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Transportation:
Comprehensive Plan Transportation:
The
short-term action plan outlined in the Bealeton, Opal and
Remington Service District section of the Fauquier County
Comprehensive Plan addresses the Route 28/17 intersection.
The plan states, “with a 4% annual traffic growth rate, this
intersection as currently configured would operate at the
peak hours with a LOS D in 2010 and LOS F in 2020. Both
results are unacceptable for traffic flow, and require road
improvements. In 2010, the Route 28/17 intersection needs
to have both of the Route 28 approaches widened to four
lanes, while the same approaches in 2020 would need to be
expanded to six lanes.” However, roads in the Bealeton area
are no longer experiencing traffic growth rates of 4%
annually. In lieu of road widening, the applicant is
proffering a local frontage road to add road capacity to the
area. This is in keeping with the Bealeton Boulevard
concept called for in the Bealeton Plan. The applicant has
also proffered improvements at the intersection of Route 28
and future Church Road and at the intersection of Route 17
and Bowers Run Road (Route 837) which must meet Virginia
Department of Transportation (VDOT) specifications.
Planning
Commission Summary and Action of October 30, 2008:
The Planning
Commission discussed this item at its work session. A
public hearing was held. One person from Culpeper County
spoke in favor of the project and thought it would bring
jobs to the area. The applicants’ representative stated
that the applicants would like to postpone action on the
application until the next regularly scheduled meeting to
allow time to work on clarifying the proffers.
Planning
Commission Summary and Action December 10, 2008:
The Planning
Commission discussed this item at its work session. A
public hearing was held. Two individuals spoke in
opposition to the proposal, specifically as it relates to
the architectural aspect and community appeal of the
project. The applicants requested the Planning Commission
postpone action until the January public hearing to allow
time to work on the numerous issues that were identified in
the staff report.
Planning
Commission Summary and Action January 29, 2009:
The
applicants requested this item be postponed prior the
Planning Commission’s work session. A public hearing was
held. Two individuals spoke in opposition to the proposal,
specifically as it relates to the ultimate layout of the
site. The applicants requested the Planning Commission
postpone action until the February public hearing to allow
time to work on the issues that were identified in the staff
report.
Planning
Commission Summary and Action on February 26, 2009:
The Planning
Commission discussed this item at its work session. The
Commission expressed a desire to work with the applicants on
further refining the project to address the many concerns
that had been raised by staff during the review of the
project. The applicants requested the Planning Commission
move the application forward to the Board of Supervisors
with a recommendation as it had been early advertised for
the Board’s March 12, 2009 agenda. The Planning Commission
voted unanimously to forward the project with a
recommendation of denial. Reasons for denial included: the
proposal was not in conformity with the Comprehensive Plan
as it relates to uses, design
standards and site layout in the Bealeton Service District;
the proposal was not in conformity with all the applicable
special exception standards of Article 5 of the Zoning
Ordinance; the Traffic Impact
Analysis (TIA) indicates the development will produce
service levels of E and F and the traffic impacts of the
proposed use have not been mitigated.
Board of
Supervisors Summary and Action on March 12, 2009:
The Board of
Supervisors held a public hearing wherein four members of
the public spoke; two in opposition and two in favor of the
requests. The applicants’ representative requested the item
be postponed for thirty days to allow time to address issues
raised by staff and several Supervisors.
Board of
Supervisors Summary and Action on June 11, 2009:
The Board of
Supervisors held a public hearing wherein one member of the
public spoke in opposition to the traffic and duplication of
existing services in the area. The applicant requested the
item be postponed for thirty days to allow time to continue
working toward a better project.
Recommendation:
If the Board
of Supervisors wishes to recommend approval of the
applications, staff recommends doing so subject to the
conditions of approval contained in the attached
resolution. If the Board of Supervisors wishes to recommend
denial, a resolution has been prepared for that action as
well.
Requested
Action of the Board of Supervisors: |
