Town Council Special Meeting

TOWN COUNCIL SPECIAL MEETING 21 Main Street Thursday, July 16, 2026 at 2:00 PM AGENDA Possible additions to the agenda and related materials are not set forth herein. Times set forth are approximate and may be adjusted as necessary. I. WORKSESSION - 9:00 AM A. Zoning Ordinance Update B. ADJOURNMENT. 1  Warrenton Town Council Item A. Office of the Town Manager Carter Nevill, Mayor Christopher E. Martino Roy Francis, Ward 1 William Semple, Ward 2 STAFF REPORT Larry Kovalik, Ward 3 Michele O’Halloran, Ward 4 Eric Gagnon, Ward 5 Paul Mooney, At Large David McGuire, At Large Council Meeting Date: July 14th, 2026 Agenda Title: Zoning Ordinance Update – Module One Draft Update Requested Action: Review the Module One Documents & Provide Feedback Department / Agency Lead: Community Development Staff Lead: Heather Jenkins, Zoning Administrator EXECUTIVE SUMMARY Town Council initiated an update to the Town of Warrenton Zoning Ordinance, and contracted with Clarion Associates to accomplish this task. The update process has been on-going, and at this time, Clarion Associates has Module One, the first half of the updated ordinance, available in draft form for public review. BACKGROUND The Zoning Ordinance Update is scheduled as a four-step process, currently on Step 3, where a draft ordinance is prepared for public review and comment in two sections. 21 Main Street Warrenton, Virginia 20186 • 540-347-1101| www.warrentonva.gov 2  Item A. Page 2 The first section, Module One, has four parts – General Provisions, Zoning Districts, Uses and Use-Specific Standards, and Rules of Measurement, Construction and Interpretation, and Definitions. Each of the four parts are summarized below, as found on the ordinance update webpage.  General Provisions (Article 1) General provisions include certain rules that apply to the entire Zoning Ordinance. This section establishes a clear basis for authority for Warrenton to adopt, administer, and enforce zoning regulations. These standards are largely carried forward from the current Zoning Ordinance and aligned, where necessary, with state law. General provisions play an important role in the user- friendly nature of the updated Zoning Ordinance by clearly stating the applicability of the Ordinance, its purpose and intent, and how the new Ordinance interacts with other laws, covenants, or decrees, as well as the Town’s current Zoning Ordinance.  Zoning Districts (Article 2) Zoning districts establish the standards for the various zoning districts and govern the types of development and uses allowed in different parts of Warrenton. All of Warrenton’s current zoning districts are carried forward, except for the planned unit development district. Instead, two new planned unit development districts are proposed. These new districts include a standard Planned Development district, providing flexibility for larger, phased developments, and a Planned Development – Traditional Neighborhood Design (TND) district, that replaces the TND development option in the current Zoning Ordinance by offering a specific planned development district for traditional neighborhood style development. Five new character overlay districts are also established to implement the recommendations in the Comprehensive Plan, Plan Warrenton 2040. Warrenton's new zoning district list is laid out in a single location in the Zoning Ordinance with a new layout that presents information in clear tables and includes new illustrations.  Uses and Use Specific Standards (Article 3) Use regulations establish where specific uses are allowed or not allowed in Warrenton. For some uses, additional standards apply to limit a use's potential impacts on surrounding properties. The use regulations in Warrenton’s updated Zoning Ordinance are organized into principal, accessory, and temporary uses and use specific standards in one location. The existing uses in Warrenton’s current Zoning Ordinance are modernized and defined, with each use being clearly established and any necessary use specific standards included. New uses, such as missing middle housing types, are added to support the Town’s long-term goals and vision based off of the Comprehensive Plan. These new uses are clearly defined and use specific standards, where needed, are established. Finally, a new section for interpretation of unlisted uses is established.  Rules of Measurement, Construction, and Interpretation and Definitions (Article 9) Rules of measurement, construction, and interpretation and definitions are crucial elements of a user-friendly Zoning Ordinance. These sections guide the community to a mutual understanding of how the standards in the Zoning Ordinance function. This section in Warrenton’s updated Zoning Ordinance builds on the rules established in the Town’s current Zoning Ordinance. 