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AGENDA

PLANNING COMMISSION
TOWN OF WARRENTON
January 17, 2017
7:00 PM

1. Call to order and establishment of a quorum.


2. Approval of Minutes December 20, 2016
3. Regular Meeting
a. Special Use Permit 2016-06 Chilton House Bed and Breakfast. The request, per
Article 3-4.3.3 of the Zoning Ordinance, is to convert the existing dwelling at 97 Culpeper
Street into a Bed and Breakfast. The parcel is zoned R-6 (Residential) and the
Comprehensive Plan identifies the property as Low Density Residential on the future land
use plan. The property owner is the Beatrice M. McDonnell Revocable Trust with CoTrustees Barbara M. Walker, Mary Byrne McDonnell, and Katherine McDonnell. GPIN:
6984-32-7714-000.

b. Special Use Permit 2016-05 Saint James Episcopal Church and School Expansion
of School. The request, per Article 3-4.11.3 of the Zoning Ordinance, is to expand the
existing school facility behind the Church located at 73 Culpeper Street. The parcel is
zoned Central Business District and the Comprehensive Plan identifies the property as
Central Business District on the future land use plan. The owners are the Saint James
Episcopal Church Trustees. GPIN: 6984-32-7819-000, 6984-32-8993-000, and 6984-337061-000.

1. Comments from the Commission


2. Comments from the Staff
3. Adjourn

DRAFT MINUTES
PLANNING COMMISSION
TOWN OF WARRENTON
December 20, 2016
7:00 PM
The regular meeting of the Town of Warrenton Planning Commission (PC) convened on Tuesday,
December 20, 2016 at 7:00 PM in the Municipal Building.
The following members were present: Dr. John Harre, Chair; Ms. Susan Helander, Vice-Chair; Mr. Ali
Zarabi; Mr. John Kip; Ms. Christine Dingus; Mr. Jeremy Downs; Mr. Brett Hamby, Town Council
Liaison; and Mr. Whitson Robinson, Town Attorney. Ms. Brandie Schaeffer, Director of Planning and
Community Development represented staff. Ms. Anna Maas and Mr. Lowell Nevill were absent.
Dr. Harre called the meeting to order at 7:00 PM and a quorum was determined.
Approval of Minutes
Dr. Harre asked if anyone had changes for the November 15, 2016 Meeting minutes. Mr. Kip made
motion to approve November 15, 2016 minutes as submitted. Mr. Zarabi addressed the Chairman to
share a conversation he had with Mr. Mike Forsten and Ms. Schaeffer after the PC meeting concluded
on November 15, 2016. Mr. Forsten confirmed Old Town Athletic Club (OTAC) parking lots would
have vehicular connectivity, which he views as encouraging and worth noting. Ms. Helander seconded
the motion. All were in favor and the motion passed unanimously (6-0-2 Maas and Nevill absent).
Work Session
a. Special Use Permit (SUP) 2016-05 Saint James Episcopal Church, Central Business
District. The request, per Article 3-4.11.3 of the Zoning Ordinance, is to continue use of the
school and build an additional building behind the Church located at 73 Culpeper Street. The
plans submitted show a new 10,000 square foot two-story building located adjacent to the
existing building and the rear parking lot. The parcel is zoned Central Business District and
the Comprehensive Plan identifies the property as Central Business District on the Future
Land Use map. GPIN: 6984-33-7061-000; 6984-32-8993-000; and 6984-32-7819-000.
Ms. Schaeffer told the PC about the new work session format for application review. Explaining how
she will provide a cover memorandum outlining the key items for each application along with copy of
application for the initial review. The new format is to avoid work sessions feeling like public hearings
and allow interaction between PC and applicants. The table has been set in front to encourage
conversation and providing feedback. Ms. Schaeffer said she would present formal staff reports and
presentations at public hearings. She asked the PC indulge the new process tonight then determine if
changes are necessary moving forward.

Ms. Schaeffer asked the PC to refer to their packet containing a memorandum for SUP 2016-05. Ms.
Helander appreciates knowing when an application before them is under review by the Architectural
Review Board (ARB) and finds the ARB minutes helpful. Ms. Schaeffer commented she would be
providing feedback from the PC meeting to the ARB on December 22, 2016 because they have
expressed the need for PC feedback when an application involves land use requirements. The SUP is
being reviewed for PC approval before going back to the ARB for final COA. Ms. Schaeffer will serve
as a liaison between the PC and ARB, especially with applications involving both boards.
Ms. Schaeffer introduced Mr. James Carson, Carson Land Consultants, LLC, representing applicant.
Mr. Carson stated he found this process very helpful, as it can be difficult to obtain feedback at public
hearings. Referring to the site plan shown on the monitors, Mr. Carson said the SUP application is to
operate a school in a new building to be constructed adjacent to where the school is currently held in
the churchs facilities. The church would like space returned for church functions. The actual operation
and student population of the school will not change. While the application is mainly for a SUP to
operate a school, it does contain a site improvement proposal to relocate the existing exit onto South
Third Street to align with East Franklin Street. This would result in improving egress and flow of
vehicles. In addition to improving student drop off and pick up, relocating the exit will simplify
emergency access to property.
Mr. Carson asked PC if they had any comments. Mr. Kip asked what type of push back has been
received from neighbors. Mr. Carson replied that ironically the push back has been related to having
The Wort Hog Brewery located across the street from the school, which is not something they can fix
other than improving traffic flow and parking issues expressed by Claires at the Depot. Mr. Kip asked
if recreation space would be available. Mr. Carson said they have some space available next to the
school in addition to renting outdoor space from Chilton House.
Ms. Dingus asked if there was any anticipation for the building being used as anything other than a
school or for any other activity held there. Ms. Stacey Irvin, Head of St. James Episcopal School,
responded they had to scale back some of the existing buildings community use. The Jewish
Community used to store their formation materials there before having to utilize another resource. One
of the commitments is to allow the community use for activities, such as support groups, which
supports the mission. Ms. Dingus asked if she saw any future expansion of the school with Ms. Irvin
replying not for this campus.
Dr. Harre asked about the current traffic pattern and how it would change. Mr. Carson referred to the
site plan to describe current and proposed drop off and pick up of students. Changes will allow more
cars onsite along by providing the ability to have two cars side-by-side similar to Highland School. Ms.
Helander commented on the changes to Third Street and proposed one-way change to Beckham Street.
Mr. Carson noted how the current exit in front of Claires on Third Street would be closed when
relocating to align with Franklin Street.
Ms. Dingus asked for their anticipated start date for this project and timeline. Rev. Ben Maas said they
have been working with Mr. Carson to get drawings submitted this summer and would like
groundbreaking in September, 2017. Ms. Dingus replied this would allow time to observe how The
Wort Hog Brewery functions once operational.
Mr. Zarabi asked Mr. Carson what he thought were his biggest challenges preventing him from
meeting the threshold he envisions. Mr. Carson responded COA so their client can proceed with
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finalizing site plans. Mr. Zarabi asked if they would be vacating the whole existing building. Ms.
Schaeffer responded the Pre-School would remain on the First Floor as you enter the building with
Kindergarten in the basement while First to Fifth Grades on the Second Floor would move to the new
building. Ms. Irvin added they would effectively be relocating five classrooms to the new building
featuring wheel chair accessibility, ADA compliant bathrooms, and a music facility large enough for
their choir and bell choir. Mr. Zarabi hoped there would be greater use of the church and asked Mr.
Carson the amount of intensity increase he anticipated. Mr. Carson responded the school would be net
zero and referred to The Rev. Maas for church use. The Rev. Maas stated he foresees limited additional
intensity of 10% for both the school and church.
Mr. Downs said he has driven by the churchs parking lot during off hours and noticed others using the
parking lot. He asked if they were pursuing liability or after-hours usage. Mr. Carson said being good
neighbors they have not done anything nor do they plan to close the parking lot although they did
receive a comment suggesting the addition of lighting to avoid a liability issue.
Mr. Kip asked about the age range of students. Ms. Irvin replied ages 2 to 5 years old for Pre-School
then ages 5 to 11 years old for First to Fifth Grade. Dr. Harre asked if there were plans to include
additional lighting to the parking lot. Mr. Carson said the church has not yet addressed the lighting or
additional costs. Rev. Maas said the new signs noting parking times for school and church services
helps to eliminate any parking problems. The applicants responded to various other questions. Rev.
Maas said the plan was for school operations to move into the new facility then renovations to the
existing building would occur over summer break with completion of parking lot and site last or at
least that is the plan for now. Mr. Carson commented he appreciates receiving useful feedback and
likes this new format even if the process takes an additional month, but he sees it as a much more
productive process.
Comments from the Staff
Ms. Schaeffer introduced Ms. Susannah Smith, CFM, ASLA stating she was hired last October by the
Town Manager. Ms. Smith said she provides consultant services two days a week and the Town
Manager along with the PC were interested in the status of used car lots since there is a perception that
they were growing or possibly getting out of hand. There were also a question about previous SUPs
that had been granted and whether requirements were being met. She said she also works in the Town
of Haymarket where they were having similar issues with car lots. Having formerly worked in Franklin
County, she found the Motor Vehicle Dealer Board (MVDB) representatives were very eager to work
with Zoning Departments in areas of enforcement.
Dealing with cases of grandfathered businesses, the Town has set up a structure to document what was
there when the business was sold to a new owner to show what the business is permitted to do and no
more. The Town has sent out Notices of Violation (NOV) and has received good compliance from
many of the businesses. The minimum requirement from the MVDB to have an active license is ten
cars. Therefore, if a business has five cars it is out of compliance. The minimum of ten spots applies
even to those grandfathered. Some locations are so small the business is really stretching it to have at
least one handicapped parking spot and two customer parking spots, which is a state requirement. The
Town has instituted the sharing of information with the MVDB. Copies of what is permitted is shared
and the MVDB shares information they collect, which has led to the discovery of a few car lots the
Town was not aware were operating. Also sharing information with the Tax Office to ensure taxes are
being paid on vehicles sales.

