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2 | Fauquier County Mixed-Use Library Study
!"#$% '( )'*!%*!+
I. STAKEHOLDERS " " " " " " " " " " " " " " " " " " " " " " " " " " 3
II. EXECUTIVE SUMMARY " " " " " " " " " " " " " " " " " " " " 5
A. SITE CONCEPTS " " " " " " " " " " " " " " " " " " " " " " 7
III. SCOPE AND METHODOLOGY " " " " " " " " " " " " " 10
IV. VISION AND GOALS " " " " " " " " " " " " " " " " " " " " " " 12
V. SITE ZONING ANALYSIS " " " " " " " " " " " " " " " " " " "
15
A. WATERLOO SITE " " " " " " " " " " " " " " " " " " " " " 16
B. ALEXANDRIA PIKE SITE " " " " " " " " " " " " " " " " 18
VI. EXISTING SITE ASSESSMENT " " " " " " " " " " " " " " " " 20
VII. SITE PARKING ANALYSIS " " " " " " " " " " " " " " " " " " " 23
A. SCHOOL YEAR " " " " " " " " " " " " " " " " " " " " " " " 29
B. SUMMERTIME " " " " " " " " " " " " " " " " " " " " " " " " 30
VIII. SITE CONCEPTS
A. SITE CONCEPT I " " " " " " " " " " " " " " " " " " " " " " 32
B SITE CONCEPT 2 " " " " " " " " " " " " " " " " " " " " " 34
C. SITE CONCEPT 3 " " " " " " " " " " " " " " " " " " " " " 36
,-"+% . ,-"+% .
IX. PREFERRED SITE CONCEPT " " " " " " " " " " " " " " " " " " 38
X. STORMWATER MGMT CONCEPT " " " " " " " " " " " " " 42
XI. ALEXANDRIA PIKE STUDY
A. STUDY " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " 45
B. STREETSCAPE " " " " " " " " " " " " " " " " " " " " " " " " " " 47
XII. LIBRARY STUDY " " " " " " " " " " " " " " " " " " " " " " " " " " " "
48
A. PROGRAMMING ANALYSIS " " " " " " " " " " " " " " " 50
B. BLOCK PLANNING STUDY" " " " " " " " " " " " " " " " 54
C. DESIGN POTENTIAL " " " " " " " " " " " " " " " " " " " " " 56
XIII. OFFICE STUDY
A. CORE LAYOUT " " " " " " " " " " " " " " " " " " " " " " " " " 58
B DESIGN POTENTIAL " " " " " " " " " " " " " " " " " " " " " 59
XIV. BUDGET PRICING " " " " " " " " " " " " " " " " " " " " " " " " " " 60
XV. RECOMMENDATIONS " " " " " " " " " " " " " " " " " " " " " " " 6
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57 | Fauquier County Mixed-Use Library Study
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BKV Group would like to thank Fauquier County administrators
and the board of supervisors, the Town of Warrenton staff, the
Mayor and members of the Town Council, members of the Library
Board and SGF Bros for the opportunity to partner with you
through this successful master plan process.
The master plan was an exemplary process of how multiple
municipalities, government agencies, officials, and private entities
can partner together where mutual interest align for a unified
purpose, in this case the relocation of Warrenton Library and
redevelopment of an underutilized site at a gateway location into
the Downtown.
RECOMMENDATIONS
As part of the public process the Town Council, County Board of
Supervisor and the Library Board should take the opportunity to
review the completed master plan and provide recommendations to proceed with the proposed development.
Likewise, the private entity and the owner of the property, SGF
Bros has a major role in determining whether or not to proceed
with the proposed development. SGF Bros should provide a
formal notification of intent to proceed with the proposed public-
private development as well.
NEXT STEPS
The next steps should include the commission of a Phase 1
Environmental Study Assessment. This is typical for any landacquisition or redevelopment and is important for identification of
any contaminants on-site that will need to be abated as par t of the
redevelopment process.
We recommend commissioning a site development plan and
initiating the special exception process. This is an important early
step as the preferred development concept will require several
variances for site plan approval. This process will work better if
the “unknowns” per taining to the special exception process are
defined prior to any formal development commitments among
public and private entities.
The site development plan will require topographical and existing
site development survey It is important at this stage to accurately
Based on a straightforward reading of the zoning ordinance, the
required parking for the 36,000 GSF of office building is 120
spaces, or 1 per 300 GSF. The Library will require 84 spaces based
on staffing and the proposed seat capacity for the facility. The tota
parking requirement is 204 spaces on-site, and we will be seeking
to reduce the required parking to 180 spaces.
The second variance is related to building height. However, the
proposed height for the office building is below the maximum
height restriction allowed within the zoning ordinance under a
special exception process.
The third variance is related to the required 25 feet development
buffer between CBD-zoned properties and adjacent residentially
zoned properties. The proposed development reduces the
development buffer from 25 feet to 15 feet in order to increase
the pedestrian streetscape depth along Alexandria Pike from 15
feet to 25 feet. Development within the encroachment will be
limited to parking and landscaping elements.
Upon approval of the special exception, formal commitments
among public and private entities should be ratified based on
mutually defined development scopes and land ownership
determinations. The public and private entities will need to clearly
define cross easements for access, utility easements, maintenance
responsibilities, shared amenities and responsibilities.