R-2 Cluster Ordinance

The Town of Round Hill is considering adopting a zoning ordinance that would allow for a "cluster" option in the R-2 zoning district. The R-2 zoning district requires minimum lot sizes of 20,000 sq. feet (approximately two houses per acre). The cluster option would allow smaller lots to be built close together to maintain a large open area, as long as the base density remains approximately two houses per acre.

Action to date
9/05 The property has been subdivided and six home lots are listed for sale. A large lot (#5) is listed as unavailable at this time. Early copies of the real estate flier listed lot sizes as 1/4 to 1/3 acre; the listing agent has said this mistake would be corrected to the actual size of no less than 1/2 acre. Lot information and photos of the home models can be found online at (http://www.prudentialcarruthers.com/vp/ListingServlet?SITE=CARRU&ScreenID=LISTING_DETAIL_P&pres_agent=&cd_MLS=1792809#)
4/7/05 In the wake of vocal public opposition to the R2 cluster option, the Town Council voted the amendment down, 0-5-1. In discussion, some members cited the public's opposition as the reason for their vote against allowing the option, while others expressed their feeling that the amendment had been so diluted that it no longer achieved its stated goals. Most all Councilmembers expressed disgust and dismay at the negative tone the public discourse had taken over the last few months, and called for a more positive, proactive use of public energy in the future.
3/17/05 The Town Council again continued discussion on the R2 cluster option at its regular meeting, during which the Council voted to disallow private streets and consequently the "courtyard" option. The Council is nearing a final draft of the ordinance, but has deferred voting on the ordinance until its next meeting, on April 7, in anticipation of full Council attendance at that meeting.
Council working drafts: With Courtyard | Without Courtyard
3/3/05 The Town Council continued discussion of the R2 cluster at its regular meeting. The Council debated the Planning Commission's recommendations, agreeing with some but voting against others. The Council voted to require a historic structure for consideration for clustering, but that this lot would not count against yield. The Council discussed at length allowing private streets, and consequently the "courtyard design." A consensus was not reached; the topic will be discussed further at the March 17 meeting. Front yard setbacks were agreed upon at 25 feet facing a public road and 10 feet facing a private road, should they be allowed.
3/1/05 The Planning Commission recommended that the Town Council approve the R2 zoning amendment with a number of changes. PC Recommendations
2/17/05 Approximately 75 Town residents attended a joint public hearing of the Town Council and Planning Commission on the R-2 cluster ordinance and three amendments to the Town Comprehensive Plan. After a presentation by Vlad Gavrilovic of Paradigm Design and Town Councilman Scott Ramsey, the Council and Planning Commission heard comments on the R-2 cluster ordinance from about a dozen citizens. While some spoke in favor of the ordinance, citing the importance of protecting the historic structure and restricting development on and near the floodplain, the majority of the speakers were against the ordinance. Several citizens presented a petition with 100 signatories asking the Council to reject the ordinance. At the outset of the meeting, it was announced that no public action would be taken on the ordinance that night; instead both the Planning Commission and the Town Council would discuss the public comments at their next regularly scheduled meetings (Feb. 22 for the Planning Commission; March 3 for the Town Council).
2/3/05 The Town Council scheduled a public hearing on the R-2 Conservation Cluster Amendment to the Town Zoning Ordinance for Thursday, Feb. 17, at 7:30 p.m. This will be a joint hearing with the Commercial and Residential Comprehensive Plan Amendments. Town Council Final Draft of R2 Amendment
1/6/05 The Planning Commission forwarded the R-2 Conservation Cluster amendment to the Town Council for the Council's review and approval. The Town Council agreed to hold a special work session on Thursday, Jan. 13 at 7:30 p.m., to review and discuss the document. Before the Town Council votes on the amendment, a public hearing will be scheduled and held.
Planning Commission Final Draft
12/16/04 Approximately 15 citizens attended the Planning Commission's public hearing on the draft R-2 Conservation Cluster amendment to the Town Zoning Ordinance. Many of the citizens who spoke are residents of the Mulberry/Bridge area and have concerns about increased traffic on those two roads in relation to development of the Darling property under this amendment. Mr. Darling and the contracted developer of his property both spoke in favor of the amendment, though the developer proposed several modifications. The Planning Commission voted to further discuss the amendment at their next meeting on Dec. 21.
After the meeting adjourned, the developer presented an advance copy of the conventional by-right subdivision plan for the property, which he intends to submit in January. The engineered plat shows 11 half-acre homes on the property, three between the Darling house and East Loudoun Street and seven additional homes behind the existing house. A copy of the plat is available for viewing at the Town Office.
Meeting Documents: Meeting Presentation | Cluster History | PC Public Hearing Report | Planning Commission Draft Ordinance | Citizen Response to R2 conventional vs. cluster development
12/3/04 The Planning Commission has scheduled a public hearing for Dec. 16 at 7 p.m. at the Town Office to hear comments on its draft R-2 Conservation Cluster Ordinance. Draft Ordinance
11/4/04 Planning Commission Chairman Edgar Ellis reported at the Town Council meeting that at the commission's Nov. 1 meeting, the majority of planning commissioners expressed concerns about what they believe to be a lack of public support for the cluster option. Mayor Etro requested that the Planning Commission provide the Town Council with a list of concerns in writing, since he believes that many, if not all, of the public's concerns can be addressed as the detailed requirements of the ordinance are drafted.
10/26/04 The Planning Commission held a public comment session to hear citizen reaction to a proposed R-2 cluster. After the public input session, the Commission members scheduled a series of meetings to draft the ordinance. The meetings will be held at 7:30 p.m. on Monday, Nov. 1; Tues. Nov. 9; and Tues. Nov. 23.  Meeting Notes | Flip Chart Notes
10/21/04 The Town Council expressed its intent to amend the zoning ordinance to allow for R-2 clustering and directed the Planning Commission to begin drafting the ordinance.
Spring 2003 Conceptual design studies were prepared by a consultant hired by the Town, with the understanding and cooperation of the property owner, to explore alternative scenarios for developing the Darling property. The Town considers the Darling property to be a key "gateway" property because it is situated on the northwest corner of Loudoun Street and Evening Star Drive at the eastern entrance to Town. The 7+ acre property is zoned R2, which allows a maximum of two homes per acre on lots of at least 20,000 square feet.

The plans represent three alternative development treatments (including the owner's original design concept) and one concept plan that was "preferred," at least at the time, by the property owner and at a meeting with the Town Council and/or the Planning Commission. The "preferred" plan clusters homes away from the property's floodplain and away from East Loudoun Street, on lots of less than 20,000 square feet. Currently, the Town's zoning ordinance does not allow for clustered lots. Consequently, in order for the cluster plan to go forward, the Town's zoning ordinance must be amended.

Concept Plan | Original Proposal | Cluster with 11,000 sq. ft Lots | Conventional R2 Lots

Relevant Documents

Maps