BKV - Draft Fauquier Library Feasibility Report

FAUQUIER COUNTY LIBRARY AND OFFICE
FEASIBILITY STUDY
DRAFT
TABLE OF CONTENTS
PHASE I
PHASE II
I.
STAKEHOLDERS. . . . . . . . . . . . . . . . . . . . . . . . . . 3
IX. PREFERRED SITE CONCEPT . . . . . . . . . . . . . . . . . . 38
II.
EXECUTIVE SUMMARY . . . . . . . . . . . . . . . . . . . . 5
X.
A. SITE CONCEPTS . . . . . . . . . . . . . . . . . . . . . . 7
XI. ALEXANDRIA PIKE STUDY
STORMWATER MGMT CONCEPT . . . . . . . . . . . . . 42
III.
SCOPE AND METHODOLOGY . . . . . . . . . . . . . 10
A. STUDY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
IV.
VISION AND GOALS . . . . . . . . . . . . . . . . . . . . . . 12
B. STREETSCAPE . . . . . . . . . . . . . . . . . . . . . . . . . . 47
V.
SITE ZONING ANALYSIS . . . . . . . . . . . . . . . . . . . 15
XII. LIBRARY STUDY . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
A. WATERLOO SITE . . . . . . . . . . . . . . . . . . . . . 16
A. PROGRAMMING ANALYSIS . . . . . . . . . . . . . . . 50
B. ALEXANDRIA PIKE SITE . . . . . . . . . . . . . . . . 18
B. BLOCK PLANNING STUDY. . . . . . . . . . . . . . . . 54
VI. EXISTING SITE ASSESSMENT . . . . . . . . . . . . . . . . 20
C. DESIGN POTENTIAL . . . . . . . . . . . . . . . . . . . . . 56
VII. SITE PARKING ANALYSIS . . . . . . . . . . . . . . . . . . . 23
XIII.
OFFICE STUDY
A. SCHOOL YEAR . . . . . . . . . . . . . . . . . . . . . . . 29
A. CORE LAYOUT . . . . . . . . . . . . . . . . . . . . . . . . . 58
B. SUMMERTIME . . . . . . . . . . . . . . . . . . . . . . . . 30
VIII. SITE CONCEPTS

A. SITE CONCEPT I . . . . . . . . . . . . . . . . . . . . . . 32
B
SITE CONCEPT 2 . . . . . . . . . . . . . . . . . . . . . 34
C. SITE CONCEPT 3 . . . . . . . . . . . . . . . . . . . . . 36
2 | Fauquier County Mixed-Use Library Study
DESIGN POTENTIAL . . . . . . . . . . . . . . . . . . . . . 59
XIV. BUDGET PRICING . . . . . . . . . . . . . . . . . . . . . . . . . . 60

XV. RECOMMENDATIONS. . . . . . . . . . . . . . . . . . . . . . . 61
DRAFT
I. STAKEHOLDERS
A.
B.
C.
D.
FAUQUIER COUNTY PUBLIC LIBRARY

I.
Maria del Rosso - Library Administrator
II.
Patricia White - Library Board Chair
FAUQUIER COUNTY
I.
Paul McCulla - Fauquier County Administrator
II.
Peter Schwartz - Fauquier County Supervisor
III,
Chris Granger - Fauquier County Supervisor
TOWN OF WARRENTON
I.
Powell Duggan - Mayor Town of Warrenton
II.
Sunny Reynolds - Town Council Member
III.
Sarah Sitterle - Town of Warrenton Zoning Administrator
SGF BROS
I.
Fred Austin - Real Estate Investor
DRAFT
I. STAKEHOLDERS
Town of Warrenton
True Nor th
TOWN BOUNDARY
SITE
DRAFT
II. EXECUTIVE SUMMARY
COMMISSION
OVERVIEW
Fauquier County, in coordination with the Town of Warrenton and

a local land-owner (SGF Bros.), commissioned a feasibility study
for the development of a 2.9-acre parcel of land located within
the Town of Warrenton at the intersection of Alexandria Pike and
John Mann Street.
The process of locating a site to develop a new central library facility

to replace the existing Warrenton Library, located at 11 Winchester
Street in the heart of downtown Warrenton, is currently ongoing.
The existing facility has minimal on-site parking opportunities, and
is currently organized with entrances and circulation desks located
at two levels. The existing facility is deficient programmatically. The
proposed library program has been developed to meet the per
capita requirements for a county library system.
BKV Group was selected for the study based on past experience
with the Rondo Community Outreach Library, a mixed-use library
and apartment complex with housing and retail.
HISTORY
Fauquier County and the Town of Warrenton have been in the
process of identifying and developing a proposed site for the
development of a new Fauquier County Central Library building
to replace the existing building. Fauquier County had previously
explored consolidation of 17 separate adjacent parcels of countyowned land located off of Waterloo Street as a site for the
proposed library. A zoning analysis and development analysis of
this site are included as a baseline for comparison.
PURPOSE
The purpose of this study is to explore and assess the viability
of developing a 2.9 acre parcel of land as a mixed-use library
and office retail space located within the Town of Warrenton
and within the framework of a public-private partnership. The
proposed development includes a 30,000 SF public library building
to replace the existing Warrenton Library and 30,000 SF of retail
and office space and related site improvements.
METHODOLOGY
The site has been evaluated by a design team of architects, interior
designers, landscape planners, engineers, and consultants to
determine the projects feasibility. The process included multiple
meetings with stakeholders, discussions with planners and the
development of three site concepts for review and refinement.
The Study process was conducted over a period of three months,
which provided ample time to develop and refine the three
concepts, and generate a consensus around a single site option.
The proposed library will include 25,000 SF of library space, and

an additional 5,000 SF for the historic genealogy library collection
and the library technical services operation.
Members of the Fauquier Board of Supervisors and the Warrenton
Town Council approached the private owner of a parcel of land
located at the corner of Alexandria Pike and John Mann Street
about the potential for a public-private development partnership.
The proposed site is considered a gateway location into the heart
of downtown. The Owners of the land (SGF Bros) are looking to
develop 30,000 SF of lease-able retail and office space on this site.
Three site concepts are presented within and were designed with
stakeholder input. All three options meet the programmatic goals
for the mixed use development. Option 1 was the preferred
option of the Feasibility Study participants. Cost estimates were
established for each option, and are presented in the description
of options section of this report.
DRAFT
II. EXECUTIVE SUMMARY
True Nor th
Proposed Site
DRAFT
II. (A) EXECUTIVE SUMMARY - SITE CONCEPTS
CONCEPT 1
OPTION A
(Special Use Required)
Library
Two-stories 35 Height
30,000 GSF
15,000 GSF Footprint
Office
Three-stories 42 Height
30,000 GSF
Parking
167 Parking Spaces
OPTION B (PREFERRED)
(Standard Site Approval)
Library
30,000 GSF
Office
30,000 GSF
Parking
167 Parking Spaces
DRAFT
CONCEPT 2
Library
25,000 GSF Ground Level
5,000 GSF Upper Level
Office
Three-stories 42 Height
14,000 GSF Second Level
14,000 GSF Third Level
Total Building Area
61,000 GSF
Parking
170 Parking Spaces
DRAFT
CONCEPT 3
Library
16,000 GSF Second Level
Office
16,000 GSF Third Level
16,000 GSF Fourth Level
Total Building Area
Four-stories 52 Height
62,000 GSF
Parking
173 Parking Spaces
DRAFT
III. SCOPE AND METHODOLOGY
SCOPE OF SERVICES
The scope of services includes documentation of the existing site conditions,
analysis of the Town of Warrenton zoning ordinance and restrictions, the
development of three proposed site concepts, refinement of a consensus
option, and the further development of the consensus option to include a site
rendering.
METHODOLOGY
The site has been evaluated by a design team of architects, interior designers,
landscape planners, engineers, and consultants to determine the feasibility of
developing the proposed site as a mixed-use public library and retail office
space through a public-private partnership. The study is based on the following:
1.
A three-month study duration
2.
Bi-weekly meetings with stakeholders
3.
Independent meetings with Fauquier Public Library staff and SGF Bros.
4.
Block planning studies for library and office representatives
5.
Independent meetings with Town of Warrenton zoning administrator
6.
Discussions with Carson-Ashley Civil partner
7.
Development, presentation and refinement of three separate site

concepts
8.
Visual observation, documentation and analysis of the existing site
9.
Zoning analysis of proposed site
10. Baseline development analysis for Waterloo Street site

11. Site utilities analysis
12. Existing grading analysis based on GIS information and adjacent site
development record data
13. Development of virtual BIM for the Alexandria Pike corridor from John
Mann Street to the courthouse
DRAFT
III. SCOPE AND METHODOLOGY
Looking South on Alexandria Pike towards Town Hall
Looking West down Main Street going towards Town Hall
Looking at the Fauquier County Library and Town Hall

