Department of Community Development

Staff Report
Subject: Arrington Comprehensive Plan Amendment (COMA-15-003473), Rezoning (REZN15-003477), Category 20 Special Exception to allow for a Sewer Treatment Facility
and Category 30 Special Exception to Waive the Requirement for Public Sewer (SPEX15-003479), Category 20 Special Exceptions for a Floodplain Crossing (SPEX-15003481), and Preliminary Plat (PREP-15-003482)
Date:

November 12, 2015

_____________________________________________________________________________________

Topic
The Arrington project has been in the planning stages for many years, and been evaluated in many
different forms and design concepts. The current proposal is a new vision for the property; an agerestricted community with an emphasis on preservation of natural open spaces and a compact
traditional design form which is compatible with the historic portions of Warrenton. The Applicant
is proposing 217 Planned Residential District (PRD) residential lots for active adult residents over
the age of 55. There are also ten (10) rural residential (RA) lots and a single residential residue
(R-1) lot being retained by the property owner, that are created with the project. To accomplish
the goals and vision of the project the Applicant has applied for a Comprehensive Plan
Amendment, a Rezoning, a Preliminary Plat, and three (3) Special Exceptions: Categories 20, 23,
and 30; as well as several waivers and modifications of the Countys Zoning and Subdivision
Ordinances.
The Comprehensive Plan Amendment proposes to remove a portion of the property from the
Warrenton Service District, and reclassify the land use designation of another portion of the
property. This proposal is to add protection of the existing ridge line and southern entrance to the
Town of Warrenton. It also allows the land use plan to match the Applicants development plan.
The Applicant is requesting to rezone approximately half of the property to PRD, to allow for a
more creative and flexible design approach. This approach also allows for a greater preservation
of natural areas and open space. Additionally, the Applicant is proposing to rezone the portion of
the property being removed from the Service District to Rural Agriculture (RA). This allows for
the zoning to be consistent with what the Comprehensive Plan would suggest, and offer further
protection of this portion of property from future development. The Preliminary Plat application
is to begin the subdivision process for the lots outside of the area to be zoned PRD. The Applicant
is proposing ten (10) lots in the RA portion of the property and one (1) lot in the Residential: 1
Dwelling Unit per Acre (R-1) portion of the property. The Category 20 and Category 30 Special
Exceptions are to permit the Applicant to use a private community wide sewage collection system,
sewage treatment plant and mass drainfield for the PRD and R-1 portions of the project. Lastly,
the Category 23 Special Exception is to permit the extension of Alwington Boulevard into the
property across the floodplain, to provide a second entrance to the project, and permit a pedestrian
trail crossing the floodplain.

Each of these applications is summarized below; a detailed analysis of the project site, surrounding
uses, and each of the applications can be found throughout this report. A table which summarizes
the developments program, Concept Development Plan (CDP), Code of Development (COD),
and Proffer Statement has been attached for reference and review. Lastly, the Applicants
Statements of Justification and supporting materials have been attached for review and reference.
Summary of Applications Received
1. COMA-15-003473 Comprehensive Plan Amendment
a. Remove approximately 27.87 acres designated Open Space/Park from the Warrenton
Service District and designate it as Rural.
b. Change the land use designation of approximately 20 acres within the Warrenton Service
District from Open Space/Park to Greenway/Gateway Residential.
c. Designate the area being proposed for Planned Residential District (PRD) zoning as an
Urban Development Area (UDA) within the Warrenton Service District.
2. REZN-15-003477 Rezoning
a. Rezone approximately 206.43 acres from Residential: 1 Dwelling Unit per Acre (R-1) to
Planned Residential District (PRD)
i. The PRD area is proposed to have 217 age-restricted dwelling units developed
utilizing Traditional Neighborhood Design (TND) principles.
ii. Detached units will be both front and rear loaded. The Applicant has allowed for
the option of attached rear loaded units in some locations.
iii. Units will be served by Town of Warrenton water and have a private sewage
collection and treatment system (See #4 below).
iv. Will be subject to a Proffer Statement, Concept Development Plan (CDP), and
Code of Development (COD).
v. Proposed to have 117 acres (approximately 56%) of open space, which includes a
mix of preserved natural open space and developed passive recreation areas.
vi. Several Waivers and Modifications have been requested as a part of the PRD
rezoning.
b. Rezone approximately 27.87 acres from R-1 to Rural Agriculture (RA).
i. The area to be zoned RA is the same area that is proposed to be removed from the
Warrenton Service District (See 1.a, above).
ii. No increase of RA Density is being sought.
3. PREP-15-003482 Preliminary Plat
a. Subdivide the RA area into nine (9) lots ranging in size from 1.97 acres to 3.57 acres,
and one (1) residue lot of 194.91 acres (approximately 86.8% of the RA zoned area).
i. These units will be served by Town of Warrenton water and will have individual
drainfields which have previously been approved by the Virginia Department of
Health (VDH).
ii. The residue lot will be subject to a Perpetual Conservation Easement and NonCommon Open Space Easement requirements.
iii. Will be subject to portions of the Proffer Statement and COD.

b. Subdivide approximately 4.10 acres of land zoned R-1 (not a part of the PRD or RA
rezoning areas) into 1 residue lot.
i. This lot contains a tenant house which is being retained by the current landowners.
ii. Town of Warrenton water service and private sewage collection/treatment will be
made available to this lot.
4. SPEX-15-003479 Special Exception Category 20 Public Utilities and Category 30 Waiving
the Requirement for Public Sewer
a. The Category 20 SE would permit the Applicant to use a private community wide sewage
treatment plant and mass drainfield for the project.
b. The Category 30 SE would permit the Applicant to construct a private sewage collection
system.
c. Both systems are designed to serve the 217 PRD lots and 1 R-1 lot.
5. SPEX-15-003481 Special Exception Category 23 Floodplain Uses
a. This is to permit the extension of Alwington Boulevard into the property across the
floodplain, to provide a second entrance to the project at a location which minimizes
impact to existing neighborhoods.
b. A pedestrian trail crossing of the floodplain, between two development portions of the
property, is also being requested.
Planning Commission Action on October 15, 2015:
The Planning Commission discussed this item at its work session and conducted a public hearing
on October 15, 2015. Prior to the public hearing members of the Planning Commission conducted
an official site visit on October 13, 2015.
There were several speakers at the public hearing. Mr. Sam Petros, neighboring property owner,
thanked the Applicant for working with the community to address their previous concerns. He
also asked that the Planning Commission and/or Applicant consider adding a buffer between the
existing residences and backs of the proposed homes. Mr. Russell Marks, Applicant, explained
the project, the key changes from previous applications, and what he believes to be the advantages
of this version of the project. He further asked for the Planning Commissions support of the
project. Mr. Merle Fallon, Applicants Representative, gave an overview of the Water Service
Agreement between the Applicant, Town of Warrenton, and Fauquier County. He explained that
both the County Board of Supervisors and Town Council had already taken action to approve an
aspect of the project, and that the Water Service Agreement was tied to this application and its
associated materials. Mr. Fallon also asked for the Planning Commissions support.
Additionally, staff received and shared with the Planning Commission, an email from Mr. Jo Tartt
Jr., representing Friends of Lees Ridge. Mr. Tartt thanked the developers for addressing the past
concerns regarding the previous development plans. He further asked for a buffer of trees and/or
berm to be placed between the development area and neighboring residences.
The Planning Commission voted 4-0, with one (1) Commissioner recusing himself, to recommend
approval of the various applications with conditions as revised by Staff.
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Regional Aerial Map

Site Aerial Map

Location Zoning and Current Land Use:

The 439.73-acre property, commonly known as Alwington Farm or Arrington, is located west of
Shirley Avenue/James Madison Highway (Business Route 15/17/29), south of Alwington
Boulevard (Route 1105) and north of Lovers Lane (Route 744). The northern half of the property
is primarily zoned Residential: 1 Dwelling Unit per Acre (R-1), with a small portion along
Alwington Boulevard being zoned Commercial Highway (C-2). It should be noted that the C-2
portion of the property is not a part of this application. The southern half of the property is zoned
Rural Agriculture (RA). The property is being used for agricultural purposes. There is also a one
story tenant house on the property, which will be retained on its own parcel as a part the projects
development.
Surrounding Zoning and Current Land Use:
The propertys northern boundary is generally the limits of the Town of Warrenton. Home Depot,
Walmart, Taylor Middle School, Brumfield Elementary, the Warrenton Community Center, and a
vacant parcel owned by Warrenton Baptist Church all exist in this general area. The residential
subdivisions of Windsor Ridge, Leeton and Leeton Ridge lie along the propertys western edge.
These parcels are zoned R-1 and RA. South of the subject property the parcels are zoned RA and
are being used for residential and agricultural purposes. The properties to the east are generally
zoned R-1. The residential subdivisions of Foxland Village and Lees Crossing, as well as other
residential properties are found in this area.
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Location / Zoning Map

Comprehensive Plan/Land Use:

The northern 243 acres, approximately 55%, of the property is within the Warrenton Service
District. A majority of the land, +/- 162 acres, has a land use designation of Greenway/Gateway
Residential. The remaining +/- 81 acres has a land use designation of Open Space/Park. The
Greenway/Gateway residential land use indicates the concept of clustering of residential uses on a
tract, to permit the creation of a county path linkage or open space/park to pass through the parcel;
or to develop the parcel in a manner which the residential uses are screened or located away
from/out of sight of a designated transportation or recreational corridor, in order to protect and
maintain open space elements key to entry points into Warrenton. The Gateway areas are proposed
to have design elements for example, open landscape with some combination of traditional
fencing and berms, or a 150 foot deep buffer of forest which provide a green transition to urban
development within the core. The Gateway Open Space land use designation indicates that
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allowed uses would preferably be transferred to some adjacent designated property to best realize
the Gateway objective.
Future Land Use Plan

The Service District plan contains specific recommendations for the development of Alwington
Farm, the subject property. It states that the property should be developed in a Greenway-Gateway
and Rural Gateway Open Space configuration at one (1) dwelling per acre. It further suggests that
development should be set back from Shirley Avenue and clustered away from view. The Service
District Plan states that the subject property is the southern entry point into Warrenton, and
therefore the entry needs to be protected. This is because it has been in a valued farm use, presents
a significant and historic viewshed into the community and outside into our rural environs, and
offers opportunities to meet open space edges that define Warrenton.

