Meeting Date:

Raymond E. Graham, Chairman, Cedar Run District

May 20, 2002

Staff Lead:



Frederick P.D. Carr

 Community Development


Topic Description: 

A.     Background Information.    

The Citizen Planning Committee had its “Kick-Off” meeting on February 17, 2000 with over thirty members.  In the initial months, the Committee members received preliminary briefings from various County Departments and State agencies on a wide variety of topics including:  economic development, emergency services, parks and recreation, schools, wastewater treatment/drain fields, 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 the Virginia Department of Transportation 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 August 30, 2001 meeting, and submitted the draft for its 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; 

·        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 four-laning was not immediately warranted, although the Citizen Planning Committee indicated that Route 28 is expected to be a four-lane corridor in the future as traffic and funding warrants.  The transportation plan also identified other streets that 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 drain fields 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 drain fields 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 a quick review reveals that no building permits have been issued for new homes within the Catlett and Calverton Service Districts in the past five years

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 of adoption.

Final Refinements:  

Issues identified earlier within the Planning Commission were reviewed at the Board of Supervisors Public Hearing.  At that time, citizen Committee members responded to Planning Commissioner and other concerns by describing the unexpected transportation and economic changes within the villages since 1952, to demonstrate that one cannot propose to ‘lock-in-place’ for the next fifty years some pre-determined outcome.  Rather the Committee had sought to identify and resolve current issues – such as wastewater and airport noise zones – while creating a framework within which to address future technological, economic and social changes.


Following this public hearing, Board Chairman Ray Graham asked Community Development to prepare a number of minor modifications to the proposed amendment concerning:

·          the potential extension of remediation sewer service to an area beyond Calverton,

·          residential density repositioning adjacent to Catlett, and

·          the possible location of a regional park site near Midland.


One further modification concerns a proposal, made by the Midland Subcommittee very late in the planning process, to relocate Route 28 south of the railroad.  This proposal was designed to protect Midland from through traffic and provide better access to Midland Airport and surrounding industrially zoned land.  The proposal proved welcome to the Bealeton Subcommittee, which was concerned about traffic and safety issues at the existing intersection of Routes 28 and 17.  This latter group refined the proposal with an alignment south of the railroad, but north of Midland Airport, and included portions of existing Route 805.  Ultimately the road is designed to reach and connect both Routes 17 and 29 north of Remington. 

These modifications were presented to the Board of Supervisors and discussed on April 15, 2002. 

It needs to be noted that the Preliminary Engineering Report for the Catlett and Calverton wastewater treatment plant (step system option) has been completed.  Additionally, The Rappahannock-Rapidan Regional Planning Commission is now in the midst of a full-scale community outreach, evaluation and grant preparation process to assist the County in funding the proposed Step sewerage system. 

 The decision to implement the proposed plan will project the County into the construction of a small, centralized, small diameter, pressurized sewer system in the Villages of Catlett and Calverton.  The ultimate fiscal burden to the County of this health remediation measure will be a function of engineering cost and financial assistance from Commonwealth and Federal sources.  Furthermore, the Fauquier County Airport Commission is presently leading a local effort to create a localized (step system option) sewer to serve the Airport and surrounding industrially zoned properties.  In contrast with the Catlett and Calverton system, construction of this system would be borne by the users.


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


Requested Action of the Board of Supervisors: Adopt the proposed amendment to the Fauquier County Comprehensive Plan presented as Attachment 3 and as revised by Attachment 2.


ATTACHMENT 1:  Resolution for Adoption

ATTACHMENT 2: Modified pages of the proposed Plan.

ATTACHMENT 3: Plan Recommended by Planning Commission 

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 has been provided to each member of the Fauquier County Board of Supervisors.  Memory size due to plan graphics and current computer capabilities make it too difficult to present the draft on the Board of Supervisors Meeting Agenda Web Page at this time.