DRAFT
IV. VISION AND GOALS
VISION & GOALS

SGF Bros. envisions a partnering relationship with the County
and Town of Warrenton for the proposed development. The
proposed project site is currently owned by SGF Bros. The
adjacent developed lot is also owned by SGF Bros. SGF Bros. is
interested in partnering with Fauquier County, and developing the
proposed site as a mixed use development to include 30,000 SF of
professional services office space.
The proposed office building may be attached to the proposed
library component or developed as a separate detached structure.
SGF Bros. prefers separate parking to serve the office component.
SGF Bros. would entertain vertical or horizontal zoning of the
library and office components within a mixed-use building
composition.
A minimum 15,000 SF floor plan plate would support the proposed
office component. SGF Bros. is disinclined to support a mixed
use development that includes housing. SGF Bros. would prefer a
condominium arrangement with respect to property ownership.
Fauquier County Public Library System envisions a state-of-the-art
central library to serve Fauquier County. The library would include
30,000 SF of space to achieve the .6 SF per capita county-wide
library system goal. The library would be sized to accommodate
150 seats, and 135,000 volumes. The library should be designed
to promote operational efficiency and flexibility to accommodate
future requirements.
The existing Warrenton Library is easily accessed and acts as
the hub of the community, providing a welcoming and warm
environment for patrons.
The proposed site maintains the desired community connectivity

and should integrate ample day-lighting opportunities and
transparency among spaces as well as from the exterior into the
building.
The site should be developed in a manner that preserves outdoor
green space and creates connectivity between the inside and
outdoor environments. Ample on-site parking for patrons is a
necessity to support the mission. The interior space layout should
include reading opportunities interspersed throughout the spaces,
places for computer and internet instruction and online research,
larger group space opportunities, and community meeting rooms
of various sizes.
Space for the existing historic resource collection should also be
considered in the design. It is the preference of library staff to colocate the historic resources collection with the proposed library.
The proposed 30,000 SF area assumes co-location.
The Town of Warrenton envisions the intersection of Alexandria
Pike and John Mann Street as a gateway to the downtown. The
massing of the building, especially at this corner should be explored
vertically. The streetscape along Alexandria Pike should integrate
green space and be pedestrian friendly.
Connection to the existing park across the street should be
explored. Parking should be hidden and away from Alexandria
Pike. A combination of modern and historic elements should
be explored within the building composition. Overhead utilities
should be run underground where possible.
DRAFT
IV. VISION AND GOALS
Old Fauquier County Courthouse
Existing Fauquier County Public Library, Warrenton Branch

DRAFT
V. SITE ZONING ANALYSIS
TOWN OF WARRENTON - DEFINING CHARACTER

Identifying the character of a town is a major first step in maintain its
character. A towns character is shaped through its history and traditions,
but it is maintained by its community from generation to generation. The
unique characteristics that are integral to the charm and character of a
town are often the most difficult to preserve as uniformity and patterns of
development exert their pressures to conform.
The Town of Warrenton is transition as urban growth pushes outward along
the Route 29 corridor from the neighboring suburban counties. As the
major center of development density within Fauquier County, Warrentons
growth and transition is inevitable. Shaping that transition will be the legacy
of this generation.
Warrentons comprehensive plan through 2021 sites the following as
important contributing factors to the towns character: The high visual
quality and character of Warrenton is largely due to the pedestrian scale of
its streets, buildings and public spaces. This human scale makes it comfortable
for people to walk, sit, converse, shop, visit the government centers and
otherwise enjoy outdoor spaces along the public streets.
As the plan continues: This quality of community design is the result of the
historic pattern of streets and buildings that was established prior to the
advent of motor vehicles. The compact pattern of enclosed spaces between
buildings that was created in the 18th and 19th centuries contrasts with
the design trends of the past half century that feature a dispersed pattern
of buildings, separated by large expanses of asphalt and designed for the
convenience of motor vehicle access rather than pedestrian access.
The pedestrian scale of Warrentons streets help to define and strengthen this
character, and great importance was placed on maintaining the pedestrian
scale when considering future development.
Town of Warrenton - Historic District Boundary
As part of the comprehensive plan, the Town recognizes the importance

of the Central Business District to its commercial success and to provide
an environment that is conducive to the expansion and recruitment of
businesses to increase employment opportunities so that Warrenton
residents can live and work in Town.
The comprehensive plan also recognizes the importance of the Historic
District within the Town in maintaining its historic character stating that the
historic character of the downtown is an important fabric of the community,
and the Town has adopted regulations to preserve these important
structures. The community as a whole supports the designation of historic
structures and the historic district, and this historic designation appears to
contribute to preserving the character of the Town.
DRAFT
V. SITE ZONING ANALYSIS
While a tension exist between maintaining the pedestrian scale of Warrenton

and the need for vehicular access and parking, the comprehensive plan
attempts to address this issue stating that Parking continues to be one of
the main issues of the downtown. Available spaces must be convenient, safe,
and attractive to customers.
As background to our summary and conclusions, we have analyzed both the
Waterloo Street site and the Alexandria Pike site for the proposed library
development in response to the Towns Comprehensive Plan, current zoning
ordinance, and Historic District Guidelines. The Comprehensive Plans goals
of supporting quality growth, downtown development, preservation of
open space and parks, and transportation infrastructure improvements all
need to be considered with respect to the proposed library development.
The Historic District Guidelines encourage preserving existing structures
within the Historic District, which should be considered with respect to
developing sites within the Historic District. Development of pedestrian
corridors and streetscapes within the Downtown and enhancing pedestrian
connectivity from the proposed library development and within the
Downtown is an important consideration in maintaining the pedestrian
character of Warrenton as we develop a major civic element within the
Town.
The proposed development must include adequate on-site parking to
support the use but in a manner that reconciles itself with the pedestrian
character and scale. Where possible, large areas of parking should be
avoided and or screened from major view sheds. Parallel street parking is
encouraged and is more characteristic of Downtown development.
Preserving and enhancing the existing green space within the Downtown
and creating plazas and connections from the pedestrian streetscape to
existing and proposed green space within the library development is also a
major consideration and supports the character of the Town as well as the
public function of the library.
Town of Warrenton - Zoning Map
DRAFT
V. (A) PROPOSED SITE ANALYSIS: WATERLOO
SITE DEVELOPMENT SUMMARY
ZONING ANALYSIS & REPORT
The proposed site along Waterloo Street, located approximately

of a mile from the current Warrenton Library location, consists
of 15 separate county-owned parcels of land. The current R-6
zoning of several of the parcels will not support the proposed
library development. For purposes of this analysis we shall assume
assemblage of all 15 parcels of land as a single parcel re-zoned
Central Business District (CBD).
3-4.11.2. Permitted
This will require the County to take the property through theTowns
re-zoning process as the preliminary step for redevelopment. The
proposed site is adjacent to an established residential area with
single family homes immediately to the southwest of the site. The
County and the Town should anticipate potential opposition from
adjacent property holders to redevelopment of the proposed site
for the library.
Legislative Intent: 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. The district is designed to encourage the
following:
Because of the irregular shape of the proposed site assemblage,

the entire 2.4 acres site would most likely need to be developed
to support a two-story library footprint and the required onsite parking as well as storm-water management, buffering, and
landscape requirements per the Towns zoning ordinance.
The County currently uses the property for family and community
support programs and activities. County programs include
agriculture and natural resources (ANR) programs, 4H youth
development, community viability and family support services.
As an alternative to developing the Waterloo Street site, the
County could liquidate the property and apply the capital gain
to future capital improvement projects, or offset the costs for
developing and/or acquiring a future site for the Warrenton
Library relocation.
Uses (by-right): Community buildings

Summary: The by-right permitted uses within the Central
Business District (CBD) appear to include all the proposed uses.
3-4.11 Central Business District (CBD) Legislative Intent
Re-use of existing buildings in ways that are compatible with

and supportive of the purposes of the district and of the
Comprehensive Plan.
Preservation of the unified, historic character of the district

and its function as the retail and service center for Town
citizens and visitors.
The creation and reinforcement of the street as a public

space, defined by buildings fronting the street, to create a
harmonious pedestrian environment for Town citizens and
visitors.
Mixed uses within the district, including mixed uses within

single structures.
A uniformity of design to ensure the orderly arrangement of

buildings, land uses, and parking areas, and all construction
hereafter proposed for this area.
A cohesive interrelationship of buildings in order to ensure

a harmonious environment, allowing a degree of variety in
building design provided said variety is within the overall
historic, human-scale design framework of the district.
Maximization of a beneficial interrelationship between

vehicular facilities (streets and parking lots), pedestrian
facilities (sidewalks, malls and plazas), and commercial
establishments, with a particular focus on pedestrian,
convenience, and safety.
The provision of adequate, appropriately located off-street

parking facilities.
The architectural design and arrangement of buildings and

spaces so as to conform to the general character and plans
of the district.
DRAFT
V. (A) PROPOSED SITE ANALYSIS: WATERLOO
3-4.11.4. LOT AND YARD REGULATIONS