The southern portion, approximately 197 acres or 45%, of the subject property lies outside of a
Service District in an area designated for Rural Land Use, where rural and agricultural uses are
sought. Chapter 8, Rural Land Use Plan, of the Comprehensive Plan includes many goals aimed
at enhancing and preserving agricultural areas and the rural character of the County. Preservation
and protection of environmental, cultural and visual resources, open space and scenic beauty are
also goals of Chapter 8. These goals work in conjunction with the Comprehensive Plans goal to
concentrate and guide growth and development into and around the Service Districts.
PROPOSED Future Land Use Plan

Proposed Changes to the Warrenton Service District Plan

The Applicant is proposing three (3) key changes to the Warrenton Service District Plan. The first
change is to remove approximately 27.87 acres designated Open Space/Park from the Warrenton
Service District and designate it as Rural. The second is to change the land use designation of
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approximately 20 acres within the Warrenton Service District from Open Space/Park to
Greenway/Gateway Residential. Lastly, the Applicant is proposing to designate the area of the
property proposed for Planned Residential District (PRD) zoning as an Urban Development Area
(UDA) within the Warrenton Service District. These proposed changes would allow for the
Comprehensive Plan, particularly the Warrenton Service District Land Use Plan (Figure 6-WA1), to match the development plans for the property while reinforcing the Service Districts existing
Goals and Vision.
The Applicant believes that the Comprehensive Plan Amendment to the Warrenton Service
District is necessary to carry out this vision for the property, which will allow for a greater
preservation of natural open spaces. It is stated that the amendment is part of a much broader
approach to land conservation with more than 270 acres of conservation area planned. The
conservation areas include the protection of two large stands of trees, protection of lands within
the FEMA floodplain, and the protection of the viewshed along the major ridgeline on the property,
resulting in the permanent protection of the southern gateway into Warrenton. In addition, the
Comprehensive Plan Amendment allows for the development to be located in a compact traditional
form, out of view from the major roadways. The Applicant concludes that these traditional design
approaches have been a collaborative effort involving years of discussions with elected and
appointed officials in the County and Town, as well as area residents and other stakeholders.
It should be noted that Staff is suggesting some revisions to the text within the Warrenton Service
District Chapter as well. These revisions are to the last paragraph under 1. Existing
Characteristics e. Water and Sewer Utilities, and shown in red below. Staff is also suggesting
that references to Figure 6-UT-1 and Figure 6-UT-2 be removed from the text as these maps are
not an accurate representation of the Master Water and Sewer Agreement, and subject to change
with amendment to the Master Water and Sewer Agreement. Sewer Service Area: Figure 6-UT1 and Water Service Area: Figure 6-UT-2 should also be removed from the List of Figures
at the end of the document. Lastly, Staff is suggesting that the last sentence be revised to reflect
the process which is being used for amending the Master Water and Sewer Agreement, as shown
below in red.
1. Existing Characteristics
e. Water and Sewer Utilities. The Town of Warrenton has historically provided
public water and sewer service in portions of the County Service District
It should be noted that the limited public sewer and water service extension
capabilities of the Town, which serve the unincorporated areas of the
Warrenton Service District are controlled by agreements reached between the
Town and County in the summer of 2001. The two jurisdictions defined
certain limited areas where Town water and sewer would be provided, and
established that such service should not be expected for the remainder of the
Service District. Those limited areas are identified within The Town/County
Master Water and Sewer Agreement (refer to Figures 6-UT-1 and 6-UT-2).
Properties that are not specified within this agreement for sewer service or
served within a community sewer system owned, operated and maintained by
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the Fauquier County Water and Sanitation Authority (WSA), refer to Figure
6-UT-1, are located in the designated Non-Sewered Area of the Warrenton
Service District. Furthermore, all future development needing public sewer
and water in areas not designated for Town of Warrenton or WSA public
utilities would also require a Plan Amendment an amendment authorizing
service to be provided by the Fauquier County Water and Sanitation Authority
or the Town of Warrenton.
Evaluation of the Proposed Comprehensive Plan
Chapter 1 - Introduction and Vision, of the Comprehensive Plan gives specific guidance when
reviewing Comprehensive Plan Amendments initiated by an Applicant. The Applicant should
demonstrate that any change in land use designation or density/intensity:

would benefit the public health, safety and welfare;

is consistent with the Goals, Objectives, and Policies of the Comprehensive Plan and
appropriate Service District, if applicable;
will not be detrimental to uses of property in the immediate vicinity of the subject property;
has merit and value for the community as a whole; and
will result in benefits (fiscal, aesthetic, employment, etc.) that will outweigh any significant
impact of the change.

The proposed Comprehensive Plan Amendment appears to be consistent with the overall Goals,
Objectives, and Policies of the Comprehensive Plan and specifically the Warrenton Service
District. Staff does not believe that the proposed changes to the Land Use Plan will be detrimental
to uses of property in the immediate vicinity. Additionally, when coupled with the proposed
Rezoning, the proposed Comprehensive Plan Amendment will allow for a compact development
in an area which is sufficiently screened from neighboring properties and set back from Shirley
Avenue, away from its viewshed.
Removing a portion of the property from the Warrenton Service District is likely the most
significant benefit, related to the Comprehensive Plan Amendment, to Fauquier County. It will
allow for the preservation of the ridge line which generally parallels James Madison Highway
(Business Routes 15/17/29), which is a key goal of the Service District Plan. By removing this
portion of the property from the Service District and including it in the rural area it will be
significantly protected from further development.
Designating the area within the Warrenton Service District an Urban Development Area (UDA) is
consistent with the Comprehensive Plans Service District Concept. UDAs are locations where
higher density development is appropriate due to the availability of public water and sewer,
proximity to transportation facilities and adjacency to other developed areas. This assists with the
goal of improving coordination between transportation and land use. As the project is situated on
the edge of the Town of Warrenton and within a County Service District it has proximity to
services and other developed areas. Additionally, the site has easy access to Routes 15, 17, and
29 through James Madison Highway, the Eastern Bypass, and Shirley Avenue. UDAs also
integrate with Fauquiers rural land plan, as they allow for concurrent rural land and farmland
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preservation. By concentrating the development into one portion of the property, the developer
will be able to preserve, as open space, approximately 72% of the property.
Section 13-210 of the Zoning Ordinance gives additional guidance when reviewing and
considering approval of Comprehensive Plan Amendments. See Below:
13-210 Matters to be Considered in Reviewing Proposed Amendments
Proposed amendments shall be considered with reasonable consideration of the existing
use and character of the area, the suitability of the property for various uses, the trends of
growth or change, the current and future requirements of the County as to land for various
purposes as determined by population and economic studies and other studies, the
transportation requirements of the community and the County and the requirements for
schools, parks, playgrounds, recreation areas and other public services; for the conservation
of natural resources and preservation of floodplains; and for the conservation of properties
and their values and the encouragement of the most appropriate use of land throughout the
County. These considerations shall include, but not be limited to, Comprehensive Plans or
parts thereof, capital improvements programs, relation of development to roads or road
construction programs, proximity of the development to utilities and public facilities, the
existence of an Agricultural and Forestal District created pursuant to Chapter 36 of the
Code of Virginia, and any applicable standards contained in Article 5.
The Board of Supervisors should consider these matters when evaluating the Comprehensive Plan
Amendment application. Staff believes that this request is consistent with the current trends of
growth and development, while at the same time protecting natural resources and desired viewsheds.
Proposed Rezoning Analysis:
The Applicant is proposing to rezone approximately 206.43 acres from Residential: 1 Dwelling
Unit per Acre (R-1) to Planned Residential District (PRD). The PRD portion of the property is
proposed entirely within the Warrenton Service District, and will be subject to a proffer statement,
COD, and CDP. The PRD zoning has been requested, as it allows for a much more creative and
flexible design approach. Most importantly, it allows for the reduction of the minimum lot size
permitted in an R-1 clustered design. In the PRD portion of the property, the application is
proposing 217 age-restricted dwelling units, which include a mix of front and rear loaded singlefamily detached homes. The Applicant has also allowed for the option of rear loaded single-family
attached units (townhomes) in some locations. All of the PRD dwelling units will be served by
Town of Warrenton water; they will also have private sewage collection and treatment systems
provided by the Applicant. A mix of preserved natural open space and developed passive open
space has been included throughout the property. Several Waivers and Modifications have been
requested as a part of the PRD rezoning; these have been listed and evaluated below.
The Applicant is also requesting to rezone approximately 27.87 acres from R-1 to Rural
Agriculture (RA). This is the same area that is proposed to be removed from the Warrenton Service
District, with the Comprehensive Plan Amendment. The entire RA portion of the property will be
outside of the proposed Warrenton Service District, and will be subject to the proffer statement,
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and portions of the COD. The key concept behind this down zoning of land, is to offer permanent
protection of the ridgeline and southern gateway into the Town of Warrenton. It is important to
note that no increase of RA Density is being requested or sought with the rezoning application.
All of the land being proposed to be rezoned to RA will be part of a perpetual conservation
easement and subject to non-common open space restrictions, along with a substantial portion of
the existing RA land.
PROPOSED Zoning Map

A summary and analysis of the Proffer Statement, CDP, COD, and other elements typically
considered in rezoning applications is provided below. Additionally, the Arrington Summary
Table, attached, provides a synopsis of various design and development commitments the
Applicant has made through the CDP, COD, and Proffer Statement. The propertys development
program has also been summarized in this document.

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In addition to Comprehensive Plan Amendments, Section 13-210 of the Zoning Ordinance gives
additional guidance when reviewing and considering approval of zoning amendments (rezoning
applications), see above. The Board of Supervisors should consider these matters when evaluating
the Rezoning application. As previously stated, Staff believes that this request is consistent with
the current trends of growth and development, while at the same time protecting natural resources
and desired viewsheds.
Proffers
A Proffer Statement has been submitted by the Applicant as part of the rezoning application (see
attached). The proffers are intended to give the County further assurance as to the type and quality
of the development for the proposed project, as well as to identify which improvements and
financial contributions the Applicant will be responsible for. The Proffer Statement is broken into
the following sections, with a staff summary of the commitments made by the applicant following
each section header:
1. Development Planning Documents This section identifies the CDP, COD, and rezoning
plat as regulating documents.
2. The Property This proffer clarifies and defines the areas of the property to be rezoned
and commits the areas zoned and rezoned to PRD and RA to being subject to the proffer
statement.
3. Code of Development This proffer references and incorporates the projects COD as a
controlling document.
4. Land Use This proffer requires that all development of the Property shall be in substantial
conformance with the approved CDP and COD, and that there will not be not more than
217 age-restricted residential lots in the PRD, 10 market rate residential lots in the RA area,
and a single R-1 lot totaling a maximum of 228 residential lots. The Applicant also commits
to retaining the existing farm pond, as well as healthy, mature trees and existing hedgerows
on the Property, except where home sites, roads, utilities, or drainfields are being planned.
5. Construction of Age-Restricted Housing Units This proffer commits to all dwelling units
within the PRD zoned portion of the Property to being age-restricted housing (55 years of
age or older). It also provides clarification and restrictions on cohabitants, guests, and
vesting to a person under the age of 55.
6. Residential Phasing This proffer identifies each of the five (5) hamlets as individual
phases, and allows for the phases to be developed in any order and permits multiple hamlets
to be developed concurrently, so long as no more than 75 residential occupancy permits
are issued in any one calendar year.
7. Creation of Property Owners' Association The Applicant will create an Arrington
Conservancy for the role of the property owners association. Amongst other duties the
Conservancy will own and maintain the open space areas and other common features.
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8. Water and Sewer This proffer commits all the lots to being connected to Town of
Warrenton public water service. The PRD lots and R-1 lot will be served by a privately
maintained alternative on-site community wastewater treatment and subsurface disposal
system (developed at the Applicants expense), and the RA lots will be served by individual
septic systems.
9. Parks and Recreation The Applicant will contribute, to the Board for Parks and
Recreation purposes, $2,260.00 per PRD residential unit, payable on the issuance of an
occupancy permit. This amount is per the Fauquier County Board of Supervisors Proffer
Policy. The Applicant has retained the right to reduce this amount on a pro rata basis for
the design, construction and initial maintenance of a dog park to be located within a Town
of Warrenton Park facility; the regrading and reseeding of an existing athletic field at
Brumfield Elementary; the regrading and reseeding of new athletic fields at Brumfield
Elementary, at the Board of Supervisors request; and the construction of a public trail
connecting the project and Brumfield Elementary to the Warrenton Branch. A 60 foot wide
public trail easement will also be dedicated to the County at no cost.
10. Landscape and Conservation With this proffer, the Applicant commits to many different
conservation and preservation measures which include:
a. Approximately 278.11 acres of land to be placed in permanent conservation
easements deeded to Fauquier County;
b. The protection of preserved or installed vegetation and trees for buffer areas, street
trees, and open spaces, including tree save areas identified in the RA portion of the
property;
c. A tree survey locating all trees having a breast height diameter of 12 inches or more
located within 25 feet of the perimeter of the limits of clearing and grading for those
lots located in the RA portion of the property; these specimen trees will be protected
and preserved to the extent possible;
d. Incorporating existing stands of trees and hedgerows into development plans and
protecting them where possible;
e. Prohibiting wetlands, floodplain, or archaeological sites from being located on any
PRD residential lot;
f. Placing signage related to the history of the property at two (2) locations within the
Propertys common area;
g. The three (3) significant archaeological sites and one (1) architectural site will be
permanently protected, and all four will have a 25 foot undisturbed buffer placed
around them;
h. Additional plantings to screen the development from neighboring residences to the
west.
11. Library The Applicant will contribute, to the Board for library purposes, $707.00 per
PRD residential unit, payable on the issuance of an occupancy permit. This amount is per
the Fauquier County Board of Supervisors Proffer Policy.

