Board of Supervisors Meeting Date:

Fauquier County Planning Commission

November 9, 2006


Staff Lead:


Frederick P.D. Carr, Director

Community Development



A Resolution Adopting the Revised New Baltimore Service District Plan

Topic Description: 

The text amendment to the 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 Summary Staff Report.


Requested Action of the Board of Supervisors:

Conduct a public hearing and consider adoption of the attached resolution.


Financial Impact Analysis:

None completed or required.

Summary Staff Report: 

Committee Appointment.  Pursuant to §15.2-2230 of the Virginia Code, the Comprehensive Plan must be reviewed by the Planning Commission to determine whether it is “advisable to amend the plan.” The Board of Supervisors appointed the Citizen Planning Committee on November 10, 2004 to review and provide recommended changes to the New Baltimore Service District Plan adopted in 1999. 

Even though major changes were not expected, the Board of Supervisors requested the Committee examine and provide recommendations regarding: (1) the type and scale of development that has occurred within the Service District and preferred changes; (2) remaining and planned sewer and water capacity to support future growth and any adjustments needed for full development; (3) necessary transportation improvements and access management; and (4) methods to establish a clearer open space/rural edge at the perimeter of the Service District. 

The Committee review commenced on January 20, 2005 and concluded on May 4, 2006 with its submission of the recommended draft plan to the Planning Commission for initiation of the public hearing and adoption process. The Citizen Planning Committee effort represented the culmination of a 16-month effort with over 18 meetings, open to the public, and conducted primarily at the Auburn Middle School.

The Planning Commission held two public hearings on the amended Plan proposal on July 27 and September 28, 2006 to allow for additional public input, including a work session on August 31, 2006.

New Baltimore Service District Plan (Draft Dated: May 4, 2006):  Public Review Copies.    The draft plan is linked to this agenda item through the Department of Community Development web page:

Paper copies of the Plan Amendment have been provided to the Board of Supervisors for its review.  Copies are also available for public review in the Planning Division (10 Hotel Street, Warren Green Building, 3rdFloor).

Summary of Key Plan Elements.  The Draft Plan is organized into eight basic sections, with deleted and newly added or refined sections marked accordingly for ease of reference:  (1) Executive Summary; (2) Historical Development of the New Baltimore Service District; (3) Future Land Use; (4) Objectives, Policies and Implementation Strategies; (5) Public Utilities; (6) Public Facilities; (7) Transportation; and the (8) Trails and Park Plan. 

1.      Future Land Use

a.     Historic Resources.  Buckland Farm and its environs were associated with civil war engagements, as was the Village of New Baltimore, which has National Register and Virginia Landmarks status.  The “Buckland Races” or “Buckland Mills” cavalry battle was duly noted and described briefly within Chapter 6 Service District (New Baltimore). 

Special Notes: 

1)      Text Amendment to Chapter 2 of the Comprehensive Plan:  Physical Characteristics & Natural and Historic Resources.  The County’s Architectural Review Board (ARB) has completed a proposed amendment to the Comprehensive Plan which adds a section that identifies eleven civil war battlefields within Fauquier County. This draft is being scheduled for presentation to the Planning Commission during its November work session and for public hearing in December.  This Plan element is better suited in Chapter 2 because it comprehensively treats all known and major civil war engagements countywide.


2)      Buckland Races or Buckland Mills.  This Calvary engagement has been described generally within the New Baltimore Service District Plan, and in more detail in the pending Chapter 2 amendment described herein.  Prince William County has yet to recognize this engagement within its Comprehensive Plan, nor is there any plan amendment scheduled to be initiated.


b.     Utilities Phasing.  This section along with the Public Utilities section proposes that the Service District no longer be organized into two discrete and phased sewer service areas (AB-1 and AB-2, which represents Phase 2: Post 2010).  Due to restricted sewer capacity at the Vint Hill Wastewater Treatment Facility (950,000 gallons/day), the District is organized basically into areas with and without planned WSA sewer. Refer to the Public Utilities section for a more detailed summary.