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Mr. Zarabi asked what actions could be taken for those businesses out of compliance. Ms. Smith
explained sending copies of the zoning violation letters to the MVDB that enables the agency to
rescind the license and no longer be able to sell cars in Virginia. This cooperative arrangement has
helped tremendously in being able to get compliance quickly and without escalation. He asked
additional questions concerning the number of used car lots and if there were too many used car lots
operating in the Town. Ms. Smith said there are currently twenty individual auto dealers in the Town.
Mr. Zarabi inquired if the Town was looking to curb the number of used auto dealers. Ms. Schaeffer
said the Town is not and the ordinance does not dictate the number of businesses. Staff is reviewing
businesses to confirm they are compliant with what was granted with the SUP. If a business is not
compliant then notice is provided to the business and the opportunity to make corrections. If a business
is not able or willing to make corrections then the SUP would be revoked for non-compliance. This is a
concerted effort on a subject the Town has received numerous complaints from concerned citizens,
Planning Commissioners, and elected officials. Ms. Schaeffer explained details of the newly
implemented process to ensure used car businesses adhere to SUP conditions of approval. Ms.
Helander expressed her gratitude on handling this issue.
Ms. Harris provided an update on the Walkability Audits and referred to the map in the packet with
dates and times for the five walks. She encouraged sharing of the information with individuals
interested in participating. Information has been shared with individuals active in the disability
community, schools and Chamber of Commerce in addition to staff, PC, and Town Council members.
Ms. Schaeffer stated Ms Helander and Ms. Maas have signed up for the 89 th Annual Certified Planning
Commissioner training and encourages others to take advantage of this training that the Town pays for
as part of PC service. She also advised the PC to prepare for a busy new year with applications for St.
James Episcopal Church, Walker Drive, 97 Culpeper Street Chilton House, and others. Ms. Schaeffer
noted tonight was Dr. Harres last night on the PC and presented a proclamation from the Mayor that
describes the various positions held and expresses appreciation for his service on the PC since January
1993.
Comments from the Commission
Dr. Harre thanked everyone for their dedication and commented on the PC having a great staff to work
with, noting it has been a treat working with Ms. Harris and Ms. Schaeffer.
Meeting adjourned at 8:00 PM.
Minutes submitted by Karen Kowalski.
Minutes were approved on ____________________.

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TOWN OF WARRENTON
18 Court Street, Warrenton, Virginia 20186
(540) 347-2405 - Planning@warrentonva.gov
Internet www.warrentonva.gov

PLANNING & COMMUNITY


DEVELOPMENT DEPARTMENT

Brandie M. Schaeffer

January 17, 2017

Director of Planning

TO:

Planning Commission

FROM:

Brandie M. Schaeffer
Director of Community Development

RE:

Special Use Permit 2016-06, Chilton House Bed & Breakfast

I.

Summary:

A.

Applicant The applicant is John C. McAuliff.

B.

Property Owner The property owner is The Beatrice M. McDonnell Revocable Trust with CoTrustees Barbara M. Walker, Mary Byrne McDonnell, and Katherine McDonnell.

C.

Request - This is a request to convert the existing single-family residence at 97 Culpeper Street
into a Bed and Breakfast per Article 3-4.3.3 of the Zoning Ordinance. Proposed renovations to the
exterior include two additional parking spaces.
Bed & Breakfast

Existing

Proposed

SUP/site area
Building Area
Buffer
Parking

0.91 acres
~8,404 SF
None
4 spaces

0.91 acres
~8,404 SF
Condition Fence Height
6 spaces

B&B Facilities

None

4 Guest Rooms

D.

Site Location The site is located at 97 Culpeper Street, next to Saint James Episcopal Church
Rectory and single-family residential uses. The SUP site is identified as GPIN: 6984-32-7714000.

E.

Comprehensive Plan - The site is designated Low Density Residential, by the Future Land Use
Map of the Comprehensive Plan.

F.

Zoning - The parcel is zoned R-6 (Residential).

Chilton House Bed & Breakfast


January 17, 2017
Page 2

G.

Surrounding Land Uses


Direction
North
South
East
West

II.

Zoning
Central Business District (CBD)
Residential (R-6)
Residential (RMF)
Residential (R-6)

Current Land Use


Saint James Episcopal Church Rectory
Single-Family Residential
Vacant
Single-Family Residential

Overview

Existing Conditions
The propertys existing conditions includes a historic residential home with several outbuildings, including a
historic kitchen, garage, shed, and storage facility. The adjacent residential property to the north is owned by Saint
James Episcopal Church and is used as the Rectory. This church property and the applicants property mark the
dividing line between the Central Business District and R-6 zoning. The properties to the south and west are
residential while the property to the east is vacant and also owned by the applicants family. This parcel is zoned
Residential Multi-Family.
Other improvements on the property include an existing retaining wall, picket fence, and handicapped ramp to a
preparatory kitchen. There are several mature trees and bushes on the property as well.
Proposal
The applicant is proposing a Special Use Permit (SUP) to operate a 4 guest room Bed and Breakfast in an existing
single-family residence located at 97 Culpeper Street. The Historic District residence, known as Chilton House,
was according to the application built between 1820 and 1822. The applicant states the property has been in the
Chilton-Horner-McDonnell-Hearst family since the 1890s. It is the wish of family members to continue to keep
the house for perpetuity by creating a revenue stream that may allow for the property to become self sustaining.
The applicant indicated that the owners intend to renovate five bedrooms during the winter of 2017. Four of the
bedrooms would be located within the existing house to accommodate overnight guests. One bedroom would be
located in the existing kitchen outbuilding to accommodate a family member, as required under Article 12 of the
Zoning Ordinances definition for Bed and Breakfast. No additional or new structures are proposed. The applicant
has not indicated specific hours of operation.

III.

Staff Recommendation is that the Planning Commission recommends approval of Special Use Permit
2016-06, subject to the conditions dated January 17, 2017.

Staff: Kelly Machen

IV.

Suggested Motions
1. I move that the Planning Commission recommend approval of SUP 2016-06 subject to the conditions
dated January 17, 2017.
OR

SUP 2016-06

Chilton House Bed & Breakfast


January 17, 2017
Page 3
2. I move that the Planning Commission forward SUP 2016-06 to the next Planning Commission Work
Session.
OR
3. I move that the Planning Commission recommend denial of SUP 2016-06 for the following reasons:
[Insert].
OR
4. I move an alternative motion.
Attachments
A. Area Maps
B. SUP Considerations
C. Proposed Conditions and SUP Plan

SUP 2016-06

Attachment A - Map
VICINITY MAP

SUP 2016-06, Chilton House Bed and Breakfast


Page A-1

Attachment A - Map

AERIAL
MAP

EXISTING
ZONING
MAP
L
O
N
G
R
A
N
G
E

SUP 2016-06, Chilton House Bed and Breakfast


Page A-2

Attachment A - Map
LAND USE MAP

SITE

SUP 2016-06, Chilton House Bed and Breakfast


Page A-3

Attachment B SUP Considerations


SUP Considerations
Section 11-3.1.3 of the Town of Warrenton Zoning Ordinance states in considering requests for Special Use
Permits, the following factors should e considered:
Comprehensive Plan
The applicants property is located in an area designated as Low Density Residential by the Future Land Use
Map. This designation includes single-family detached residential dwellings at densities ranging from existing
levels of development (no change) up to 2.5 dwellings per net acre, contingent upon adequate pedestrian and
vehicular access, compatibility with surrounding properties and mitigation of potential impacts. Certain areas
specified in the text are intended to remain at densities well below 2.5 d.u. per acre. These include the areas of
existing low-density historic neighborhoods along Winchester and Culpeper Streets.
The Comprehensive Plan also includes the following economic policies:
Policy 1
Policy 2
Policy 3
Policy 4
Policy 5

Ensure that an adequate amount of land is available for commercial and industrial growth
commensurate with expected population growth
Promote an attractive community, high quality of life and low business costs in the Town as major
economic development resources.
Coordinate economic development efforts with local, regional, and state programs and agencies, in
order to remain economically competitive.
Promote expanded tourism activity, using the historic CBD as the key element.
Use planning zoning and other land development tools and regulations to encourage the type of
commercial and industrial development that will meet the retail, service and employment needs of the
community while maintaining the small town character of Warrenton
Standard

Whether the proposed Special Use


Permit is consistent with the
Comprehensive Plan.

Whether the proposed Special Use


Permit use will provide desirable
employment and enlarge the tax base
by encouraging economic development
activities consistent with the
Comprehensive Plan.

Analysis
The proposed SUP changes the use from a single-family use to a
mixed commercial/residential use. The proposal keeps overall
character of the property as a single-family home.
The Applicant states the proposed use will increase the number of
overnight visitors to the Town, tourism receipts, and the amount
levied in the 4% lodging tax. The Statement of Justification assumes
a $200 per night rate with a 65% average occupancy rate resulting in
potential positive tax revenue of $7,592-$13,286.
The proposed use will provide opportunities for employment and
contracts for local vendors. Guests at the Bed and Breakfast would be
within walking distance to Main Street businesses. The use will
affect the tax base, setting aside 4% lodging tax, and the portion of
sales tax received on purchases within the Town.
Zoning

The subject parcel is zoned R-6 on .91 acres of land with an existing historic residential house, the legislative
intent of the R-6 District is the following:

SUP 2016-06, Chilton House Bed and Breakfast


Page B-1

Attachment B SUP Considerations


This district is composed of medium to high concentrations of predominantly residential uses, generally
intended to encompass and preserve those residential structures which have developed over the years
along the traffic arteries serving the Central Business District. The regulations of this district are
designed to stabilize and protect these areas while at the same time allowing compatible changes to occur
in an effort to ensure that the use of these areas is economically feasible and to implement the
Comprehensive Plan.
Standard:

Analysis

The compatibility of the proposed use with other


existing or proposed uses in the neighborhood, and
adjacent parcels.

Properties to the south and west contain single-family


residential. The neighboring property behind 97 Culpeper
is vacant. The neighboring property to the north contains
a church, school, rectory, and offices. The commercial
use of the property presents possible impacts that should
be mitigated with Special Use Permit conditions.

The location and area footprint with dimensions


(all drawn to scale), nature and height of existing
or proposed buildings, structures, walls, and fences
on the site and in the neighborhood

See applicants application plans for details (Attachment


II). No additional structures will be built.

Whether, in the case of existing structures


proposed to be converted to uses requiring a
Special Use Permit, the structures meet all code
requirements of the Town of Warrenton.

The applicant has stated that, the dwellings and grounds


will meet all of the most current code requirements of the
Town of Warrenton and International Building Code. A
condition has been suggested to require a fire safety
inspection and compliance prior to receiving a business
license.

The timing and phasing of the proposed


development and the duration of the proposed use.

The applicant will be renovating five bedrooms in the


winter of 2016-17 for overnight guests and staff. A
formal dining room for breakfast and bathrooms will be
renovated in late winter/early spring 2017. The proposed
use is not limited in duration.

The location and use of any anticipated accessory


uses and structures.

Existing accessory structures include the cottage or


kitchen outbuilding, garage, shed, and storage buildings.
No new accessory structures are proposed.

The proposed days/hours of operation.