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12. Emergency Services The Applicant will contribute, to the Board for emergency services,
$3,003.00 per PRD residential unit, payable on the issuance of an occupancy permit. This
amount is per the Fauquier County Board of Supervisors Proffer Policy.
13. Sheriff The Applicant will contribute, to the Board for the County Sheriffs Department,
$468.00 per PRD residential unit, payable on the issuance of an occupancy permit. This
amount is per the Fauquier County Board of Supervisors Proffer Policy.
14. Environmental Services The Applicant will contribute, to the Board for Environmental
Services, $641.00 per PRD residential unit, payable on the issuance of an occupancy
permit. This amount is per the Fauquier County Board of Supervisors Proffer Policy.
Additionally, three (3) to four (4) existing wells will be offered to the County and Town
for ground water monitoring.
15. Animal Shelter The Applicant will contribute, to the Board for the Animal Shelter,
$128.00 per PRD residential unit, payable on the issuance of an occupancy permit. This
amount is per the Fauquier County Board of Supervisors Proffer Policy.
16. Transportation This proffer commits the Applicant to road improvements and right-ofway dedication as shown on the CDP, including that the proposed roundabout will be
constructed by the 75th residential occupancy permit (subject to VDOT approval); the
proposed Alwington Boulevard connection will be constructed by the 150th residential
occupancy permit; and right-of-way dedication of approximately 1.41 acres along Lovers
Lane at the first record plat for the RA land.
17. Wastewater Treatment and Subsurface Dispersal System The design, construction, and
operation of the proposed Alternative Onsite Sewerage System is committed to be in
accordance with Virginia Department of Health (VDH) standards and regulations in this
proffer. Many of the Special Exception standards have also been committed to by the
Applicant in this section.
18. Requirements for Construction of Subsurface Structures This proffer requires that for all
below grade basements which are constructed on soils with high water tables, the
foundation drainage system of the structure will be designed by licensed professional
engineers to assure a dry basement and to preclude wet yards and recirculation of pumped
or collected water. It also commits to identifying the foundation drainage system on the
deed and how disturbance around the system should be avoided.
19. Employment Opportunities The Applicant will advertise, in a local newspaper, requests
for proposals for general and specific contracting services related to the construction of the
project and individual homes.
20. Escalator Clause Commits that any monetary contributions which are paid to the Board
of Supervisors, by the Applicant, after 36 months from the date of rezoning approval shall
be adjusted in accordance with the Urban Consumer Price Index (CPI-U).

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Concept Development Plan (CDP)

A CDP was included as part of the Rezoning application materials. It will be used to guide the
future site development. Additionally, the future Code of Development Site Plans will need to be
in general conformance with the CDP. The CDP shows the overall layout of the projects
development, as well as the propertys existing conditions and soil characteristics. The projects
natural open spaces, community greens, trail locations, bench locations, and high visibility lots are
all identified within the CDP. A preliminary utility (water and sewer) design, preliminary grading,
and conceptual stormwater management plan were also included. The CDP was evaluated to
determine that the property could be developed as planned. Staff and the review agencies have no
significant concerns which would prohibit the property from being developed in accordance with
the CDP.
Code of Development (COD)
The Arrington Code of Development (COD) was submitted, by the Applicant, as a part of the
application materials. It guides the design, development and construction for the entire Arrington
neighborhood with the goal of fulfilling the vision committed to by the Applicant. The COD is
divided into four (4) parts: Overview, Plan Requirements, Building and Lot Requirements, and
Appendices. Each section provides insight to the design concepts which went into developing the
plan, sets guidelines for the development of the project, and defines the projects design
requirements and architectural styles.
The Overview includes a general description of Arrington. This includes the intent to satisfy a
need for a premier community for residents age 55 and over, while providing a development which
is unique, desirable, and sustainable. The Applicant states that the project is inspired by the Town
of Warrentons historical character, and features Traditional Neighborhood Design (TND)
components such as a network of well-connected streets and blocks and a variety of public spaces.
The rules outlining how the regulatory process will work for the project are also contained in this
section of the COD.
Part II of the COD, Plan Requirements, establishes the development program, both overall and
within the individual hamlets, and the uses permitted within Arrington. It also defines the standards
for the development of the streets and streetscapes, utilities, site furniture, open spaces and
amenities, and diversity of lot types. These elements and their relationship to each other will be
used to define and create the structure of the neighborhood.
The third part of the COD, Building and Lot Requirements, establishes detailed guidelines for
house layouts on the lots and their corresponding accessory structures. Specific setback
requirements, restrictions on driveways, locations of garages and accessory structures, and rules
for building height are included in this section. Additionally, this section of the COD includes the
architectural styles to be used at Arrington, their characteristics, as well as other critical design
elements related to the design of the homes.
Appendices that address landscape standards, plant materials, conceptual signage, and
enlargements of the various maps and exhibits have also been included in the COD.
15

Staff and the Applicant have worked together to ensure that the project is developed utilizing many
of the TND principles, concepts and design details desired in the PRD district. Staff believes that
the proposal is consistent with the PRD zoning district and compatible with the neighboring
development and the nearby historic portions of the Town of Warrenton.
Transportation
The applicant has submitted a Traffic Impact Analysis (TIA) as part of the required rezoning
materials. The TIA has been reviewed by both Planning Staff and the Virginia Department of
Transportation (VDOT). Primary access to the site is proposed via a full-access entrance on James
Madison Highway (U.S. Route 17//29/15 Business) at the location of an existing median break,
where the Applicant is proposing to construct a one-lane roundabout. The proposed one-lane
roundabout is strongly preferred by the Applicant, as a safe entrance feature to Arrington, and the
Town of Warrenton. It is also stated that the roundabout will maintain traffic operations for all
approaches, particularly for the ingress/egress movements for the proposed Arrington
development. Secondary access is proposed with an extension of Alwington Boulevard. The
provided analysis indicates that traffic conditions in the year 2020, with the build-out of Arrington,
would be adequately accommodated at the study intersections with no off-site improvements, and
minimal to no impact to the study intersections.
Utilities
The Applicant has reached an agreement between Fauquier County, the Town of Warrenton, and
themselves, to have the Town provide water services to the project. Sewer service will be provided
through a private waste water treatment plant and mass drainfield system. All dry utilities appear
to be in the vicinity of the property and able to adequately serve the property.
Stormwater Management
A preliminary stormwater management plan was submitted as part of this application. The
proposed facilities appear to be adequate for the development of the site. The future COD Plan
reviews will ensure that the facilities meet all applicable regulations and the needs of the project.
Cultural and Historic Resources
The subject parcel was once a part of a historic property called Leeton Forest, a plantation
established around 1780 by Charles Lee who served as Attorney General of the United States under
Presidents Washington and Adams. Phase I archaeological studies were completed in 2007 and
2010, as well as windshield and intensive level architectural studies. Ten (10) archaeological sites
and one (1) architectural site were identified on the property. (See attached table and map which
describes the sites.) Three (3) of the sites, 44FQ0205, 44FQ0206, and 44FQ0229, have been
determined significant and potentially eligible for inclusion in the National Register of Historic
Places. The Applicant has proffered that the three (3) potentially eligible archaeological sites and
the architectural site will be permanently protected as a part of the projects open space system.
Additionally, the four sites will have a 25 foot undisturbed buffer placed around them as shown

16

on the CDP. The Applicant has also proffered that signage related to the history of the property
will be placed at two (2) locations as part of the development for the project.
Natural Resources
The property contains several natural features which effect the development potential of the site.
The northern half of the property contains Turkey Run, several unnamed tributaries to Turkey Run,
a farm pond and associated FEMA floodplain around the streams. Pockets of wetlands have also
been identified in and around the floodplain. There are two large wooded areas, approximately
44.6 and 62.3 acres, on the southern half of the property. On the eastern portion of the property,
there is a prominent ridge line which runs along the Business James Madison Highway frontage,
and some moderately steep slopes at the northern end of the ridge. The Site Aerial Map, above and
attached, and Natural Features Map, attached, shows the general location of these features. For
the most part these features have been avoided in the applications development scheme and they
have been preserved/protected as a part the projects open spaces.
Zoning Ordinance Analysis:
Section 4-114 of the Zoning Ordinance provides General Standards for Approval of a Rezoning
to the Planned Residential District. Following each standard is a staff evaluation in italics.
4-114 General Standards for Approval of a Rezoning to the Planned Residential District
In addition to the specific requirements of this section and the standards for rezoning for all
development contained in Section 13-200, the following standards shall be utilized and adhered to
by the Planning Commission and Board of Supervisors in determining whether to approve the
proposed development:
A. The design of the development is such that it will achieve the stated purpose and intent of
the PRD District, to create pedestrian oriented residential neighborhoods of traditional
design, providing for a reasonable and sustainable transition to adjoining development,
with open space, landscaping and/or larger lots utilized to provide buffers where
appropriate.
The purpose of the PRD district is to permit developments with a variety of residential unit types
in an orderly relationship to one another, with a balance of community supporting commercial
uses, community amenities, and open space areas. It is intended that the PRD district be utilized
to create pedestrian oriented residential neighborhoods of traditional design physically integrated
with the existing surrounding development.
Arrington utilizes TND principles and neo-traditional planning concepts throughout its design. It
contains a traditional, generally rectilinear, pattern of blocks and interconnecting streets and
alleys that are oriented to the pedestrian. The project requires each block to have a mix of lot
sizes, front yard setbacks, building forms, architectural styles and building colors. Public spaces,
including large natural area parks, developed community greens, pocket parks and other open

