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AGENDA
REQUEST Owner/Applicant:
Board of Supervisors Meeting Date: Margaret Raymond and
Others, Owner
Landmark
Property Development, LLC, Applicant Staff Lead:
Department: Frederick P.D. Carr,
Director
Community Development Magisterial District: Center
PIN: 6995-21-1875-000 Service
District: Warrenton Topic: An Ordinance to Approve RZ 03-C-04: The Rezoning of Approximately 64 Acres for Raymond Farm from R-1 to PRD, Margaret Raymond and Others, Owner, and, Landmark Property Development, LLC, Applicant Topic
Description: The
applicant proposes the rezoning of +64.5 acres from Residential
District, 1 Dwelling Unit/ Status: On
Action
Requested of the Board of Supervisors: Consider
adopting the attached ordinance for the application approval, including
the specified modifications as presented in either Attachment 1 (Option
A-64 lots) or Attachment 2 (Option B-66 lots).
Note: Attachment 2
included two additional lots, which results in a cash proffer of $105,000
to be applied to the public land dedication for any purpose; the
renovation of the farmhouse and gatehouse are examples. Background
Information Summary: The
subject property is located at the southeast quadrant of the As
outlined in Section 4-101 of the Zoning Ordinance, use of the PRD zoning
district is intended to provide flexibility in residential development by
providing for a mix of residential uses that include a variety of housing
types, densities, and alternative forms of housing, and the combining of
these uses with appropriate non-residential uses. In order to accomplish
this objective, the PRD district affords flexibility in internal
relationships of design elements over those provided in conventional
districts. In
the case of the Raymond Farm rezoning proposal, the applicant is seeking
to integrate attractive residential development with the preservation of
approximately one-third of a farm that has been a long-standing local
landmark. In order to accomplish the preservation of the farm’s most
engaging features (the existing farm house, tree lined drive, front field,
and pond), the applicant is seeking to cluster all of the residential
development to the rear of the property. This development will require
modification request approvals for a number of Zoning Ordinance
requirements for conventional lot lines and setbacks. The requested
waivers are summarized below. The applicant’s request for waivers is
included as Attachment 4.
Requested
Modifications and Waivers
The
applicant is seeking the following modifications and waivers so that the
development of the Raymond Farm application from R-1 to the PRD district
can be implemented in conformance with the Proffered Concept Development
Plan (CDP). This CDP is consistent with the concept presented to the
Center District Citizen Planning Committee, and then at a public hearing
conducted by the Fauquier County Planning Commission on a.
2-409 Extensions in to Yard
Areas:
Extensions of various design elements of homes are allowed by the
Ordinance. The applicant is seeking reductions in all yard areas, but is
requesting that allowed extensions remain the same regardless of the
reduced yard size (i.e., a reduced front yard would not bring with it a
commensurate or proportional reduction in allowed extensions into that
yard). b.
3-401 Maximum Density:
The density for the R-1 district is 0.9 units/acre. This application
requests a density of 1.0 units/acre. This would allow for the development
of seven more residential lots than would be allowed in a by-right
development. The Applicant contends that this additional density will
provide a partial offset to the value lost by going from a large lot
by-right development to smaller lot development in order to preserve
approximately 19 acres of frontage for a public park. (Note: a modification of the
maximum density here is not required; the PRD Ordinance maximum base
density is 5.5 dwelling units per acre, with the Comprehensive Plan
playing a major role in establishing the requisite densities within the
service districts.) c.
3-402 Minimum d.
3-403 Minimum e.
3-404 Minimum Front Yard:
In the R-1 district the requirement is for a 60-foot front yard
setback. The proposed
development concept presents a more urban style community with the homes
being set closer to the road and sidewalk.
The stated intent is to encourage more interaction among neighbors,
promoting a more vital community. The applicant is requesting a reduction
of the front yard requirement and is proposing a minimum of 15 feet from
the sidewalk. f.
3-405 Minimum Side and
Rear: The R-1 district calls for
25-foot side and rear yards. Raymond
Farm will develop as a small lot community of 4,000 and 10,000 square foot
lots. The lots will be narrower and shallower than a conventional lot. The
smaller (±
4,000 square feet) will essentially have a “zero lot line.” These lots
are proposed to be as close as 3 feet to the side yard lot line and as
close as 15 feet to the rear yard lot line. Since nearly all of the
proposed lots will back up to multi-acre community open space, the
applicant states that a sense of openness will be retained even with the
smaller lots. The applicant is, therefore, requesting a reduction in the
side yards to a minimum of 3 feet, and rear yards to a minimum of 15 feet.
g.
7-103 Residential Parking
Spaces:
The Zoning Ordinance stipulates that, in addition to parking for
residents of the units, residential developments must also provide one (1) space for each five (5) units for parking of
residents' boats, recreational vehicles, etc. One-half (1/2) of such
spaces must not be less than 12 feet by 30 feet. The
Raymond Farm Home Owners Association will prohibit outside storage of
recreational vehicles, boats, and other related vehicles such as trailers.
Accordingly, the applicant requests the elimination of parking space
requirements for boats, recreational vehicles and related trailers and
vehicles. (Note
that this requirement does not apply to single-family detached homes;
therefore, the modification is not required.) h.