c.     Vint Hill Redevelopment.  As in the 1999 adopted plan, the proposed text amendment again recognizes that the New Baltimore focal point for business development has been directed to Vint Hill with added general guidelines.  Along with the FAA and industrial uses, plan expectations include a village mix of restaurants, theater, retail, office space, mixes of 2nd and 3rd floor apartments and condominium units, single family attached units (with some provision for workforce housing), a stream valley park connected to the overall Vint Hill park and open space elements, linked to internal and perimeter trails as well as to the Brookside/Waterfield trail system. It becomes more of a “main street” for New Baltimore with cultural activities, shopping, employment, services, and recreational opportunities.


d.     Business Development.  The revised plan presents more refined definitions and guidelines for the Commercial Business, Commercial Neighborhood and Neighborhood Center designated areas. The Neighborhood Center (formerly “Mixed Use Neighborhood”) received significant Committee review, debate and refinement.  This category now includes guidelines for walkability, mixed uses, residential density, workforce housing, building scale and general design.  Table 2 within the plan also provides a list of uses to which a rezoning should be limited in any area designated Neighborhood Center.


e.     Commercial Access (U.S. 15/29).  With future development and the 50,000 vehicle trips daily on U.S. 15/29 growing daily, the plan amendment emphasized the critical principle that interparcel access and service drives must be planned and are essential for the commercial properties along this federal highway which is targeted to become limited access far into the future.  Secondly, Chapter 10 – Transportation incorporated the VDOT Safety Improvement Plan for Crossovers along U.S. 15/29 (October 30, 2003).  In New Baltimore, interparcel connections, service drives and signalized crossovers become critical to local and future businesses, as median cuts that pose safety hazards are closed.



2.      Public Utilities


a.     Vint Hill Wastewater Treatment Plant (WSA).  Public sewer capacity continues to be the major limitation to development in New Baltimore.  In the original Service District Plan, this facility had an estimated capacity of 1.0 million gallons/day (gpd).  The actual capacity has been decreased and is now 950,000 gpd; with 600,000 gpd state approved and currently under construction.  This module will be operational in the late spring of 2007. The remaining 350,000 gpd is still pending design and Virginia Department of Environmental Quality (DEQ) approval. Occoquan watershed standards make any further expansions economically prohibitive at this time.


1)      Background Information.  The area marked AB-1 in Figure 3 (Water and Sewer Service) attached to this staff report is the area in the adopted Comprehensive Plan now planned for both WSA sewer and water, while area A is planned for public water only. AB-2 in the original plan represents the second phase for sewer service and targeted “Post-2010”.  The AB-2 area in the adopted Plan is zoned Rural Agriculture (RA) and delineated “lower density residential” with allowable densities subject to the sliding scale (1 unit per 10 acres to 30 acres).  This area was expected to be re-planned if there was remaining sewer capacity post 2010.


As a result of its effort to deliver public sewer to the business community on U.S. 15/29 in AB-1, the WSA pre-sold sewer taps and received Board of Supervisors financial support.  The Department of Community Development included the location of the pre-sold sewer taps for Citizen Committee consideration (refer to the attached Figure 3). At the Citizen Planning Committee level, the WSA stated that it was not restricted to pre-selling taps to just AB-1 and sold taps in the post-2010 AB-2 area.  The Committee was advised that public sewer service was allocated on a first come first serve basis.  The property owner and/or developer are responsible for the cost of design and construction of any line extensions per WSA standards and approval. 


2)      Committee & Planning Commission Recommendation. The Citizen Committee analyzed AB-1 for its potential sewer demand from two perspectives.  One based on existing zoning and the second on the proposed land use plan at build-out.  Both options included committed service to the Vint Hill EDA, existing and planned public schools, pre-sold taps and approved projects (e.g., Bishops Run, Brookside/Waterfield).  The resulting and estimated sewer demand for build-out in AB-1 was as follows:  Existing Zoning:  923,000 gallons/day; and Proposed Land Use Plan:  1.13 million gallons/day.