Proposed Use
Commercial Uses
Mixed-use structures
Minimum Lot
Maxximum Lot
Maximum Lot
Size
Size
Coverage
3,000 SF
none
none
30,000 SF
none
none
Front
Minimum Side
none
None to C or I District; 25 ft. None to C or I District; 25
none
Minimum Rear
to R District
ft. to R District
none
None to C or I District; 20
ft. to R District
Proposed
2.9354 acres
none
none
none
25 ft. to R District
District; 20 ft. to R District
Development
3-4.11.5. BUILDING REGULATIONS

Proposed Use
Maximum Height
Yards
All main buildings
Within 10 feet of any lot line shall not exceed 15 feet in height. All non-residential accessory buildings shall satisfy setback
All accessory buildings shall be less than the main building in
requirements.
height
Accessory buildings
Within 10 feet of any lot line shall not exceed 15 feet in height.
height
* Side and rear yards adjacent to any R district shall be increased two (2) additional feet for each one (l) foot of building height above 35
feet.
SUMMARY
The proposed development shall not exceed 35 feet in height, requiring a 25 feet minimum side and rear yard setback from adjacent
residentially zoned properties. Where the proposed concept exceeds 35 feet in height, a special use permit will be required to justify the
proposed development.
CHAPTER 7 PARKING
Proposed Use
Number of Spaces Required
Library
One (1) space per 2.5 patrons, based on the designed occupancy load, plus
One (1) space per employee calculated for the work period containing the largest number of employees.
Restaurants, Carry-Out
One (1) space per one hundred (100) square feet gross area
Restaurants, Fast food
One (1) space per one hundred (100) square feet gross area
Proposed Use
Area
Designed Load
Proposed Staff
Ratio
Parking
Library
30,000 SF
150
24
N-A
84 spaces
36,000 SF
NA
NA
1 Parking Space / 300 SF
120 spaces
Restaurants, Fast Food
1,000 SF
NA
NA
1 per 100 GSF
10 spaces
TOTAL
66,000 SF
NA
NA
NA
211 Spaces
DRAFT
V. (B) PROPOSED SITE ANALYSIS: ALEXANDRIA PIKE
SITE DEVELOPMENT SUMMARY

The proposed site along Alexandria Pike, located approximately
of a mile from the current Warrenton Library location,
consists of a privately owned 2.9 acre parcel of land. The current
CBD zoning of the parcel will support the proposed library
development. The site occurs at a major gateway into the town
with strong vehicular access from the surrounding County.
The proposed site has the potential for maintaining both
pedestrian access from the heart of the Downtown to the
Library, while still allowing for easy vehicular access for County
residents outside the Town commuting along Route 29 without
entering the narrower roads within the Downtown.
The proposed site is located outside the Historic District opposite
an existing park creating an opportunity to connect public space
to green space.
Though only slightly larger than the Waterloo Street site,
the proposed site is large enough to support a mixed-use
development for separate library and office buildings and required
on-site parking as well as storm-water management, buffering and
landscape requirements per the Towns zoning ordinance.
ZONING ANALYSIS & REPORT

3-4.11.2. Permitted
Uses (by-right) - Community buildings
Summary: The by-right permitted uses within the Central
Business District appear to include all the proposed uses.
3-4.11 Central Business District (CBD) Legislative Intent
Legislative Intent: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. The district is
designed to encourage the following:
Re-use of existing buildings in ways that are compatible

with and supportive of the purposes of the district and of
the Comprehensive Plan.
Preservation of the unified, historic character of the district

and its function as the retail and service center for Town
citizens and visitors.
The creation and reinforcement of the street as a public

space, defined by buildings fronting the street, to create a
harmonious pedestrian environment for Town citizens and
visitors.
Mixed uses within the district, including mixed uses within

single structures.
A uniformity of design to ensure the orderly arrangement of

buildings, land uses, and parking areas, and all construction
hereafter proposed for this area.
A cohesive interrelationship of buildings in order to ensure

a harmonious environment, allowing a degree of variety in
building design provided said variety is within the overall
historic, human-scale design framework of the district.
Maximization of a beneficial interrelationship between

vehicular facilities (streets and parking lots), pedestrian
facilities (sidewalks, malls and plazas).
DRAFT
Proposed Use
V. (B) PROPOSED SITE ANALYSIS: ALEXANDRIA PIKE

3-4.11.4. LOT AND YARD REGULATIONS
Minimum Lot
Maxximum Lot
Maximum Lot
Size
Size
Coverage
Front
Minimum Side
Commercial Uses
3,000 SF
none
Mixed-use structures
30,000 SF
none
Minimum Rear
none
none
None to C or I District; 25 ft. None to C or I District; 25
none
none
to R District
ft. to R District
none
None to C or I District; 20
ft. to R District
Proposed
2.9354 acres
none
none
none
25 ft. to R District
District; 20 ft. to R District
Development
3-4.11.5. BUILDING REGULATIONS

Proposed Use
Maximum Height
Yards
All main buildings
Within 10 feet of any lot line shall not exceed 15 feet in height. All non-residential accessory buildings shall satisfy setback
height
Accessory buildings
requirements.
Within 10 feet of any lot line shall not exceed 15 feet in height.
height
* Side and rear yards adjacent to any R district shall be increased two (2) additional feet for each one (l) foot of building height above 35 feet.
SUMMARY
The proposed development shall not exceed 35 feet in height, requiring a 25-foot minimum side and rear yard setback from adjacent
residentially zoned properties. Where the proposed concept exceeds 35 feet in height, a special use permit will be required to justify the
proposed development.
CHAPTER 7 PARKING
Proposed Use
Library
one (1) space per 2.5 patrons, based on the designed occupancy load, plus
one (1) space per employee calculated for the work period containing the largest number of employees.
Restaurants, Carry Out

Proposed Use
Area
Designed Load
Proposed Staff
Ratio
Parking
Library
30,000 SF
150
24
N-A
84 spaces
35,000 SF
N-A
N-A
1 per 300 GSF
107 spaces
1,000 SF
N-A
N-A
1 per 100 GSF
10 spaces
Total
66,000 SF
N-A
N-A
N-A
211 spaces
DRAFT
VI. EXISTING SITE ASSESSMENT
EXISTING CONDITIONS ASSESSMENT

