BKV_Draft Fauquier Library Feasibility Report

8/20/2019 BKV_Draft Fauquier Library Feasibility Report

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2 | Fauquier County Mixed-Use Library Study

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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 " " " " " " " " " " " " " " " " " " "

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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

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IX. PREFERRED SITE CONCEPT " " " " " " " " " " " " " " " " " " 38

X. STORMWATER MGMT CONCEPT " " " " " " " " " " " " " 42

XI. ALEXANDRIA PIKE STUDY

A. STUDY " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " 45

B. STREETSCAPE " " " " " " " " " " " " " " " " " " " " " " " " " " 47

XII. LIBRARY STUDY " " " " " " " " " " " " " " " " " " " " " " " " " " " "

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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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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.

Documents

BKV_Draft Fauquier Library Feasibility Report