Table 3 attached to this staff report describes commitments already placed on the 950,000 gpd wastewater treatment facility.  400,000 gpd is allocated to the Vint Hill EDA, 350,000 gpd for pre-sold taps (U.S. 15/29 project), and approved rezoning projects of Brookside/Waterfield and Bishops Run. The initial 600,000 gallon/day WSA module, which will be operational in the Spring of 2007, is committed as represented in the referenced table.  When the second expansion module of 350,000 gallons/day is constructed in the future, it will have approximately 200,000 gallons of remaining capacity for new projects (business, residential, institutional) and older subdivisions that may experience failing drainfields in the future.   


Since estimated sewer demand in AB-1 (1.13 mgd) exceeded the Vint Hill Wastewater Treatment Plant’s planned capacity, the Citizen Committee considered any further County sewer commitments to AB-2 questionable. The Committee had considered three options:  a) No change; b) Change the AB-2 area to public water service only; or c) Recommend removal of AB-2 and that area from the New Baltimore Service District Plan.  The No-Change option was not considered as realistic with the looming demand already in AB-1.


Before any recommended position was taken, the Citizen Committee transmitted letters to all 30 property owners on record for the properties in AB-2.  The October 11, 2005 letter explained:  the Committee’s assignment to update the plan, sewer treatment facility capacity constraints, and two options being considered with the reasons for each.  The letter included a copy of the New Baltimore Service District Water and Sewer Service Map, and invited comments by November 15th to be discussed at the Committee’s November 17th meeting. The Doores family came to the one of the Committee public meetings concerned that their pre-purchased taps investment in AB-2 would be affected.  If AB-2 is removed from the Service District, the Committee and Planning Commission both recommended that a note be included in Table 3 that indicates pre-purchased sewer taps are grandfathered.


b.      Public Water Supply.  Emory & Garrett Groundwater, Inc. (EGGI) studies for New Baltimore were considered.  Concern was voiced that not all of the EGGI groundwater areas had been subject to test well and yield studies for New Baltimore and Warrenton Service District build-out requirements, especially with emergent residential irrigation demands, nor are the EGGI designated areas protected.  As a result, the Committee included more resource information and presented more extensive recommendations and implementation strategies regarding groundwater resources since it represents the only WSA source relied upon for public water supplies.  Examples of the implementation strategies recommended focus on water supply management, HOA education (usage/conservation), WSA well testing for new production wells and continued monitoring of any withdrawal impacts on individual home owner wells, and adoption of a well head protection ordinance.  Refer to the Public Utilities section for the details.


3.      Public Facilities.  The Kettle Run High School location and that site’s capacity for additional schools and uses, as well as school site locations at Vint Hill are identified.


4.      Transportation.


a.     Background Information. The adopted New Baltimore Service District Plan included a transportation plan for full build-out and a 5-Year Action Plan for Primary and Secondary Roads, with associated priorities and listed improvements.  The latter action plan has served as the basis for:  1) review of the VDOT 6-Year Plan for Primary & Secondary Roads; 2) the incremental design and construction of the Brookside Parkway which will eventually connect to Route 215; 3) signalization at the U.S. 15/29 and Route 215 intersection; and 4) the placement of the Route 215 realignment and its planned interchange with U.S. 15/29 as the County’s number one transportation priority.

The County’s transportation consultant, Kellerco, completed a thorough Traffic Impact Analysis in 2001 for the entire New Baltimore Service District, to assist in the Brookside - Waterfield rezoning amendment assessment and any upcoming Comprehensive Plan Updates. The study was coordinated with VDOT for traffic growth rates, traffic data and also integrated development information regarding Vint Hill, Brookside/Waterfield and development known at that time.  This information did not anticipate the 3rd high school and elementary school site on Rt. 602 nor Bishop's Run community.  Plus, development projections were constrained since the wastewater treatment facility was not designed or funded at that point in time.