3  Item A. Page 3 STAFF RECOMMENDATION The Zoning Ordinance Steering Committee, as appointed by Town Council, will meet with Clarion Associates for a virtual presentation on June 10, 2026 to begin the Committee’s review of Module One. At a later date, tentatively in July, the draft ordinance will be presented to both the Town Council and the Planning Commission at a joint meeting. Module Two of the Zoning Ordinance Update will be prepared by Clarion Associates and provided for public review and comment at a later date. Module Two will include development standards such as parking, landscaping, lighting and signs, as well as code enforcement procedures. Prior to any final adoption of the updated Ordinance sections, public hearings must be conducted, with a recommendation by the Planning Commission and final decision by the Town Council. At this time, staff is requesting that the Town Council review the Module One provisions, and participate in the feedback survey that is available online. Any specific questions can be directed to Community Development staff, and can be answered by staff or by Clarion Associates, as appropriate. All work products, to include The complete draft of Module One, as well as the feedback survey for this module and all other work products and background information can be accessed online at www.warrentonzoningordinanceupdate.com. Service Level/Collaborative Impact The Zoning Ordinance is a legal document that lays out how land in the Town may be used and developed, which in turn generates the need for services that are provided by the Town to residents, business owners, and visitors. Policy Direction/Warrenton Plan 2040 The Zoning Ordinance Update was undertaken in direct response to the rewritten Comprehensive Plan, Plan Warrenton 2040, to transform the goals and objectives of that Plan into the built environment of the Town. While Comprehensive Plans are a guiding document, the Zoning Ordinance is a legally enforceable code of regulations that helps to ensure that new development and redevelopment within the Town will agree with what was envisioned in the Comprehensive Plan. Fiscal Impact A fiscal impact study has not been prepared. Legal Impact The Zoning Ordinance is an enforceable code of regulations that governs how property may be used within the Town. 4  Item A. MODULE 1 OF UPDATED ZONING ORDINANCE JOINT WORKSHOP July 16, 2026 5 0  Agenda Item A. ◉ Project Background and status ◉ Module 1 overview ◉ Receive comments and answer questions on Module 1 ◉ Next steps 6 1  Item A. PROJECT BACKGROUND 7 2  Project Team Item A. Geoff Green Kayla DiCristina Holly White Project Director Code Drafting Website and Graphics 31 Years of effective land use solutions 237 adopted development codes Wendy Moeller 8 Code Drafting and Public Engagement 3  Project Background Item A. Project purpose: To update the Town’s Zoning Ordinance Over four stages, the update will implement key recommendations in Plan Warrenton 2040 and make the ordinance more user friendly 9 4  Project Background Item A. Overview of New Zoning Ordinance Article 1 General Provisions Article 2 Zoning Districts Article 3 Use Regulations Article 4 Development Standards Article 5 Administration Article 6 Nonconformities Article 7 Enforcement Article 8 Rules of Measurement and Construction, and Definitions 10 5  Project Background Item A. Articles included in Module 1 Article 1 General Provisions Article 2 Zoning Districts Article 3 Use Regulations Article 4 Development Standards Article 5 Administration Article 6 Nonconformities Article 7 Enforcement Article 8 Rules of Measurement and Construction, and Definitions 11 6  Project Background Item A. Articles that will be included in Module 2 Article 1 General Provisions Article 2 Zoning Districts Article 3 Use Regulations Article 4 Development Standards Article 5 Administration Article 6 Nonconformities Article 7 Enforcement Article 8 Rules of Measurement and Construction, and Definitions 12 7  Project Background Item A. ◉ Drafting of rewritten Zoning Ordinance is conducted and release to the public in two modules ◉ Module 1: Released last month and discussed today ◉ Module 2: Released this fall ◉ Releasing as separate modules allows for public review of draft regulations ahead of release of entire draft ◉ Tonight is an opportunity for Town Council and Planning Commission members to provide feedback to town staff and the consultant team that can be incorporated into future drafts ◉ No action will be taken on the Module 1 draft 13 8  Project Background Item A. Theme 1 Theme 3 ◉ Mid-2024: Project kick- Create a User- Update off (public forum & Friendly Zoning Development questionnaire, Ordinance Standards stakeholder meetings) ◉ Early 2025: Code Assessment released (public forum & Theme 2 Theme 4 questionnaire) Update the Allow More Zoning Districts Opportunities for and Use Attainable and Regulations Affordable Housing 14 9  Project