Aside from overnight guests, hours of operation will be 9


AM 8 PM Monday-Sunday.
Transportation

Parks and Recreation


The Parks and Recreation Department recommends the inclusion of a bike rack to encourage guests and
employees to ride bikes.
Trip Generation
The applicant calculates 2 trips per visitor Sunday through Saturday resulting in 8 trips per day, assuming all 4
rooms are occupied. The ITE 9th Edition states a single-family residential unit will generate, on average, 9.52 trips

SUP 2016-06, Chilton House Bed and Breakfast


Page B-2

Attachment B SUP Considerations


per day. The hotel category averages 8.17 trips per weekday, 8.19 trips per Saturday, and 5.95 trips per Sunday
per room. Bed and Breakfasts are not included in the Manual as a specific land use category. However, the ITE
Manual notes that the sampling is generally outside of Central Business Districts. Therefore, the trip generation
will likely be somewhere between the applicants estimate and the ITE manual as visitors will likely walk to Old
Town destinations.
Parking
The applicant will be required to meet the parking requirements of the Zoning Ordinance as stated above. The
proposed SUP plan illustrates expanding the existing driveway and parking to include an additional two parking
spaces. Public Works stated there are no run off or stormwater concerns caused by new parking spaces as the new
pavement will be minimal with the runoff being filtered through natural, maintained lawn areas.
Standard

Analysis

The traffic expected to be generated by the proposed use, the


adequacy of access roads and the vehicular and pedestrian
circulation elements (on and off-site) of the proposed use, all in
relation to the public's interest in pedestrian and vehicular safety,
efficient traffic movement and access in case of fire or catastrophe.

The change in uses will add 3.35 daily


weekday trips per the ITE daily trips.
The proposed unit would be accessible
to fire and police using the existing
driveway.

Whether the proposed use will facilitate orderly and safe road
development and transportation.

The proposed change in use does not


trigger transportation improvements.

Water and Sewer


The use is currently served by public utilities. The conversion of the residential home from a residential use, to
one more commercial in nature, raises some concerns by the Public Works and Utilities Department. Public
Works and Utilities stated that while this proposed use is technically considered commercial, the fixtures in the
guest rooms are assumed to be residential in nature. Therefore, combined with the fact that no new bedrooms are
being added, there is not an anticipated water and sewer capacity impact for this project. That said, a condition
ensuring residential flush toilet fixtures remain has been added by staff to mitigate the impact to the public
facilities.
Standard
Whether the proposed Special Use Permit
will be served adequately by essential
public facilities, services and utilities.

Analysis
The use is currently served by public utilities. Public Works and
Utilities Department recommends the Applicant consider
replacing the existing sanitary lateral from the historic house to
the right-of-way line to insure proper functioning.
Public Safety

Fire and Rescue


Fire and Rescue has no objections to the proposed Special Use Permit. Since this proposed use is technically
considered commercial, the Applicant might consider the installation of the Fire Access Key Box to permit access
in the event of an emergency with reduced loss to the owner. This is a standard request on commercial buildings.
Standard
Whether the proposed Special Use Permit

Analysis
Fire and police will have direct access to the proposed accessory

SUP 2016-06, Chilton House Bed and Breakfast


Page B-3

Attachment B SUP Considerations


will adequately provide for safety from fire
hazards and have effective measures of fire
control.

dwelling unit via the existing driveway. Building code will


require the installation of standard fire safety equipment (e.g.
smoke detectors) when acquiring a building permit. Staff
recommends the consideration of the Fire Key Access box.

Police
The Police Department has no objections to this application. Ensuring safe lighting assists in providing a safe
environment for patrons.
Standard

Analysis

The location and nature of any proposed security


features and provisions.

According to the applicant, the dwelling already has a


security system in place and will not require any
additional security features.

Landscaping and Noise Mitigation


For screening and buffering requirements, the applicant should consider the installation of additional measures to
mitigate impacts to adjacent residential uses.
Standard

Analysis

The nature and extent of existing or proposed


landscaping, screening and buffering on the site
and in the neighborhood.

Existing screening, buffering, and landscaping are


indicated on the applicants plans. No additional
screening, buffering, or landscaping is proposed.

The level and impact of any noise emanating from


the site, including that generated by the proposed
use, in relation to the uses in the immediate area.

The Bed and Breakfast use will be held to Town Code


provisions relating to disturbing the peace (e.g. Sections
11-19 Noise; 11-20 Nuisances; 11-21 Odors).
Additional landscaping standards above the Zoning
Ordinance requirements will assist with noise mitigation.

The location and screening of parking and loading


spaces and/or areas.

See the applicants plans for proposed parking locations.


Onsite parking provides parking for two employees, one
in the garage and one outside the garage, and 4 guests in
the driveway.

Lighting and Signage


Lighting and signage should be at a minimum in a residential district. Keeping lighting to residential nature is
desired. Lighting standards are uniform in the Town, but residential districts take on a residential character and
the applicant should consider lighting that is specified for residential use, when feasible, to not compromise
safety.
Standard
The glare or light that may be generated by the
proposed use in relation to uses in the immediate
area

Analysis
The Statement of Justification proposes the use of full cutoff and downward facing lighting. The property will be
held to Zoning Ordinance lighting requirements of full cut
off lighting, per Article 9-8.

SUP 2016-06, Chilton House Bed and Breakfast


Page B-4

Attachment B SUP Considerations


The proposed location, lighting and type of signs
in relation to the proposed use, uses in the area,
and the sign requirements of this Ordinance.

No sign requests were submitted with the Special Use


Permit application. Any signs will require a Certificate of
Appropriateness and be subject to the Zoning Ordinance
Article 6 on Signage.

Agency Comments
The following agencies have reviewed the proposal and their comments have been summarized in relevant
chapters of this report. Individual comments are in the case file in the Planning Office:

Parks and Recreation Department


Planning and Community Development Department
Public Works

SUP 2016-06, Chilton House Bed and Breakfast


Page B-5

Attachment C
Conditions dated January 17, 2017
PROPOSED CONDITIONS
Owner: Beatrice M. McDonnell Revocable Trust
Applicant: John C. McAuliff
Special Use Permit: SUP 2016-06
Address: 97 Culpeper Street
GPIN 6984-32-7714-000 (the Property)
Special Use Permit Area: +/-0.91 acres
Zoning: R-6, Residential
Date: January 17, 2017
The following conditions are intended to offset the impacts of the proposal and to render the
application consistent with the applicable chapters of the Comprehensive Plan and the surrounding
areas. If the conditions of this Special Use Permit or the Special Use Permit plan (the SUP plan)
are in conflict with the Zoning Ordinance, and/or the Public Facilities Manual (PFM), the more
restrictive standards shall apply, except as specifically allowed by this Special Use Permit.
1.

Site Development - The property shall be developed in substantial conformance with these
conditions and the Special Use Permit Plan, Chilton House (the "Plan"), dated on December 13,
2016, prepared by LLB Design, LLC.

2.

Use Parameters
a)

Special Use Permit Area The Special Use Permit shall apply to the entire +/-0.91 acre
property.

b)

Maximum Guest Rooms The maximum number of rooms for paying guests shall not
exceed four rooms.

c)

Use Limitations The owner of the premises shall reside in and manage the establishment,
as per Article 9-5.1.1.

d)

Noise - Property shall adhere to Article 9-14 Performance Standards for all NonResidential Uses and Town Code provisions relating to disturbing the peace.

3.

Refuse Storage Area Any refuse storage areas shall be screened with a solid enclosure
constructed of materials that are compatible with the buildings on the property. The enclosure
shall have gates that prohibit viewing this area from adjoining properties and public rights-ofway. The gates shall remain closed when not in use and the trash containers shall be emptied as
necessary to prevent odors or infestation by vermin.

4.

Environment All landscaping shall be native and drought-resistant or other species as may be
approved on the final site plan(s).

Attachment C
Conditions dated January 17, 2017
a)

Buffers The applicant shall provide buffer from adjacent residentially zoned land by
increasing the height of the existing fence between 97 and 115 Culpeper Street to six feet
past the front setback. Evergreen plantings are to be added every 25 feet along the fence, to
better meet the requirements per Article 8-8.5.

5.

Lighting Building mounted security lighting, which is full cut-off and directed toward the
building and in compliance with the Zoning Ordinance, shall be permitted. Ground mounted
lighting of the building shall be directionally shielded in accordance with the Zoning
Ordinance, so as to minimize glare, sky glow and light trespass. Lighting should remain
residential in nature when possible and not compromising safety.

6.

Transportation
a)

Obstruction of Travelways The applicant shall ensure that any vehicles associated with
the use do not obstruct the travel ways, fire lanes, adjoining road network, landscaped
areas, or parking spaces as shown on the SUP Plan.

b)

Handicapped Parking and Signage Handicapped parking and signage for shall be
provided in accordance with the PFM and the Americans with Disabilities Act.

7.

Water The fixtures shall remain residential. No flush valve toilets are permitted, only
standard residential tank toilets. At which time additional fixtures are required, or installed, the
owner shall submit a fixture count/Gallons Per Minute demand to assist in determining the need
for an increased meter size. All cost associated with the request shall be borne by the owner.

8.

Fire and Rescue A fire safety inspection shall be performed and any concerns derived from
the inspection are addressed before a business license is approved for the site.

Attachment C Special Use Permit Plan


Dated December 13, 2016

5<.c

TOWN OF WARRENTON, VIRGINIA


18 Court Street, P.O. Drawer 341
Warrenton, VA 20188-0341
(540) 347-2405

COMMUNllY DEVELOPMENT
TOWN OF WARRENTON

r,

ji..A.. {\

,)G l ) - ti i.../
\ .

2.: 7

PL,A)6N0,1.ul .. I,

LAND DEVELOPMENT APPLICATION

Application is hereby made for a zoning permit in accordance with the description and for the purpose hereinafter set forth. This
application is made subject to all Town and State Laws and Ordinances and which are hereby agreed to by the undersigned and which
shall be deemed a condition entering into the exercise ofthis permit. The permit is valid for six (6) months from date of issuance. If
not renewed prior to expiration, this permit is null and void.