Attachment 3 summarizes the Kellerco Study results for Level of Service (LOS) in 2001 and 2006 projections (including signals expected to be in place by 2006; some have not been installed and are so noted.  As a result, the associated turning movements and through traffic operations through the intersections at peak hours are probably functioning worse than predicted); 2009 and 2015 were also done as part of the study but not included here.  U.S. 15/29 traffic volumes continue to escalate. 

b.    Prince William County.  The Prince William County Comprehensive Plan has certain information of interest that needs to be included in this staff report:

1)      U.S. 15/29 from Fauquier County to the Route 234 Bypass is planned and scheduled to be a 6-lane divided highway, with the bridge improvement at Broad Run programmed for 2009;

2)      Adopted I-66/Route 29 Sector Plan:  calls for a grade separated interchange at the intersection of Route 29 and Route 15;

3)      Route 215 from Fauquier County to Route 28 is planned to be constructed as a 4-lane divided highway; and

4)      Rollins Ford Road (planned terminus on Route 215 near the Prince William County Golf Course) is designated to become a four lane divided roadway connecting to University Boulevard.

c.     Updated New Baltimore Service District Plan. The draft plan offers several significant transportation refinements due to changes within the overall community.  Examples are as follows:


1)      New Baltimore Transportation Trust Fund.  The text provides more detail on how this fund is the repository of proffered cash contributions from rezoning applications.  Those funds are used as a source for constructing some of the street improvements reflected in this plan element; an objective is to use these funds as a principal source for VDOT revenue sharing grants for public road improvements.


2)      Secondary Roads:  Key Transportation Corridor (Route 605 – Brookside Parkway – Route 215).  This corridor has become the number one secondary road funding priority due to school locations and emerging development.  Table 5 in the Service District Plan presents transportation priorities and general project descriptions.


3)      Primary Roads.  This section focused on crossover access management, reconfiguration of Old Alexandria Pike intersection with U.S. 15/29,  redirection of business access along U.S. 15/29, and setting primary road improvement priorities.  The U.S. 15/29 and Route 215 interchange remains the number one priority primary road project.


4)      Countywide Recommendation.  It is recommended that the Planning Commission and Board of Supervisors consider consulting services, in conjunction with VDOT, to complete an Access Management/Corridor Study along U.S. 15/29 from the Culpeper County line to Prince William County.  If the objective is ultimately to have freeway status (limited access), then significant work needs to commence.  This study will identify how to achieve limited access for this corridor, including proposed interchange and bridge locations, interparcel connection options, service roads, recommended phasing of essential improvements, and other associated topics that need consideration in such a complex project.  Without such a plan, the objective of limited access becomes more difficult, costly and impractical.  One only needs to observe the existing development realities for Route 29 in Prince William County.


5)      Buckland Bypass Study.  The referenced technical study and the proposed alignment connections between U.S. 15/29 to I-66 are not part of the New Baltimore Service District Plan.  The referenced $100,000 preliminary NEPA study has been funded through the Northern Virginia VDOT and the Culpeper District VDOT, with both Fauquier and Prince William Counties participating. The technical report will assess the environmental, historical and development constraints of several limited access alignment options passing through both jurisdictions and present their associated costs. The study is expected to become public in the November timeframe, along with future public meetings to be scheduled in both jurisdictions. The completion and results of this multi-jurisdictional study will require extended far more debate and cost analyses; therefore, is not included for consideration in this Comprehensive Plan amendment.


5.      Trails and Park Plan.  This element has been updated for clarity.  Parks and Recreation has been involved in this section to provide better definition for the trail categories.


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


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

Vint Hill Economic Development Authority


1.      Map of Adopted Sewer & Water Service Plan

2.      Vint Hill Wastewater Treatment Plan

3.      Assessment of Peak Hour Traffic


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