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spaces, have been located throughout the project. These areas are easily accessible and
interconnected by sidewalks and/or trails throughout the community.
The lot sizes adjacent to existing development appear to be compatible with the neighboring
properties. Additionally, a natural buffer, a minimum of a 100 feet wide, has been provided where
the project is adjacent to existing residential neighborhoods.
B. The development is in substantial conformance with the adopted Comprehensive Plan with
respect to type, character and intensity of use and public facilities.
The development is in conformance with the Comprehensive Plan in respect to type, character and
intensity of use and public facilities.
C. The development provides complementary commercial uses where appropriate.
Commercial uses are not proposed with this application. Staff believes that the propertys location
and development area is not conducive to or appropriate for commercial development.
Commercial uses are most appropriate within the Main Street corridor of historic downtown
Warrenton or other established commercial areas of Warrenton. The addition of commercial uses
in the project would create competition, and likely not be beneficial to either the citizens of
Fauquier and Warrenton, or the Applicant.
D. The development provides for a mixture of housing types, sizes, and affordability. Housing
in a range of sizes and styles is integrated throughout the development. Opportunities for
accessory apartments and live-work units are provided where appropriate.
Arrington is proposed to contain a mix of front loaded, rear loaded and side loaded single-family
detached units. The Applicant has reserved the right to convert some of the detached rear loaded
units into attached (townhome) rear loaded units at a later date. Each block face at Arrington is
required to have at least three different types of lot widths, with a minimum ten (10) foot difference
in width between the smallest and the largest of the three. The COD also requires that no more
than three lots on the same block face be the same size. Additionally, to ensure diversity across
the project, there are requirements related to varying building forms, color palettes, architectural
front faades, front setbacks, building height, roof pitch and roof orientation.
The Applicant has requested a maximum of 20% of the lots to have urban cottages. These can be
located above the garage or may stand alone. This would equate to a maximum of 43 urban
cottages within the project at build-out. The urban cottages add a different unit type for the project
which will generally be affordable.
E. The development is designed with a pedestrian orientation, with clearly defined continuous
sidewalks and paths enhanced by trees, pocket parks, seating and other streetscape
elements. Buildings are located close to the sidewalk with the mix of uses providing for a
variety of possible pedestrian destinations within walking distance of each other.
The Code of Development shows five foot wide sidewalks and street trees, between the back of
curb and sidewalk, on both sides of the street for all streets within the PRD portion of the project.
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Each of the hamlets has a formal central community green which has passive amenities and will
be a pedestrian destination and community gathering place. Smaller less formal pocket parks
have also been located throughout the development. Additionally, the Applicant has identified 19
places where benches will be located along the streets and trails in the community. The houses
are required to be located close to the street, within 10 to 20 feet, which will create the desired
pedestrian oriented streetscape.
F. Buildings and spaces within the PRD are designed to create neighborhoods that are
attractive and inviting, and in keeping with the feel, style and architectural vernacular of a
traditional town in the Virginia piedmont. The elements of building height, setback, yards,
architecture and spatial enclosure as established by the Code of Development for the
project all contribute to the appearance and function of the development.
Arrington requires a variety of lot widths, front setbacks and lot types (garage location/access).
Additionally, a variation in architectural style, form (building height, roof orientation, and/or roof
pitch), and color scheme is required. Houses will be between one (1) and two (2) stories in height
and are required to greet the public domain with varying front setbacks of 10 to 20 feet from the
lot line to the house. The front of the house will include porches, stoops or balconies.
Each block is required to incorporate a variety of architectural faades, and a variety of front
setbacks, with a setback differential between two (2) and six (6) feet between adjacent homes.
Additionally, architectural front faades of the same style are prohibited from being placed side
by side or across the street from each other. The COD also requires that one (1) in every three (3)
single-family detached house have a different form. No two (2) houses in the same block will be
identical in height, style and color.
Arringtons COD requires that the elevations of every house be designed to be consistent with one
or more historical architectural styles found in Fauquier County or the broader Virginia
Piedmont. The goal of the architecture is to create a sense of place for Arrington with a scale and
character that is sympathetic to and compatible with that found in the historic neighborhoods of
the Town of Warrenton and the broader regional context. The range of architectural styles
allowed includes: Federal/Adams, Colonial Revival, Folk Victorian and Craftsman. Other
historical styles documented to be found repeatedly in Fauquier County or the greater Piedmont
may also be included.
Each home is required to be designed so that the front elevation is consistent with the selected
architectural style or styles. The key defining features or styles identified include roof line details,
roof pitch, windows, trim, porch details, doors, building heights and other defining features. These
principles are defined in the COD, as well as other architectural standards related to design and
materials.
G. Streets are designed to consider their influence on the character of the neighborhood as
well as their carrying capacity. Street networks provide multiple connections internally and
connect through to adjoining properties where appropriate, providing multiple routes to
any destination. Generally, local streets are narrower, minimizing pavement. Parking is
accommodated on the street. Utilities are provided within the street wherever possible, in
order to accommodate a streetscape that includes street trees as well as sidewalks.
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The street network has been designed to provide multiple internal connections and provide
multiple routes to destinations. The streets have been designed to be as narrow as possible while
still meeting VDOT standards and providing on-street parking. All streets, within the Hamlets,
include sidewalks, five (5) feet wide, on both sides of the street, and street trees planted in a six
(6) foot wide buffer strip located between the sidewalk and back of curb. Wet utilities are to be
located within the street right-of-way, and dry utilities will be located within the front setback or
within an alley easement.
H. Open space is treated as an integral component of the development design. Small parks
are provided throughout the development within walking distance of all residents. In core
areas, small open spaces such as plazas or courtyards are provided at appropriate locations
to provide a focal point for the community and to serve as gathering places. Larger
developments provide for active recreational opportunities for residents. Natural and
environmentally sensitive areas are preserved and protected. The open spaces within the
development are connected by sidewalks or trails, and connected to other open spaces.
Each of the four (4) PRD hamlets within Arrington will include a community park which will
feature amenities such as a covered structure, planting beds, passive recreation, benches and
gardens. As mentioned above, smaller less formal pocket parks have also been located throughout
the community. No formal active recreational facilities have been provided; however, the
community greens provide opportunity for informal active recreational facilities. Additionally,
the Applicant has proffered a monetary donation for Parks and Recreation purposes, which could
be used to create active recreation facilities. Furthermore, there are existing active recreational
facilities in and around the Town of Warrenton which are easily accessible to the future Arrington
residents. Natural and environmentally sensitive areas are preserved and protected through a
wild flower meadow in the floodplain and additional agriculture and conservation areas. The
Applicant has also proposed orchard and berry plantings as amenities for the community. All of
the open space areas are accessible by the projects sidewalk and/or pedestrian trail system.
I. The development minimizes the amount of parking provided, maximizing opportunities
for on-street parking and shared parking. Parking for commercial uses are located to the
rear and side of buildings and dispersed in smaller lots where possible, so that it does not
dominate the street. In residential areas, garages are predominately located to the rear, with
alley access, returning the street to the pedestrian. Where garages are fronting on streets
rather than alleys, they are designed such that they are not a prominent feature of the street,
with side-loading doors and greater setbacks than the remainder of the house.
On-street parking is provided throughout the development; no independent parking lots are
included with the development plan.
Approximately 25% of the lots, 55 of the permitted 217, are required to be served by alley access
with rear loaded garages. These garages may not be sized for more than two (2) cars, and will be
set back from the alley easement a minimum of five (5) feet. The driveways, which serve rear
loaded garages from an alley are not permitted to exceed 18 feet in width.

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The remainder of the lots, approximately 75%, are to be served by street access with front or side
loaded garages. (It should be noted that the applicant has identified 16 front loaded lots which
could be converted to rear loaded at their discretion.) Front loaded garages shall be set back a
minimum of 14 feet behind the front wall of the house. Side loaded garages shall be set back a
minimum of eight (8) feet behind the front wall of the house. Both front and side loaded garages
will be set back a minimum of 30 feet from the sidewalk. All front loaded garages may be sized
for up to two (2) cars. Driveways, off the streets, are not permitted to exceed 18 feet in width for
a distance of 20 feet in front of the garage, and are then required to transition (within 10 feet) to
the width of the curb-cut (a maximum of 12 feet) for the remainder of the driveway.
The COD also makes several commitments regarding the orientation and location of driveways
and garages. Groups of five (5) to seven (7) adjacent single-family detached front load lots must
have at least two (2) side loaded, detached garage or shared driveway lots, and groups of eight
(8) or more adjacent single-family detached front load lots must have at least four (4) side loaded,
detached garages or shared driveway interior lots. In all cases, no more than four (4) adjacent
lots with individual driveways are permitted, and no more than three (3) Village Detached Front
Load lots may be adjacent to each other.
J. Lighting is traditional in form and consistent with the human-scale orientation of the
development, oriented toward pedestrians and minimizing impacts on dark-skies.
Pedestrian street lights are to be provided along every street within the proposed PRD
development area. The lights are to be a maximum of 12 feet in height and spaced at intervals of
200 to 250 feet. The fixtures and poles will have a dark finish and reflect a traditional design. All
lights will be shielded. This will allow for the lighting to be oriented toward pedestrians and
minimize the impacts on dark-skies.
K. The development efficiently utilizes the available land and protects and preserves
floodplains, wetlands and steep slopes.
With the exception of the extension of Alwington Boulevard to provide a secondary entrance to the
project, and a pedestrian trail, the development avoids floodplains, wetlands, and steep slopes and
thereby protects and preserves them as a part of the open space within the project.
L. The development is designed to prevent substantial injury to the use and value of existing
surrounding development, and shall not hinder, deter or impede use of surrounding
properties in accordance with the adopted Comprehensive Plan.
As the area surrounding the development is primarily single-family detached homes, the
development is believed to be compatible with the neighboring properties. Additionally, there is
a minimum of a 100 foot buffer between the existing residential communities to the west and the
rear of the closest proposed lots. Staff does not anticipate that the value of existing surrounding
development will be negatively affected. The development does not hinder, deter or impede the
use of surrounding properties in accordance with the adopted Comprehensive Plan.
M. The development shall be located in an area in which transportation, police and fire
protection, other public facilities and utilities, including water and sewer, are or will be
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available and adequate for the uses proposed; provided, however, that the Applicant shall
make provision for such facilities or utilities which are planned but not presently available.
The PRD portion of the development is within the Warrenton Service District, where public
facilities are available. The Applicant has reached an agreement with the Town of Warrenton and
the County to have the Town provide public water service to the property. Sewer service is
proposed to be a private treatment system, at the Applicants expense.
Request for Waivers
As mentioned above, the Applicant is requesting that the Board of Supervisors approve seven (7)
modifications and waivers associated with the Arrington Rezoning application in order to better
accomplish the development of the project. The Zoning Ordinance permits the Board of
Supervisors to modify the regulations to better accomplish the purpose of the PRD. Following
each standard is a staff evaluation in italics.
1. Waiver of Fauquier County Subdivision Ordinance Sections 6-1 (local streets) and 6-2
(collector streets) to allow grass shoulders in place of required gravel shoulders per County
specifications and standards.
This waiver is for the main entrance road into the project from Shirley Avenue, and within the RA
area of the project. The applicant is requesting grass shoulders along the main entrance road into
the community to meet the aesthetic desires of the project. No parking is being proposed for this
street. The street which is planned in the RA area is only providing vehicular access to nine (9)
home sites with low volume trips and limited on-street parking demands. Staff supports this
request as it minimizes the impervious areas and provides a more rural look which would be
desired in this portion of the development.
2. Waiver of Fauquier County Subdivision Ordinance section 5-6 (street grade) to allow grass
ditches.
The Subdivision Ordinance requires ditches along streets with grades of 5% or more to be paved
with an approved concrete mixture. The applicant is requesting grass ditches to meet the aesthetic
desires of the project. Staff supports this request as it minimizes the impervious areas and provides
a more rural look which would be desired in this portion of the development.
3. Waiver of Fauquier County zoning ordinance article 7-301 to allow private streets.
Arrington is requesting that the proposed alleys be permitted to be private streets. Staff believes
this request is consistent with the PRD Ordinance and allows for the desired rear loaded products.
Additionally, alleys are not typically accepted into the VDOT system.
4. Waiver of ZO Section 4-106 F.5 to waive the requirement for a site plan for urban cottages
and to require location of urban cottages to be designated on the approved final plat.

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The Applicant has stated that the inclusion of an urban cottage on a lot will be presented to the
prospective buyer of the house as an option. Therefore, requiring the cottages to be designated on
the final plat is premature. This waiver would give flexibility to the developer and future homeowners as to the location of the urban cottages. Should this waiver be granted, it will be the
responsibility of the developer and Community Development staff, at time of building permit, to
keep a tally of the total urban cottages. Staff has no objections to this request, as it allows the
urban cottages to be constructed where they are desired by the end users.
5. Waiver of Zoning Ordinance (ZO) Section 4-106 F.1 to allow urban cottages, accessory to a
single-family detached principal dwelling, on any size lot and to not require the location of
urban cottages to be specified on Concept Development Plan.
The Zoning Ordinance (Section 4-106 F.1) requires these accessory dwelling units to be located
on lots greater than 7,500 square feet, and that the CDP show land bays where the accessory
dwellings are permitted. The Applicant is requesting a modification to allow accessory dwellings
on any size lot within the development, and a waiver of the requirement that the location be shown
on the CDP. They state that the determination to have an urban cottage will be made by the home
buyer, therefore, requiring the Urban Cottage to be designated on the CDP or final plat is
premature. Additionally, a homeowner may request to construct an urban cottage after the initial
phase of home construction, which potentially would not be permitted with strict adherence to the
Zoning Ordinance. Staff believes that this request is justified as it provides flexibility to the
developer and future homeowners as to the location and construction of the urban cottages.
6. Modification of ZO Section 4-107.C.3 to allow the driveway to be 12 wide.
Section 4-107.C.3 requires the driveway, for an individual house, to not exceed ten feet (10) in
width up to where the driveway meets the vertical plane of the front wall or porch of the house.
The Applicant is requesting a modification to 12 feet to be in accordance with the minimum width
of a private entrance as required by VDOT. The COD requires the driveways to not exceed a
width of 18 feet for a distance of 20 feet and then transition (within next 10 feet) from the width of
the garage to a maximum width of 12 feet. Staff believes this request meets the intentions of the
PRD Ordinance, while at the same time meeting VDOTs requirements.
7. Waiver of Subdivision Ordinance (SO) Section 4-19 to waive the requirement of fronting a
public street for the Cottage Lots.
The SO, in Section 4-19, requires all lots to front on an existing or recorded public street or a
public street dedicated by the subdivision plat. At a few locations, lots within Arrington are
proposed to be served by an alley and front a community green, which will be owned and
maintained by the Arrington Conservancy. Staff has no objections to this request, as it creates an
additional and distinct product type for the community. Additionally, it minimizes the impervious
area and removes a portion of the road where it is not needed, while still allowing the lot to front
on a public space.

