Board of Supervisors Meeting Date:


Constance Clyde and Lisa Nielsen,

Clyde Family Trustees

Premier at Cedar Mill LLC, Owners /Applicant


July 14, 2005

Staff Lead:



Melissa Dargis, Assistant Chief of Planning

Community Development


Magisterial District:  Center



Service District:  Warrenton








CPAM05-CT-006, A Comprehensive Plan Amendment to Include Additional Land in the Warrenton Service District


Topic Description:


The applicant is seeking a Comprehensive Plan Amendment to include additional land in the Warrenton Service District.  These properties were formerly within the Warrenton Service District, but were excluded in the revised Comprehensive Plan, adopted in 2003.





As depicted on Figure 1, the properties are located to the north-east of the Town of Warrenton, immediately to the north of Cedar Run, east of Route 29 and south of Route 605.


Zoning/Acreage/Land Use:

The properties sum to 79.55 acres, are zoned R-1 and are presently in woodland and open space.  Adjacent properties are zoned Residential.


Staff Analysis:

Applicant Request:


The two applicants, Premier and Clyde, initially prepared separate requests that Fauquier County include various tracts of land in their control in the Warrenton Service District.  Subsequently the requests were combined, refer to Figure 1.  The combined application cites two grounds for a Comprehensive Review:


1.                  Overlooked in the 2002-2003 Comprehensive Plan Update of the Service District; and that the


2.                Comprehensive Plan Goals would be better met if the properties were included.


The Planning Commission was requested by Ms. Caroline Atlee-Timlin, the owner of the adjacent property to Premier, to have her 47.9 acre property included in the Service District as well.  The letter is included as Attachment 3.




The tracts in question, and adjoining others, were included within the 1994 Comprehensive Plan’s Warrenton Service District.  The properties were also planned for water service and were so designated in the Fauquier County Water and Sanitation Authority’s Water and Wastewater Master Plan (March 1997), which is part of the County’s Comprehensive Plan by reference in Chapter 9 – Public Facilities and Utilities.  During the 2003 Planning Commission and Board Update Review of the Citizen Draft Plan, the Town of Warrenton informed the County that it could no longer provide municipal water and sewer service to new developments in the Service District.  Accordingly, the Planning Commission and the Board of Supervisors reduced the Service District Boundary to those areas served through the Town/County water and sewer service agreement or existing WSA water service.  The referenced tracts were excluded.


Since Plan adoption, the County has seen the proposed extension of a public water line from New Baltimore south (Atlee Road) to the Warrenton Chase subdivision which is located adjacent to the Village of Frytown.  The waterline extension to Warrenton Chase passes through the area in question – specifically the Clyde Tract, Figure 2.  (This extension of public water to Warrenton Chase was appropriate since the Chapter 9 reference to the WSA Water and Wastewater Master Plan of 1997 had already included these tracts within an approved WSA ‘franchise area.’) 


While it is not accurate to state that the tracts were overlooked by the Planning Commission and Board of Supervisors in 2003, the applicants could cite another ground for review, namely:


3.                Change in Circumstances – specifically a new availability of public water lines in the Atlee Road and Frytown Road location.



A map of Floodplain and R-1 Zoning Boundaries, Figure 4, combined with the Transportation linkages identified by the re-constituted Citizen Committee, Figure 3, reveals that the Premier/Clyde Tract forms part of a self-contained and largely homogenous mini-area with great utility to the eastern portion of the Warrenton Service District.  These properties, which are all zoned R-1, connect with the Warrenton community via the proposed Academy Hill extension, Comfort Inn extended and a Frytown Road re-routed to minimize the floodplain crossing.  The road links proposed are currently part of the draft Warrenton Service District Plan being forwarded to the Board of Supervisors for public hearing in August.  From a community perspective, these road connections are beneficial because they do much to reduce traffic congestion in the Fishback and Breezewood neighborhoods in Warrenton and divert traffic from the Route 29 Eastern Bypass.


Inclusion of the mini-area within the Service District has certain lot yield advantages to the developer: 


1.            Single family detached lots outside of a Service District are obliged to identify three drainage fields – one for immediate use and two reserve drainage fields – whereas lots within the Service District need only two fields, that for immediate use and one reserve field; and


2.            Provision of public water removes a further density constraint.  Individual wells must be located 20 feet from basements, 50 feet from drainage fields and 10 feet from property boundaries. 


Meeting all these geometric requirements inevitably ‘costs’ about 15-20% of lot yield.  Inclusion within a service district and provision of public water relieves the developer of the second reserve drainage field and well distance requirements, and permits a slightly higher lot yield of five or six lots.


On the other hand, inclusion of these properties in the Service District enhances the ability of the County to have the property developers construct the proposed Plan roads, which might otherwise not be realized for many years.  The Virginia Department of Transportation currently is facing significant funding constraints statewide, and cannot be expected to fund and construct these connecting road links in the short term.




CPAM05-CT-006 Premier/Clyde reaches the Board of Supervisors at an opportune time.  A new public water line extended through the Clyde parcel alters the fundamental utility situation that caused the County to exclude these R-1 zoned tracts two years ago.  Furthermore, a reconstituted Warrenton Citizen Committee has resolved a transportation issue by proposing linkages between Comfort Inn / Academy Hill / Frytown Roads, which occur on and around these properties.  Given the pivotal Warrenton Service District infrastructure associated with these tracts, it would be reasonable to include them in the Service District.  Figures 5 and 6 identify two possible Service District boundaries.  In Figure 5, the boundary merely ‘squares off’ Premier/Clyde with the inclusion of five single family lots.  In Figure 6, the boundary contains all of the R-1 zoned land north of Cedar Run.  The advantage of this boundary is that road improvements to both Atlee Road and Frytown Road could become a public-private venture.


Action Requested of the Board of Supervisors:


Conduct a public hearing and consider adoption of one of the attached resolutions of approval* or the attached resolution of denial.


(*Please note that there are two resolutions for approval.  One includes the Atlee-Timlin addition, while the other resolution is restricted only to the Premier and Clyde properties.)



Planning Commission Recommendation:


On May 26, 2005, the Planning Commission held a public hearing on the application and recommended denial of the application.


Summary and Recommendations:


On May 26, 2005, the Planning Commission recommended denial of the Premier/Clyde Comprehensive Plan Amendment request.  Staff recommends that the Board of Supervisors listen to public comments concerning CPAM05-CT-006 at its public hearing and take the amendment under advisement.





1.                  Statement of Justification

2.                  Figures:    1. Premier Clyde tracts

2. New Baltimore Water Line

3. Road Linkages

4. Zoning

5. Option A

6. Option B

3.         Atlee-Timlin Letter