Background Item A. Project information hub: ◉ Find project and contact information ◉ Sign-up for project updates ◉ Learn about upcoming meetings ◉ Access background documents and draft work products, Provide feedback, respond to questionnaires, and review content, provide feedback and more! ◉ Read frequently asked WarrentonZoningOrdinanceUpdate.com questions about the project 15 10  Item A. MODULE 1 OVERVIEW 16 11  Project Background Item A. Overview of New Zoning Ordinance Article 1 General Provisions Article 2 Zoning Districts Article 3 Use Regulations Article 4 Development Standards Article 5 Administration Article 6 Nonconformities Article 7 Enforcement Article 8 Rules of Measurement and Construction, and Definitions 17 12  Module 1 Overview Item A. Overview of New Zoning Ordinance Article 1 General Provisions Article 2 Zoning Districts Article 3 Use Regulations Article 4 Development Standards Article 5 Administration Article 6 Nonconformities Article 7 Enforcement Article 8 Rules of Measurement and Construction, and Definitions 18 13  Identifying Changes from Current Zoning Ordinance Item A. Extensive footnotes on the bottom of each page in the draft identify each change from the current Zoning Ordinance and where existing content is carried forward 19 14  2026 Legislative Session Item A. 2026 Legislative Session Relevant Bills Bill # Bill Subject Addressed in Update? H 258 Home-based child care Yes, in future draft H 888 Minimum parking requirements Not applicable H 1279 Affordable housing Yes, in future draft S 531 Accessory dwelling units Not required 20 15  Item A. Module 1 Overview Article 1 General Provisions Article 2 Zoning Districts Article 3 Use Regulations Rules of Measurement and Construction, Article 8 and Definitions 21 16  Item A. rticle A 1 General Provisions 22 17  ic Art le 1 General Provisions Article 1 Item A. Sec. 1.1 Title ◉ General rules that apply Sec. 1.2 Authority to the entire new Zoning Ordinance Sec. 1.3 Applicability Sec. 1.4 Purpose and Intent ◉ Rules for transition from Relationship to Other Laws, the old Zoning Ordinance Sec. 1.5 Covenants, or Decrees to the new Zoning Ordinance Sec. 1.6 Official Zoning Map Sec. 1.7 Transitional Provisions Sec. 1.8 Delegation of Authority Sec. 1.9 Severability Sec. 1.10 Effective Date 23 18  Item A. rticle A 2 Zoning Districts 24 19  ic Art le 2 Zoning Districts Item A. ◉ Establishes the Town’s zoning districts and each district’s specific standards Article 2 ◉ Updated district design and organization Sec. 2.1 General Provisions ◉ Overall clean-up of districts Sec. 2.2 Residential Districts Sec. 2.3 Institutional Districts ◉ All zoning districts carried forward, Sec. 2.4 Mixed-Use Districts except PUD: Planned Unit Development (replaced with Sec. 2.5 Industrial District modernized Planned Development Planned Development Sec. 2.6 districts) Districts Sec. 2.7 Overlay Districts ◉ No changes to district boundaries ◉ Five new character area overlay districts, one for each character area in 25 Plan Warrenton 2040 20 Current R-10 Zoning District Layout Item A. 26 21 New R-10 Zoning District Layout Item A. Purpose Statement Diagram Reference with Labels to Use Linked to Standards Table Dimensional Standards Table Reference to Other Applicable Standards District Layout 27 22  ic Art le 2 Zoning Districts Item A. 2.1 General Provisions ◉ Establishes all zoning districts and references the Official Zoning Map ◉ Describes zoning district organization ◉ Requires compliance with the Zoning Ordinance standards ◉ Establishes requirement for underground utility lines 28 23  ic Art le 2 Zoning Districts Item A. 2.2 Residential Districts Provides the standards for the Town’s seven residential zoning districts Current District Proposed District R-E: Residential District R-E: Residential District R-40: Residential District R-40: Residential District R-15: Residential District R-15: Residential 15 R-10: Residential District R-10: Residential 10 R-6: Residential District R-6: Residential 6 RT: Residential Townhouse District RT: Residential Townhouse RMF: Residential Multifamily District RMF: Residential Multifamily 29 24  ic Art le 2 Zoning Districts Item A. 2.3 Institutional District Provides the standards for the Town’s single institutional zoning district Current District Proposed District PSP: Public-Semi-Public Institutional District PSP: Public-Semi-Public Institutional 30 25  ic Art le 2 Zoning Districts Item A. 2.4 Mixed-Use Districts Provides the standards for the Town’s three mixed-use zoning districts. Current District Proposed District RO: Residential Office District MU-N: Mixed-Use Neighborhood C: Commercial District C: Commercial CBD: Central Business District CBD: Central Business District 31 26  ic Art le 2 Zoning Districts Item A. 2.5 Industrial District Provides the standards for the Town’s single industrial zoning district Current District