The proposed site is currently occupied by a business, Rhino
Linings of Warrenton. The site contains two single-story flat-roofed
structures with gravel parking and 5-0 high board-on-board
wood privacy fencing screening a portion of the lot between the
two structures. The structure located closest to John Mann Street
is commercial retail space with a modular addition at the rear.
The structure located at the south corner of the site appears to be
unconditioned space for vehicle service, storage and maintenance.
The site is accessed at arbitrary points between existing utility
poles and concrete storm-water structures along Alexandria Pike
and from John Mann Street.
There is no existing curb and gutter along Alexandria Pike. Based
on the current use of the space as a vehicle repair and lining center,
we would recommend conducting a Phase I Environmental Survey
to assess any ground contaminants for removal and disposal.
EXISTING TOPOGRAPHY
The topographic assessment is based on field observation,
Warrenton GIS and as-built drawings of adjacent site development
on file with the Town. The existing topography slopes at roughly a
two-percent grade throughout most of the site with areas of steep
inclines varying from 10% up to 50% located along the southeast
and northwest edges of the site.
Alexandria Pike slopes along the southeastern property line from
south to north at an approximate grade on 2 to 7 percent with
areas of steeper incline at the southern corner of the site adjacent
to Alexandria Pike. Care will need to be taken in establishing the
building pad elevations.
EXISTING VEGETATION
The existing site vegetation is limited to typical fescue grass
throughout most of the site. Pockets of dense mature trees
and shrubberies occurs at the northwest corner of the site and
continuing along the northwest property line.
EXISTING STORM WATER MANAGEMENT
Existing underground storm water structures run along Alexandria
Pike in the north to south direction. The storm water drains run
southwest to northeast along the portion of Diagonal Street
adjacent to the site. The drain sizes vary from 15, 18, 21, 36,
42 to 48.
The materials vary with reinforced concrete piping RCP and
corrugated metal piping CMP. The Alexandria Pike Office Complex
at Diagonal Street and Alexandria Pike has three storm water
detention trenches at the southeast corner adjacent to Alexandria
Pike.
There is a fourth storm water detention trench at the northeast
corner which wraps the east and northern edges. A fifth trench is
located in between the parking spaces behind the office building.
A sixth trench is located in the northwest corner of the site which
runs along the west and north borders of the site.
The most significant piping which invades the site is a 36 RCP
which runs approximately 210 into the site in the southwest
direction, and joins three other pipes at John Mann Street.
EXISTING SANITARY
The existing sanitary sewer runs along Diagonal Street
(approximately 20 feet from the edge of pavement), Alexandria
Pike (approximately 20 feet from the edge of pavement), and
along Spring Lane. The sewer is 10 inches along Diagonal Street
and Alexandria Pike, and 8 inches along Spring Lane. The location
of sanitary lines, which run adjacent to the Rhino Linings of
Warrenton property, are unknown at this time.
OVERHEAD UTILITIES & LIGHTING
Existing utility poles located approximately 50 feet apart occur
along Alexandria Pike. Overhead telephone, power distribution,
and transformers are located along Alexandria Pike extending
northeast and southwest along Alexandria Pike from the proposed
site. Cantilevered teardrop-style lighting fixtures extend from the
poles.
OVERHEAD FIBER OPTIC
A hand-hold vault located at the south corner of the property
along Alexandria Pike marked Lumos Networks feeds fiber optic
cables vertically up the adjacent pole. Fiber optic cables continue
northeast along Alexandria Pike from this pole.
DRAFT
VI. EXISTING SITE ASSESSMENT
Existing Conditions Site Plan
DRAFT
VI. EXISTING SITE ASSESSMENT - PANORAMAS
Looking North
Looking Northwest
Looking Southeast
DRAFT
VII. SITE PARKING ANALYSIS
The Towns Comprehensive Plan 2000 2025 was reviewed extensively to provide
background to our analysis and recommendations. Throughout the master plan process,
parking was a major concern both for the proposed development and generally for the
Town. Concerns included the amount of on-site parking required per the zoning analysis
to support the mixed-use development, the location of the parking on-site, a desire for
parallel parking along Alexandria Pike, the size and scale of the parking areas, view sheds
into the parking areas, heat sinks, buffer areas, impervious area, storm-water management
issues, screening requirements, and the color of the striping.
According to the Towns Comprehensive Plan, Parking lots should be located to the rear
of structures so that main buildings can be located near the front street, and the sidewalk
space can be a pleasant place for people to walk. On-site parking should be combined with
parallel parking along the frontage of the site to provide adequate space for the expected
demand produced by the on-site use. A desire is expressed within the comprehensive plan
to reduce the amount of off-site parking to make visiting the CBD a pleasant experience by
enhancing its visual appearance and providing adequate off-street parking.
As the Town continues to grow, the need for parking within the Town is amplified. As
stated in the Comprehensive Plan, Parking continues to be one of the main issues of the
downtown. Available spaces must be convenient, safe, and attractive to customers.
These parking attributes influence customer choice and affects the character of the
downtown and its ability to compete with commercial uses, particularly shopping centers
outside of the downtown area. Where on-street parking can be located, it should be
encouraged.
The current library location has little on-site parking, and the one of the major concerns
within the Town is the lack of parking within the Historic District. SGF Bros shares the
parking concerns and wants to ensure adequate parking availability on-site for the shared
functions. Tiered parking arrangements were discussed early on with little support among
stakeholders based on the cost per parking space for a tiered parking solution. The cost
to develop the tiered parking exceeds the benefit of increased density for the office and
retail use.
The Town zoning ordinance provides straight forward requirements for office and restaurant
parking based on the buildings gross square footage allocation between the proposed uses.
The requirement for the library function is a ratio of patrons to parking spaces based on the
proposed building occupancy load. The county has programmed the library to provide 150
seats to meet their per capita requirements for the public library system based on Fauquier
Countys population.
The total on-site parking requirement based on the straight forward reading of the zoning
ordinance for a library of 30,000 SF office and retail space of 30,000 SF is 184 parking
spaces.
DRAFT

Chapter 7 Zoning Ordinance
Proposed Use
Library
one (1) space per 2.5 patrons, based on the designed occupancy load, plus
one (1) space per employee calculated for the work period containing the largest number of employees.
Restaurants, Carry Out

Site Parking Requirements

Proposed Use
Area
Designed Load
Proposed Staff
Ratio
Parking
Library
30,000 SF
150
24
N-A
84 spaces
36,000 SF
N-A
N-A
1 per 300 GSF
120 spaces
Total
66,000 SF
N-A
N-A
N-A
204 spaces
Site Parking Requirements - with Coffee Kiosk

Proposed Use
Area
Designed Load
Proposed Staff
Ratio
Parking
Library
30,000 SF
150
24
N-A
84 spaces
35,000 SF
N-A
N-A
1 per 300 GSF
117 spaces
1,000 SF
N-A
N-A
1 per 100 GSF
10 spaces
Total
66,000 SF
N-A
N-A
N-A
211 spaces
DRAFT
DRAFT
DRAFT
DRAFT
VII. SITE PARKING ANALYSIS - SCHOOL YEAR

Based on conversations with the Town zoning administrator and discussions with
stakeholders, a parking analysis was requested to determine peak demand periods and
identify the frequency of occurrence. The potential of including a coffee kiosk component
within the retail and office space was also discussed.
It was agreed that the increase in parking that would be required to facilitate the restaurant
function would in all likelihood be negligible. The on-site coffee component would most
likely cater to library patrons and office users rather than generating additional demand for
on-site parking.
The peak parking demand was originally based on 184 spaces, as that was the basis of the
original study framework (a 30,000 SF office and 30,000 SF library). The consensus among
stakeholders was that the coffee kiosk would likely not increase on-site parking demand
beyond the baseline demand for office and library function.
As the master plan process evolved, there was a desire among the stakeholders to increase
the office development to three-stories and 36,000 SF of office and retail space. This
increased the baseline parking demand from 184 spaces to 204 spaces. This increase is
reflected in the parking analysis and findings.
Starting with a baseline maximum parking requirement of 204 spaces, we graphed the
typical usage patterns for office use along with extrapolated usage patterns calculated based
on library schedules and patron head counts taken at regular intervals at all three of the
current Fauquier County Libraries.
The Warrenton Library data set was helpful; however, due to the lack of current on-site
parking and the lack of distinction between drivers and passengers within the data set,
assumptions had to be made based on the proposed design capacity for 150 patrons/seats
as a percentage of would-be drivers.
We therefore based our analysis on 84 parking spaces required by the zoning ordinance for
the library function, based on the patron and staff projections. While the current library
patronage rate is far less that the baseline assumption, it is anticipated that once the library
is expanded, the patronage rate will also rise to meet the projection model.
DRAFT
VII. SITE PARKING ANALYSIS - SCHOOL YEAR
OFFFICE PARKING ANALYSIS
Zoning Requirement 1 per 300 GSF
Total parking requirement - 120 parking spaces
Daily parking utilization based on standard 9:00 AM - 5:00

AM M-F office use
LIBRARY PARKING ANALYSIS
Zoning requirement based on 150 patron requirement and

proposed staff
Daily parking utilization based on posted library hours of

operation and events schedule for Warrenton Library
The combined parking requirement based on individual

building requirements would be 204 spaces
DRAFT
VII. SITE PARKING ANALYSIS - SUMMER

Using the established baseline, school and summertime event schedules were obtained
for Warrenton Library and the library staff was interviewed. Because much of the peak
library usage occurs during planned programs, such as the morning storytime and the
afternoon student programs, peak demands for the library were identified based on the
librarys schedule of weekly activities.
These peak periods of utilization were also supported by the data sets of patron
headcounts that were gathered. The library peak demands were then juxtaposed with
a more standard 9:00 am to 5:00 pm office use for a typical week both in the summer
and during the school year.
During the school year, peak parking utilization occurs approximately two times daily,
between 10:00 am and 11:00 am in the morning at storytime, and again in the early
afternoon around 4:30 pm. The parking demand from 10:00 am 5:00 pm averaged
around 160 spaces. The school year peak demands exceed the summer demands and
weekends never approached peak demand.
Our recommendation, based on the data gathered and our experience with office and
library use, is that 184 spaces should be sufficient on-site parking to support the 36,000
SF of office and retail development along with the 30,000 SF of library space.
DRAFT
VII. SITE PARKING ANALYSIS - SUMMER
OFFICE PARKING ANALYSIS
Zoning Requirement 1 per 300 GSF
Daily parking utilization based on standard 9:00 AM - 5:00

