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Overview
Each year, landowners may
file by February 1st to create a new Agricultural
and Forestal District or to add parcels to any existing
Agricultural and Forestal District and the Board considers
these applications for new districts and additions.
The Agricultural and
Forestal Advisory Committee, as well as the Planning
Commission, are charged under the Code with providing advice
to the Board of Supervisors relative to these decisions.
The Upperville Agricultural
and Forestal District currently contains 84 parcels totaling
7,567.46 acres and will run until June 30, 2011.
Criteria for Evaluating
Applications
The Code of Virginia also
establishes standards to be considered in determining
whether or not to include land in an agricultural and
forestal district. These broad standards include:
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The agricultural and
forestal significance of the land and adjacent land;
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The presence of any
significant agricultural or forestal lands within the
district or adjacent areas that are not now in active
agricultural or forestal production;
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The nature and extent of
land uses other than active farming or forestry within
the district and in adjacent areas;
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Local development
patterns and needs;
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The comprehensive plan
and, if applicable, the zoning regulations;
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The environmental
benefits of retaining the lands in agricultural and
forestal uses; and
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Any other relevant
matters.
The Code further states that
“in judging the agricultural and forestal significance of
land . . . soil, climate, topography, other natural factors,
markets for agricultural and forestal products, the extent
and nature of farm structures, the present status of
agriculture and forestry, anticipated trends in agricultural
economic conditions and such other factors as may be
relevant” may be considered.
Property #1
The applicant has requested
that one parcel totaling 56.62 acres be added to the
District. The property is located on Mt. Airy Road in
Upperville and is currently zoned RA. The applicant has
indicated in their application that the parcel is a working
farm, with hay and cattle, and that the farm is not
owner-operated but operated by a farm manager.
Overview of Property
The parcel is located within
the Greystone Subdivision and is primarily open. The
Commissioner of Revenue records show that the property is
improved with a home (14,000 sq. ft. plus), garage (1144 sq.
ft.), stable, shed, and kennel. The Commissioner of Revenue
shows the parcel has been in land use since at least the
year 2000.
The Fauquier County Soil
Survey shows the following soils predominate on the parcel:
|
Soil Type |
Soil Name |
Characteristics |
Potential
Agricultural Uses |
|
20C |
Tankersville-Purcellville complex, rocky |
Moderately deep,
well drained, strong brown coarse-loamy soils (Tankerville)
and very deep, well drained, strong brown fine-silty
soils (Purcellville) on rolling summits and strongly
sloping backslopes; moderate erosion potential; fair
to marginal development potential |
Prime Pasture |
|
20D |
Tankersville-Purcellville
complex, rocky |
Moderately deep,
well drained, strong brown coarse-loamy soils (Tankerville)
and very deep, well drained, strong brown fine-silty
soils (Purcellville) on moderately steep backslopes |
Prime Pasture |
|
15B |
Seneca loam |
Very deep,
moderately well drained, yellowish brown loamy soils
with intermittent high water tables in concave
swales and along small drainageways; moderate
potential for erosion; poor or not suited for
development |
Secondary Cropland |
Property #2
The applicant has requested
that one parcel totaling 70.57 acres be added to the
District. The property is located on West View Lane in
Upperville and is currently zoned RA.
The applicant has indicated
that the parcel is a full-time, owner-operated working farm,
with cattle and horses. The applicant further notes in
their application that: “Land was purchased April 2005.
Had been left idle for many years. Before putting animals
on property, about 4000 feet of fencing had to be installed,
watering systems installed, and buildings repaired. Steers
have been on the property since end of 2005. Horses were on
the property in 2005, but were removed to permit the stable
to be rebuilt. Will be returned when that project is
complete.”
Overview of Property
The parcel is primarily open
with some tree cover. The Commissioner of Revenue records
show that the parcel is improved with two dwellings, a barn
and several storage buildings.
This land was previously in
the Agricultural and Forestal District as part of a larger
parcel that was removed from the District in 2003. Two
family transfers were approved in 2004 from the original
parcel, and this is the residue.
