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On February 26, 2009, the
Fauquier County Planning Commission initiated a
transportation and land use study in the area east of Lee
Highway (Routes 15/29), west of Grays Mill Road (Route 674)
and north of and including the Mill Run Business Park.
The purpose of the study was first to look at the road
network in the area, traffic volumes on Lee Highway (which
now exceed 45,000 vehicle trips daily in this area),
accident data, Virginia Department of Transportation (VDOT)
access management standards, and VDOT’s intent to add u-turn
restrictions and close median crossovers. The study then
explored alternate road networks. Secondly, the study
looked at existing land uses, the Comprehensive Plan Land
Use Plan, and explored other land use alternatives.
Thirdly, the study took account of environmental
considerations, historic and cultural resources, and design
and landscaping considerations.
Staff held two community
meetings with area residents. The first meeting was held on
April 9, 2009. Staff reviewed existing conditions and
sought community input on transportation and land use
issues. A second meeting was held on May 12, 2009. At this
meeting staff presented numerous options and received
community feedback on those options. A summary of community
concerns and comments is included as Attachment 1.
Based on feedback from the
community meetings and the Planning Commission work session
and public hearing, staff has drafted Comprehensive Plan
text amendments in the following areas:
·
Land Use Plan,
Figure 1: The Comprehensive Plan Amendment proposes
changing land use designation on two parcels totaling 3.298
acres from Low Density Residential to Industrial. These two
parcels are located immediately adjacent to the existing
Pepsi-Cola Bottling Company. Pepsi has filed an application
to rezone these two parcels to Industrial (I-1) with the
desire to expand their business. The text amendment further
proposes to redesignate 18.043 acres from Low Density
Residential to a new category titled “Office Park.” The
Future Land Use Chart, Table 1 would be updated to reflect
these changes.
·
Objectives,
Policy & Implementation Strategies – Commercial Land Use
(pg. 18): The text amendment proposes a new Commercial
“Office Park” land use category. This area is envisioned to
contain a mix of business, education, recreation, personal
services and public and quasi-public uses. If adopted, the
text would restrict the amount of retail and personal
services, allow drive-throughs for banks only, provide for
small civic or public spaces, limit access on Route 29,
provide additional landscaping and screening, focus
buildings inward, be pedestrian friendly and limit signage.
·
Transportation
– Primary Road Recommendations (pg. 44): On April 15, 2002,
the County approved a Comprehensive Plan Amendment,
sponsored by VDOT, which added a collector road in the New
Baltimore Service District Plan. The collector road was
designed to collect traffic generated by the adjoining
industrial park, and channel traffic movement to the east
and west along Route 29. In light of increased traffic
volume and accidents, the community is experiencing more
difficulty in safely accessing their property. With this
amendment the location of the collector has changed.
The new proposal has a loop
road from the intersection with Old Alexandria Turnpike to a
new right-in/right-out on Route 15/29. It also has internal
connections and a connection to Grays Mill Road. The new
proposal is in line with access management goals and
policies. The proposal further reduces crossovers and
entrances along the corridor as well as provides site access
alternatives to commercial and industrial properties. An
additional benefit is the realignment of Route 674 with
greater separation from Old Alexandria Turnpike than the
existing Telephone Road intersection. The grade differences
of the northbound and southbound lanes of Route 29 will
influence the engineering details as well as impact the cost
of the needed improvements.
·
Primary Road
Improvements Priorities (pg. 47): This adds the
reconfiguration of the Old Alexandria Turnpike (Route 693)
and Route 15/29 intersection with a signal as priority 6
which was overlooked with the 2002 New Baltimore Plan
update.
·
Road
Classifications and Design, Table 5 (pg. 49): This primary
road improvement was inadvertently left off the chart with
the 2002 New Baltimore Plan update. This text amendment
adds the improvement as priority 6.
·
New Baltimore
Service District Water and Sewer Service, Figure 2: The
text amendment proposes designating the increased industrial
and business park areas as AB.2, with public water and
sewer.
·
Transportation
for Buildout, Figure 3: See detail in
Transportation-Primary Road Recommendations section above.
Of the options shown at the community meetings in New
Baltimore, this is the community’s and VDOT’s preference for
the collector road. The plan shows a number of
Comprehensive Plan roads in addition to the loop road.
These likely will be provided as part of future
development. Alternative creative financing, such as a
special taxing district, may be used to fund improvements.
The area may qualify as a local technology zone or
enterprise zone, which can be further explored in the
future.
·
Five Year
Transportation Plan (2006-2010) Secondary Roads, Figure 4:
Places the Alexandria Turnpike, Route 15/29 intersection
with signal as improvement priority 6.
Planning Commission Action
of July 30, 2009:
On July 30, 2009 the
Fauquier County Planning Commission held a work session and
public hearing on the Comprehensive Plan text amendment. At
the work session the Planning Commission discussed whether
the district should be named a Business Park or an Office
Park. The Planning Commission determined the Office Park
designation more clearly explained the vision for the area.
At the public hearing six individuals spoke in opposition to
the proposal. The main disagreement was based on the
transportation component of the proposal and its potential
impacts. Some individuals voiced concern that the text
amendment would encourage sprawl. Three individuals spoke
in support of the proposal. These individuals stated the
economic impact and road safety benefits of the proposal far
outweighed any potential negative impact.
The Scott District
Commissioner stated that she believed this study was a
successful process which engaged the community. She
believed the previous Comprehensive Plan loop road was a
disservice to the community and that the new proposal was
the best possible solution for future traffic and access to
the surrounding neighborhood. Staff, VDOT and the Planning
Commission have carefully analyzed the road alignment, and
explicit language has been provided in the text of the
Comprehensive Plan to prevent development of anything
resembling a strip mall. Commissioner Garreau stressed that
no property would be taken, no rezoning would occur, and no
road would be built on individual properties unless owners
of the property filed a rezoning application. She believed
the text amendment represented the best solution with the
facts given and was extremely proud of the planning effort.
The Center District
Commissioner stated he was in support of the Office Park
with the stipulations outlined in the text of the proposed
amendment. However, he did have a problem with the proposed
signal due to the impact with Old Alexandria Turnpike across
Route 29. The Lee District Commissioner agreed and stated
that the north side of Route 29 needed to be addressed. It
was explained that a transportation study would be done
regarding the proposed signal near Old Alexandria Turnpike
prior to any road improvements being undertaken.
It was moved to forward this
item to the Board of Supervisors with a unanimous
recommendation of approval. The Planning Commission further
stated that the road network north of Route 29 (specifically
Old Alexandria Turnpike) should be studied. Based on
Planning Commission action, staff added specific language to
the proposed text of the Comprehensive Plan requiring a
traffic impact analysis (TIA) and a signal warrant study
prior to any transportation improvements.
Board Action of September
10, 2009:
The Board of Supervisors
held a public hearing and two individuals spoke in
opposition to the proposed amendment. The individuals were
concerned how this amendment would affect the future of
their property. They felt they had not been given any
answers regarding the timing of the impact to their
property.
Action Requested of the
Board of Supervisors:
Conduct a public hearing and consider adoption of the
attached Ordinance.
Identify any other
Departments, Organizations or Individuals that would be
affected by this request:
Department of Community
Development
Department of Economic Development
Commissioner of the Revenue
New Baltimore Area Businesses and Residents |