AM M-F office use (reduced 5% for vacation)
LIBRARY PARKING ANALYSIS
Zoning requirement based on 150 patron requirement and

proposed staff.
Daily parking utilization based on posted library hours of

operation and events schedule for Warrenton Library
The combined parking requirement based on individual

building requirements would be 204 spaces
DRAFT
Concept 1 proposes two separate buildings, each sited within
the proposed site. The office building occupies the southwest
corner of the site, while the library is located at the prominent
northeast corner of the site, at the intersection of John Mann
Street and Alexandria Pike. The building masses are sited parallel
to Alexandria Pike, creating a strong streetscape presence.
The buildings are offset from the street a minimum of 12 feet
providing a comfortable pedestrian zone. The buildings are
separated by a 70-foot common area that could be utilized for
outdoor storytime, reading groups, or other outdoor activities. The
common area will be graded for accessibility from Alexandria Pike
pedestrian street scape. The building entrances will be oriented
around the common area, providing visibility and access from both
the parking area and the pedestrian streetscape.
Parking occurs along the northwest edge of the site with a 25-foot
buffer from the edge of the parking area to the rear property line
adjacent to the residential use, as required per the zoning ordinance.
The existing topography of the proposed and surrounding sites
requires some amount of retaining walls along the northwest and
southwest property lines.
The parking pad will be elevated five to six feet above the common
green space requiring accessible ramps and stairs to circulate from
the parking area to the common area to enter the office and library.
Each building has a separate loading area and trash dumpster.
Each of the two-story volumes shall have a footprint of 15,000 SF
with a roof height of 35-feet maximum above the adjacent grade.
The parapets of the buildings may extend an additional four feet
above the roof level. The proposed concept appears to comply
with the zoning requirements, so a standard site plan approval
process should be allowed.
VIII. (A) SITE CONCEPT I
PROS
Appears to meet the zoning ordinance
Would not require a special use permit
Flexibility to accommodate specific needs.
Separation of uses and functions
Engages the Alexandria Pike pedestrian streetscape
Development of central common area
Meets on-site parking goal
Separate utility entrances
Independent mechanical systems
CONS
Higher initial cost
More building perimeter
No potential shared building elements
Zoning Ordinance
Complies with zoning requirements
Height
35
Rear Yard Setback
25 to adjacent Residential properties
Front Yard Setback
None
Side Yard Setback
None
Stories
Footprint
2 buildings 15,000 SF each
Gross Area
30,000 SF
Parking
183 spaces
DRAFT
VIII. (A) SITE CONCEPT I
DRAFT
Concept 2 proposes a three-story mixed-use building located
centrally within the proposed site. The lower level will include the
25,000 SF for the library space and 3,500 SF for the office entrance
lobby and retail component. Separate entrances are provided for
the independent uses.
The office entrance occurs at the southern corner of the building
with access from the adjacent parking area and the pedestrian
streetscape.
The office lobby will provide access to stairs and elevators serving
the upper two levels of office space. The library will require two
entrances, one from the parking area, and one from the pedestrian
streetscape. The separate entrances will occur at either end of a
main entrance corridor lobby.
However, a single point of entrance will be provided from the
entrance lobby into the library space for control and security.
Large group meeting areas and building services will be located
on the opposite side of the entry lobby. The library component
will occupy the first floor with 5,000 SF of space occurring on an
upper level.
The building mass is sited parallel to Alexandria Pike, creating a
strong streetscape presence. The building will have a three-story
mass located at the south end, a middle single-story section, and
a two-story volume fronting the corner of John Mann Street and
Alexandria Pike.
The building is offset 25 feet from the street, providing a
comfortable pedestrian zone. The three-story volume will be a
minimum of 41 feet in height, 14 feet per story. Based on the
proposed height of the building, a special-use permit would be
required to approve this concept.
Parking occurs parallel to the northwest property line, adjacent
to the residential use, and along the south edge of the site. A
combined loading area and trash dumpster is located along the
northwest building elevation with access from the parking area.
VIII. (B) SITE CONCEPT II
PROS
Separate entrances
Reduced building perimeter
Potential shared building elements
CONS
Does not meet the zoning ordinance
Would require a special-use permit
Shared utility entrances
No common green space
Shared mechanical systems
Less separation between uses and functions
Less flexibility to accommodate specific needs
Co-development required
Combined loading and parking area
Zoning Ordinance
Height
42
Rear Yard Setback
Front Yard Setback
None
Side Yard Setback
None
Stories
Footprint
28,500 SF
Gross Area
61,500 SF
Parking
153 spaces
DRAFT
VIII. (B) SITE CONCEPT II
DRAFT
Concept 3 proposes a four-story mixed-use building located
centrally within the proposed site. The library will occur within
the lower two-stories as well as the office entrance lobby. The
footprint of the building will be approximately 16,000 SF to
accommodate the 1,000 SF office lobby and the library on the
first floor. Egress stairs would need to separate with a minimum
of two stair enclosures serving the office levels, and two serving
the library.
Separate entrances are provided for the independent uses. The
office entrance occurs at the southern corner of the building
with access from the adjacent parking area and the pedestrian
streetscape.
The office lobby will provide access to elevators and one set of
stairs serving the upper two levels of office space. The library
entrance is located at the northeast corner of the site with a strong
presence at the corner of John Mann Street and Alexandria Pike.
The building mass is sited parallel to Alexandria Pike, creating a
strong streetscape presence. The building is off-set 25 feet from
the street, providing a comfortable pedestrian zone. The four-story
volume will be a minimum of 56 feet in height, 14 feet per story.
Per the zoning ordinance, where the building height exceeds 35
feet, an additional two feet of setback will be required for each
additional foot of height. Based on the proposed height of the
building, a special use permit would be required to approve this
concept.
Parking occurs parallel to the northwest property line, adjacent
to the residential use, and along the north and south edges of the
site. A combined loading area and trash dumpster is located along
the northwest building elevation with access from the parking area.
VIII. (C) SITE CONCEPT III
PROS
Separate Entrances
Reduced building perimeter
Potential shared building elements
Developed green space at corner
CONS
Does not meet the zoning ordinance
Would require a special use permit.
Shared utility entrances
Shared mechanical systems
Less separation between uses and functions
Less flexibility to accommodate specific needs.
Co-development required
Combined loading and parking area
Redundant stair enclosures
Zoning Ordinance
Height
56
Rear Yard Setback
Front Yard Setback
None
Side Yard Setback
None
Stories
Footprint
15,500 SF
Gross Area
62,000 SF
Parking
171 spaces
DRAFT
VIII. (C) SITE CONCEPT III
DRAFT
IX. PREFERRED SITE CONCEPT
PREFERRED CONCEPT
VARIANCES
The Preferred Concept is based on Concept 1, which proposes

two separate buildings developed within the within the proposed
site. The concept was modified to address stakeholder comments
received throughout the master plan process. The ability to
develop the buildings independently based on their specific use
and function was one of the major benefits of this development
solution. Separate buildings also allow the library and office to
function independently with respect to hours of operation, security,
public versus private access and building maintenance.
The recommendation of the master plan study is to develop

the office building as three-stories with a footprint of 12,000 SF,
increasing the gross office building area to 36,000 SF. The library
will remain as two-stories with the original 15,000 SF footprint.
The increased gross building area for the office will require an
additional 20 parking spaces pushing the total parking requirement
from 184 to 204 spaces in accordance with the zoning ordinance.
Part of the challenge in developing Concept 1 was to provide a

development option that would not require developing the site
through the special exception process. Two-story and three-story
building mass options were explored for the office building, with
15,000 SF and 10,000 SF footprints respectively.
The two-story office option for Concept 1 achieved the goal of
avoiding a special exception process, however, the three-story
option would require a variance as the proposed height exceeds
the 35-foot threshold. Both options for Concept I provide the
required on-site parking and maintained the
25 buffer zone along the north property
line adjacent the R6 use.
To support this development direction, the site layout was modified,

and the parking along the north property line was pushed into the
residential buffer. The parking count was kept at 184 spaces, rather
than expanding it to 204, in response to concerns of over-parking
the site and the extent of impervious surface being developed
for the parking area. Based on these modifications to Concept I,
the site development will require variances to reduce the on-site
parking threshold from 204 to 184 parking spaces.
A variance will also be required to increase the height of the office
building from 35 to 42 when measured to the eve of the office
building gable. The height variance is specifically allowed within
Throughout the master plan process,

the desire to further develop, refine and
expand the density for Concept I pushed
the envelope of what would be allowed
without a special exception. There was
interest and support from the property
owner, as well as members of the county
board and town council, to increase the
density of the office building.
The final development concept, which
aligns with the original intent of Concept
1 to develop separate buildings to support
the independent functions, will require
development through a special exception
process.
Zoning Ordinance
Height
35
Rear Yard Setback
Front Yard Setback
None
Side Yard Setback
None
Stories
Footprint
2 buildings 15,000 SF each
Gross Area
30,000 SF
Parking
191 spaces
DRAFT
the zoning ordinance through a special exception process, and the
adjacent taller office building and elevation change from north to
south would seem to support the added height. The third variance
that will be required is the reduction of the buffer along the north
property line adjacent to the residential use from 25 feet to 15
feet.
GRADING
As Concept I was further developed and refined, the existing
grading became a major challenge to the overall composition.
The eastern corner of the site (corner of John Mann Street
and Alexandria Pike) is at 547 feet per the town of Warrenton
GIS system. The northern corner along Alexandria Pike is at
approximately 562.3 feet, or approximately 15 feet of fall over 455
feet of length, or approximately 3.2% grade. Unfortunately, most
of the slope occurs dramatically at the southwestern edge of the
site. While setting the pad elevations of the two buildings, it was
noted that the office building pad would need to be much higher
than the library pad. Based on the GIS information and existing asbuilt grading plan for the eastern portion of the side, the building
pad elevation for the library was established at 553 feet.
The office building would need to sit up much higher in order
to allow for potential storefront access to the lower level of the
building as desired by the property owner for the office-retail
building. The pad elevation for the office building was established
at 558 feet in order to accommodate the required access around
the perimeter of the building.
While this created some challenges with respect to access from
both buildings to the shared green space, it also served to support
a more harmonious building massing, which progresses from two
stories to three and then up to five stories for the adjacent office
building.
The existing topography of the proposed and surrounding sites
will most likely require some amount of retaining wall along
the northwest and southwest property lines. The intent of this
development concept is to reduce the height and extent of
retaining wall elements.
In response to a desire of the property owner to provide a