TYPE OF DEVELOPMENT:
o Preliminary Plat
o Final Plat
o Site Development

Plan

o Special Exception

o Amendment
o Comp Plan
Amendment
o Zoning Ordinance Text
Amendment
pecial Use Pennit

o Boundary Adjustment

arianoe

o Land Disturbance
o Temporary Use
or Structure
o Record Plat

o Site Plan Waiver


o Sketch/Concept Plan

o Other,
Specify Below

Rezone to CBD, Special Use Permit for an Inn and Event


PURPOSE OF REQUEST:_=--:-------s,.....-,,;--a---- ----------- --Venue, and Variance

Barbara M. Walker, Co-Trustee of the Beatrice M. McDonnell


Irrevocable Trust
Last Name =----.---,------ FirstName:__________ Phonc(Day):.......,......,.....,.-,----------c/o John Mc.Aulif f, 97 Culpeper St., Warrenton, VA 20186
Mailing Address:
Applicant:
McAuliff
John
914-409-3400
F'irstName: ____
LastName:
______ .Phone(Day) :.______
_
______
97 Culpeper Street, Warrenton, VA 20186
Ma1.1.mg Address:_______________________ _ ______________
R-6
Subdivision:---- Lot No.:---Parcel ldeutifi.cation Number: 6984-32- 7714-Zonin_g_District:
uOO & 6984-32-86110-000
97 c u l peper s tree t
SubjectProperty Street Address:
RecordOwnerasshownon d ee:
d

9117
_ Street Frontage:___ Existing Structures(Number & Type): Res. Dwelling

Acreage: _

Existing Use: Residential

OWl\TERS AFFADAVIT:
I have read this application, understand its intent and freely consent to the filing. Furthermore, I have the power to authorize and hereby
grant permission for the Town ofWarrenton officials and other authorized government agents on official business to enter the property
as nece. ssary to process this application.
See attached letter.
See attached letter.
Signature

Date

Print Name

Date

APPLICANT'S AFFADAVIT:
The information provided is accurate to the best ofmy knowledge. I acknowledge that all test, studies, and other requirements ofthe
Town ofWarrenton Zoning Ordinance and Subdivision Ordinance and other requirement ofreview/approval agencies will be carried out
e Town may deny, approve or conditionally approve that for which I am applying.
1.mdersta
at my exp

-"-----J-!,,mq_J/
=,.,L-.J1/
'(

John c. McAuliff
Print Name

5///

/O
Date

Town of \Varrenton
Town Council
P. 0. Drawer 341
Wan-enton, Virginia 20188

T0\\11 of Warrenton
Planning Commission
P. 0. Drawer 341
Warrenton. Virginia 20188

Dear Members of Town Council and Planning Commission:


I hereby ce11ify that Las one of the three co-owners of the parcel in the Town of
\\arrent n. the rear porti 11 pa11 of the pttrcel at 97 Culpeper Street, identified a PIN 6984-32680-000, am authorized by my other rwc co-owners to sign the Land De,elopment Appli at ion
for rez )ning and pecial u e permit. and. if nece sary, for a variance for the Chilton 1 lou e Inn
and E,ent Venue. \\"e als mllh rize .John . McAuliff to act as agent on the said application(s}.

Rear parcel
removed from
application per
applicant

Barbara M. Walker, Co-owner and on behalf of


Katherine McDonnell and Mary Byrne McDonnell

Also. as C -Tru tee of the Beatrice M. 1cDonnell lrrev cable Tru.l. r auLh .rize the:
filing of said application. with re pcct to the front portion the pnrcel at 97 Culpeper Street,
PIN 6984-3-7714-000. and for J 1111 . Mc uliff to act as agent on the application(s} with
respect to this parcel.

Barbara M. Walker, Co-Trustee of the Beatrice M.

McDonnell lrrevocable Trust

Date Stamp

TOWN OF WARRENTON, VIRGINIA


18 Court Street, P.O. Drawer 341
Warrenton, VA 20188-0341
(540) 347-2405

LAND USE APPLICATION:


AFFIDAVIT

NO. _____

This affidavit certifies that the party listed, who is listed as the Applicant's Representative on a land use
application, has been granted authorization to make an application and act 011 behalf of a property owner. It must
be filled out completely by the property owner if another party is submitting an application(s) on the owner's
behalf. This form must be notarized and must be submitted prior to issuance. Copies of affidavits are
mrncceptable
1 !);-t:_,l' \ ir f',. 1, '--l_.' t:' Y\r--i I : (' .St__.
1 :L-(f_'1-f'r.15:1_(_<1_____ am the owner of the property listed below and I certify that
I, L<_-l_f'i:>CJ\(_',__
- 0_'1. /A.,1\.
1
er. ____ as my duly authorized agent and give permission
l have granted, - .-_r_1-; t_-, ---r_'.' _-_-!_\_1__- , __
..,

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,r,

( l

/ ; ....-

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t'"f"'

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to make a land use application and act on my behalf for the following address:

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1 U <e '.../J,r1Y'\
for the land use application of -----'-,
C. h.; 1-L'("l(', { ll'J U,5,12.. c, ()"Jc.
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Signature ofProperty Owner:_r-f'_.._./

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(FOR NOTARY USE ONLY)

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City/ToCounty of
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a Notary Public m and for tlie aforesaid hereby certify that the followmg person:

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appeared before me in the State/District and City/Town/County aforesaid and executed this affidavit on the
following date (month, day, and year): \ , 1 w

0- ---- --

\/tStn-11,'V\ .
Notary Signature:
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My Commission Ex-pu.Zs:

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RegisirntionNumber:

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Amended Letter of Justification


For
Special Use Permit for
Chilton House Bed & Breakfast
97 Culpeper Street

The property at 97 Culpeper Street is zoned R-6. This application for a Special Use
Permit is being submitted for usage as a Bed & Breakfast. No alterations will be made to the
exterior of the buildings. No new buildings will be built on the property. The Chilton House is on
.91 acres of land.
The applicants home at 97 Culpeper Street was built between 1820 and 1822. It has
been a part of the Chilton-Horner-McDonnell-Hearst family since the 1890s, when John Belt
and Emma Byrne traded homes on Horner and Winchester Street for the Culpeper Street home. It
was the wish of the applicants grandmother and former owner Beatrice McDonnell, that the
home be kept in the family for perpetuity, and transformed into a self-sustaining property. With
the vision of grandson John Chilton McAuliff, the family began renovating the home to become
Chilton House in memory of a longtime Warrenton family, and Dr. John Chilton Horner
McDonnell, Beatrices husband. Their grandson lives in the home now, and plans to make his
life in Warrenton for many, many decades to come.
Located in Old Town just two blocks from Main Street, the proposed special use request
supports an investment in the future of Old Town Warrenton as a destination Town, and also
supports the preservation of the history of the Town and the memory of its prominent families. In
the recent Old Town Visioning meeting attended by over 130 residents, Boutique Hotels and

B&Bs ranked as 11th of 43 ideas that residents voted on (see Appendix B). The applicant has
published The History of The Chilton House, (enclosed), including the stories of the families
that are part of that history. All renovations are being completed in accordance with the
Commonwealths Historical Tax Credit Program and in cooperation with the Fauquier Historical
Society for advice and design. The applicant has completed the majority of renovations within
the house. The anticipated plan & benefits are described as follows:

Renovating Chilton House


Two sitting rooms and a hunt lounge were restored in Spring 2016. These will become
the Bed & Breakfasts library, lounge, & check in area. In Winter 2016-17, the owners are
renovating five bedrooms to be provided to overnight guests & staff for the Bed & Breakfast.
Four bedrooms would be used for guests, and one for the family member who will run day to day
operations, per the Zoning Code Article 12 definition of Bed & Breakfast. In late Winter/Early
Spring 2017 renovations include a formal dining room for breakfast, and bathroom overhauls.
These renovations would increase the number of overnight visitors to the Town, tourism receipts,
and the amount levied in the 4% lodging tax.
This will be a major investment in the future of the Town, and does not currently have a
Bed & Breakfast where visitors can stay the night within walking distance of Old Town.
Assuming an average rental rate of $200 per night, per room, and an average occupancy rate of
65%, which is conservative for the region, the anticipated additional revenue could be between
$7,592 and $13,286.
Total Potential Tax Revenue
$7,592-$13,286

Business License Tax: $654.50*


Total over 10 years: $82,465-$136,831
*Based on revenue predictions
The following summarizes the information included in this Special Use Permit
application:
1. The Comprehensive Plan sets forth the objective of having new opportunities for tourism
and economic development within Old Town. The approval of this special use permit will
add a major new advantage for the Town of Warrenton in terms of additional
opportunities and revenue for business, a new draw for visitors, and quaint, historic
overnight stays. This proposal comports with the goals and objectives set forth on Pages
2-12, 2-13, 2-17, 3-19, 3-33, 3-34, 3-115 & 3-120.
2. All renovations will be fully code-compliant.
3. Very little sound will be heard beyond the property boundaries.
4. Additional permanent lighting will be added in the parking addition. The lights will be
full cut-off and downward facing.
5. The proposed use will result in only one sign with minimal impact on adjoining
properties.
6. The proposed use is consistent with the existing uses of the adjoining CBD properties,
which includes offices, a school, and a church.
7. The location and area footprint with clear indications of the proposed uses of the property
is included in this application. No additional structures will be built.
8. Existing screening, buffering, and landscaping are indicated in the attached maps. No
additional screening, buffering, or landscaping is proposed.

9. The timing of the project is described in the introduction of this application. The duration
of proposed use is not limited in time. The applicant is open to periodic administrative
reviews, to ensure compliance with Special Permit conditions.
No natural, scenic, archeological or historic feature is impacted or changed by the
proposed use in any way. The existing canopy will be maintained.
10. The proposed use will benefit the public in a number of ways. Local vendors will benefit
from increased visitors, local government will benefit from increased tax receipts, local
residents will benefit from having a convenient place to host gatherings, and the
congregation of St. James will benefit from having additional private meeting space.
11. Traffic-Trip Calculations
Monday-Thursday (Maximum Potential Level)
2 trips per visitor = 4 visitors x 2 = 8 trips
Friday, Saturday, or Sunday (Maximum Potential Level)
2 trips per visitor = 4 visitors x 2 = 8 trips
12. The proposed primary access point is from Culpeper St.
13. The dwellings and grounds will meet all of the most current code requirements of the
Town of Warrenton and International Building Code.
14. The existing sewer, water, and utilities sewer are adequate to serve the needs of the
permit use.
15. The proposed Special Use Permit will not affect, destroy, or alter any environmentally
sensitive land or natural features, wildlife habitat and vegetation, water quality or air
quality.

16. The proposed special use permit will provide opportunities for employment and
contracts for local vendors. This will facilitate the development of restaurants, caterers,
artisans, and local businesses throughout Old Town and greater Warrenton. It will also
enlarge the tax base, setting aside 4% lodging tax, and the portion of sales tax received on
purchases within the Town. The Chilton House should be a key component in the
ongoing economic revitalization of Old Town.

Within the Comprehensive Plan, The Town of Warrentons economic policies tend to favor
projects like The Chilton House. These include:

Policy #2: Promote an attractive community, high quality of life and low business costs
in the Town as major economic development resources.
Policy #3. Coordinate economic development efforts with local, regional, and state
programs and agencies, in order to remain economically competitive.
Policy #4. Promote expanded tourism activity, using the historic CBD as the key element.

The Chilton House also helps address two economic questions within the Comprehensive Plan.
These are:

Question #3: How can the Town promote the economic vitality of the CBD?
Question #4: To what extent and in what ways can and should the Town promote
expanded tourist activities in the CBD?