Cul-de-sac Length:
Section
12-607 of the Zoning Ordinance states that the
desirable maximum length for cul-de-sacs is 700 feet, but this length may
be extended within reasonable limits based on physical design conditions
with the approval of the Director and the resident engineer for VDOT. That
Section also states that no cul-de-sac street shall be shorter than 200
feet in overall length including the turn-around or 100 feet in overall
length exclusive of the turn-around. The
applicant had previously requested that the standard limitation of 700
feet of cul-de-sac length be waived for this development to allow for the
construction of a cul-de-sac more that 1600 feet in length. (Note
that the applicant has since eliminated the need for the cul-de-sac waiver
by agreeing to extend the entrance boulevard which makes the requisite
interconnections and removes the cul-de-sac length issue.) Planning
Commission Action & Recommendations: The
Planning Commission first conducted a public hearing and considered this
application at its meeting on The
application was subjected to two additional public hearings: The
Planning Commission’s review of this application focused on the proposed
rezoning and Conceptual Development Plan as an appealing and consistent
response to both the type of development proposed in the Comprehensive
Plan update for the Warrenton Service District and the desire of the
Community to preserve a long-standing entry gateway landmark into the
Warrenton community. In
January of 2003, the Planning Commission voted to forward a recommendation
of approval for both RZ03-C-04, and the requested modifications, subject
to the proffered conditions. Public
Sewer Resolution: The applicant requested that the Board of Supervisors
public hearing for the rezoning application in February be postponed.
The primary reason was the need to receive a final determination
from the Town of As a result, the applicant needed either to return to
the conventional subdivision served through individual lot drainfield
systems, or retain the proposed PRD design and serve the project through a
non-discharge styled small community wastewater treatment system.
The latter option was selected and the applicant received Board of
Supervisors Special Exception approvals to allow the construction
of a community wastewater treatment and disposal system and waive the
public sewer requirement to a subdivision on 1.
The system shall be designed and
built to Fauquier County Water and Sanitation Authority (WSA) standards. 2.
The system shall be designed to
accommodate future connection to a conventional sewer system should lines
be extended to the site. 3. The applicant shall be responsible for all design and construction costs. 4. The applicant shall be responsible for all costs of initial operation up to the time of transfer to WSA. During this period, the operation will be conducted in conformance with WSA standards. 5.
Following system completion and
attainment of 90% rate of utilization, or at an earlier time deemed
appropriate by the Board of Supervisors and WSA, the entire system
(including treatment facilities, primary drainfields, and reserve
drainfields) shall be conveyed in fee simple ownership to WSA and will be
operated by WSA. 6. Prior to site plan submittal for the private sewage treatment facility approved hereby, the applicant shall: a. File an application with the Health Department and/or DEQ, as appropriate, for the proposed private sewage system. b. Conduct a preliminary meeting with the Health Department and/or DEQ, as appropriate, to determine basic design parameters acceptable to the Department. c. The Health Department and/or DEQ, as appropriate, and the County Soil Scientist shall conduct a field inspection to identify specific sites on the property that are both adequate and suitable for use as effluent discharge areas. d. Submit a soils evaluation proposal to the Health Department and/or DEQ, as appropriate, and the Fauquier County Soil Scientist for the proposed site of drainfields associated with the facility. As part of this evaluation, the Applicant shall conduct a saturated hydraulic conductivity test (K-sat) to determine a permeability rate that will be used in developing suitable design criteria. e. Submit a design to dispose of sewage effluent, and calculate nitrate loading, ponding and disposal means in accordance with State and local health codes. f. Complete any design revisions deemed necessary by the Health Department and/or DEQ, as appropriate, and submit the revised package to the local Health Department for the issuance of a permit. 7. The County or WSA shall establish and maintain a reserve fund for future capital replacement of the system or connection to an alternative system to serve this development. The applicant agrees to make an initial cash contribution to this fund of $20,000. The operating fees assessed to system users shall include a portion to be set aside for this fund, in addition to the fee that recaptures the costs of operating and maintaining the system. These fees shall commence as each dwelling connects to the system. Summary
Analysis: Existing
PRD Proposal Staff
and appropriate referral agencies have reviewed this request for
conformance with the Comprehensive Plan, the Zoning Ordinance, and other
relevant policies and regulations. The detailed findings and comments are
available for review upon request in the Department of Community
Development; however, the principal areas of community and referral staff
concerns for the rezoning application elements were mitigated at the
Planning Commission stage and reflected in changes to the Concept
Development Plan and Proffer Statement.
The referenced Board of Supervisors Special Exception approvals
resolved the central sewer service issues. Comprehensive Plan
The
subject property is located in the Warrenton Service District and is
currently planned and zoned for low-density residential development (1 to
3 dwelling units/acre). The current R-1 zoning would allow the by-right
development of up to 57 residential lots. The applicant estimates that
with site constraints the parcel would yield in excess of 50 residential
lots if developed as a conventional subdivision. The
applicant proposes to use the PRD zoning district classification to
develop at slightly higher than the current zoning density, but clustering
64 building lots to the rear of the property, away from the frontage on
Route 29. This approach was chosen to accommodate both a preferred smaller
lot urban design and the provision of several proffered public amenities
including: ·
Donation of approximately 40% of
the entire site for use as publicly owned open space (27+ acres).