pedestrian connection between the adjacent office development
and the proposed site, an exterior stair was integrated along the
northwest property line connecting the two properties. The stair
also serves to reduce the overall mass of the retaining wall.
DRAFT
ENTRANCES
As the pedestrian streetscape was developed along Alexandria
Pike and the parking developed behind and to the southwest of
the buildings, there was concern with respect to how patrons,
office employees, library staff and visitors would each access the
building. This was an ongoing discussion and carried through from
the original concepts.
This tension between the desire to maintain the pedestrian
character of Warrenton and the need to address vehicular
transportation needs was a microcosm of the on-going discussions
with respect to how the Town can accommodate vehicular access
without sacrificing the pedestrian feel of the Town.
It was decided that the process of entering each of the buildings
needed to be addressed form both the pedestrian streetscape and
the parking area independently. Both buildings will be developed
with entrances oriented to both the parking area and the
streetscape. Internal block layouts for both building studies show
the internal lobby that will connect both sides of the building for
cross access.
The building entrances would be pulled close to the shared
green space, which would also serve as an outdoor connector
between the parking area and the pedestrian streetscape serving
to integrate the two.The proximity of the building entrances to the
shared space would also serve to activate the space allowing for
adjacent access from the building entrances.
STREETSCAPE
The office building occupies the elevated southwest corner of the
site, while the library is located at the prominent northeast corner
of the site, at the intersection of John Mann Street and Alexandria
Pike.
The building masses are sited parallel to Alexandria Pike, creating

a strong streetscape presence. The buildings are offset from the
street a minimum of 25 feet providing a comfortable pedestrian
zone for walking as well as independent activities, landscape
opportunities and other streetscape furniture elements. The
buildings are separated by a 60-foot common area that could be
utilized for outdoor storytime, reading groups, or other outdoor
activities.
The common area will be graded for accessibility from Alexandria
Pike pedestrian streetscape. The pedestrian entrances are pulled
toward the common area, providing visibility and access from both
the parking area and the pedestrian streetscape.
PARKING
Per Concept 1, the main parking area remains along the northwest
edge of the site. To reduce the size of the parking area, directional
parking was integrated into the layout and pushed within the 25foot development buffer required per the zoning ordinance where
CBD zone property is adjacent to the residential use.
Double loaded parking bays have been developed along the drive
lane accessing Alexandria Pike. The proposed parking orientation
better supports the mixed uses while achieving the desired180
parking spaces. While pulling the buildings away from the street
edge reduces the development buffer in the rear, it also serves to
increase the depth of the pedestrian streetscape along Alexandria
Pike and helps to support the pedestrian scale of the Town
connecting the northern gateway from 29 corridor into the
Downtown.
Parallel parking was also developed along Alexandria Pike in front
of the Library building where the property line jogs immediately
to the northwest in accordance with desires expressed within the
Towns Comprehensive Plan.
DRAFT
DRAFT
X. STORM WATER MANAGEMENT CONCEPT
BACKGROUND
APPROACH
In 2014, the Town of Warrenton was designated a Municipal

Small Storm Sewer System (designated MS4) by the Virginia
Department of Environmental Quality. With this designation, the
Town continues to develop a program to protect and enhance the
water quality of the streams in and around the Town.
The proposed grading concept follows the natural decline of the

site along Alexandria Pike from south to north. The requirement
for the 25-foot development buffer adjacent to residentially
zoned property will afford a natural opportunity for stormwater
management. The proposed parking area will gently slope
diagonally across the apron with the high point occurring at the
southeast corner of the parking area, and the low point occurring
at the northwest corner of the site.
Several active streams within the Town feed tributaries of the

Potomac and Rappahannock Rivers. Main Street is the drainage
divide, with the north side draining to the Potomac and the south
side to the Rappahannock. The proposed site occurs to the north
of Main Street.
Discharges from municipal separate storm sewer systems are
regulated under the Virginia Stormwater Management Act, the
Virginia Stormwater Management Program (VSMP) Permit
regulations, and the Clean Water Act as point source discharges.
MS4 regulations were developed and implemented in two phases.
Implementation of the first phase began in the early 1990s and
required that operators of MS4s serving populations of greater
than 100,000 people (per the 1990 decennial census) apply for
and obtain a permit to discharge stormwater from their outfalls.
The second phase of MS4 regulations became effective March 23,
2003, and required that operators of small MS4s in urbanized
areas (as defined by the latest decennial census) obtain a permit to
discharge stormwater from their outfalls. The Town of Warrenton
is included under Phase II.
Proposed retaining walls along the south edge and southwest

corner of the site will be required to support the proposed grading
concept. Retaining walls will vary in height from the extreme of
approximately 8 in height to one to two feet in height.
Areas of the site adjacent to Alexandria Pike will be graded toward
the street. An accessible path shall be provided from the accessible
parking spaces to both buildings. They allow for the approximately
eight feet of grade change along Alexandria Pike. The proposed
Library ground floor elevation is approximately four feet below
the level of the proposed office ground-floor elevation. Access
from Alexandria Pike via the green space occurs at the Library
ground-floor elevation.
The proposed site should qualify as a previously developed site
which will provide some benefit to reduce the overall runoff and
treatment requirements on-site. The main treatment drain for the
proposed concept includes capturing storm-water runoff from
the proposed parking area through a bio-filtration area, located
adjacent to the edge of the parking area along the northwest
property line. The stormwater will be routed underground and
diverted to and underground detention facility before leaving the
site.
Rain water will be harvested from the 30,000 SF of roof surface
and diverted to underground cisterns for irrigation purposes
reducing the demand for potable water on-site. The underground
cistern would be located below the green space between the two
buildings. Green space between the buildings and to the north of
the library will provide opportunities for infiltration.
DRAFT
Warrenton,
VA
Hydrology Map in Northeast Virginia
Typical Underground Rainwater Cistern

DRAFT
DRAFT
XI. A ALEXANDRIA PIKE STUDY - CONTEXT
DRAFT
XI. A ALEXANDRIA PIKE STUDY - CONTEXT
Illustrative design only for scale and character study. The final design to be determined after site commitment.
DRAFT
XI. B ALEXANDRIA PIKE VISION - STREETSCAPE
DRAFT
XII. LIBRARY STUDY
Phase I of the feasibility study process focused on the macro design elements of
development program including building footprint, relationships, parking requirements and
zoning restrictions. The macro program included 30,000 SF of library space on one or two
levels, with a requirement of 84 parking spaces.
The preferred concept included a two-story library with a 15,000 GSF building footprint.
An important next step in the process is to develop the micro-programmatic elements for
the library and office buildings.
As part of Phase II of the feasibility study process, BKV Group was commissioned to develop
a micro-program for the library component. Our team met with the library staff and toured
the existing library facility to better understand the programmatic needs and functional
relationships and requirements for the proposed library.
The original plan layout for the Warrenton Library was analyzed and a baseline program
was developed from the existing layout and current seat capacity.
The program data was then extrapolated, adjusting for the increase in seat capacity to 150
seats. The draft program was reviewed by library staff, and a programming session was held
in the old library building across the street from the current location.
The programming session was key to gaining an accurate understanding of the functional
relationships and activities that would need to be supported in each of the programmatic
spaces. During the session, each programmatic element was reviewed to define the
proposed use, spatial adjacencies, and special needs.
A revised draft program was then prepared for review and further refinement. The revised
draft showed a gross programmatic requirement of 33,700 GSF, approximately 4,000 SF
above the established macro-programmatic goal.
Alexandria Pike Streetscape: Connection to Main Street
DRAFT
XII. LIBRARY STUDY
DRAFT
XII. (A) LIBRARY STUDY - PROGRAMMING ANALYSIS
Fauquier County Public Library

Program Draft
LIBRARY SUMMARY TOTALS

Q:\2030.01\06-Program\2030-01-PROGRAM-DRAFT.xls
SPACE NEEDS PROGRAM
Comm #: 2030.01
DATE: May 4, 2015