17. This is likely not applicable to this application at this time.


18. No significant outdoor storage is proposed as part of the residential component of the
project. What storage needs arise will be covered by three already-developed buildings
on the property with space for storage.
19. The proposed use of open space is detailed in the attached maps, but is summarized here.
The majority of the property is open space, which will be used as reception, wedding
ceremony, and outdoor dining space. The primary location on the property to be used for
events is a well buffered area of the property. All open space will remain open and
unchanged.
20. There are no floodplains or steep slopes.
21. There will be no non-conforming uses or structures located on the property.
22. There is no fuel stored, or fuel storage on the property.
23. The Cottage will be accessory to the main structure.
24. The location and area of each proposed use shown in attached maps is as follows:
Chilton House Sign: At the center of Western property line, no bigger than 3 feet by 2 feet.
Guest Parking: 4 spots are provided, as indicated on the map, and in accordance with the
ordinance of 1 car per room.
Emergency vehicles: Driveway located in the driveway in the Southwestern corner of the
property line, 1 foot from the southern property line and touching the western property line
will be made available to arriving emergency vehicles.
Employee Parking: Located in and adjacent to the garage 10 feet away from the southern
boundary line. There are two employee spots, one within the garage that is 24 feet by 10 feet

(240 sqft) and one just outside the garage measuring 58 feet by 23 feet with additional space
for turning around and maneuvering. Both are indicated on the map.
Storage facility: The storage facility measures 26 feet by 12 feet, and is 5 feet from the
southern property line.
Sitting Rooms: The Library room is 17 feet by 18 feet, and the Sitting Room is 25 feet by 13
feet, for a total square footage of 631 sqft. These rooms are located on the first floor of the
main house.
Guest rooms: There will be 4 guest rooms and 1 staff room within the main house, which
will be renovated and made available over time, range from 120 sqft to 220 sqft. They are all
located on the 2nd floor of the house, which is wheelchair accessible through a chairlift.
25. The proposed hours of operation, aside from overnight guests, will be 9 AM 8 PM
Monday-Sunday.
26. The locations of on-site and off-site parking are indicated in the attached maps. On site
parking provides parking for 2 employees in the garage, which is the maximum number
of employees the Bed & Breakfast will have, and 4 Bed & Breakfast guests in the
driveway, as the Bed & Breakfast will have a maximum of 4 rooms.
Parking Tabulations
Minimum Required Spaces = 4
Maximum Required Spaces = 6
Total Required Spaces= 6 (4 for guests, 2 for employees)
Provided Spaces= 6.
27. The dwelling already has an advanced security system in place and will not require any
additional security features.

28. The number of employees will hold steady at 2, but will occasionally include contractors,
such as handymen, event planners, designers, caterers, and furniture suppliers. The
employees are to be a Bed & Breakfast Manager and an Asst. Manager.
29. There is no anticipated off-site infrastructure.
30. There are no anticipated odors to be generated from the site.
31. The property contracts a handyman to make refuse deliveries to the local refuse lot, and
expects to continue that practice.

CONCLUSION
This is an exciting project, which will enhance the charm of Old Town Warrenton, and
will create an appropriate means of sharing that charm with many visitors, tourists, and friends. It
will also preserve Warrentons history in a powerful, accessible way, and create many new ways
to benefit local businesses at the same time.

Appendix A: Photos of The Chilton House

Appendix B: Old Town Visioning Meeting Resident Survey

10

TOWN OF WARRENTON
18 Court Street, Warrenton, Virginia 20186
(540) 347-2405 - Planning@warrentonva.gov
Internet www.warrentonva.gov

PLANNING & COMMUNITY


DEVELOPMENT DEPARTMENT

Brandie M. Schaeffer

January 17, 2017

Director of Planning

TO:

Planning Commission

FROM:

Brandie M. Schaeffer
Director of Community Development

RE:

Special Use Permit 2016-05, Saint James Episcopal Church and School

I.

Summary:

A.

Applicant/Owner Saint James Episcopal Church Trustees

B.

Representative Saint James Episcopal Church and School

C.

Request The request is for a Special Use Permit (SUP) for an existing school located at 73
Culpeper Street and a new building located adjacent to the rear parking lot, as allowed under
Article 3-4.11.13 of the Zoning Ordinance. The plans submitted show a new 10,000 square foot
two-story building located adjacent to the rear parking lot and to be accessed from Beckham
Street. Currently, Saint James Episcopal School operates for children ages 2 through 5th grade.
No additional students are planned to be accommodated with the proposed expansion.
Saint James Episcopal
Church and School
Expansion
SUP/site area
Gross Building Area
Main Church Building
Parish Hall & School
Rectory / Garage
Students / Employees
Parking
Buffer
Hours of Operation

D.

Existing

Proposed

+/- 1.7375 acres


30,305 SF
16,956 SF
10,450 SF
3,000 SF / 440 SF
225 / 45
26 spaces
None
7:30am 5:00pm

+/- 1.7375 acres


40,305 SF
16,956 SF
10,450 SF
3,000 SF / 440 SF
225 / 45
37 spaces (waiver)
None; Staff recommends 20
7:30am 5:00pm

Site Location The site is located at 73 Culpeper Street (see maps in Attachment A). The SUP
site is identified on County maps as GPINs 6984-33-7061-000, 6984-32-8993-000, and 6984-327819-000.

Saint James Episcopal Church and School


January 17, 2017
Page 2
E.
Comprehensive Plan The site is designated CBD, Central Business District

F.

Zoning The site is zoned CBD, Central Business District.

G.

Surrounding Land Uses


Direction
North
South
East
West

II.

Zoning
CBD
CBD
CBD
PSP, R-6

Current Land Use


Mixed Commercial, Wort Hog Brewery
Parish Rectory
The Depot, Claires Restaurant
Public/Institutional, Residential

Overview:

A.

Existing Conditions Located at 73 Culpeper Street, Saint James Episcopal Church is a stuccoed
Gothic Revival church with a crenellated corner tower. Originally built in 1850-1853, the church
was rebuilt in 1912 by the Architect Irwin Fleming after being destroyed in 1910 fire. The church
is a contributing structure to the national and local historic districts and is a prominent feature of
Warrentons downtown.
The circa 1928 Tudor Revival Style Parish Hall and school are attached to the rear of the 1912
church and were built by W.J. Hanback. This structure is approximately 10,450 square feet. Next
to the 1912 church is the circa 1915-1924 rectory, an example of early 20th century Georgian
Revival architecture. The rectory is approximately 3,000 square feet and the rectory garage is
approximately 440 square feet. The rectory garage currently lies on the intersection of three
parcels (GPIN: 6984-32-7819-000, 6984-32-8993-000, and 6984-33-7061-000). The site also
currently contains an existing recreation area and parking lot, located at the rear of the site.

B.

Proposal The school currently operates within the existing Church parish hall on the first and
second floors, using offices and classrooms that the Church would like to reclaim for church use.
As such, the request is for a Special Use Permit, under Article 3-4.11.3 of the Zoning Ordinance,
in order for the church to expand the existing school facility by constructing a new 10,000 square
foot structure behind the Church, attached to the 1960s addition. The proposed building would
be two-stories, located adjacent to the rear parking lot, and accessed from Beckham Street with a
exit on to South Third Street.
Phase I would include construction of the new building and sidewalk. Phase II would include
improvements to the existing parking lot. When Phase I is complete, the school would operate on
the first floor of the parish hall, with the upper grades housed within the new facility. The existing
recreation area would be relocated to the rear of the Rectory and on the rear portion of an adjacent
vacant property, behind Chilton House, which is leased by the Church. According to the
applicant, no increase in the number of students is planned at this time. The new building would
be served by existing on site utilities. The existing entrance from Beckman Street would remain,
but the existing exit onto South Third Street would be relocated to align with East Franklin Street.

SUP 2016-05

Saint James Episcopal Church and School


January 17, 2017
Page 3
III.
Waivers:
A waiver from the parking requirements in Article 7-4 was granted by the Town Council in a letter dated
March 16, 2015 (attached). Article 7-2.12 allows the Planning Director the option of granting waivers
from total parking requirements for combined uses. Municipal parking lots in the vicinity of the Church
also allow an exemption from the parking requirements. The Zoning Ordinance states:
7-13 Proximity to Municipal Parking Lots
Any building or use located within three hundred (300) feet (measured along lines of public
access) of an existing municipally-operated parking lot shall be exempt from the provisions of
this Article.

IV.

Staff Recommendation is that the Planning Commission recommend approval of SUP 2016-05 to Town
Council, Saint James Episcopal Church and School Expansion, subject to the Conditions Statement dated
January 17, 2017.

Staff: Susannah B Smith

V.

Suggested Motions
1. I move that the Planning Commission recommend approval of SUP 2016-05 subject to the conditions
dated January 17, 2017.
OR
2. I move that the Planning Commission forward SUP 2016-05 to the next Planning Commission Work
Session.
OR
3. I move that the Planning Commission recommend denial of SUP 2016-05 for the following reasons:
[Insert].
OR
4. I move an alternative motion.

Attachments
A. Area Maps
B. SUP Considerations
C. Proposed Conditions and SUP Plan
D. Building Elevations

SUP 2016-05

Attachment A - Map
VICINITY MAP

SUP 2016-05, Saint James Episcopal Church and School Expansion


Page A-1

Attachment A - Map
AERIAL
MAP

EXISTING
ZONING
MAP

SUP 2016-05, Saint James Episcopal Church and School Expansion


Page A-2

Attachment A - Map
FUTURE LAND USE MAP

SUP 2016-05, Saint James Episcopal Church and School Expansion


Page A-3

Attachment B SUP Considerations


Special Use Permit Considerations
Section 11-3.1.3 of the Town of Warrenton Zoning Ordinance states in considering requests for Special Use
Permits (SUP), the following standards should be considered:

Comprehensive Plan
The Property is designated CBD on the Future Land Use Map. The intent of this district is to provide
for orderly development, infill and revitalization of the central business and commerce area of the Town of
Warrenton in accordance with objectives, policies, and proposals of the Comprehensive Plan of the Town; and
for the logical and timely development of the land for primarily business purposes providing for higher density
residential development, especially on the upper floors of structures on Main Street and encouraging a lively
retail environment at the street level of Main Street.
This designation covers the historic, mixed-use downtown area and closely matches the area of the existing CBD
zoning district. This category has been designated for the central area of Warrenton which is presently developed
as one of the Towns commercial/business areas. Downtown should continue to be a diverse area, offering a wide
range of goods, services and activities. Therefore, the downtown is planned for a mix of business, commercial,
public-semi-public, and residential uses, mixing the new development with existing uses to create a special and
diverse destination for tourists and visitors, as well as a good place to live and work.
Public/Semi-Public Uses
These areas include the many churches located within the Town, which are not all mapped specifically, but
are planned to remain as churches, including areas for future expansion. the Town should work closely
with the County, or the relevant private organizations, to carefully plan for and utilize schools in conjunction
with the Towns growth and development. These schools provide Town and County residents a setting for
educational, social, and recreational activities.
This analysis is based on the relevant Comprehensive Plan action strategies, goals, and policies.
Standard

Analysis

Whether the proposed Special Use Permit is consistent


with the Comprehensive Plan.