This area will include the small package treatment facility and drainfield
system serving the park and the homes; ·
Preservation of the existing
familiar and valued pond included in the public open space; ·
Preservation and donation of the
existing home circa 1910-1919; ·
Preservation of trees surrounding
the existing home; ·
Preservation of tree-lined drive; ·
Retention of approximately 50%
open space; and ·
Integration of open space areas
via a limited trails system that would be open to the public in farmhouse
and park area. The
proposed plan is responsive to the input provided by the Citizen Planning
Committee for the Draft Warrenton
Service District Plan Update. That
plan has been subject to two public hearings, and is pending final
Planning Commission recommendations to the Board of Supervisors. Zoning Considerations
In
accordance with Section 3-200.5 of the Fauquier County Zoning Ordinance,
the existing R-1 district is intended to promote and maintain
single-family residential communities. The proposed development takes
advantage of the greater flexibility of design afforded by the PRD
district, but is at similar density and is compatible with the character
of the surrounding neighborhoods. The applicant has requested several
waivers of yard and setback requirements to accommodate the smaller lot
sizes required by the preservation of the front acreage. The Zoning Office
had suggested that, to the extent that existing structures will be
preserved, those structures must meet the minimum yard and set back
requirements. (Note:
the structures will now be deeded to the County as part of the
public open space, farmhouse and its associated structures.) Engineering
Considerations Additional
BMP/SWM facilities may be necessary. If
existing pond facility is used, as-built plans and a dam safety inspection
will be required to determine if the pond meets state and county
requirements. Alterations may
be required. (Note:
these comments have been addressed through the Applicant’s
Proffer Statement in the sections dealing with the pond and the areas
deeded for public use as Parcel “A”.
More detail will be expected and appropriate as part of project
construction plan and profile stage of review and approval.) Farmhouse (Residence & Associated Structures:
New Topic for Board of Supervisors Consideration) Since the Planning Commission action on the rezoning
application package and the Board of Supervisors approval regarding the
community wastewater treatment system, more detailed discussions regarding
farmhouse renovations have occurred (e.g., roofing, painting, internal
plumbing and electrical upgrades and other needs).
The Applicant has offered Option B, which is attached for Board of
Supervisors consideration. This alternative results in a total
residential change from 64 to 66 lots; no other project modifications
would result.
The two additional lots allow the Applicant to contribute $105,000
for the Board of Supervisors exclusive use for the renovation of the
deeded farmhouse and associated buildings. The two added lots are located
with those surrounding Parcel A1 on the east side of the entry boulevard.
(Note:
there are no reserved CIP funds for such renovations.) Zoning Modifications and Proffer Statements (Option A
or B) The requested modifications, Concept Development Plan
and Proffer Statement, for Option A or B, are in proper format for Board
of Supervisors action. The modifications/waivers initially requested are
identified in Attachment 4. Not
all were required, and those needed are listed within the specific
adoption ordinance for Board of Supervisors consideration.
The signed Proffer Statement
is available for inspection in the Department of Community Development
upon request. Financial
Impact Analysis: The
current County Proffer Policy anticipates contributions by the developer
of $14,730 per residential unit above the by-right density. The by-right
density on this site would yield approximately 57 residential units. The
proposed rezoning would yield 64 residential units (Option A). The
difference of seven units is subject to the new proffer policy and is
expected to yield a proffered contribution of $103,110. However, the
applicant has proffered to deed more than 27 acres to the County for
public use as parkland, with a small community package treatment facility
and drainfield system, serving both the homes and park, to be owned,
maintained and operated by the WSA; the preservation and improvement of
the site’s existing pond; the preservation of the existing manor home
for public use, along with its tree-lined drive; and the development of a
modest trail system that will be open to the public. Excluding
the community wastewater treatment system, the applicant values the
proffered land, facilities and improvements at more than $2 million, and
is seeking the acceptance of these amenities in lieu of the cash
contribution anticipated by the proffer policy.
(Note: this request is
consistent with Proffer Policy B.3 regarding the deeding of such land and
building resources for public use; and the open space/parkland is
designated in the Draft Warrenton Service District Plan currently pending
final review and adoption.) Option
B briefly discussed in the Summary Analysis Section would result in a
total residential change from 64 to 66 lots, with no other effect on
project design. If the Board
of Supervisors expresses interest in that option, the proffered funds of
$105,000 will assist to renovate the deeded farmhouse and associated
buildings (e.g., paint, replace roof shingles, upgrade electrical and
plumbing). The applicant
indicates that he cannot proffer that contribution with the original
proposal (Option A). Departments,
Organizations or Individuals that may be affected by this request: Community
Development Attachments: 1.
Ordinance
Approving RZ03-C-04 (Option A: 64 Residential Lots) 2.
Ordinance
Approving RZ03-C-04 (Option B: 66 Residential Lots) 3.
Applicant’s
Statement of Proffered Conditions |
