The Warrenton Board of Aldermen enacted a series of changes to their zoning code in order to ease restrictions on multi-family housing at their Aug. 19 meeting. 

The changes came after home developer Clifton Woolf spoke at the March 18 meeting about how the city’s code was too restrictive and was limiting smaller developers from increasing the housing stock in the city. 

Following a work session and discussion at the Warrenton Planning and Zoning Commission, changes to setback requirements, yard size requirements, property coverage requirements and definitions of dwellings were passed unanimously. 

The focus of the changes was on the section of the zoning code regulating R-3 high density residential zoning and R-2 medium density single family residential zoning. 

Mikal Schlenther, a resident and developer at the meeting, said that while the changes to the regulations were welcome, she felt they were still too restrictive. 

One of the first changes was to the definition of a multi-family dwelling. It was previously defined as a dwelling with three or more units. 

Under the changes, that definition was increased to five or more units on a single lot. 

The new ordinances specify that a single family attached dwelling is considered a home that is attached to one, but no more than three other single family dwellings by a common vertical wall. 

That change will allow four of these attached dwellings on a single lot, so long as the common wall extends from the ground level to the underside of the roof and there are walls partitioning each of the dwelling units. 

Along with the increase to the number of permitted dwellings on a lot came requirements for green space and the ability for residents to survey their surroundings. 

Under the changes for R-2 medium density single family residential zoning, the minimum lot width is 70 feet, the minimum lot size is 10,000 square feet and buildings have a minimum square footage of 1,200 square feet. 

Homes are also limited to two stories under the changes. The required front yard depth for these developments remained at 30 feet, the rear yard depth remained at 25 feet and the side yard depth was decreased to seven feet. 

There were also extensive changes made to R-3 high density residential zoning. 

Schlenther did have concerns with how the changes to setback requirements and lot coverage would still limit development options. 

“The combination of the new 35% lot coverage rule and the setbacks still create major challenges,” said Schlenther. “Together they make it extremely difficult to use our property effectively even when the zoning is supposed to allow it.”

The most stringent requirement for these developments was that the dwellings can only cover a maximum of 35% of the lot area. 

Under the changes, a single family detached dwelling carries a minimum lot width of 70 feet and a minimum lot area of 10,000 square feet. 

She said the lot width requirements paired with the coverage cap would only allow them to build on 3,500 square feet, or 35%, of a 10,000 square foot lot. 

“On the 20,000 square foot (lot), the problem only grows. Thousands of square feet are taken off of the table even though these lots already exceed the city’s minimum standards,” said Schlenther. “The bottom line is, the bigger the lot, the more you lose in absolute buildable space, because the percentage cap punishes oversize lots.”

Single family attached dwellings, like duplexes, carry stricter regulations. The minimum lot width for those developments was set at 80 feet, and a minimum lot area of 5,000 square feet per attached unit. 

In cases where an attached unit sits on a separate lot from the dwelling it is attached to, that additional lot must be at least 40 feet wide. 

Under R-3 zoning single family detached dwellings must be at least 1,200 feet, and single family attached dwellings must be at least 800 square feet each. 

Although she had some concerns with the changes, she still lauded the board for their commitment to bringing additional housing to Warrenton. 

“I’m encouraged that we’re finally at the point where multi-family housing is being put back on our lots. That’s real progress after a long wait,” said Schlenther. 

The changes to the zoning code were passed unanimously without change.