The SUP proposes to continue an established use in


order to provide a setting for educational, social, and
recreational activities that support the residents of the
community.

Whether the proposed Special Use Permit will result


in the preservation or destruction, loss or damage of
any significant topographic or physical, natural,
scenic, archaeological or historic feature.

The proposed addition was relocated to accommodate


the existing garage, which was identified as significant
by the members of the Architectural Review Board, but
not a contributing structure.

The effect of the proposed Special Use Permit on


environmentally sensitive land or natural features,
wildlife habitat and vegetation, water quality and air
quality.

The proposed Special Use Permit allows the continued


use of an existing site in an expanded footprint. There
are no identified environmentally sensitive features,
habitat, or vegetation at this location or that will be
impacted by the proposed addition.

The location of any major floodplain and steep slopes.

No major floodplains or steep slopes are on the


property.

SUP 2016-05, Saint James Episcopal Church and School Expansion


Page B-1

Attachment B SUP Considerations

Zoning
The subject parcel is zoned CBD, the legislative intent of the CBD District is the following:
The intent of this district is to provide for orderly development, infill and revitalization of the central
business and commerce area of the Town of Warrenton in accordance with objectives, policies, and
proposals of the Comprehensive Plan of the Town; and for the logical and timely development of the land
for primarily business purposes providing for higher density residential development, especially on the
upper floors of structures on Main Street and encouraging a lively retail environment at the street level of
Main Street.
Standard

Analysis

The compatibility of the proposed use with


other existing or proposed uses in the
neighborhood, and adjacent parcels.

The proposed use is compatible with the existing and proposed


uses in the neighborhood. Although not a requirement due to
the fact that the expansion is less than fifty percent of the area
and square footage of the buildings, off-site impacts should be
mitigated with the installation of landscaped buffers along the
perimeter of the property abutting residential uses.

The location and area footprint with


dimensions (all drawn to scale), nature and
height of existing or proposed buildings,
structures, walls, and fences on the site and in
the neighborhood

The new building that is proposed is subject to the review of the


Architectural Review Board. Three work sessions have been
undertaken to address the changes to the site. Staff and the
Board are working with the applicant to assure the applicable
standards are met involving the nature and height of the
proposed building in relation to the existing structures.

The timing and phasing of the proposed


development and the duration of the proposed
use.

The school will continue operating during the construction


phase, except during the normal summer recess. The applicant
would like to time the opening of the new building with the
start date of the fall school session. Construction staging is
shown on the plan.

Whether, in the case of existing structures


proposed to be converted to uses requiring a
Special Use Permit, the structures meet all
code requirements of the Town of Warrenton.

The existing structures currently being used by the School are


older, historic buildings. The new building is intended to
replace facilities in current use, including some offices that
were converted to classrooms, that are somewhat constrained
by location and age. Improvements to the site include a
mechanical mezzanine that will update a portion of the facility
to current building codes.
Sidewalks and stairs, shown on the site plan submitted with the
application, will connect parking areas and sidewalks to the
buildings. All required handicapped/ADA spaces are provided
directly to the rear of the site.

The location, character, and size of any


outdoor storage.
The location and use of any anticipated
accessory uses and structures.

An existing detached garage on the Rectory parcel is planned to


remain in its current location. There is a small shed on the
property not noted on the plans. The applicant states the
recreational play area to the rear of the school will be relocated
to an area behind the Rectory and rented area behind Chilton
SUP 2016-05, Saint James Episcopal Church and School Expansion
Page B-2

Attachment B SUP Considerations


Standard

Analysis
House. However, this is not shown.

The location and use of any existing nonconforming uses and structures.

The property line that goes through the existing church building
will be address through boundary line adjustments.

Transportation
Standard

Analysis

The traffic expected to be generated by the


proposed use, the adequacy of access roads
and the vehicular and pedestrian circulation
elements (on and off-site) of the proposed use,
all in relation to the public's interest in
pedestrian and vehicular safety, efficient
traffic movement and access in case of fire or
catastrophe.
Whether the proposed use will facilitate
orderly and safe road development and
transportation.

Traffic is not expected to increase. However, the internal


configuration of circulation and parking will change to
accommodate the new building. In particular, the pick-up and
drop-off areas are planned to extend and to change to two lanes,
and are shown on the plans to exit to South Third Street. This
generates questions as to how the two lanes will converge prior
to exiting, at a point where a third lane will be also converging
from the lower parking area. Therefore, the internal
configuration and exit point requires further clarification and
study by the Applicant and subsequent review by staff.

Whether the proposed Special Use Permit at


the specified location will contribute to or
promote the welfare or convenience of the
public.

The proposed improvements to the internal configuration of the


parking, pick-up, and drop-off areas could improve current
traffic issues at the site by reducing stacking at the entrance on
Beckham Street.

The location and screening of parking and


loading spaces and/or areas.

Parking is shown to the rear of the site. No landscaping or


screening is shown. Loading areas are not shown.

Refuse and service areas

Dumpsters or other service areas are not shown on the


presented plans. There is some question as to where they might
be located, given the proposed configuration of the parking,
pick up and drop off, and ingress/egress locations.

Public Utilities
Standard

Analysis

Whether the proposed Special Use Permit will be


served adequately by essential public facilities,
services and utilities.

The site is to be served by public utilities, currently in


place, and not planned to be expanded or reconfigured.
A new meter will be required.

The location of any existing and/or proposed


adequate on and off-site infrastructure.

Not shown, no changes are proposed.

SUP 2016-05, Saint James Episcopal Church and School Expansion


Page B-3

Attachment B SUP Considerations


Public Safety
Standard

Analysis

Whether the proposed Special Use Permit will


adequately provide for safety from fire hazards and
have effective measures of fire control.

Fire and police have direct access to the property via


Culpeper, Beckham and South Third streets.

Landscaping and Noise Mitigation


Standard

Analysis

The level and impact of any noise emanating from


the site, including that generated by the proposed use,
in relation to the uses in the immediate area.

The properties will be held to Article 9-14 Performance


Standards for all Non-Residential Uses and Town Code
provisions relating to disturbing the peace (e.g. Sections
11-19 Noise; 11-20 Nuisances; 11-21 Odors).

The nature and extent of existing or proposed


landscaping, screening and buffering on the site and
in the neighborhood.

This project will require a Site Development Plan


(SDP), which must meet the applicable sections in the
Zoning Ordinance. Existing trees and shrubs are shown
and are assumed to remain. The applicant states they
will request a waiver from landscaping requirements, but
there is no process for this in the Zoning Ordinance.

Lighting and Signage


Standard

Analysis

The glare or light that may be generated by the


proposed use in relation to uses in the immediate
area.

In accordance with the SDP requirements, a lighting


plan that meets the current Zoning Ordinance
requirements in Article 9-8 is required. None has been
provided as part of the SUP Plan and a waiver is
requested.

The proposed location, lighting and type of signs in


relation to the proposed use, uses in the area, and the
sign requirements of this Ordinance.

Any changes in signage will require a zoning permit and


a Certificate of Appropriateness. No sing locations are
shown on the SUP Plan.

Agency Comments
The following agencies have reviewed the proposal and their comments have been summarized in this report.
Individual comments are in the case file in the Planning Office:
Kimley-Horn, Town Transportation Consultant
Parks and Recreation Department
Planning and Community Development Department
Police Department
Warrenton Volunteer Fire Department

SUP 2016-05, Saint James Episcopal Church and School Expansion


Page B-4

Attachment C
Conditions dated January 17, 2017
PROPOSED CONDITIONS
Owner: Saint James Episcopal Church Trustees
Applicant: Saint James Episcopal Church and School
Special Use Permit: SUP 2016-05
Address: 73 Culpeper Street
GPIN 6984-32-8993-000 , 6984-33-7061-000, 6984-32-7819-000 (the Property)
Special Use Permit Area: +/-1.7375 acres
Zoning: CBD, Central Business District
Date: January 17, 2017
The following conditions are intended to offset the impacts of the proposal and to render the application
consistent with the applicable chapters of the Comprehensive Plan and the surrounding areas. If the
conditions of this Special Use Permit or the Special Use Permit plan (the SUP plan) are in conflict
with the Zoning Ordinance, and/or the Public Facilities Manual (PFM), the more restrictive standards
shall apply, except as specifically allowed by this Special Use Permit.
The Applicant shall file a site plan within one (1) year of approval of this Special Use Permit by the
Town Council and shall have up to five (5) years from the date of final site plan approval to commence
the proposed use. Issuance of an occupancy permit constitutes commencement of the use.
1.

Site Development The Property shall be developed in general conformance with these
conditions and the Special Use Permit Plan, Saint James Episcopal Church and School
Expansion (the "Plan"), dated September 28, 2016, revised through December 23, 2016, and
prepared by Carson Land Consultants.

2.

Use Parameters
a)
b)

c)

Special Use Permit Area The Special Use Permit shall apply to the entire +/-1.7375 acre
site.
Use Limitations The use shall be limited to a religious institution and related facilities
including the church, school, and those accessory uses customarily incidental to the
primary uses.
Maximum Students The maximum number of students shall be the current number of
225.

3.

Refuse Storage Area Any refuse storage areas shall be screened with a solid enclosure
constructed of materials that are compatible with the buildings on the property. The enclosure
shall have gates that prohibit viewing this area from adjoining properties and public rights-ofway. The gates shall remain closed when not in use and the trash containers shall be emptied as
necessary to prevent odors or infestation by vermin. Compliance with this condition shall be
demonstrated on each final site plan(s).

4.

Environment All landscaping shall be native and drought-resistant or other species as may be
approved on the final site plan(s).

SUP 2016-05, Saint James Episcopal Church and School Expansion


Page C-1

Attachment C
Conditions dated January 17, 2017
a)

Landscaping The Applicant shall make all efforts to maintain and preserve the existing
mature vegetation and hardwood trees when feasible.

b)

Minimize Clearing and Grading The Applicant shall show the limits of clearing and
grading for the site on the approved final site plan(s). For portions of buffers located outside
the limits of clearing and grading, the existing vegetation shall be preserved and
supplemented to meet the intent the buffer as noted above. In addition, existing trees and
shrubs shall be incorporated into the landscaping plan. This does not preclude the removal
of diseased, noxious and/or invasive vegetation.

c)

Stormwater Management The Applicant shall provide one hundred percent (100%) of the
required stormwater quality control measures for the site. The locations and specific
techniques to be utilized shall be determined at the time of plan review and discussed with
Stormwater Management staff prior to submittal of the first final site plan.

5.

