Neighboring Zoning and Current Land Use:
The property is bordered on the north, south and east by other rural properties. Grove Lane(F185) and Interstate 66 border the property to the west. According to the applicants’ Statementof Justification, the rural property to the north is leased by the applicants with an option for purchase. This northern property is the site of Oak Hill which was the Fauquier County home of Chief Justice John Marshall. The rural property to the south is owned by the applicants and isused for residential and agricultural purposes. The property to the east is vacant with theexception of a shed and is used for agricultural purposes.
The primary use of Barrel Oak Winery is a working farm winery. Agricultural uses areconsistent with the Comprehensive Plan for rural land located outside of a service district. TheComprehensive Plan includes many goals aimed at enhancing and preserving agricultural areasand the rural character of the County.
Special Exception Analysis:
5-006 General Standards for Special Permits and Special Exception 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 districtregulations and the applicable provisions of the adopted Comprehensive Plan. Thelocation, size and height of buildings, structures, walls and fences, and the nature andextent 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 use is proposed in the Rural Agricultural (RA) zoning district, on propertydesignated as rural in the Comprehensive Plan. In order to fully meet this standard, the proposed use must be consistent with all Zoning Ordinance regulations which include thenumber of events as well as hours in which the events will occur. However, based on theCircuit Court Order, the Board of Supervisors can consider allowing Barrel Oak Wineryapproval for hours of operation and frequency of events which Barrel Oak candemonstrate it was engaged in prior to adoption of the farm winery ordinance.
The proposed use shall be such that pedestrian and vehicular traffic generated will not behazardous or conflict with the existing and anticipated traffic in the neighborhood and onthe streets serving the site.
The Planning Commission recommended a condition that would allow winery events for a maximum of two hundred fifty (250) attendees, twenty-four (24) times per year. TheCounty’s traffic consultant has advised staff to use 2.5 people per vehicle whencalculating the traffic impact of these types of events. Using these numbers, two hundred