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Preliminary Plat Analysis:

The Preliminary Plat process is being used to subdivide the 224.53 acres of the property zoned RA
into ten (10) lots. The new lots are proposed to be clustered in a wooded area in the northwestern
portion of the RA zoned area. These nine (9) lots range in size from 1.97 acres to 3.57 acres, and
have a total development area of 29.62 acres or approximately 13% of the RA zoned area. There
is also one (1) residue lot of 194.91 acres or approximately 87% of the RA zoned area. The residue
lot will be subject to a Perpetual Conservation Easement and Non-Common Open Space Easement
restrictions. All of these lots are subject to portions of the Arrington Proffer Statement and
Arrington Code of Development. Water service, to these ten (10) lots, will be provided by the
Town of Warrenton. Each lot will have an individual drainfield, which has previously been
approved by the Health Department.
A 4.10-acre portion of the property, currently zoned R-1 (not part of the PRD or RA rezoning
areas), is also being proposed as part of the Preliminary Plat. This lot contains a tenant house
which is being retained by the current landowners. Town of Warrenton water service and the
private sewage collection/treatment will be made available to this lot. The R-1 lot is not subject
to portions of the Arrington Proffer Statement or Arrington Code of Development.
Special Exception Analysis:
The standards below apply to the related special exception applications. Following each standard
is a staff evaluation in italics.
5-006 General Standards for Special Permits and Special Exception Uses
These standards apply to SPEX-15-003479 Special Exception Category 20 Public Utilities and
Category 30 Waiving the Requirement for Public Sewer, and SPEX-15-003481 Special
Exception Category 23 Floodplain Uses
1. The proposed use shall be such that it will not adversely affect the use or development of
neighboring properties. It shall be in accordance with the applicable zoning district regulations
and the applicable provisions of the adopted Comprehensive Plan. The location, size and height
of buildings, structures, walls and fences, and the nature and extent of screening, buffering and
landscaping shall be such that the use will not hinder or discourage the appropriate
development and/or use of adjacent or nearby land and/or buildings or impair the value thereof.
The Special Exception applications are part of Comprehensive Plan Amendment and Rezoning
applications. Should those applications along with the Proffered Conceptual Development Plan
be approved, the uses will be in accordance with the applicable zoning district and the
Comprehensive Plan. Staff does not believe that the proposed use will adversely affect the use or
development of neighboring properties, hinder or discourage the appropriate development and/or
use of adjacent properties, or impair the value. The location of the buildings, structures, and fences
proposed with these Special Exception applications will not hinder or discourage the appropriate
development and/or use of adjacent or nearby land and/or buildings or impair the value thereof.
This standard will be further evaluated during the processing of future associated applications.

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2. The proposed use shall be such that pedestrian and vehicular traffic generated will not be
hazardous or conflict with the existing and anticipated traffic in the neighborhood and on the
streets serving the site.
It is not anticipated the proposed Special Exception uses will generate vehicular traffic which will
be hazardous or conflict with existing and anticipated traffic in the neighborhood and on the
streets serving the site. No pedestrian traffic will be generated by the Special Exception uses.
It should be noted that a TIA was submitted for the entire project. It indicated that at build-out
there would be minimal to no impact from Arrington on the surrounding street network.
3. In addition to the standards which may be set forth in this Article for a particular category or
use, the BZA and Board may require landscaping, screening, yard requirements or other
limitations found to be necessary and appropriate to the proposed use and location.
Conditions that require the Wastewater Treatment Plant and Pump Station to be designed to be
architecturally compatible with the remainder of the development in the project, and that all
equipment, machinery and facilities not within an enclosed building must be effectively screened
have been recommended. No other landscaping screening, yard requirements or other limitations
are being recommended for the Special Exception uses.
4. Open space shall be provided in an amount at least equal to that specified for the zoning district
in which the proposed use is located.
There are no open space requirements for the proposed Special Exception uses. It should be
mentioned that open space which exceeds the zoning district requirements has been provided
within the overall Arrington applications.
5. Adequate utility, drainage, parking, loading, and other necessary facilities to serve the
proposed use shall be provided. Low impact development techniques are encouraged by the
County and shall be incorporated into the site and facility design when deemed appropriate by
the applicant after consultation with appropriate county officials. Parking and loading
requirements shall be in accordance with the provisions of Article 7.
The Special Exception Plats appear to show adequate utility, drainage, parking, loading, and other
necessary facilities to serve the proposed uses. These facilities will be further evaluated during
the Site Plan review process to ensure that the proposed site development meets all applicable
state and local regulations.
6. Signs shall be regulated by the provisions of Article 8, except as may be qualified in the Parts
that follow for a particular category or use. However, the BZA and the Board, under the
authority presented in Section 007 below, may impose more strict standards for a given use
than those set forth in this Ordinance.
No signage is been proposed with these Special Exception applications.

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7. The future impact of a proposed use will be considered and addressed in establishing a time
limit on the permit, if deemed appropriate. Existing and recent development, current zoning
and the Comprehensive Plan shall be among the factors used in assessing the future impact of
the proposed use and whether reconsideration of the permit after a stated period of time would
be necessary and appropriate for the protection of properties in the vicinity and to ensure
implementation of the Comprehensive Plan.
No time limit is proposed with these applications. The proposed uses are associated with the
development of Arrington and intended to be permanent necessary improvements.
8. The proposed use shall be such that air quality, surface and groundwater quality and quantity,
are not degraded or depleted to an extent that would hinder or discourage the appropriate
development and/or use of adjacent or nearby land and/or buildings or impair the value thereof.
It is not anticipated that the proposed uses will degrade or deplete air quality or surface and
groundwater quality and quantity. This standard will be further evaluated during the Site Plan
review process, to ensure that the development meets all applicable state and local regulations.
9. Except as provided in this Article, all uses shall comply with the lot size, bulk regulations, and
performance standards of the zoning district in which located.
The uses as shown on the Special Exception Plats appear to adhere to the regulations and
standards of the PRD zoning district. These standards will be further evaluated during the Site
Plan process and/or any future subdivision applications.
CATEGORY 20 PUBLIC UTILITIES
These standards apply to SPEX-15-003479 Special Exception Category 20 Public Utilities
5-2001 Additional Submission Requirements
1. In addition to the submission requirements set forth in Section 011 above, all applications for
Category 20 uses shall be accompanied by the following:
A. Four (4) copies of a map showing the utility system of which the proposed use will be an
integral part, together with a written statement outlining the functional relationship of the
proposed use to the utility system.
B. Four (4) copies of a statement, prepared by a certified engineer, giving the basic reasons
for selecting the particular site as the location for the proposed facility and certifying that
the proposed use will meet the performance standards of the district in which located.
All of the submission requirements have been satisfied.
2. A Special Exception application for a private individual sewage treatment system which
discharges into an open ditch or water shall also include the following:

26

The application is not proposing a private individual sewage treatment system which discharges
into an open ditch or water. Therefore, these additional submission requirements are not
applicable.
5-2002 Standards for All Category 20 Uses
In addition to the general standards set forth in Section 006 above, all Category 20 special permit
and special exception uses shall satisfy the following standards:
1. Category 20 Special Permit and Special Exception uses shall not be required to comply with
the lot size requirements or the bulk regulations set forth for the zoning district in which located
in Part 4 of Article 3. However, such requirements may be established in the conditions under
which such a special permit or special exception is granted.
Provided for reference. No additional lot size requirements or bulk regulations, beyond what is
shown on the Special Exception Plat, are being recommended.
2. No land or building in any district other than the Industrial Districts shall be used for the storage
of materials or equipment, or for the repair or servicing of vehicles or equipment or for the
parking of vehicles, except those needed by employees connected with the operation of the
immediate facility.
A condition has been recommended which ensures this standard is met.
3. In all zoning districts, other than the I-2 District, all equipment, machinery and facilities not
located within an enclosed building shall be effectively screened.
The Applicant has stated that all equipment will be inside a structure. A condition has been
recommended which ensures that this standard is met.
4. If the proposed location of a Category 20 use is in a Residential District there shall be a finding
that there is no more suitable site available for such use in a Commercial or Industrial District,
except that in the case of electric transformer stations and telephone and telegraph exchanges
or dial centers, there shall be a finding that there is no alternative site available in a Commercial
or Industrial District within distance of one mile, unless there is a substantial showing that it is
impractical for satisfactory service to be rendered from an available location in such
Commercial or Industrial District.
The use is within a Residential District and is designed to only serve the proposed residential
community. There is not a more suitable or appropriate site available in close proximity to the
property and available to the Applicant in a Commercial or Industrial District.
5. A special exception for a private individual sewage treatment system which discharges into an
open ditch or water, shall be allowed only to replace an existing sewage system which is
presently serving an existing use. That existing sewage system must have failed and have been
certified by the Virginia Department of Health to pose a real or potential health threat and a
27

discharging sewage treatment system is the only alternative for the repair. In approving such a
system the Board may establish conditions including but not limited to use, maintenance, and
testing.
The application is not proposing a private individual sewage treatment system which discharges
into an open ditch or water. Therefore, this standard is not applicable.
6. For those failed non-residential sewage systems located in a Commercial or Industrial District,
which are to be replaced with a private individual sewage treatment system that discharges into
an open ditch or water, an increase in the failed system capacity is allowed with approval of a
Special Exception, subject to the following standards:
The application is not replacing a failed non-residential sewage. Therefore, this standard is not
applicable.
7. Notwithstanding 5-2002.5 and 5-2002.6, above, a private individual sewage treatment system
which discharges into an open ditch or water may be approved in the RA/Rural Agriculture
zoning district for a farm supply establishment where the standards listed below are met:
The application is not proposing a private individual sewage treatment system which discharges
into an open ditch or water. Therefore, this standard is not applicable.
5-2300 CATEGORY 23 FLOODPLAIN USES
These standards apply to SPEX-15-003481 Special Exception Category 23 Floodplain Uses
In addition to the general standards as set forth in Section 006 above, the following standards shall
apply:
5-2301 Standards for All Category 23 Uses
1. No such use shall cause an increase in the level of flooding or velocity of flood waters.
The Applicant has stated that the proposed road crossing and asphalt trail may increase flood
elevations on-site immediately upstream of the proposed crossing, but no change to the floodplain
elevation and boundary will be proposed off-site. A condition has been recommended which
ensures this standard is met.
2. No such use shall create a potential hazard of debris subject to movement by flood waters
which might cause damage downstream.
It is not anticipated that the structures will create a hazard of debris subject to movement by flood
waters which might cause damage downstream. A condition has been recommended which
ensures this standard is met.
3. The John Marshall Soil and Water Conservation District shall be given the opportunity to
comment on such uses.
28