Lighting Building-mounted security lighting, which is full cut-off and directed toward the
building and in compliance with the Zoning Ordinance, shall be permitted. All other proposed
lighting shall be addressed at ite plan in accordance with the Zoning Ordinance.

6.

Transportation

7.

a)

Vehicular Access The site shall be accessed from the Beckham Street entrance. Egress
shall be controlled via a stop sign traffic control with stop bar at the South Third Street exit.
Re-alignment or re-location of this egress shall facilitate the safe stopping, turning, and
movement of vehicular traffic into the existing travelway. Phase I and Phase II on the SUP
Plan are applicable to construction phasing of the overall project. Final Site Plan approval
requires both Phases to be shown.

b)

Handicapped Parking and Signage Handicapped parking and signage for shall be provided
in accordance with the PFM and the Americans with Disabilities Act.

Water The site shall continue to be served by public water, with the Applicant bearing all costs
associated with providing the expansion with the additional services that will be required.
Construction of a new 2-story building with separate access to the outdoors will require a
separate water meter, per Town code.

SUP 2016-05, Saint James Episcopal Church and School Expansion


Page C-2

Attachment C Special Use Permit Plan


Dated January 28, 2013, revised December 19, 2014

SUP 2016-05, Saint James Episcopal Church and School Expansion


Page C-3

Attachment D Building Elevations

SUP 2016-05, Saint James Episcopal Church and School Expansion


Page D-1

L a n d P l a n n in g , S u r v e y in g & S it e D e s ig n

STATEMENT OF JUSTIFICATION

ST. JAMES EPISCOPAL SCHOOL


SPECIAL USE PERMIT ARTICLE 11

Project Name:

St. James Episcopal Church

Property Owner: St. James Episcopal Church, Tees


Applicant:

St. James Episcopal Church, Tees

Location:

73 Culpeper Street, Warrenton, VA 20186

Ward:

PIN:

6984-32-8993-000 & 6984-32-7819-000

Acreage:

0.6556 acres

Zoning:

Central Business District (CBD)

Request:

Special Use Permit for continue use of School operations with future expansion.

Introduction
The applicant is requesting approval of a Special Use Permits for the continuing use of their school
within a future expansion located at 73 Culpeper Street in The Town of Warrenton, Virginia.
Statement
The St James Episcopal Church wishes to construct a new school building to update and improve their
existing school. This expansion will be located along the south wall of the existing school and is planned
to be a two-story building addition with mechanical mezzanine on a footprint of 5,000 square feet. The
exterior of the expansion will be similar in style, finish and height as the adjacent church structures. The
expansion will be served by existing water, sanitary, electrical and storm located in the rights-of-way
abutting the property. The hours of operations for the school will remain the same with most public
activity occurring at 8:00am, 2:00pm and 3:00pm when children are dropped off and picked up. The
existing entrance from Beckham Street would remain the main entrance to the school but the existing
exit onto South 3rd Street is proposed to be relocated to align with East Franklin Street. Both the dropoff location for the new building and the improved egress will improve the flow of vehicles and improve
the stacking conditions on the adjacent streets. It will also simplify emergency access to the property.
The current open space that is located to the south of the existing school, which is used for outdoor
school activities will remain and continue to be use as such. The property currently has mature trees
located along the north of the parking lot that are also planned to remain.
The level of noise, light and odors generated by the use of the property will be no greater than current
use.

45 Main Street, 1st Floor Warrenton VA 20186


Phone: (540) 347-9191 Fax: (540) 349-1905
www.CarsonLC.com

SPECIAL USE PERMIT STANDARDS


The proposed uses is a permissible use in the Central Business District (CBD) zoning district subject to
the general standards for Special Use Permits set forth in 3-4.11 of the Town of Warrenton Zoning
Ordinance.
The siting of proposed addition will not adversely affect properties which are all commercial uses or
desire to be so. Further, as this project primarily consists primarily modernizing of an already
established school, there will be no real negative change in the existing conditions with regard to the
adjacent properties and, with regard to street congestion, should actually improve with circulation
changes that are proposed. As such, it will not inhibit the appropriate development of adjoining
properties.
TRAFFIC ASSESSMENT
As noted, the proposed addition is primarily to modernize the school facility and return much of the
existing school to traditional church function. As such, there will not be a noticeable increase in school
traffic as a result of this addition.
SUMMARY
This application is consistent with its Central Business District (CBD) zoning designation and the
character & complexion of the existing commercial uses that are adjacent to the proposed addition.
Additionally, we believe the continued prosperity of this long-standing Warrenton institution is good
for the Warrenton and this school improvement is an important part of St. James continuing
contribution to the community. We appreciate your consideration of this application and respectfully
request your approval of the Special use Permit request.
For the St. James Episcopal Church
By Carson Land Consultants, LLC

By: James A Carson, Jr., P.E.

45 Main Street, 1st Floor Warrenton VA 20186


Phone: (540) 347-9191 Fax: (540) 349-1905
www.CarsonLC.com

SPECIAL USE PERMIT

SAINT TOWN
JAMES
CHURCH
OF WARRENTON
FAUQUIER COUNTY, VIRGINIA

SEPTEMBER 28, 2016


LAST REVISED: NOVEMBER 18, 2016

SPECIAL USE PERMIT

SAINT JAMES CHURCH


TOWN OF WARRENTON
FAUQUIER COUNTY, VIRGINIA

SEAL & SIGNATURE

X
X

DRAFT MINUTES
ARCHITECTURAL REVIEW BOARD
TOWN OF WARRENTON
December 22, 2016
7:00 P.M.
The regular meeting of the Town of Warrenton Architectural Review Board (ARB) convened on
December 22, 2016 at 7:00 PM in the Municipal Building.
Dr. Melissa Wiedenfeld, Chair, called the meeting to order and a quorum was determined. The
following were present: Mr. James Tucker, Vice-Chair, Dr. Carole Hertz, Mr. Steve Wojcik, Town
Council member Mr. Alec Burnett, Ms. Kelly Machen, Community Development Planner and Ms.
Brandie Schaeffer, Director of Planning and Community Development were present and represented
staff. Mr. Carter Nevill was absent.
Purpose Statement
The Purpose of the Architectural Review Board is to make a decision on applications in order to
preserve the character of the Historic District of the Town of Warrenton on behalf of the Town of
Warrenton. Decisions of the Board are based upon the Historic Guidelines and a decision for each
application is made based upon its own merits. Those decisions do not constitute precedence for any
future decisions. The Historic Guidelines provide the framework for consistent decision making by
elaborating upon the Zoning Ordinances goal to identify, protect and preserve the buildings within
the Historic District boundaries.
Approval of Minutes
Dr. Wiedenfeld presented the minutes of the meeting of November 17, 2016 for approval.
Mr. Tucker motioned to approve the minutes and Dr. Hertz seconded the motion. The motion was
approved with all members voting in favor (4-0-1).
Dr. Wiedenfeld explained the Town of Warrentons desire to go paperless due to the amount of time
staff spends on compiling and delivering packets. In the future, packets will be delivered to members
via e-Mail, adding that requests are welcome if there is a need for a paper copy, which would be
available for pick up in the Planning and Community Development Department. Ms. Machen,
Community Development Planner stated that both hard copies and an electronic copy will be
required for submissions.
1

Dr. Wiedenfeld said the Architectural Review Board is made up of volunteer members. She noted
that an increasing amount of time on lobbying, in the form of e-Mails and fielding phone calls, is
required of board members. These lobbying efforts need to be curtailed, as the board has the
Guidelines to go by, and asked that the Boards review of applications be respected. She also
requested that going forward the condition a building permit is acquired be changed to all
necessary permits are acquired. A broader statement is necessary because sometimes there are
additional required permits, such as a Special Use Permit.
New Business

Certificate of Appropriateness 2016-53: Proposed replacement of front and rear doors at


63 Main Street; William Eicher, Contractor.

Dr. Wiedenfeld said this brick building was constructed in the 1830s as a simple house and has
since been converted to commercial use.
Jesse Cathell, Project Manager for Eicher Builders, presented to the board pictures of the proposed
doors. The doors are clear-finish, solid mahogany with ornate wrought-iron scrollwork. Mr. Cathell
noted the picture of the front door, with the arched top, is shown because it was the only photo
provided by the manufacturer, adding the actual door would not have the arch.
Several board members made comments and queried Mr. Cathell on the proposed doors and Mr.
Cathell provided answers. A discussion was held regarding the structure and the scrollwork on the
proposed front door. Several board members expressed concerns that the scrollwork did not seem to
be appropriate for the Historic District or reflect the historic Federal style of the building. Dr.
Weidenfeld noted the Guidelines state that replacements should use natural materials and reflect the
construction period of the building, adding it is likely the Board would be amenable to the door
without the scrollwork. A highlight of the discussion, Mr. Tucker stated that when the structure was
built, it was a plain and simple masonry building with no woodwork or trim surrounding the
windows and doors.
Whit Robinson, Town Attorney said a letter was coming to the board members regarding issues with
color and what the ARB can and cannot do. He said there is very little case law in Virginia on
Architectural Review Boards. There is one case about doors, and in that particular case the
underlying ordinance was challenged. The court said the ordinance was fine; however, the change in
the door that was denied by the Architectural Review Board and their Town Council was reversed
because they did not lay a foundation as to what was there at a particular time. He said that Mr.
Tuckers explanation about the historic Federal style of the building lays the foundation for the type
of information that would have been needed in the court case.
Mr. Tucker suggested the application be tabled until the Board receives the letter from Mr.
Robinson.
Ms. Schaeffer said the point made by Mr. Tucker about the building being of the Federal style lays
the foundation needed and that there is no need to delay. She explained that Zoning Ordinance
Section 3-5.3.4.3 provides the matters considered by the Board when reviewing applications.
2

Inclusion of these items in the Boards explanation of their recommendation further strengthens the
Boards position.
Mr. Tucker made a suggestion to amend the application.
Mr. Cathell asked if the doors, without the wrought-iron, could be considered individually. Mr.
Tucker said yes and Dr. Wiedenfeld noted it has to be one motion for both doors.
Mr. Tucker moved to approve the application for Certificate of Appropriateness 2016-53 for
proposed front and rear doors at 63 Main Street with the following conditions:
1. The application recognizes Zoning Ordinance Paragraph 3-5.3.4.3, Sub-paragraph 5, which
speaks to the extent to which the structure will be harmonious or incompatible with the
historic aspects of its surroundings, and the Historic District Guidelines of Federal buildings
1780 to 1840, Paragraph 7, architectural ornament is classical recognizing Roman and Greek
formal decoration of which the original application did not include.
2. The motion is to approve the front and rear door of a single light panel rectangular door
without decorative wrought-iron work.
3. All permits are acquired.
Dr. Hertz seconded the motion.
The motion passed unanimously (4-0-1).

