Meeting Date:

Ray Graham, Cedar Run District Supervisor

March 18, 2002

Staff Lead:



Frederick P.D. Carr

Department of Community Development


Requested Action of the Board of Supervisors:  Conduct the public hearing, identify any essential refinements, and adopt the proposed amendments for the Fauquier County Comprehensive Plan.  If the Board of Supervisors wishes to adopt the plan as presented, Attachment 1 is a resolution for adoption.


A.     Background Information.   The Citizen Planning Committee had its “Kick-Off” meeting on 17 February 2000 with over thirty members.  In the initial months, the Committee members received preliminary briefings from assorted County Departments and state agencies on a wide variety of topics including:  economic development, emergency services, parks and recreation, schools, wastewater treatment/drainfields, transportation planning, and other associated comprehensive plan subjects.  Once this educational period concluded, the Committee was divided into sub-committees, which focused on the assigned three villages.  

After seventeen work sessions, including a special session with VDOT and a public information meeting in May of 2001, the Committee completed its final draft and voted to forward the enclosed Catlett, Calverton and Midland Plan for Planning Commission review, public hearing and action.  Doug Trumbo, Committee Chairman, briefed the Planning Commission at its 30 August 2001 meeting, and submitted the draft plan amendment for the public hearing process. 

B.   Special Considerations. 

The Citizen Planning Committee acknowledged that the availability of public sewer and the associated fiscal constraints pose a major impediment to their viability in the future as village communities.  In response to that challenge, the proposed plan elements present solid directions and recommendations on how to retain these communities at a more village scale.  The intention is that these villages are not to become full fledged service districts, with the complete compliment of public facilities and services. The proposed plan amendment, for example: 

·        Provides a historic and existing conditions development perspective for Catlett, Calverton and Midland; 

·        Presents the land use plan and illustrative plan for each community; 

·        Introduces design guidelines and historic zones to assure new homes and businesses in the future fit into the community neighborhoods; 


Catlett, Calverton & Midland Plan

Page 2


·        Restricts village development through a designated Phase 1 Sewer Service Areas with specific recommendations regarding public sewer provision in Calverton and Catlett. 

·        Recommendations for key intersectional improvements along Route 28 in the 2010 and 2020 time frames, as well as the transportation planning elements; and 

·        Proposes general design principles for blocks and lots, front and side yards, landscaping, parking, streets, and structures.  

The amendment to the Comprehensive Plan also includes a transportation plan, which was based on a traffic study for the three communities for 2010 and 2020.  That study established baseline traffic, level of service impacts for the study period, and the intersectional improvements needed along Route 28.  The study demonstrated that 4-laning was not immediately warranted, although the Citizen Planning Committee indicated that Route 28 is expected to be a 4-lane corridor in the future as traffic and funding warrants.  The transportation plan also identified other streets, which needed to be extended or added as these villages develop in the future. 

The Piedmont Environmental Council and two Planning Commission members were concerned that the plan’s residential land use areas would generate demand for a higher population than reflected in the proposal.  The answer is that the public wastewater treatment system currently proposed (step system; small diameter piping) is for the Phase 1 areas designated in Calverton and Catlett.  That system will have a design capacity for 75,000 gallons per day for Phase 1.  It is designed to connect the existing homes and businesses in both communities for those areas with failing drainfields.  Approximately 75% of the drainfields in the Phase I area are said to be failing.  

The system could be expanded to 150,000 gallons per day; and that represents a capacity for an estimated cumulative total 1,200-1,400 residents served in Catlett and Calverton.  System expansion is restricted to where non-discharge systems can operate, as a result of the Occoquan Watershed Requirements and Policy.  Plan phasing will restrict the location and scale of village development, and properties not in the designated sewer service areas for Catlett and Calverton will need to rely on septic tanks and drainfields if new development is to be permitted.  It must be emphasized that soil conditions in areas outside Phase 1 are not conducive to drainfields in these village service districts.   It also needs to be noted that in a quick review of building permits issued for new homes within the Catlett and Calverton Service Districts found that none have been in the past five years in these two locations

The Planning Commission conducted its public hearing on October 25, 2001 regarding the proposed amendment to the Comprehensive Plan, while in December of 2001 it forwarded the Catlett, Calverton and Midland Village Service District Plan to the Board of Supervisors with a recommendation it be adopted. 


Financial Impacts Analysis:

Catlett, Calverton & Midland Plan

Page 3


It needs to be noted that the Preliminary Engineering Report for the Catlett and Calverton wastewater treatment plant (step system option) has been completed.

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



ATTACHMENT 1:  Resolution for Adoption 

Note:  Copies of the Proposed Catlett, Calverton and Midland Village Service District Plans are available in the Fauquier County Library or the Department of Community Development for review. 

A printed copy is provided to each member of the Fauquier County Board of Supervisors.  Due to pictures and plan graphics, the memory consumed for Agenda Review and current computer capabilities make it too difficult to present the draft on the Board of Supervisors Meeting Agenda Web Page at this time.