The John Marshall Soil and Water Conservation District, has provided comments. See Agency
Comments below.
4. The applicant shall have obtained and shall present evidence attesting any applicable approvals
by State and Federal authorities concerning such a use.
A condition has been recommended which ensures this standard is met.
5. Materials and equipment stored in the floodplain shall not be buoyant, flammable or explosive,
and shall not be subject to major damage by flooding or such materials and equipment must be
firmly anchored to prevent flotation or movement and/or can be readily removed from the area
within the time available after flood warning.
A condition has been recommended which ensures this standard is met.
6. Special exceptions shall only be issued after the Board of Supervisors has determined that the
granting of such will not result in (a) unacceptable or prohibited increase in flood heights, (b)
additional threats to public safety, (c) extraordinary public expense, (d) create nuisances, (e)
cause fraud or victimization of the public, or (f) conflict with local law or ordinances.
A condition has been recommended which requires a floodplain study. This study will ensure that
no unacceptable or prohibited increase in flood heights will occur as a result of the proposed use.
Staff believes that the application will not cause any threats to public safety, create extraordinary
public expense, create nuisances, cause fraud or victimization of the public, or be in conflict with
the local law or ordinances. All of the proposed uses are permitted in the Zoning Ordinance with
approval of this Special Exception.
7. Special exceptions shall only be issued after the Board of Supervisors has determined that the
special exception will be necessary to provide the applicant with reasonable use of the parcel
of land in question, taken as a whole.
Staff believes the floodplain uses are necessary to provide the Applicant with reasonable use of
the property.
A secondary vehicular connection is required by VDOT, given the number of residential lots being
proposed. Connections to other existing streets, specifically Leeton Court and Lovers Lane, were
previously explored. Both of the connections were met with criticism and opposition from the
neighboring property owners. As a result, the only other potential secondary access involves
extending existing Alwington Boulevard across the floodplain. An additional benefit of this
proposed connection is that it allows residents access to the existing signalized intersection with
Business Route 29.
The proposed asphalt trail provides a key pedestrian connection between several of the
development hamlets and various amenity areas. It is designed to accommodate and encourage

29

recreational use and accommodate pedestrian traffic throughout the development, which is a
desired component of the PRD district.
8. The Zoning Administrator shall notify the applicant for a special exception in writing, at the
time of filing, that the issuance of a special exception to construct a structure below the one
hundred (100) year flood elevation (a) will increase risks to life and property, and (b) will result
in increased premium rates for flood insurance.
Noted.
9. A record of the above notification as well as all special exception actions, including
justification for their issuance, shall be maintained and any special exceptions which are issued
shall be noted in the annual report submitted to the Federal Insurance Administrator.
Noted.
5-3000 STANDARDS FOR WAIVING REQUIREMENT FOR PUBLIC SEWER
These standards apply to SPEX-15-003479 Special Exception Category 30 Waiving the
Requirement for Public Sewer
5-3000 Standards for Waiving Requirement for Public Sewer
In residential, RA and RC zones, the Board may grant a Special Exception to waive the
requirement for public sewer where the following standards are met:
1. The development is located within an area in which the Fauquier County Water and Sanitation
Authority formally refuses in writing to extend sewer service or the applicant demonstrates to
the Board that the provision of public sewer is not technically or financially feasible in the area
to be served, and
The Fauquier County Water and Sanitation Authority has indicated that they do not have service
in the vicinity of the property and do not intend on extending the service. There is no other
authorized provider in the vicinity of the property.
2. Where the proposed subdivision lots are to be on individual septic fields, the applicant includes
with the special exception application a soils report demonstrating that the development will
not degrade ground water resources or impair any watershed, and that the proposed subdivision
will meet all requirements of the Health Department and the Subdivision Ordinance for
development on individual septic fields. The applicant shall provide sufficient data to
demonstrate that the development will not jeopardize the safety of present or future water
supplies and information regarding the topography, soil type and condition, surface and
subsurface drainage condition, water table, history of failures of septic systems in adjacent
areas, and the extent of septic system development in the area, or
The application is not proposing individual septic fields.
applicable.
30

Therefore, this standard is not

3. Where the proposed subdivision lots are to be served by a private central sewer system, the
applicant has demonstrated that:
a. The site characteristics are such that all necessary health department and other
governmental approvals can be obtained.
The Health Department stated that they have no initial concerns with the project or its various
applications. They believe that all necessary approvals can be obtained. The Applicant has
started preliminary discussion and work with the VDH concerning the final design and
engineering of the proposed treatment system and mass drainfield plan.
b. The development will not degrade ground water resources or impair any watershed.
It is not believed that the development will degrade ground water resources or impair the
watershed. This will be further reviewed and evaluated during the actual design and permitting
of the system.
c. The applicant has sufficient financial resources and a business plan to insure the successful
operation of the system for a period of at least ten years, and that the system will be deeded
to a homeowners association with all necessary authority and easements to operate the
system in perpetuity.
The Applicants Proffer Statement ensures that this standard will be met.
d. A special exception is obtained for the private treatment facility in accordance with Section
5-2000.
A Special Exception for a private treatment facility has been applied for, see above.
Agency Comments:
Staff and the appropriate referral agencies have reviewed the application and have the following
comments.
Zoning
Code of Development:
1. Page 5, Accessory Uses, #10: The applicant is advised that Urban Cottages are allowed in the
PRD zone only, per Z.O. Section 4-103.E.
Provided for Applicants reference.
2. Page 5: As the Code of Development section General Use Limitations, #6 includes Article 5
of the Zoning Ordinance, the RA and R1 zoned lots will therefore be eligible to construct

31

Accessory Dwelling Units as per the standards found in Section 5-104, as amended July 9 by
the Board of Supervisors.
Provided for reference.
3. Page 5, Accessory Uses, #8 restricts the renting of rooms to the PRD zone only, therefore the
Accessory Dwelling Units constructed in the RA or R1 lots will not be able to be rented; if it
is not the intent of the applicant to prohibit renting of rooms or Accessory Dwelling Units in
the RA or R1 zone, the reviewer suggests revising #8.
Provided for Applicants reference.
Proffers:
4. Page 6, 8.B: The reviewer would like to point out that proffered Parks and Recreation
contributions to the County are proposed to be pro-rata reduced by contributions to the Town
for design, construction and maintenance of a proposed dog park within the Town. The Board
of Supervisors may want to consider the decision to accept proffered improvements in another
district, although in this instance it is noted that the Arrington residents may choose to use the
Town dog park, as no other dog park is located in proximity to the proposed development.
Noted, provided for reference.
5. Page 8, 16.A: The applicant should be required to design, bond and construct adequate
entrances to the property as required and approved by VDOT, County and Town, not just their
preferred entrance options as shown in the Concept Development Plan and Code of
Development.
Noted, provided for reference. All bonding will be determined at time of Code of Development
Site Plan approval, and will be based on what is going to be built at that time.
Special Exception Category 20 Public Utilities
6. Zoning Ordinance Section 5-2001 Additional Submission Requirements applies to the subject
property.
Planning Staff has reviewed and evaluated Section 5-2001 Additional Submission Requirements.
Please see the Special Exception Analysis section of this report.
7. Zoning Ordinance Section 5-2002 Standards for All Category 20 Uses applies to the subject
property; Zoning Staff defers to Planning Staff in the compliance assessment of these
standards, with the following offered comments:
a. All treatment facility parking must conform to Z.O. Section 7-100 Off-Street Parking, and
DSM Section 304 Off-Street Parking.
b. All equipment, machinery and facilities not within an enclosed building must be effectively
screened per Z.O. Section 7-604 Landscape and Buffering Requirements.
32

Planning Staff has reviewed and evaluated Section 5-2002 Standards for All Category 20 Uses.
Please see the Special Exception Analysis section of this report. Conditions have been
recommended which address these comments.
8. Submission of a Major Site Plan per Z.O. Section 12-500 is required for the wastewater
treatment facility.
Noted. Provided for Applicants reference.
Special Exception Category 30 Standards for Waiving Requirement for Public Sewer
9. Zoning Ordinance Section 5-3000 Standards for Waiving Requirement for Public Sewer
applies to the subject property; Zoning Staff defers to Planning Staff in the compliance
assessment of these standards.
Planning Staff has reviewed and evaluated Section 5-3000 Standards for Waiving Requirement for
Public Sewer. Please see the Special Exception Analysis section of this report.
Special Exception Category 23 Floodplain Uses
10. Zoning Ordinance Section 5-2301 Standards for All Category 23 Uses applies to the subject
property; Zoning Staff defers to Planning Staff in the compliance assessment of these
standards.
Planning Staff has reviewed and evaluated Section 5-2301 Standards for All Category 23 Uses.
Please see the Special Exception Analysis section of this report.
Transportation Planning
1. Page 34 of the Traffic Impact Analysis states that each of the 95th percentile queues are
contained within the available storage. However, Table 3 on page 22 indicates that the
southbound left turn lane at Intersection 2, James Madison Highway and Alwington
Boulevard/Private Road only has 100 feet of available storage but the queue during Saturday
peak hour is 121 feet. Coordinate any necessary improvements with VDOT.
Provided for reference. All necessary improvements will be coordinated with VDOT during the
Code of Development Site Plan review.
2. Coordinate with VDOT and EMS regarding the public street cross sections and radii at corners
to ensure that their minimum requirements are met and that emergency vehicles can safely
navigate the streets if vehicles are parked on both sides of the street.
Provided for reference. No comments related to the public street cross section and radii at corners
have been received from other agencies.

33

3. Page 15 of the Code of Development states that the public trail system will connect to the
existing community. Ensure that the proposed trail and sidewalk system connects to the
existing sidewalk that extends north of Wal-Mart to the entry road at James G. Brumfield
Elementary School.
Provided for reference. The street sections proposed show the sidewalk connection as described.
This comment will be further reviewed during the Code of Development Site Plan review.
4. Section 309 of the Design Standards Manual requires that all private streets/alleys have a
maintenance agreement to address the following items:
a. Repair, Maintenance and Improvement
b. Access for Emergency Vehicles and Maintenance Vehicles
c. Provision for Street Sign Maintenance. Sign maintenance for private streets shall be the
responsibility of the homeowners or property owners associations and shall be
addressed in covenants creating the association. In the event no homeowners or
property owners association is required for the subdivision or development, sign
maintenance shall be included in the provisions for private street maintenance.
d. Snow removal
e. Mowing
Provided for reference. The private streets/alleys are intended to be owned and maintained by the
Arrington Conservancy, which will be clearly indicated in future documents. This comment will
be further evaluated at the time of Final Plat.
5. Section 7-306 of the Zoning Ordinance requires that the final plat of the subdivision shall have
boldly printed thereon and be included as a covenant in each deed for a lot in the subdivision
the following statement:
THE PRIVATE STREET IN THIS SUBDIVISION WILL NOT BE PAVED OR
MAINTAINED WITH FUNDS OF FAUQUIER COUNTY OR FUNDS
ADMINISTERED BY THE VIRGINIA DEPARTMENT OF HIGHWAYS AND
TRANSPORTATION. IN THE EVENT THAT OWNERS OF LOTS IN THE
SUBDIVISION SUBSEQUENTLY DESIRE THE ADDITION OF SUCH PRIVATE
STREETS TO THE SECONDARY SYSTEM OF STATE HIGHWAYS FOR
MAINTENANCE, THE COST TO UPGRADE IT TO THE PRESCRIBED
STANDARDS MUST BE PROVIDED FROM FUNDS OTHER THAN THOSE
ADMINISTERED BY THE VIRGINIA DEPARTMENT OF TRANSPORTATION OR
FAUQUIER COUNTY. PRIVATE STREETS IN THIS SUBDIVISION ARE NOT
DEDICATED FOR PUBLIC USE.
Provided for reference. This comment will be further evaluated at the time of Final Plat.
6. Section 303.1 of the Design Standards Manual requires that the applicant obtain an entrance
permit from VDOT for proposed Rolling Meadows Lane to access James Madison Highway
(Business Routes 15/17/29).