Certificate of Appropriateness 2016-54: Proposed wall in front yard at 106 High Street;
Aron Newby, Contractor.

Dr. Wiedenfeld explained that the proposal was to build a brick wall along the southern property line
in the front yard at 106 High Street. She said this is a 1960s house and is not contributing to the
Historic District.
Mr. Newby, contractor for the project, presented photos of the beginning of the wall project. Some
Board comments/questions on the proposal mentioned: respecting the inclusion of iron to keep the
neighbors visual; appreciating of the wall height as under 6 feet; asking about the brick pattern;
appreciation of the compatibility; and asking if the foundation was already in place.
Mr. Tucker said construction was underway and noted the Architectural Review Board should not
have projects come before them that have already started.
Mr. Wojcik made a motion to approve application for Certificate of Appropriateness 2016-54,
proposed wall in front yard at 106 High Street with the following conditions:
1. All permits are acquired.
2. The wall is built with the American bond brick pattern.
The motion passed unanimously (4-0-1).

Work Session

Preliminary Submission: Saint James Episcopal Church and School, renovations and
addition at 73 Culpeper Street.

Ms. Schaeffer said there was a work session at the Planning Commission meeting on the Special Use
Permit (SUP 16-05) related to this proposal, allowing the Commission to look at issues related to
land use such as landscaping, expansion of the parking lot, and lighting. The opinion of the Planning
Commission was that the application was well suited for public hearing. They will be moving
forward with a Planning Commission Public Hearing on SUP 16-05 in January.
Sean Reilly, Architect with Kerns Group Architects presented photos of the proposed addition to the
Board. This was the third work session for the project. He noted the buildings in the vicinity of the
proposed addition that have flat roofs. He said the architects worked to address the issues brought up
at the first two sessions. The proposal was amended to maintain and keep the existing rectory
garage. The site lighting and landscaping will be reviewed through the SUP process. The proposal
was amended to use authentic materials, beginning with real three-coat stucco, heavy timber (as
currently exists on the original facility) for porch columns, and authentic slate shingle roofing. The
windows proposed are aluminum-clad wood windows. He added there were concerns expressed at
the previous sessions concerning the roof profile, the scale, and detailing of the east faade.
He showed diagrams of proposed changes comparing them to the original proposal. Mr. Reilly
continued to speak to the board on the changes as well as architectural details. Some highlights
include changes to part of the roof (flat roof to a gabled roof), the use of a variety of roof forms,
including shed roofs and gables, and parapets to break up the mass of the addition. He said they also
addressed the fence and outlined the new location relative to the addition as well as a paved walk
from the south entrance of the addition to the public way. He pointed out on the diagrams the use of
landscaping to soften the addition. The island in the drop-off area and the front of the building has
significant landscaping similar to the courtyard on Culpeper Street.
Board members made comments, gave suggestions, and queried Mr. Reilly regarding the proposed
changes. Some Board comments included a preference for wood rather than metal doors and a
preference for the original window design. Several Board members expressed that the roofs are a
major issue not addressed. Dr. Wiedenfeld stated this is an addition to a church and a school. She
said churches and schools have a certain stature in the community, adding this is a building for the
ages. Two suggestions were the consideration of a fake gable roof or of a gable roof as shown by
Mr. Tuckers proposed Photoshop version of the roof. Dr. Wiedenfeld stated an appreciation for the
switch to natural materials and requested that all documents be provided prior to the meeting.
Ms. Machen, Community Development Planner presented the board with the administrative
approvals for the previous month.
Mr. Wojcik made a motion to adjourn the meeting. Dr. Hertz seconded the motion. The motion
passed unanimously and the meeting adjourned at 8:50 p.m.
4

SAINT JAMES' EPISCOPAL CHURCH AND SCHOOL


73 Culpeper Street,
Warrenton, VA 20186

ARB SUBMISSION
JAN 06, 2017

CONDUCTOR HEAD STUDY

NEW FRONT DOORS SIMILAR TO EXISTING WOOD + GLASS DOORS

SAINT JAMES' EPISCOPAL CHURCH & SCHOOL


73 Culpeper Street,
Warrenton, VA 20186

EXTERIOR VIEW
JAN 06, 2017

Kerns Group Architect, P.C.


105 N. Maple Ave, Suite 200
Falls Church, Virginia 22046

Copyright 2017 Kerns Group Architects, P.C., All Rights Reserved

SAINT JAMES' EPISCOPAL CHURCH & SCHOOL


73 Culpeper Street,
Warrenton, VA 20186

EXTERIOR VIEW
JAN 06, 2017

Kerns Group Architect, P.C.


105 N. Maple Ave, Suite 200
Falls Church, Virginia 22046

Copyright 2017 Kerns Group Architects, P.C., All Rights Reserved

ER
MM
SU NSET
SU

CULPEPPER STREET

KIRBY
BUILDING

SANCTUARY
1912
RECTORY
W
SU INT
NS ER
ET

PARISH HALL 1930'S

+ 614
1
+ 610
615

+ 608
+ 611

610

SUNDAY
SCHOOL
1967

+ 607

2
+ 604.14
+ 604.1
+ 601.43

R
LA N
O
O
S O
N

605
4

BECKHA
M STRE
ET

S
SU UM
N ME
R R
IS
E

600
5
LEGEND

WINTER
SUNRISE

SOUTH TH
IRD STREE
T

SAINT JAMES' EPISCOPAL CHURCH & SCHOOL


73 Culpeper Street,
Warrenton, VA 20186

EXISTING SITE PLAN


JAN 06, 2017

SCALE : 1"=20'-0"

1.EXISTING GARAGE
2.EXISTING BASKETBALL COURT
3.EXISTING PORCH
4.EXISTING BEECH TREE
5.EXISTING PARKING
6.EXISTING ENTRY & EXIT

Kerns Group Architect, P.C.


105 N. Maple Ave, Suite 200
Falls Church, Virginia 22046

Copyright 2017 Kerns Group Architects, P.C., All Rights Reserved

CULPEPPER STREET

KIRBY BUILDING

STORAGE

RECTORY

ACTIVITY ROOM

CHURCH

PORCH

Room

STORAGE

STAIR
DN

WORK ROOM

HEAD OF SCHOOL

UP

LIBRARY

RESTROOM

PRESCHOOL

RESTROOM

CORRIDOR

PRESCHOOL

SHED

+ 614
GARAGE

RECEPTION

+ 612

+ 610

UP

615

4'-6"

VESTIBULE

UP
+ 611

5'-6"

10'-0"

+ 608

AREA WAY

PRESCHOOL

CLASSROOM

CLASSROOM

OFFICE/ADMIN

CORRIDOR
610

DN

+ 607

PRESCHOOL

+ 611.42

PRESCHOOL

STAIR
+ 605

DN

DN

CHAPEL

UP

UP

+ 606.4

54'-0"

DN

NURSERY
PRESCHOOL

PRESCHOOL

UP

PRESCHOOL

CLASSROOM

+ 604.14
PORCH

+ 605

+ 604.1

ET

CLASSROOM

CLASSROOM

BECKHA
M STRE

1
+ 604.5
11
+ 601.43

2
UP
+ 601.0

7
PLAYGROUND
3
605

10
7

600

8
4

6
SWM
10

AUTO PARTS
STORE
6

SOUTH TH
IRD STREET

LEGEND
1.NEW COVERED PORCH
2.NEW SIDEWALK
3.NEW ONE WAY LANE
4.NEW CURB CUT
5.REWORK EXISTING WALK FOR ADA
ACCESSIBILITY
6.NEW TREES
7.EXISTING BEECH TREE TO BE REMOVED
8.NEW WOOD FENCE
9.EXISTING BASKET BALL COURT TO REMAIN
10.REWORK EXISTING PARKING
11.SITE WALLS

SAINT JAMES' EPISCOPAL CHURCH & SCHOOL


73 Culpeper Street,
Warrenton, VA 20186

SITE PLAN
JAN 06, 2017

SCALE : 1"=20'-0"

Kerns Group Architect, P.C.


105 N. Maple Ave, Suite 200
Falls Church, Virginia 22046

Copyright 2017 Kerns Group Architects, P.C., All Rights Reserved

VESTIBULE

UP

AREAWAY

PRESCHOOL
DN

NURSERY
PRESCHOOL

PRESCHOOL

CLASSROOM
525 SF

JC

OFFICE/ADMIN

CLASSROOM
475 SF

405 SF

CORRIDOR
DN

UP

UP

+ 611.42

PRESCHOOL

PRESCHOOL

STAIR

DN

+ 606.4

CHAPEL

PRESCHOOL

DN

CLASSROOM

CLASSROOM

495 SF

CLASSROOM

475 SF

475 SF

UP
PORCH

+ 605
ENTRY

FIRST FLOOR PLAN


1/8" = 1'-0"
UP

BOILER

AREAWAY

KINDERGARDEN
ELEC
JC

+ 599.42

KINDERGARDEN
+ 599.42

PLAYROOM

DN

+ 601.42
+ 601.42

+ 606.4

+ 606.4

DN

EX STAIR

DN
DN

+ 599.42

UP
+ 605

PORCH

UP

BASEMENT FLOOR PLAN


1/8" = 1'-0"

+ 601

SAINT JAMES' EPISCOPAL CHURCH & SCHOOL


73 Culpeper Street,
Warrenton, VA 20186

FLOOR PLANS
JAN 06, 2017

Kerns Group Architect, P.C.


105 N. Maple Ave, Suite 200
Falls Church, Virginia 22046

Copyright 2017 Kerns Group Architects, P.C., All Rights Reserved


SCALE : 1/8"=1'-0"

ROOF PLAN
1/8" = 1'-0"

DN

ASSOC RECTOR

CHRISTIAN
EDUCATION

FINANCE
CHOIR ROOM

JC

LOBBY

A/C CLOSET

CORRIDOR

EQUIP ROOM

MEETING ROOM

WORK ROOM,
ARCHIVE

DN

STAIR

MUSIC ROOM

INSTRUMENT
ROOM

SECOND FLOOR PLAN


1/8" = 1'-0"

SAINT JAMES' EPISCOPAL CHURCH & SCHOOL


73 Culpeper Street,
Warrenton, VA 20186

FLOOR PLANS
JAN 06, 2017

Kerns Group Architect, P.C.


105 N. Maple Ave, Suite 200
Falls Church, Virginia 22046

Copyright 2017 Kerns Group Architects, P.C., All Rights Reserved


SCALE : 1/8"=1'-0"

SAINT JAMES' EPISCOPAL CHURCH & SCHOOL


73 Culpeper Street,
Warrenton, VA 20186

GABLE ROOF ANALYSIS


JAN 06, 2017

Kerns Group Architect, P.C.


105 N. Maple Ave, Suite 200
Falls Church, Virginia 22046

Copyright 2017 Kerns Group Architects, P.C., All Rights Reserved