Board of Supervisors Meeting Date:

William G. Downey, Scott District Supervisor

January 11, 2007


Staff Lead:


Frederick P.D. Carr, Director

Community Development



A Resolution to Adopt the Revised New Baltimore Service District Plan

Topic Description: 

This represents a text amendment to Chapter Six – Service Districts of the Fauquier County Comprehensive Plan.  The proposed amendment focuses on the New Baltimore Service District Plan and includes proposed and limited changes to: land use designations for business categories only, service district boundaries for the limits of public sewer and water service, as well as more detailed recommendations regarding the transportation network and access.

Examples of the proposed refinements are included in the November 9th and December 14th Summary Staff Reports, as well as in the Staff Update presented below.


Requested Action of the Board of Supervisors:

Conduct a public hearing and consider the attached resolution.


Financial Impact Analysis:

None completed or required.

Staff Update:

The Board of Supervisors conducted the initial public hearings for this text amendment to the Comprehensive Plan on November 9 and December 14, 2006, and postponed action until January 11, 2007. The staff reports for the November 9 and December 14, 2006 public hearings are attached for reference purposes, and include all of the cumulative refinements.  

There were several additional 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 marked in yellow was added to the revised text and stated the following:

Another objective of the plan is to retain this area’s agricultural, historical and open space character as the hard edge to the Service District.  Such a strategy is also compatible with the adjoining “Rural Crescent” of Prince William County’s Comprehensive Plan and the historic Buckland community.  This area had key movements during the Civil War.  After defeat at Bristow Station, Major General J.E.B. Stuart and his cavalry shielded in 1863 the withdrawal of General Lee’s army from the vicinity of Manassas Junction.  Union cavalry under Major General J. Kilpatrick were lured into an ambush along the Warrenton Turnpike (U.S. 15/29), were routed, scattered and chased five miles in an affair known as the “Buckland Races” or Buckland Mills. Its historic heritage needs to be carefully considered and protected with any development or improvements proposed in this location.

It is encouraged that land located in the nationally-significant Buckland Battlefield be put into a conservation easement.  A conservation easement can offer financial incentives such as tax credits to land owners.  County staff is available to assist land owners in this process.   

Another way to preserve the Buckland Battlefield from development is for the development community 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 to transfer development rights from the Buckland Battlefield area within 5,000 feet of the Service District into the receiving areas of AB.1 and AB.2 (reference Figure 4) of the New Baltimore Service District.  All key battlefield locations Countywide are subject to policies and guidelines presented in Chapter 2: Natural and Historic Resources as revised periodically. 

2.      Utilities:

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.  

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 this transfer of development right concept, the Board directed staff to identify the receiving areas within the NBSD and the following language was included on p. 47: 

The development community is encouraged to use the Conservation Easement Incentive Overlay District described in Section 4-800 of the Zoning Ordinance to extinguish development rights in the AB.3 area in exchange for a potential density bonus in the areas designated as AB.1 and AB.2 of the Service District (reference Figure 4).  Areas within a 5,000 foot radius of the service district boundary are also eligible for this special exception application.  For example, density on parcels within the Buckland Battlefield and within 5,000 feet of the Service District boundary could be reduced and transferred to the receiving areas designated as AB.1 and AB.2 in the of the Service District (reference Figure 4). 


3.      Transportation: 

a.      Transportation Plan Introduction. The following was added to highlight that the referenced corridors were not fixed points and the road alignments proposed could occur within those generalized areas after considered study (p. 58):

50-Year Transportation Plan: Figure 5 represents the transportation network needed to serve New Baltimore’s land use plan at full build-out.  It is the concept which will be subject to review and refinement based, for example, on development, community objectives, emerging safety issues, traffic volume changes, road priorities and financial constraints.  This blueprint for the transportation network is subject to adjustment and refinement through time.  The plan also identifies general corridors within which new road alignments and an interchange location could occur following the required public hearing processes, technical study, environmental/historical process reviews and design and construction plan phases.  These special corridor areas are for the: (1) parkway connection to Route 215 through Vint Hill; and the (2) proposed realignment of Route 215 and its planned interchange with U.S. 15/29. 

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 broadened area flared in green for the general alignment and interchange location. 

All the proposed revisions for the New Baltimore Service District Plan (Draft for BOS Meeting on 1/11/07) that the Board of Supervisors shall consider are available for public review and are linked to this agenda item through the Department of Community Development web page:

Identify any other Departments, Organizations or Individuals that would be affected by this request:

New Baltimore residents and property owners
Fauquier County Water and Sanitation Authority
Virginia Department of Transportation

Vint Hill Economic Development Authority



1.                  Proposed Resolution

2.                  Figure 5: NBSD Transportation Plan for Buildout

3.                  Figure 7 NBSD 5-Year Transportation Plan

4.                  Summary Staff Report Dated December 14, 2006

5.                  Summary Staff Report Dated November 9, 2006


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