34

Noted. All required VDOT permits will be obtained during the Code of Development Site Plan
phase of the project.
7. The state-maintained section of Alwington Boulevard (Route 1105) ends 0.29 mile from the
intersection with the James Madison Highway (Business Routes 15/17/29). The northwest
section of Alwington Boulevard must be brought up to state standards and brought into the
state system prior to constructing the extension of the road into the development.
Provided for reference.
8. Any significant changes to the Concept Development Plan dated June 15, 2015 will require
that the applicant submit an updated Traffic Impact Analysis.
Provided for reference.
Soils
COMA-15-003473 and REZN-15-003477:
1. Zoning Ordinance 1-200.9, 1-200.11 and 2-406.4 call for the protection of natural resources
and environmentally sensitive areas and define these areas, in part, as areas of prime
agricultural soils, prime forest soils, floodplains, steep slopes, rock outcrops, seasonally wet
areas, and highly erodible soils.
Based on the Type 1 Soil Report (approximate acres):
RA Subdivision
Rezoning
Removes
Adds to RA
Stream Valleys
4
2
Prime Ag Soils
11
8
Prime Forest Soils
16
4
Seasonally Wet
4
9
Highly Erodible
5
2

RA Conservation
Protects
30
100
140
52
47

It appears that there will be a net loss in these environmentally sensitive/natural resource
areas but a significant amount will be protected by being placed in a conservation area.
Provided for reference.
SPEX-15-003479 - Special Exception Categories 20 and 30:
2. Based on the Type 1 Soil Report, it appears that the mass drainfield is feasible.
Provided for reference.
3. Applicant shall demonstrate that sufficient financial resources exist and that a business plan is
in place to operate the system for a minimum of 10 years (Zoning Ordinance 5-3000.3.c).
35

This comment has been addressed by the Applicants proffer statement.

4. Waste water system shall be deeded to the homeowners association (Zoning Ordinance 53000.3.c).
This comment has been addressed by the Applicants proffer statement.
5. Health Department approval of the Preliminary Engineering Report should be granted prior to
approval of the Special Exception.
The Heath Department has reviewed the Preliminary Engineering report and has no concerns
regarding the ability to design a system which meets the need of the application and all applicable
State regulations.
SPEX-15-003481 - Category 23 Special Exception:
6. Applicant shall demonstrate, via a CLOMR approved by Fauquier County and FEMA, that the
proposed alteration of the floodplain will not cause an offsite increase in flood height or
velocity.
Conditions have been recommended which satisfy this comment.
Historic Resources/Preservation Planning
1. The three archaeological sites that have been determined significant and potentially eligible
for inclusion in the National Register of Historic PlacesSites 44FQ0229, 44FQ0206, and
44FQ0205are identified on the Concept Development Plan (CDP).
Provided for reference. The Applicant has proffered that the potentially eligible archaeological
sites will be permanently protected as part of the projects open space system. Additionally, the
sites will have a 25 foot undisturbed buffer placed around them as shown on the CDP.
2. It appears that the existing historic buildings are shown. If there is a proposed plan for
architectural Site 030-5429, please indicate this on the CDP (e.g. to remain for future
interpretation, to be maintained by Conservancy, to be removed, etc.) If to be removed,
the buildings should be first well-documented with measured drawings, photographs, and a
survey site map. The removal of the buildings would destroy a portion or perhaps all of the
associated archaeological site, 44FQ0205.
The Applicant has stated that the buildings are not able to be reasonably repaired. The Proffer
Statement commits the applicant to field surveying, photographing, and creating a survey site map
generated prior to the removal of any structures. Any work to be performed in this area shall be
in cooperation with the Countys historic preservation office to protect the surrounding
archaeological site. The site will be permanently protected as a part of the projects open space
system, and have a 25 foot undisturbed buffer placed around it.

36

3. Staff recommends that the three significant archaeological sites mentioned above be preserved
and protected from disturbance in perpetuity. Little is currently known about 18th century and
early 19th century life in Fauquier County, especially the lives of enslaved people, farm
managers and tenant farming families. Leaving the sites undisturbed would allow for possible
future study and interpretation for the residents of the Arrington community and other Fauquier
County citizens. Staff recommends that covenant language in the easement indicates that these
three sites, as depicted on the CDP, shall be protected and left undisturbed, which would
include no grading or construction activity on or in the areas immediately adjacent to the sites.
The three sites will be permanently protected as part of the projects open space system.
Additionally, the sites will have a 25 foot undisturbed buffer placed around them as shown on the
CDP.
4. No planned lots should be proposed on any of the three archaeological sites determined eligible
for National Register listing.
With the exception of the RA residue lot, the Applicant has proffered that none of archaeological
sites determined to be eligible shall be located on any residential lot, with the exception of the RA
residue lot which will be placed in easement and have additional restrictions regarding
development.
5. Staff recommends pedestrian interpretive signage (at least two signs) placed within the open
space area that describes the prehistory and history of the property. Staff recommends sign
placement close to outdoor seating areas or possibly trail heads. Staff and the Architectural
Review Board can assist with developing sign language and sign design.
The Applicant has proffered that signage related to the history of the property will be placed at
two (2) locations as part of the development for the project. The signage will be coordinated with
the Countys historic preservation office prior to installation. Both signage locations are shown
on the CDP.
Natural Resources/Environmental Planning
1. There is a concern that the location of the proposed public well is in close proximity to the
proposed mass drain fields and proposed wastewater treatment plant.
Provided for reference. The location of the well meets all current setback regulations in relation
to proximity to the mass drainfields. Additionally, VDH has requirements regarding monitoring
in relation to the mass drainfields. Should an issue arise, it will likely be addressed prior to an
impact to the proposed public well.
2. The proposed calls for abandoning some existing wells. We encourage the applicant to explore
means to keep some of these open for use as groundwater monitoring wells. The County lacks
access to a sufficient quantity of groundwater monitoring wells.

37

The Applicant has proffered that three (3) to four (4) existing wells on the property shall be offered
to the County and Town for the ground water monitoring program. The wells which will be used
for ground water monitoring have been coordinated with the Countys Environmental Planner,
and their locations are shown on the CDP.
Virginia Department of Transportation (VDOT)
1. The residential project is to consist of 217 single-family, detached houses in the Planned
Residential Development section (curb section public streets) and 10 single-family, detached
houses in the rural agricultural section (ditch section public streets) for a total of 227 houses.
Approximately 17,000 linear feet, or 3.23 miles, of new public roads are proposed.
Noted.
2. The development proposes a roundabout to be constructed at the sites access onto Route
15/17/29 Business. VDOT does not support this proposed roundabout. The applicants traffic
analysis does not provide any supporting evidence that such a feature is warranted, in fact the
TIA states that even turn lanes are not warranted due to very low expected traffic volumes
turning at this location. Please remove the proposed roundabout from the concept plans for this
development.
The Applicant has stated that the roundabout is the preferred entrance feature as it is a safe
entrance feature that will maintain traffic operations for all approaches (LOS B or better). It
would also help with any concerns VDOT has over access management spacing with the proposed
interchange by eliminating any need for turn lanes. Additionally, the roundabout will serve as an
entrance feature to the Town of Warrenton, which has been supported by members of the Fauquier
County Board of Supervisors and Warrentons Town Council.
Further, the Applicant is exploring plans for a future winery/agricultural event center on-site that
would increase the volume of traffic at the intersection.
The applicant is continuing to work with VDOT, Fauquier County and the Town of Warrenton to
have the roundabout constructed as a key entry feature to both the Town and Arrington.
3. There are factors to be considered when deciding whether turn lanes will be needed at a new
intersection other than just turning traffic volumes. These factors include, grade of the main
roadway, the volume on the main roadway and expected increase in volume on the main
roadway. For these reasons VDOT is requiring that a 400-foot (200-foot turn lane and 200foot taper) left turn lane be provided at this intersection and at a minimum, a right turn taper
be provided.
As VDOT acknowledges, the turn lanes are not warranted by volume. The Applicant has proposed
a solution to the intersection (roundabout) that would not require turn lanes and would maintain
all access management spacing should the proposed interchange be constructed sometime in the
future.

38

4. Currently, the proposed intersection onto Route 15/17/29 Business meets spacing requirements
for an unsignalized intersection with regards to upstream and downstream signalized
intersections. As such, at this time VDOT will permit a full movement intersection to be
constructed at the proposed location. The applicant needs to aware though that the intersection
of Route 15/17/29 and Bus 15/17/29 is currently under development for an interchange. If the
decision is made to construct the interchange and a design is approved that will impact the
distance between the interchange and the proposed site access then VDOT may have to restrict
the design of the proposed intersection. It is possible that left turns at this intersection could be
eliminated.
As noted by VDOT, the intersection meets all current Access Management spacing requirements.
The proposed entrance was located at an existing crossover and cannot be designed to some future
interchange that has not yet been designed.
Further, the Applicant has proposed a design (roundabout) that would maintain the access
management spacing, eliminate the need for turn lanes, maintain a LOS B or better, maintain
access for the property across Route 15/17/29 Business, and provide for a generally safer
intersection.
5. The following describes the basis for VDOTS concerns regarding the probable scenario for the
distance relationship between an interchange and the proposed access. The spacing
requirements for the sites proposed access onto Bus 15/17/29 and an interchange is based on
the Standard for Intersections near Interchanges section of Appendix F of VDOTs Road
Design Manual. The current spacing between the stripped gore area and the existing crossover,
where the proposed access will be located, is approximately 1665 feet. The minimum left turn
lane length is 400 feet (200 feet taper and 200 feet storage lane). This reduces the spacing
distance to approximately 1265 feet. The grade separation could possibly extend the
connection points closer to the proposed intersection further reducing the distance between the
two. According to the notes under Figure 2-9 Access Control on Multi-lane Highway at
Interchanges, no four legged intersection are permitted closer than 1320, which is beyond the
current crossover spacing as determined above.
The Applicant has stated that the intersection meets all current VDOT standards and is proposed
at the location of an existing crossover. The Applicant is not proposing to change the location of
the crossover or the distance from the Route 15/17/29 and Business 15/17/29 intersection.
6. The spacing from the crossover to the existing signalized intersection at Alwington is
approximately 1273 feet. The minimum permitted spacing for this intersection is 660 feet
(from Table 2-2 Minimum Spacing Standards, Appendix F page F-23). There is room to shift
the connection further away from the proposed interchange and meet the spacing requirement
in both directions from the proposed access although there could be an issue with locating the
crossover at another location due to elevation differences between the two directions on Rte.
15/17/29 Bus.
The Applicant has stated that the entrance is at the location of an existing crossover and meets all
applicable access management standards, and that changing the location of the crossover would
39

impact the properties on the opposite side of Route 15/17/29 Business. Further, the applicant has
proposed a solution (roundabout) that would eliminate the need to consider relocating the
crossover.
7. Sheet 6, Overall Illustrative Plan The plan shows seven (7) right-angle turns at street
intersections. These are not acceptable for public, State-maintained roads.
The Applicant revised the proposed configuration to demonstrate that the mentioned locations act
as an intersection and not a 90 degree right turn or left turn movement. The stub portion of the
street has been extended a minimum of one lot width and less than 150 feet. The Applicant has
also added stop signs to manage traffic movement.
8. Sheet 2, Notes, Tabulations, & Details The typical section of the ditch section public street
and text under Proposed Waivers states that a waiver will be requested from VDOT to install
grass shoulders on the roadside instead of the gravel shoulders specified in the Road Design
Manual (RDM). Gravel shoulders are needed for the structural integrity of the road pavement
and for road maintenance purposes and a waiver will not be given for a grass shoulder at the
edge of the road pavement.
An acceptable alternative for ditch-section public streets with less than 400 vpd, which would
apparently include Lespedeza Street and Rolling Meadows Lane from Lespedeza Street to
James Madison Highway, would be a 2 wide gravel shoulder and No Parking on both sides,
per Table 2, GS-SSAR, p. B(1)-8 of the RDM. It is also noted that the roadway pavement width
could be reduced to 18' wide. However, if parking is desired on one side of a 24 wide street,
the 5 wide gravel shoulders specified in the RDM must be provided. In either case, No
Parking signs should be shown on the street typical sections as applicable.
At this time the waiver is still being requested. It should be mentioned that during previous
iterations of the project this waiver was discussed for the entire property with no objections from
VDOT. Should the waiver not be approved the street section will be revised to conform to VDOT
requirements during the Code of Development Site Plan/Construction Plan review process.
9. Sheet 2, Notes, Tabulations, & Details The curb and gutter typical street section shows both
water and sanitary sewer under the street pavement, which is acceptable for this neo-traditional
community layout. However, the locations of these two utilities should be shown and
dimensioned on the typical section as being off the road centerline and outside of the vehicle
wheel tracks, and a note to this effect should be added. The typical ditch section public street
detail does not show a waterline but from the various site plan sheets it appears that it is
intended for the waterline to be under the street pavement and the applicable labeling and note
should be added to the detail.
Provided for reference. This comment will be further reviewed during the Code of Development
Site Plan for this phase of the development.
10. Sheet 2, Notes, Tabulations, & Details typical ditch section public street detail RDM Figure
1.5, p B(1)-14 stipulates a 3:1 cross-slope on the landowner side of the road side ditch, to
40