Proposed District I: Industrial District I: Industrial 32 27  ic Art le 2 Zoning Districts Item A. 2.6 Planned Development Districts Provides the standards for the Town’s two planned development districts Current District Proposed District Overlay District PUD: Planned Unit Development [Delete] Base District [New] PD: Planned Development PD-TND: Planned Development– [New] Traditional Neighborhood Development 33 28  ic Art le 2 Zoning Districts Item A. ◉ PD: Planned Development District ➢ Allows applicants to develop based on a master plan, while providing Town Council flexibility to adjust the Zoning Ordinance’s standards ➢ Establishes new standards stating the expectations for PD-type development. Specifies what development standards can (and cannot) be modified ◉ PD-TND: Planned Development-Traditional Neighborhood Development District ➢ Replaces the current TND development option to provide a PD- type alternative for traditional neighborhood design elements 34 29  ic Art le 2 Zoning Districts Item A. 2.7 Overlay Districts Provides the standards for the Town’s seven overlay districts (five new) Current District Proposed District [New] BV-O: Broadview Overlay [New] GM-O: Greenway and Makers Overlay [New] HW-O: Health and Wellness Overlay [New] NT-O: New Town Overlay [New] OT-O: Old Town Overlay FPD: Floodplain District FP-O: Floodplain Overlay HD: Historic District H-O: Historic Overlay 35 30  ic Art le 2 Zoning Districts Item A. 2.7.4 Character Area Overlay Districts ◉ General standards for density, lot area, and building design (including scale, massing, orientation, entrances, and transparency) that apply to all character areas ◉ Each character area overlay district includes: ➢ A specific purpose, related to the Plan Warrenton 2040; ➢ Additional standards for lot coverage and size, building height, setback, orientation, and design; ➢ Requirements for open space; and ➢ Permissions and prohibitions on certain uses 36 31  ic Art le 2 Zoning Districts Item A. 2.7.4 Character Area Overlay Districts ◉ Standards apply to new development and expansions of existing building(s) that exceed certain thresholds (based on the existing size of the building) ◉ Standards do not apply to: ◉ Existing buildings that are not being expanded; and ◉ Certain uses, such as single-unit and two-unit dwellings 37 32 Experience Broadview District Greenway & Makers District Health & Wellness District Item A. GM-O: Greenway and Makers HW-O: Health and Wellness BV-O: Broadview Overlay District Overlay District Overlay District Old Town District New Town District NT-O: New Town Overlay OT-O: Old Town Overlay District District 38 33  Experience Broadview District BV-O District Building Design Standards Item A. BV-O: Broadview Overlay District The purpose of the BV-O: Broadview Overlay district Overlay district isis to to implement implement the the comprehensive comprehensive plan’s plan’s goals goalsfor for the Experience the Broadview Experience Character Broadview District Character thatDistrict envisions thatBroadview envisions Avenue Broadview continuing Avenue to serve asto continuing a commercial serve as spine commercial for the spine Town, for but the with redevelopment Town, but with and redevelopment reinvestment and reinvestment thatthat will will transform transform the thearea areainto intoa apedestrian-friendly pedestrian-friendly neighborhood neighborhood business business district with district an infusion with of new an infusion mixed-use of new mixed-use and andresidential residential development development thatthat expands the Town’s economic base and supports additional housing options. 39 34  Item A. rticle A 3 Use Regulations 40 35  ic Art le 3 Use Regulations Item A. ◉ Consolidates and reorganizes all use regulations ◉ Separate sections for Article 3 principal uses, accessory Sec. 3.1 General Provisions uses and structures, and Sec. 3.2 Principal Uses temporary uses and Sec. 3.3 Accessory Uses and Structures structures Sec. 3.4 Temporary Uses and Structures ◉ Modernizes use definitions and use-specific standards 41 36  ic Art le 3 Use Regulations Item A. 3.1 General Provisions ◉ Provides the article’s organization ◉ Establishes a general requirement for compliance with applicable state and local regulations 42 37  ic Art le 3 Use Regulations Item A. 3.2 Principal Uses ◉ Establishes the structure of the principal use table, which identifies principal uses allowed in each base zoning district ◉ Organizes principal uses under: ➢ Use classifications (broad and general) ➢ Use categories (major subgroups) ➢ Use types (specific uses) ◉ Principal uses are defined in Article 8: Rules of Measurement and Construction, and Definitions 43 38  Use permission key Item A. Zoning district category Permissions in each zoning district Reference to use-specific standards Use classification Use category Use type 44 39 EXAMPLE Item