SPACE
BKV GROUP
USABLE AREA REQUIRED
DEPARTMENT:
SHEET
CODE
MASTER SUMMARY
OVERAGE / (SPACE DEFICIENCY) FROM EXISTING SF
2015
5-YR.
10-YR.
15-YR.
2015
5-YR.
10-YR.
15-YR.
COMMENTS
PROPOSED
PROJECTED
PROJECTED
PROJECTED
PROPOSED
PROJECTED
PROJECTED
PROJECTED
Library
Administration
2,151
2,151
2,151
2,151
Circulation
1,414
1,414
1,414
1,414
Adult Services
8,258
8,258
8,258
8,258
Virginiana Room
1,529
1,529
1,529
1,529
Youth Services
6,598
6,598
6,598
6,598
Technical Services
1,040
1,040
1,040
1,040
20,990
20,990
20,990
20,990
9,400
9,400
9,400
9,400
9,400
9,400
9,400
9,400
30,390
30,390
30,390
30,390
3,377
33,767
3,377
33,767
3,377
33,767
3,377
33,767
Subtotal, Dept. Spaces

Building Support
Subtotal, City Hall
TOTAL PROPOSED USABLE SF

Building Factor
10%
TOTAL PROPOSED GROSS SF

Program Draft
SPACE ANALYSIS FORM

SPACE NEEDS PROGRAM
Comm #: 2030.01
DATE: May 4, 2015

SPACE
BKV GROUP
DEPARTMENT:
SHEET
CODE
PROG.
TOTAL PERSONNEL
SPACES REQ'D
ADMINISTRATION
2015
5-YR.
10-YR.
15-YR.
SF
2015
5-YR.
10-YR.
15-YR.
UNIT
PROPOSED
PROJECTED
PROJECTED
PROJECTED
COMMENTS
Personnel Spaces
Library Director
168
168
168
168
168
Administration Offices
120
600
600
600
600
Administration Shared Office
168
168
168
168
168
936
936
936
936
Administration Conference Room
450
450
450
450
450 15 person
Copy/Print Work Area
120
120
120
120
120
570
570
570
570
9
1,506
1,506
1,506
1,506
645
645
645
645
2,151
2,151
2,151
2,151
Subtotal, Personnel Spaces

Departmental Spaces
Subtotal, Departmental Spaces

TOTAL SPACES:
Total Net SF
Efficiency Factor
30%
DRAFT

Program Draft
SPACE ANALYSIS FORM

SPACE NEEDS PROGRAM
Comm #: 2030.01
DATE: May 4, 2015

SPACE
BKV GROUP
DEPARTMENT:
SHEET
CODE
PROG.
TOTAL PERSONNEL
SPACES REQ'D
Adult Services
2015
5-YR.
10-YR.
15-YR.
SF
2015
5-YR.
10-YR.
15-YR.
UNIT
PROPOSED
PROJECTED
PROJECTED
PROJECTED
COMMENTS
Personnel Spaces
Adult Service Offices
120
120
120
120
120 Shared office- 2 staff spaces per office
Adult Services Workstations
48
144
144
144
144
264
264
264
264
50
50
50
50
30
1,500
1,500
1,500
4,217
4,217
4,217
4,217

Departmental Spaces
Public Seats
Adult Collection
1,500 50 seats
4,217 Includes fdiction/non-fiction/media/reference
73,100 volumes/ 54,825 volumes with 25% in circ.
Periodicals
300
300
300
300
300
Public Computer station
35
175
175
175
175
Info/Reference Desk
150
150
150
150
150
58
58
58
58
6,342
6,342
6,342
6,342
62
62
62
62
6,606
6,606
6,606
6,606
1,652
1,652
1,652
1,652
8,258
8,258
8,258
8,258

TOTAL SPACES:
Total Net SF
Efficiency Factor
20%

Program Draft
SPACE ANALYSIS FORM

SPACE NEEDS PROGRAM
Comm #: 2030.01
DATE: May 4, 2015

SPACE
BKV GROUP
DEPARTMENT:
SHEET
CODE
PROG.
TOTAL PERSONNEL
SPACES REQ'D
Adult Services
2015
5-YR.
10-YR.
15-YR.
SF
2015
5-YR.
10-YR.
15-YR.
UNIT
PROPOSED
PROJECTED
PROJECTED
PROJECTED
COMMENTS
Personnel Spaces
Adult Service Offices
120
120
120
120
120 Shared office- 2 staff spaces per office
Adult Services Workstations
48
144
144
144
144
264
264
264
264
50
50
50
50
30
1,500
1,500
1,500
4,217
4,217
4,217
4,217

Departmental Spaces
Public Seats
Adult Collection
1,500 50 seats
4,217 Includes fdiction/non-fiction/media/reference
73,100 volumes/ 54,825 volumes with 25% in circ.
Periodicals
300
300
300
300
300
Public Computer station
35
175
175
175
175
Info/Reference Desk
150
150
150
150
150
58
58
58
58
6,342
6,342
6,342
6,342
62
62
62
62

TOTAL SPACES:
Total Net SF
Efficiency Factor
20%
6,606
6,606
6,606
6,606
1,652
1,652
1,652
1,652
8,258
8,258
8,258
8,258
DRAFT

Program Draft
SPACE ANALYSIS FORM

SPACE NEEDS PROGRAM
Comm #: 2030.01
DATE: May 4, 2015

SPACE
BKV GROUP
DEPARTMENT:
SHEET
CODE
PROG.
TOTAL PERSONNEL
SPACES REQ'D
Virginiana Room
2015
5-YR.
10-YR.
15-YR.
SF
2015
5-YR.
10-YR.
15-YR.
UNIT
PROPOSED
PROJECTED
PROJECTED
PROJECTED
COMMENTS
120
120
120
120
120
120
120
120
Personnel Spaces
Office
120
1,100
1,100
1,100
1,100
80
80
80
80
80
1,180
1,180
1,180
1,180
3
1,300
1,300
1,300
1,300
229
229
229
229
1,529
1,529
1,529
1,529
Departmental Spaces
Virginian Room
25 Public Seats
1,100 10,000 volumes

Includes 2 microfilm readers and 2 public computer
stations in seating count + tables and chairs
Service Desk
Copier
Collections Storage Room

TOTAL SPACES:
Total Net SF
Efficiency Factor
15%

Program Draft
SPACE ANALYSIS FORM

SPACE NEEDS PROGRAM
Comm #: 2030.01
DATE: May 4, 2015

SPACE
BKV GROUP
TOTAL PERSONNEL
DEPARTMENT:
SHEET
CODE
SPACES REQ'D
Youth Services
Personnel Spaces
Youth Services Offices
Youth Services workstations
Young Adult Librarian
2015
5-YR.
10-YR.
15-YR.
1
3
1
1
3
1
1
3
1
1
3
1
30
45
1
1
4
4
1
1
30
45
1
1
4
4
1
1
30
45
1
1
4
4
1
1
30
45
1
1
4
4
1
1
87
87
87
87
TOTAL SPACES:
Total Net SF
Efficiency Factor
92
92
92
92

Departmental Spaces
Public Seats-Young Adult
Public Seats-Children
Young Adult Collection
Children's Collection
Public Computer station- Children
Public Computer station- Young Adult
Youth Services Workroom
Service Desk
PROG.
SF
2015
5-YR.
10-YR.
15-YR.
UNIT
PROPOSED
PROJECTED
PROJECTED
PROJECTED
120
144
48
120
144
48
120
144
48
120
144
48
312
312
312
312
900
675
292
2,629
120
120
150
80
900
675
292
2,629
120
120
150
80
900
675
292
2,629
120
120
150
80
900
675
292 5050 volumes/ 3800 volumes with 25% in circ.
2,629 45,580 volumes/ 34,185 volumes with 25% in circ.
120
120
150 Includes double sink and cabinets for storage
80
4,966
4,966
4,966
4,966
5,278
1,320
6,598
5,278
1,320
6,598
5,278
1,320
6,598
5,278
1,320
6,598
120
48
48
30
15
292
2,629
30
30
150
80
20%
COMMENTS
DRAFT

Program Draft
SPACE ANALYSIS FORM

SPACE NEEDS PROGRAM
Comm #: 2030.01
DATE: May 4, 2015

SPACE
BKV GROUP
TOTAL PERSONNEL
DEPARTMENT:
SHEET
CODE
SPACES REQ'D
Technical Services
2015
Personnel Spaces
Tech Services Offices
Tech Services workstaitons

Departmental Spaces
Workroom
TOTAL SPACES:
5-YR.
10-YR.
15-YR.
2
5
2
5
2
5
2
5
Total Net SF
Efficiency Factor
SF
2015
5-YR.
10-YR.
15-YR.
UNIT
PROPOSED
PROJECTED
PROJECTED
PROJECTED
240
240
240
240
240
240
240
240
480
480
480
480
300
300
300
300 includes a sink
300
300
300
300
780
260
1,040
780
260
1,040
780
260
1,040
780
260
1,040
120
48
300
25%

