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The Board of
Supervisors conducted the initial public hearing for this
text amendment to the Comprehensive Plan on November 9,
2006, kept the hearing open and postponed action until the
December 14th meeting. The staff report for the
November 9th public hearing is attached for
reference purposes.
There were
several refinements to the Draft New Baltimore Service
District Plan that the Board directed staff to complete, and
these are summarized as follows:
1.
Buckland Mills (Development Transfer Options).
On page 23 (3rd paragraph), language was added to
the text which stated the following:
It is encouraged that land located in the Buckland
Battlefield be put into a conservation easement. Developers
may choose to utilize the Conservation Easement Incentive
Overlay District described in Section 4-800 of the Zoning
Ordinance. With a special exception application, one might
qualify for a density bonus within the New Baltimore Service
District when development rights on historically significant
land are extinguished.
2.
Utilities:
a.
The area designated AB-2 (Post-2020) for public
sewer and water service in the adopted New Baltimore Service
District (NBSD) Plan was recommended for removal in the
Draft Plan forwarded by the Citizen Planning Committee and
Planning Commission. It has been reinstated as AB.3;
AB.1 represents Vint Hill; AB.2 covers the
limited remaining area planned for both WSA sewer and water
service; while the area designated A is planned for
public water only. Figure 4 is attached and
reflects those changes.
Table 3 (entitled: WSA Vint Hill Wastewater Treatment Plan;
p. 45) has been revised to reflect the latter change.
Footnote 12 in the referenced table also states that “Sewer
taps for AB.3 will be calculated on the development rights
for Rural Agriculture zoning.” In addition, the following
text was added (reference p. 46): The AB.3 area is zoned
Rural Agriculture and density is based on the sliding scale
in the Zoning Ordinance. Therefore, the County Board of
Supervisors and Fauquier County Water and Sanitation
Authority will need to agree that pre-purchased sewer taps
in this designated sewer location will be based on a current
subdivision potential determination certified by the
Department of Community Development.
In addition, the development community is also encouraged to
use the Conservation Easement Incentive Overlay District
described in Section 4-800 of the Zoning Ordinance. With
a special exception application, one might qualify for a
density bonus within the New Baltimore Service District when
development rights on Rural Agricultural (RA) zoned land in
the district or within the specified 5,000 foot radius of
the district are extinguished.
b.
Addition to AB.2 (Dorothy Jean Wood’s properties:
PIN: 7914-39-5958 and 7914-40-0327; Daisy Y. Wood’s
property: PIN 7914-39-7816). The referenced parcels (+12.5
acres), along the western edge of Route 602 and opposite the
High School site, have been incorporated into AB.2 as
directed in Figure 4.
c.
Schools. Concern was raised over the P.B. Smith
Elementary School’s reliance on having its wastewater
treated onsite through a package treatment plant. It was
recommended that the elementary school be added to AB.2, and
that the County will need to work with the Town of Warrenton
to obtain public sewer. Those changes are reflected in
Figure 4 (NBSD Water & Sewer Service) and in the
plan text on p. 46 (2nd paragraph).
d.
Footnote 13 (Table 3: WSA Vint Hill Wastewater
Treatment Plan; p. 46). If AB.3 (formerly AB-2) is
reinstated as part of the Figure 4 (NBSD Water and Sewer
Service), then the referenced footnote needs to be
eliminated. This “Grandfather Provision” states that
“property owners who have prepaid for sewer service, but are
located outside the designated sewer service areas, will not
lose their right to sewer service once it becomes
available.”
3.
Transportation:
a.
U.S. 15/29 (Lee Highway). Even though Chapter 10
– Transportation covered U.S. 15/29, the Board wants the
NBSD Plan to include references that this is planned to be a
Rural Freeway. Refer to pp. 56, 57, 67, 68, 71 and72 within
the plan text which accomplishes that directive.
One of the key primary road priorities (pp. 67-68)
reintroduced is: Priority 5: Initiate, through a public
process, the preliminary transportation improvement planning
along the U.S. 15/29 corridor, between the future
interchanges planned for Rt. 215/29 and Rt. 605/29. The
following text was also added:
There is a need for
consulting services, in conjunction with VDOT, to complete
an Access Management/Corridor Study along U.S. 15/29 from
the Culpeper County line to the Prince William County line.
If the objective is ultimately to have this corridor through
Fauquier County become a rural freeway in status, then
significant work needs to commence. If implemented, such a
study becomes the collaborative Community, VDOT and Fauquier
County building blocks essential to U.S. 15/29 becoming a
designated limited access thoroughfare. Access management
simply represents the systematic control of the location,
spacing, design and operation of driveways, median openings,
interchanges and street connections to a key roadway.
This study will identify how to achieve limited access
designation for this corridor, including proposed
interchange and bridge locations, inter-parcel connection
options, service roads, recommended phasing of essential
improvements, option costs, and other associated topics that
need consideration in such a complex project. Without such
a plan along U.S. 15/29, which requires community
involvement and support, the objective of limited access
becomes more difficult, costly and impractical. This
long-term planning effort results in the preliminary
location of an interchange on U.S. 15/29 in the general
vicinity of Rt. 600. This VDOT and community study would
also focus on the any long-term alignment adjustments of
U.S. 15/29 within this study area. The Board of Supervisors
currently supports the use of existing rights-of-way for
future lane expansions.
The U.S. 15/29 upgrade
within the existing rights-of-way or a relocation option
within the study area will significantly alter access
between the planned and high volume limited access roadway
and adjacent existing or future residential and businesses
on the southside and eastside on both sides of U.S. 15/29.
A more detailed business planning study should be performed
to further clarify land use and circulation elements along
this corridor. This planning effort would allow for street
widths, land use types/densities and other amenities to be
established as guidelines for the development of this area,
and to assure the essential right-of-way needed for future
U.S. 15/29 construction is not constrained.
The Rappahannock Rapidan
Regional Commission will serve as the regional coordinator
for inter-jurisdictional transportation studies.
b.
Transportation Plan (Figures
5 and 7). The Board wanted to provide
location flexibility for Route 215 realignment and the Route
215/U.S. 15/29 interchange as envisioned within the plan.
The referenced figures now identify, for planning purposes,
a flared area in green for the general alignment and
interchange location.
New
Baltimore Service District Plan (Draft for BOS Public
Hearing on 12/14/06): Public Review Copies. The draft
plan, with the proposed changes referenced herein, is linked
to this agenda item through the Department of Community
Development web page:
http://www.fauquiercounty.gov/documents/committees/NewBaltSvcDist/minutes/nbsdrd121406/NBSDrDraft_12-14-06.pdf
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