Where it stands: The Arrington subdivision and annexation into Warrenton

An executive with developer Van Metre recently gave Warrenton Town Council an overview of the long-running Arrington subdivision project.

The development, with a history dating back to 2008, aims to integrate over 200 homes into Warrenton just beyond the town's southwestern boundary.

In 2015, Alwington Farm Developers and Van Metre secured rezoning approval from the Fauquier Board of Supervisors for a 217-unit, over-55 community on the northern portion of the tract along James Madison Highway (Route 29), between Alwington Boulevard and Lovers Lane. But progress stalled due to financial challenges, prompting developers to seek removal of the age requirement in 2018.

Five years later, the supervisors approved final plans for the development, including an option for annexation by the town. The developers scrapped the over-55 condition following months of debate among supervisors regarding the age limit, aiming to accommodate a more diverse mix of housing options, such as townhouses and single-family homes.

Both the Warrenton Town Council and the Fauquier County Board of Supervisors have agreed to begin the process of annexing the development, negotiating an agreement to shift the town's boundary line farther south to encompass the project area. The move will allow developers to connect the subdivision to Warrenton’s water and sewer systems, eliminating the need for sewage treatment facilities.

Addressing early concerns about potential strain on the town’s water and sewer facilities, increased traffic, fire and safety service costs and a rise in the number of school-aged children, developers have pledged to contribute over $2 million toward schools and community services.

The next steps involve submitting the draft border-line change agreement to the Commission on Local Government for review, followed by public hearings and a vote by both the town and county. The process is estimated to take up to a year. 

Roy Barnett, president of land acquisition planning for Van Metre, outlined the project's scope during an April 9 meeting. Plans include a minimum of 200 residential units on 234 acres, featuring a variety of architectural styles and provisions for affordable housing. The subdivision could see 144 single-family detached homes, 51 townhouses and 16 affordable homes. Additionally, 59 houses could be built if Van Metre acquires a right of way for increased property access, for a total of 270 units.

Developers also envision a 25-acre commercial district, with the potential to host restaurants, shops or an inn.

“Most of this plan is in place. The difference is that Land Bay W didn't exist in that Planning Commission version. That 25-acre commercial was residential units, and the total number of residential units was over 370 units. So we have reduced the residential density from 377 at the time, down to 270 units,” Barnett said. “We drastically reduced the residential density, and we increased the commercial component.”

Barnett presented demographic data collected from the U.S. Census Bureau, which he said influenced Van Metre's decision to scrap the 2015 plan in favor of addressing housing deficits, particularly for first-time homebuyers and young families.

“For every seven persons in the [Fauquier] population is one new home. Your housing, your residential home growth wasn't keeping up with your population growth, because that number is typically somewhere in the 2.8 to 3.2 range per household,” Barnett told the council. “We have to address change."

During the work session, councilmembers raised questions regarding the latest proposal. Ward 2 Councilmember Bill Semple, in particular, sought clarification from Barnett on the proffers.

Barnett highlighted two main items: Van Metre’s pledge to widen Alwington Boulevard from two lanes to four per a recent voluntary settlement agreement and the agreement to rebuild the town’s Taylor Run Pump Station, a $5 million dollar wastewater project, to accommodate the subdivision and increased occupancy at Taylor Middle School. The Arrington project is expected to add between 156 and 194 students to the school system.

Barnett noted the pump station is contingent upon the annexation process.

“In the voluntary settlement agreement that you all looked at last month, there are two provisions in there. One deals with the pump station, and that has to be completed, and we're already in the process of designing that pump station. Even though we're not through the process, we're taking the front end risk of going ahead, because we know the importance of that ... We've actually got flow meters installed last week ... ,” Barnett said. “Then on Alwington Boulevard, we have a commitment to widen it to four lanes up to the end of the commercial and then transition back to the two lanes.”

Semple further queried Barnett about the enforceability of affordable housing provisions and infrastructure commitments in relation to water, sewer and traffic. 

“The proffers speak to the income limitations on the affordable housing and the location, and because that's in the proffers, the enforcement mechanism is a zoning violation issued if we do not comply with those standards,” Barnett said. “The water and sewer system, again, were part of our commitments. We're making these regional improvements to the area and then, you know, even though we're making those regional improvements, we will still be paying your standard connection fees for water and sewer on top of that, as part of being in the town.”

Van Metre’s original application looked at Alwington Boulevard, James Madison Highway and the extensive area with the full 370-plus residential units.  

“We went through a VDOT review on that and will be adding improvements on James Madison Highway at the new entrance that's coming off of James Madison with turn lanes and deceleration lanes, et cetera, and the road design is in process as well,” he said.