promote landowner maintenance (mowing) of that area. Please adjust the typical section
accordingly.
Provided for reference. This comment will be further reviewed during the Code of Development
Site Plan for this phase of the development.
11. Sheet 10, Conceptual Grading & Utility Plan The plan sheet shows a potential tie-in to an
existing waterline along Alwington Boulevard near the first entrance into the Home Depot and
the waterline extending inside the existing right-of-way and along an extension of the
boulevard into the PRD section of the Arrington development. Approximately 1400 linear feet
of the watermain extension will be along existing roadway pavement of Alwington Blvd. All
of the waterline extension along the existing pavement of Alwington Blvd will be outside the
pavement and shall proceed outside of the pavement to the intersection of proposed Milkweed
Street in the PRD.
Provided for reference. This comment will be further reviewed during the Code of Development
Site Plan for this phase of the development.
12. Sheet 10, Concept Development Plan The cul-de-sac shown on Lespedeza Street seems to
indicate an unpaved center. This is acceptable for a public street, and the dimensions of the
cul-de-sac will be in conformance with RDM Cul-De-Sac Details, Fig. 4, p. B(1)-25.
Provided for reference. This comment will be further reviewed during the Construction Plan for
this phase of the development.
Virginia Department of Health (VDH)
We have no initial concerns with the project or its various applications. We have contacted our
State Engineers concerning a design conference necessary for review of the proposed mass drain
field plan.
Provided for reference.
John Marshall Soil and Water Conservation District (JMSWCD)
1. From examination of drawings provided it appears that there was consideration of possible
water quality concerns. Specifically it seems that development has been excluded from the 100
year floodplain areas on the property. In addition, buffers to the floodplain designated areas
have been provided. If these are maintained and proper BMPs are used during construction,
these buffers should be adequate to protect water quality.
Provided for reference.
2. The road construction through the wetland area to Alwington Boulevard may require
permitting through The Corps of Engineers and the Department of Environmental Quality.

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Proper engineering plans for the road and determining appropriate culvert size, should
minimize disturbance in the floodplain.
Provided for reference; will be evaluated during the Code of Development Site Plan review
process.
3. On larger lots in the wooded area proper protection of any trees to be left should be a priority.
This will minimize landowner disappointment in having to remove dead trees a year or two
after construction (not to mention the expense). Attached with these comments is some
information on how to protect trees during construction.
Provided for reference. On-lot tree protection and overall tree protection will be evaluated during
the Code of Development Site Plan and Construction Plan review process.
4. The tree species listed for landscape planting included green and white ash. These trees are
susceptible to attack from the Emerald Ash Borer, a particularly destructive insect that will kill
the trees. Virginia pine was mentioned. This species is very shallow rooted and subject to wind
throw. The sweet gum mentioned produces a fruit that is sometimes a nuisance, although I
think there is a fruitless variety.
The Applicant has revised the preferred planting list to remove the species of concern.
Department of Parks and Recreation
1. The Department would strongly urge that any facilities constructed conform to any existing
departmental design standards in order to assure their long term usefulness.
Provided for reference. The Department of Parks and Recreation will have an opportunity to
review and comment on all Code of Development Site Plans.
2. The Department requests an opportunity to review and comment on the covenants of the
homeowners association to provide for continued maintenance of the recreational facilities,
limited usage by the department, etc. HOA requirements should not apply to the Department.
Noted.
3. The Department would also like to recommend that issues related to ownership, construction,
maintenance, etc. for any recreational facilities and related open space be resolved prior to plat
approval. Trails that are to be HOA maintained and open to the public should be included as a
condition for plat approval.
The COD has been revised to clearly indicate that HOA maintained trails will be open to the
public. An easement which grants public access will be included on the related plats.
4. Recreation facilities should be built as each phase is built, and they should be constructed as
part of the development site work, not during construction of the actual residences.
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Noted. The development of the open spaces will be a part of the Code of Development Site Plan
and construction will occur during the site development work.
5.

Any easements that cross or coincide with recreational sites including trails shall be
subordinate to parks and recreation easements and/or rights.

Provided for reference. All easements will be reviewed during the Code of Development Site Plan
and Final Plat phases of the project.
6. Based on the proffer that the County trail easement will be conveyed early in the process and
the department will not have an opportunity to align the easement to achieve grades no greater
than 5%, then the easement needs to be aligned now to achieve this standard.
Provided for reference. The Applicant evaluated the trail slope and modified the easement
location so that the desired grading can be achieved.
Fauquier County Public Schools
1. New residential development creates an impact on the School Division's operating and capital
costs. Based on the requested development, the project will add an additional 217 age-restricted
single family dwellings which should not impact school capacity and costs. The project also
includes ten (l0) non-restricted single family dwellings, which are anticipated to generate
additional students attending Fauquier County Public Schools.
Table 1 and Table 2 below show the total estimated costs to the school division resulting from
this development. Table 1 indicates the capital cost and Table 2 indicates the operating cost.
TABLE 1
CAPITAL COSTS (Single Family Units Only)
Dwelling Type
Units
Age-restricted single 217
family
Non-restricted single 11
family
Total Capital Costs

Per Unit Cost Total Cost

0
0
$28,613

$314,743
$286,130

TABLE 2
ANNUAL OPERATING COSTS
Elementary School Students
Middle School Students
High School Students
Total Students From Development
Cost per student

4
2
1
7
$12,386
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Total Annual Operating Costs

$86,702

The differential (if any) between any contribution provided by the developer for public
education and the above amount must come from other forms of revenue, primarily real estate
taxes and state funding.
Provided for reference. It should be noted that existing zoning on the property would permit 194
dwelling units in the R-1 zoned area, and 10 in the RA zoned area. The proposal for 11 market
rate (non age-restricted) lots is a potential reduction of 193 single-family homes which could have
had an impact on the Schools capital and operating costs.
2. This development is currently located in the following school zones:
Elementary school:
Brumfield Elementary School
Middle school:
Taylor Middle School
High school:
Fauquier High School
These zones are subject to change at the discretion of the school division.
Provided for reference.
3. This project is accessed from Alwington Boulevard near the entrance to Brumfield Elementary
School. School traffic from buses, parents and staff is heavy during times school opens and
dismisses. The developer is requested to collaborate with the school division on any
improvements to Alwington Boulevard that may impact school operations. Further, the
developer is requested to implement appropriate measures to ensure the service level of
Alwington Boulevard is stable and vehicles using the surrounding properties can operate in a
timely and safe manner.
Provided for reference.
4. The off-site improvements on school board property to include possible grading and drainage
at ball fields and extension of a county trail through the property are consistent with those
discussed in previous meetings with the school board.
Provided for reference.
Town of Warrenton - Planning
1. Trails or sidewalks from the development should connect with the Walmart and Home Depot
properties to provide continuity for pedestrian access. If connection on only one side can be
achieved, the Walmart side is preferred.
The proposed street sections provide for connection of the sidewalks along the Walmart side of
Alwington Boulevard. Sidewalks will be provided along the Home Depot side, when the C-2 parcel
(which is not a part of this application) is developed.

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2. We are deferring comment on the utilities at this time until the matter is settled with the Town.
Noted. The Town of Warrenton has agreed to be the water service provider; their Public Works
Department has provided comments, see below. Additionally, they will have an opportunity to
review the water utilities at the time of Code of Development Site Plan review.
Town of Warrenton Public Works and Utilities
1. Fire flow requirements must meet the minimum flow of 1,500 gallons per minute (GPM) @
20 psi residual. The following are the results of the Town's water model runs in the proposed
areas.
Northern Section
Western Section
Central and Eastern Section
Southern Section

Meets minimum fire flow requirement

Meets minimum fire flow requirement
Meets minimum fire flow requirement
Does not meet minimum fire flow requirement at current
elevation.

The southern section of the proposed subdivision will meet the minimum fire flow requirement
only if the grade is cut to no higher than 540 feet above sea level. Even when pipe diameters
were increased to 12-inch, the minimum fire flow availability was not met.
Water model was run with 8-inch diameter pipe throughout the proposed subdivision,
connecting the water main that loops around Home Depot east of the proposed subdivision
with Windsor Court, west of the proposed subdivision. Model was run with three pumps on at
the water plant and both water storage tanks at an average level of 770 feet above sea level.
None of the sections met the minimum fire flow requirement when the model was run without
looping the water line with Windsor Court to the west.
Provided for reference; will be further evaluated during the Code of Development Site Plan review
process.
Erosion and Sediment Control
No Comments. An Erosion and Sediment Control Plan will need to be submitted and approved
with each Code of Development Site Plan and Construction Plan application.
Provided for Applicants reference.
Department of Fire Rescue and Emergency Management
Comments not received.

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Geographic Information Systems (GIS)

The Street names shown on the Conceptual Development Plan have been approved.
Provided for reference.
Summary and Recommendations:
Staff recommends that the Board of Supervisors conduct the public hearing and receive input on
these applications. The following Resolutions and Ordinance have been prepared for the Board of
Supervisors consideration:

A Resolution to Approve Comprehensive Plan Amendment COMA-15-003473

Arrington An Application to Amend the Fauquier County Comprehensive Plan, Chapter
6, Warrenton Service District Plan to Remove Approximately 27.9 Acres From the
Warrenton Service District, Changing the Land Use From Open Space/Park To Rural;
Change the Land Use Designation of Another Portion of the Property, Approximately 20.0
Acres, From Open Space/Park to Greenway/Gateway Residential; and Designate a Portion
of the Property as an Urban Development Area (UDA)

An Ordinance to Approve Rezoning REZN-15-003477 Arrington An Application to

Rezone Approximately 234.3 Acres From Residential: 1 Dwelling Unit/Acre (R-1) to
Approximately 27.9 Acres of Rural Agricultural (RA) and Approximately 206.4 Acres of
Planned Residential District (PRD)
o Includes approval of the Applicants requested waivers and modifications.

A Resolution to Approve PREP-15-003482 Arrington An Application for a Preliminary

Plat to Allow for the Future Subdivision of Approximately 224.3 Acres of Land Zoned
Rural Agricultural (RA) into Ten (10) Lots and 4.1 Acres of Land Zoned Residential: 1
Dwelling Unit/Acre (R-1) into One (1) Lot
o Includes the Planning Commissions recommended conditions of approval.

A Resolution to Approve SPEX-15-003479 Arrington An Application for a Category

20 and Category 30 Special Exception to Allow for a Private Sewage Collection System
and Wastewater Treatment Facility
o Includes the Planning Commissions recommended conditions of approval.

A Resolution to Approve SPEX-15-003481 Arrington An Application for a Category

23 Special Exception to Allow for Uses Within the Floodplain
o Includes the Planning Commissions recommended conditions of approval.

Should the Board of Supervisors wish to take the same action on all of the applications they can
do so in a single vote. Alternatively, the Board may wish to consider and vote on each application
individually.

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