Attachment 2

Staff Update:

The Board of Supervisors conducted the initial public hearing for this text amendment to the Comprehensive Plan on November 9, 2006, kept the hearing open and postponed action until the December 14th meeting. The staff report for the November 9th public hearing is attached for reference purposes. 

There were several 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 was added to the text which stated the following: 

It is encouraged that land located in the Buckland Battlefield be put into a conservation easement.  Developers may choose 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 for a density bonus within the New Baltimore Service District when development rights on historically significant land are extinguished. 

2.      Utilities:

a.      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.  Figure 4 is attached and reflects those changes.

Table 3 (entitled: WSA Vint Hill Wastewater Treatment Plan; p. 45) has been revised to reflect the latter change.  Footnote 12 in the referenced table also states that “Sewer taps for AB.3 will be calculated on the development rights for Rural Agriculture zoning.”  In addition, the following text was added (reference p. 46):  The AB.3 area is zoned Rural Agriculture and density is based on the sliding scale in the Zoning Ordinance.  Therefore, the County Board of Supervisors and Fauquier County Water and Sanitation Authority will need to agree that pre-purchased sewer taps in this designated sewer location will be based on a current subdivision potential determination certified by the Department of Community Development.  

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 a special exception application, one might qualify for a density bonus within the New Baltimore Service District when development rights on Rural Agricultural (RA) zoned land in the district or within the specified 5,000 foot radius of the district are extinguished. 

b.      Addition to AB.2 (Dorothy Jean Wood’s properties:  PIN:  7914-39-5958 and 7914-40-0327; Daisy Y. Wood’s property:  PIN 7914-39-7816).  The referenced parcels (+12.5 acres), along the western edge of Route 602 and opposite the High School site, have been incorporated into AB.2 as directed in Figure 4. 

c.      Schools.  Concern was raised over the P.B. Smith Elementary School’s reliance on having its wastewater treated onsite through a package treatment plant.  It was recommended that the elementary school be added to AB.2, and that the County will need to work with the Town of Warrenton to obtain public sewer.  Those changes are reflected in Figure 4 (NBSD Water & Sewer Service) and in the plan text on p. 46 (2nd paragraph). 

d.      Footnote 13 (Table 3:  WSA Vint Hill Wastewater Treatment Plan; p. 46).  If AB.3 (formerly AB-2) is reinstated as part of the Figure 4 (NBSD Water and Sewer Service), then the referenced footnote needs to be eliminated.  This “Grandfather Provision” states that “property owners who have prepaid for sewer service, but are located outside the designated sewer service areas, will not lose their right to sewer service once it becomes available.” 

3.      Transportation: 

a.      U.S. 15/29 (Lee Highway).  Even though Chapter 10 – Transportation covered U.S. 15/29, the Board wants the NBSD Plan to include references that this is planned to be a Rural Freeway.  Refer to pp. 56, 57, 67, 68, 71 and72 within the plan text which accomplishes that directive.   

One of the key primary road priorities (pp. 67-68) reintroduced is:  Priority 5:  Initiate, through a public process, the preliminary transportation improvement planning along the U.S. 15/29 corridor, between the future interchanges planned for Rt. 215/29 and Rt. 605/29.  The following text was also added: 

There is a need for consulting services, in conjunction with VDOT, to complete an Access Management/Corridor Study along U.S. 15/29 from the Culpeper County line to the Prince William County line.  If the objective is ultimately to have this corridor through Fauquier County become a rural freeway in status, then significant work needs to commence.  If implemented, such a study becomes the collaborative Community, VDOT and Fauquier County building blocks essential to U.S. 15/29 becoming a designated limited access thoroughfare. Access management simply represents the systematic control of the location, spacing, design and operation of driveways, median openings, interchanges and street connections to a key roadway.[1] This study will identify how to achieve limited access designation for this corridor, including proposed interchange and bridge locations, inter-parcel connection options, service roads, recommended phasing of essential improvements, option costs, and other associated topics that need consideration in such a complex project.  Without such a plan along U.S. 15/29, which requires community involvement and support, the objective of limited access becomes more difficult, costly and impractical.  This long-term planning effort results in the preliminary location of an interchange on U.S. 15/29 in the general vicinity of Rt. 600. This VDOT and community study would also focus on the any long-term alignment adjustments of U.S. 15/29 within this study area.  The Board of Supervisors currently supports the use of existing rights-of-way for future lane expansions. 

The U.S. 15/29 upgrade within the existing rights-of-way or a relocation option within the study area will significantly alter access between the planned and high volume limited access roadway and adjacent existing or future residential and businesses on the southside and eastside on both sides of U.S. 15/29.  A more detailed business planning study should be performed to further clarify land use and circulation elements along this corridor.  This planning effort would allow for street widths, land use types/densities and other amenities to be established as guidelines for the development of this area, and to assure the essential right-of-way needed for future U.S. 15/29 construction is not constrained.

The Rappahannock Rapidan Regional Commission will serve as the regional coordinator for inter-jurisdictional transportation studies.  

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

New Baltimore Service District Plan (Draft for BOS Public Hearing on 12/14/06):  Public Review Copies. The draft plan, with the proposed changes referenced herein, is linked to this agenda item through the Department of Community Development web page:


[1]   Access Management Manual (Transportation Research Board of the National Academies, ISBN 0-309-07747-8; 2003) p.3.

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