehicle trips per day based on data contained in a current Institute of Traffic Engineers (ITE) Manual or in an equivalent document accepted by the County and the Virginia Department of Transportation (VDOT) as a source for trip generation.”

The objective of this amendment is to raise this figure to three hundred (300) vehicle trips per day.  It is the applicant’s desire to build a professional office building of approximately 27,000 square feet as previously stated in this document.  The applicant has provided a current copy of the ITE Trip Generation Manual, 7th Edition that relates to General Office and its corresponding trip generation. 

Additional changes have been made and incorporated into the applicant’s revised proffer statement.  For example, the applicant has revised the excluded proffered C-2 uses excluded onsite to meet the current uses outlined in the Fauquier County Zoning Ordinance.  These changes can be found in the revised proffer statement included with the submission as Attachment 3.

McCarron Properties, LLC is also requesting special permit approval to allow construction of an office building that is approximately 27,000 square feet in size pursuant to Section 3-313.9 of the Fauquier County Zoning Ordinance.  The applicant submitted an Illustrative Plan of the ultimate build-out of the property.  This illustrative includes an appropriately scaled professional office of approximately 27,000 square feet on three (3) acres.  The site would incorporate landscaping, site design, and signage that is consistent with the New Baltimore Service District Plan.  The development will upgrade and promote a more attractive business gateway to Fauquier County, through its building design, detailed landscaping and appropriate signage.

Complete Statements of Justification for both applications are included as Attachment 4.


Land Area, Location and Zoning:  

The property is located on the south side of U.S. Route 15/29 immediately west of its intersection with Broad Run Church Road (Route 600) in the Scott Magisterial District and New Baltimore Service District.  A map of the property is shown below.




Neighboring Zoning/Land Use:

The subject property is currently zoned Commercial (C-2).  Adjacent zoning is as follows:  Rural Agricultural (RA) to the north; Residential (R-1) to the south; R-1 to the east and C-2 to the west.  The zoning on this parcel is consistent with the character of a Business Commercial Highway designation.


Action Requested of the Board of Supervisors:
Conduct a public hearing and consider adoption of the attached resolution.


Planning Commission Recommendation:
On March 29, 2007, the Planning Commission recommended unanimous approval of this item, subject to the conditions included in the attached resolution.


Summary and Recommendation: 

Staff recommends that the Board of Supervisors consider the Planning Commission’s recommendation of approval for these items, Rezoning Proffer Amendment REZN07-SC-006 and Special Permit SPPT07-SC-019, subject to the Special Permit conditions provided.


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

Department of Community Development
Commissioner of the Revenue
Department of Economic Development


  1. Special Permit Plat
  2. Illustrative Plan
  3. Proffers
  4. Statements of Justification

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