A. Use-Specific Standards P = Allowed by right in (2) Library the PSP, C, CBD, and I A library may exceed the height limit in the applicable zoning district, up to districts a maximum building height of 60 feet, provided that required front, side, and rear setbacks increase by one foot for each foot in height over the S = Allowed with a maximum height allowed in the district. special use permit in the R-15, R-10, R-6, RT, RMF, Definitions and MU-N districts Library (blank) = Prohibited in A place devoted to the collection and display of books, manuscripts and related intellectual property for use and circulation by the public but not for the R-E and R-40 districts 45 sale. 40  ic Art le 3 Use Regulations Item A. 3.3 Accessory Uses and Structures ◉ Establishes the structure of the accessory use table, which identifies accessory uses allowed in each base zoning district ◉ Provides general standards that apply to all accessory uses and structures, and standards that apply to specific accessory uses and structures ◉ Accessory uses are defined in Article 8: Rules of Measurement and Construction, and Definitions 46 41  ic Art le 3 Use Regulations Item A. 3.4 Temporary Uses and Structures ◉ Establishes the structure of the temporary use table, which identifies temporary uses allowed in each base zoning district ◉ Provides general standards that apply to all temporary uses and structures, and standards that apply to specific temporary uses and structures ◉ Temporary uses are defined in Article 8: Rules of Measurement and Construction, and Definitions 47 42  Item A. rticle A Rules of Measurement 9 and Construction, and Definitions 48 43  ic Art le Rules of Measurement and 8 Item A. Construction, and Definitions ◉ Definitions and interpretive rules that assist code users Article 8 in interpreting the new Sec. 8.1 Rules of Construction Zoning Ordinance and Interpretation Sec. 8.2 Rules of Measurement ◉ Additional terms are added Sec. 8.3 Definitions as the remainder of the Zoning Ordinance is drafted 49 44  Item A. NEXT STEPS 50 45  WarrentonZoningOrdinanceUpdate.com Next Steps Item A. Provide feedback, review content, and more! Revisions Public Drafting Work with staff to Feedback Draft Module 2 revise Module 1 to Module 1 (remainder of the incorporate public questionnaire updated Zoning feedback open for feedback Ordinance), and receive feedback 51 46  Cottage Court Examples (VA) Item A. Fairfax County Ashland The Virginian Cottages (2025) Falls Church Calley Commons (2024) Beyond Virginia… Projects in Redmond, WA (2006); Brooktondale, 52 NY (2016); Knightdale, NC (2025) Railroad Cottages (2017) 47  ic Art le 3 Use Regulations Item A. House Bill 258 Early childhood care and education; updates terminology. ◉ Changes the term for residence based child care from “family day home” to “home-based child care.” The Town is required to align its terminology with this bill. A new use will be established for “home-based child care” and regulations compliant with VA Code § 15.2-2292 as amended will be established. Link to adopted session law: here 53 48  ic Art le 3 Use Regulations Item A. House Bill 888 Minimum off-street parking requirements; definitions, administrative reductions. ◉ Prohibits minimum parking requirements in certain areas (“designated areas”) from exceeding certain amounts ◉ Requires an administrative review process for parking reduction for any locality whose population is greater than 20,000 The Town is not required to comply with this bill as there are no designated areas in Warrenton and the Town’s population according to 2025 census data is less than 20,000. Link to adopted session law: here 54 49  ic Art le 3 Use Regulations Item A. House Bill 1279 Affordable housing; religious organizations and other nonprofit tax-exempt properties. ◉ Allow mixed-use or residential development by right for a tax-exempt religious or nonprofit organization ◉ Imposes specific conditions on this avenue for development (e.g., minimum percentage of units available at 80% AMI) ◉ Specifies what the ordinance can regulate (e.g., density) The Town is required to comply with the new provisions for affordable housing provided by religious organizations and other nonprofit tax-exempt properties and will included in a future draft of the regulations. 55 50 Link to adopted session law: here  ic Art le 3 Use Regulations Item A. Senate Bill 531 Zoning; development and use of accessory dwelling units, delayed effective date. ◉ Allows accessory dwelling units (ADUs) by right ◉ Identifies permissible and prohibited regulations in a development ordinance for ADUs ◉ Does not apply to regulations adopted prior to January 1, 2026 The Town is not required to align its regulations with this bill but may consider incorporating some (or all) of the provisions in this bill to support the Town’s housing goals. 56 51 Link to adopted session law: here