COUNTY OF FAUQUIER
DEPARTMENT OF COMMUNITY DEVELOPMENT
BOARD OF SUPERVISORS
MAY 20, 2002
AMEND SECTION 3-401 (MAXIMUM DENSITY) OF THE FAUQUIER COUNTY ZONING
ORDINANCE TO CHANGE THE MAXIMUM PERMITTED DENSITY IN THE RESIDENTIAL-1
(R-1) ZONING DISTRICT FROM 0.9 DWELLING UNITS PER ACRE TO 1.0 DWELLING
UNITS PER ACRE
APPLICANT: Fauquier County Planning Commission
PROPOSAL: To amend Section 3-401 of the Zoning Ordinance with regard to the maximum permitted density in the Residential-1 (R-1) zoning district. The amendment would change the maximum density from 0.9 dwelling units per acre to 1.0.
Rick Carr, Director of Community Development
The Planning Commission voted at its February 28, 2002 meeting to initiate this text amendment. The amendment would change the maximum number of dwellings per acre permitted in the Residential-1 (R-1) zoning district from 0.9 to 1.0.
The Commission held a public hearing March 28, 2002 and tabled the matter for further consideration. The Commission then voted 4-1 to forward the amendment proposal to the Board of Supervisors with a recommendation for denial.
The original intent of the Zoning Ordinance for R-1 density was one dwelling unit per acre. The Residential-2 (R-2) zoning district has a maximum density of two (2) dwelling units per acre, a Residential-3 (R-3) zoning district may have up to three (3) dwelling units per acre, with the Residential-4 (R-4) zoning district possessing a density of four (4) dwelling units per acre.
The 0.9 density means a property owner now must have more than one acre per proposed lot to be able to subdivide. For example, a property zoned R-1 must have at least 2.223 acres to permit subdivision into two lots, as 2.223 acres times 0.9 density (dwelling units/acre) equals 2.007 dwelling units. When determining maximum density, staff rounds downward, so a density of 1.9998 (2.222 acres) would yield one dwelling unit, while the aforementioned 2.007 would provide density for two dwellings.
By contrast, the Zoning Ordinance allows lots of a minimum of 40,000 square feet (approximately 0.918 acres) in conventional R-1 developments. A subdivision design could have two lots totaling 80,000 square feet, but a person could not subdivide two acres (87,120 square feet) in the R-1 district.
The current density designation was in affect before the Board of Supervisors added several ordinances in response to House Bill 2324. Developments of 25 lots or greater in the R-1 district now must include 25 percent open space (50 percent in clustered developments), and tree canopy and landscaping requirements now apply in subdivisions to help buffer effects of a development upon neighborhood properties.
THE PROPOSED AMENDMENT:
This amendment would:
· change the maximum density in the Residential-1 zoning district from 0.9 dwelling units per acre to 1.0.
· bring the Residential-1 district into alignment with other residential districts with regard to calculation of maximum permitted density. The new ratio would be 1:1 of permitted dwellings to acres, such as the R-2 district (2:1) or R-4 (4:1) instead of the .9 dwellings currently permitted when doing density calculations.
Staff recommends the Board of Supervisors conduct a public hearing and consider the text amendments at its May 20, 2002 meeting. A copy of the text amendment to Section 3-401 is Attachment A.
A. Copy of proposed text amendment to Section 3-401