The Fauquier County Soil
Survey shows the following soils predominate on the parcel:
|
Soil Type |
Soil Name |
Characteristics |
Potential
Agricultural Uses |
|
28C |
Fauquier and Eubanks
soils |
Very deep, well
drained, red clayey soils (Fauquier) and/or very
deep, well drained red loamy soils (Eubanks) on
rolling summits and strongly sloping backslopes;
moderate erosion potential; good to marginal
development potential |
Secondary Cropland |
|
17B |
Middleburg loam |
Very deep, well
drained, brown loamy soils in concave swales and
along small drainageways; moderate erosion
potential; poor or not suited for development. |
Prime Cropland |
|
22B |
Purcellville-Swampoodle complex |
Very deep, well
drained, strong brown silty soils (Purcellville) and
very deep, moderately well drained, brownish yellow
loamy soils (Swampoodle) with intermittent high
water tables on broad summits and slight
depressions; moderate erosion potential; fair to
poor development potential. |
Prime Cropland |
|
23B |
Purcellville loam |
Very deep, well
drained, strong brown fine-silty soils on undulating
summits and gently sloping backslopes; moderate
erosion potential; good development potential |
Prime Cropland |
|
23C |
Purcellville loam |
Very deep, well
drained, strong brown fine-silty soils on strongly
sloping backslopes; moderate erosion potential; good
development potential |
Prime Pasture |
|
10A |
Mongle loam |
Very deep, somewhat
poorly drained, yellowish brown loamy soils with
intermittent high water tables in concave
landscapes, along small drainageways and on alluvial
fans; slight erosion potential; very poor or not
suited development potential |
Secondary Pasture |
Property #3
The applicant has requested
that one parcel totaling 56.40 acres be added to the
District. The property is located on Carr Lane in
Upperville and is currently zoned RA. The applicant has
indicated that the parcel is an owner-operated working farm
with hay and cattle and that the property is also rented to
other farmers.
Overview of Property
The parcel is primarily open
with some tree cover. The Commissioner of Revenue records
show that the parcel is improved with a dwelling and three
stable buildings. The Commissioner of Revenue shows the
parcel has been in land use since at least the year 2000.
The Fauquier County Soil
Survey shows the following soils predominate on the parcel:
|
Soil Type |
Soil Name |
Characteristics |
Potential
Agricultural Uses |
|
17B |
Middleburg loam |
Very deep, well
drained, brown loamy soils in concave swales and
along small drainageways; moderate erosion
potential; poor or not suited for development. |
Prime Cropland |
|
20C |
Tankerville –
Purcellville complex, rocky |
Moderately deep,
well drained, strong brown coarse-loamy soils (Tankerville)
and very deep, well drained, strong brown fine-silty
soils (Purcellville) on rolling summits and strongly
sloping backslopes; moderate erosion potential; fair
to marginal development potential. |
Prime Pasture |
|
20D |
Tankerville –
Purcellville complex, rocky |
Moderately deep,
well drained, strong brown coarse-loamy soils (Tankerville)
and very deep, well drained, strong brown fine-silty
soils (Purcellville) on moderately steep backslopes;
high erosion potential; poor development potential. |
Prime Pasture |
|
28C |
Fauquier and Eubanks
soils |
Very deep, well
drained, red clayey soils (Fauquier) and/or very
deep, well drained red loamy soils (Eubanks) on
rolling summits and strongly sloping backslopes;
moderate erosion potential; good to marginal
development potential |
Secondary Cropland |
|
28D |
Fauquier and Eubanks
soils |
Very deep, well
drained, red clayey soils (Fauquier) and very deep,
well drained red loamy soils (Eubanks) on moderately
steep backslopes; high erosion potential; fair to
marginal development potential |
Prime Pasture |
Staff Recommendation
Staff recommends the parcels
be added to the District, subject to the standard conditions
listed below:
1.
That pursuant to Title 15.2, Chapter 43, Section
15.2-4312 of the Code of Virginia (1950), as amended, the
Fauquier County Zoning Ordinance shall apply except as
modified below. These modifications are necessary to assure
that the Ordinance does not conflict with the purpose for
which the District was established.
a.
All uses allowed by right in the applicable zoning
district(s) for each parcel listed shall require a special
exception permit except for agricultural or forestal
production and construction of dwellings for persons who
earn a substantial part of their livelihood from a farm
operation on the property or for members of their immediate
family.
b.
Subdivision of land as defined in Article 2-39 of the
Fauquier County Subdivision Ordinance is not permitted.
c.
No special exception permit shall be in conflict with
the purposes for which the District was created.
2.
That these parcels shall qualify for land use value
assessment provided that the parcels meet the criteria of
Article 4 of Section 58.1-3229 et seq. of Chapter 32 of
Title 58.1 of the Code of Virginia.
3.
That the owners of land within the District shall not
terminate the District except as provided for in Section
15.2-4314 of the Code of Virginia.
4.
That lawful termination of any owner’s association in
the District shall not serve to terminate the existence of
the District, but the District shall continue in effect
until the review required by Section 15.2-4311 of the Code
of Virginia.
5.
If any portion of a parcel less than 25 acres is
sold, boundary line adjusted or divided then the entire
parcel shall automatically be removed from the District.
6.
If any portion of a parcel greater than 25 acres is
sold, boundary line adjusted or divided to below 25 acres
then the portion less than 25 acres shall automatically be
removed from the District.
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