Program Draft
PROG.
COMMENTS
SPACE ANALYSIS FORM

SPACE NEEDS PROGRAM
Comm #: 2030.01
DATE: May 4, 2015

SPACE
BKV GROUP
DEPARTMENT:
SHEET
CODE
BUILDING SUPPORT
Support Spaces
Vestibule
Lobby/Waiting
Community Meeting Room
Community Meeting Room Storage
Public Conference room
Public meeting room
Public Restrooms
Employee Restrooms
Computer Lab
Breakroom
General Building Storage
Subtotal, Support Spaces
Building Support Spaces
Mechanical Room
Water Service Room
Electrical Room
Communications Closets
Janitors Closet
Server Room
TOTAL SPACES:
Total Net SF
Efficiency Factor
2015
TOTAL PERSONNEL
PROG.
SPACES REQ'D
SF
2015
5-YR.
10-YR.
15-YR.
UNIT
PROPOSED
PROJECTED
PROJECTED
PROJECTED
100
100
3,000
120
400
240
500
140
400
250
150
100
100
3,000
120
400
240
500
140
400
250
150
100
100
3,000
120
400
240
500
140
400
250
150
100
100
3,000
120
400
240
500
140
400
250
150
5,400
5,400
5,400
5,400
1,000
100
150
140
60
200
1,000
100
150
140
60
200
1,000
100
150
140
60
200
1,000
100
150
140
60
200
1,650
1,650
1,650
1,650
7,050
2,350
9,400
7,050
2,350
9,400
7,050
2,350
9,400
7,050
2,350
9,400
5-YR.
10-YR.
15-YR.
1
1
1
1
1
2
2
2
1
1
1
1
1
1
1
1
2
2
2
1
1
1
1
1
1
1
1
2
2
2
1
1
1
1
1
1
1
1
2
2
2
1
1
1
13
13
13
13
1
1
1
2
1
1
1
1
1
2
1
1
1
1
1
2
1
1
1
1
1
2
1
1
20
20
20
20
100
100
3,000
120
400
120
250
70
400
250
150
1,000
100
150
70
60
200
25%

COMMENTS
150 people
For tables and chairs
12 person
4 person
10 stations
First Floor Block Plan
DRAFTXII. (B) LIBRARY STUDY - BLOCK PLANNING ANALYSIS
Second Floor Block Plan
DRAFTXII. (B) LIBRARY STUDY - BLOCK PLANNING ANALYSIS
DRAFT
XIII. (B) OFFICE STUDY - DESIGN POTENTIAL
zoning restrictions. The macro program included 30,000 SF of retail office space on two or
three levels with a minimum floor plate of 12,000 GSF.
The parking requirement for the office retail component is 100 parking spaces. The preferred
Concept I included a two-story office building with a 15,000 GSF building footprint. An
important next step in the process is to develop the micro-programmatic elements for the
office building.
a micro-program for the office and retail component. When developing core and shell
space for office use, it is important to have a strong understanding of how office buildings
are rented. Successful office core and shell layouts often include a central core element
with stairs, restrooms, and elevators adjacent to a lobby on the first floor.
The ability to rent around the core allows the Owner flexibility to adapt and subdivide the
leasable space into smaller areas for varying tenant sizes.The original office building concept
was an L-shaped form which served to reduce the bay depth when measured from the
core elements. Too deep or too shallow a depth creates difficulty in maintaining flexibility
for renting space.
As Concept 1 was further refined and developed during Phase II of the study, the Owner
discussed the desire to access the lower level space via storefront entrances, as well as from
a central lobby area to support potential retail tenants.
To allow for this access, a pad needed to be developed around the building as the surrounding
site had substantial grading challenges, especially at the southwest corner of the site. In
addition, the entrance to the building needed to address access from the streetscape as well
as the parking area. To accommodate storefront access as well as parking and streetscape
entrances, an alternative I-shaped floor plan was developed.
As part of this process each of the core and shell concepts was analyzed in accordance with
BOMA standards to determine the proposed efficiency of the layout.
DRAFT
XIII. (B) OFFICE STUDY - DESIGN POTENTIAL
DRAFT
XIII. (A) OFFICE STUDY - CORE LAYOUT
zoning restrictions.
1st Floor = 77.1% (9,287 SF / 12,040 SF)

2nd Floor = 85.4% (10,286 SF / 12,040 SF)
The macro program included 30,000 SF of retail office space on two or three levels
with a minimum floor plate of 12,000 GSF. The parking requirement for the office retail
component is 100 parking spaces base on general office use.
The preferred concept included a two-story office building with a 15,000 GSF building
footprint, however, a three-story approach providing gross building area exceeding 30,000
GSF would be advantageous as long as a variance could be achieved to justify no increase
in parking on-site.
A three-story option with a 12,000 SF office plate would also have the advantage of
increasing the building height to allow a stepped composition adjacent to the five-story
existing building on the adjacent site.
The smaller floor plate would also serve to increase the green space on-site. A site variance
would also be required for building height beyond the allowable 35-foot threshold for
properties adjacent to R use.
a micro-program for the office and retail component.
XIII. (A) OFFICE STUDY - CORE LAYOUT
First Floor Plan
Second and Third Floor Plan
DRAFT
DRAFT
XIV. BUDGET PRICING
To be presented at the 8/17/15 meeting.
DRAFT
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 publicprivate development as well.
NEXT STEPS
The next steps should include the commission of a Phase 1
Environmental Study Assessment. This is typical for any land
acquisition or redevelopment and is important for identification of
any contaminants on-site that will need to be abated as part 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 pertaining 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
define the existing grades as the topography of the site presented
challenges during the master plan process in siting the building
pads.
The variances that will be required include a reduction in the
amount of on-site parking required for the proposed development.
XV. RECOMMENDATIONS
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 total
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.

BKV - Draft Fauquier Library Feasibility Report

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FAUQUIER COUNTY LIBRARY AND OFFICE

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

XI. ALEXANDRIA PIKE STUDY

STORMWATER MGMT CONCEPT . . . . . . . . . . . . . 42

SCOPE AND METHODOLOGY . . . . . . . . . . . . . 10

VISION AND GOALS . . . . . . . . . . . . . . . . . . . . . . 12

SITE ZONING ANALYSIS . . . . . . . . . . . . . . . . . . . 15

XII. LIBRARY STUDY . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48

B. ALEXANDRIA PIKE SITE . . . . . . . . . . . . . . . . 18

B. BLOCK PLANNING STUDY. . . . . . . . . . . . . . . . 54

VI. EXISTING SITE ASSESSMENT . . . . . . . . . . . . . . . . 20

VII. SITE PARKING ANALYSIS . . . . . . . . . . . . . . . . . . . 23

VIII. SITE CONCEPTS

2 | Fauquier County Mixed-Use Library Study

XIV. BUDGET PRICING . . . . . . . . . . . . . . . . . . . . . . . . . . 60

FAUQUIER COUNTY PUBLIC LIBRARY

Maria del Rosso - Library Administrator

Patricia White - Library Board Chair

Paul McCulla - Fauquier County Administrator

Peter Schwartz - Fauquier County Supervisor

Chris Granger - Fauquier County Supervisor

Powell Duggan - Mayor Town of Warrenton

Sunny Reynolds - Town Council Member

Sarah Sitterle - Town of Warrenton Zoning Administrator

3 | Fauquier County Mixed-Use Library Study

Fred Austin - Real Estate Investor

4 | Fauquier County Mixed-Use Library Study

II. EXECUTIVE SUMMARY

Fauquier County, in coordination with the Town of Warrenton and

The process of locating a site to develop a new central library facility

5 | Fauquier County Mixed-Use Library Study

The proposed library will include 25,000 SF of library space, and

II. EXECUTIVE SUMMARY

II. (A) EXECUTIVE SUMMARY - SITE CONCEPTS

7 | Fauquier County Mixed-Use Library Study

II. (A) EXECUTIVE SUMMARY - SITE CONCEPTS

8 | Fauquier County Mixed-Use Library Study

II. (A) EXECUTIVE SUMMARY - SITE CONCEPTS

9 | Fauquier County Mixed-Use Library Study

III. SCOPE AND METHODOLOGY

A three-month study duration

Bi-weekly meetings with stakeholders

Block planning studies for library and office representatives

Independent meetings with Town of Warrenton zoning administrator

Discussions with Carson-Ashley Civil partner

Development, presentation and refinement of three separate site

Visual observation, documentation and analysis of the existing site

Zoning analysis of proposed site

10. Baseline development analysis for Waterloo Street site

10 | Fauquier County Mixed-Use Library Study

III. SCOPE AND METHODOLOGY

Looking South on Alexandria Pike towards Town Hall

Looking West down Main Street going towards Town Hall

Looking at the Fauquier County Library and Town Hall

IV. VISION AND GOALS

VISION & GOALS

12 | Fauquier County Mixed-Use Library Study

The proposed site maintains the desired community connectivity

IV. VISION AND GOALS

Old Fauquier County Courthouse

Existing Fauquier County Public Library, Warrenton Branch

V. SITE ZONING ANALYSIS

TOWN OF WARRENTON - DEFINING CHARACTER