A Comprehensive Plan Amendment has been filed for Cannon Ridge--a 58-acre subdivision in the Marshall Service District. This proposed development would include 235 lots behind Marshall Diner and would facilitate a separate rezoning from Commercial (C-1) and Residential (R-2 and R-4) to Planned Residential Development.

Increased Density
The application proposes a substantial increase in density from low density to high density residential. The Marshall Service District plan calls for residential density of 1-3 units per acre, with 1 unit per acre being the preferred density unless a rezoning applicant can demonstrate a particularly beneficial product to the community. As submitted, the application lacks meaningful discussion on how development would affect the entire Marshall Service District.

Although the applicant is seeking 4.8-5 units per acre, the Comprehensive Plan Amendment would pave the way for future rezoning applicants to build high density residential up to 20 units per acre in the Service District.

Stormwater Management
The application also proposes to incorporate regional stormwater facilities into the Service District. These facilities would have to be maintained indefinitely with expense to taxpayers. The County or other public entity could also have the authority to condemn offsite land which would allow developers to maximize profits at the condemned party's expense. In addition, the application calls for damming waterways for stormwater ponds, which goes against modern trends of low impact development.

Access
Only one principal entrance to the development is under the control of the developer. Other access points are anticipated and the developer has developed a grid street pattern to take advantage of future potential access points. Whether they ever materialize is under the control of other people. Thus, for the forseeable future, there is one access point. This presents traffic and safety issues that have not been resolved by the applicant.

Documents
View the proposed site plan and see the Additional Resources box below for the Cannon Ridge Worksession staff report documents and related attachments. Also attached are other background documents discussing density, service, and utility issues in the Marshall Service District.

Application Status & Meeting Details
The Planning Commission met on July 30th at 6:30pm. The Planning Commission did not act on the Cannon Ridge Application, at this meeting, however they deferred a decision for up to 90 days. On August 27, 2009 a second public hearing took place.

The applicant has removed 45 lots from the request - down from 280 to 235 (approximately 160 allowed under existing zoning). Most of the removed lots appear to be along the Route 66 corridor. Issues with water, sewer, extra density, and access remain. The Planning Commission expressed its displeasure that such an incomplete application had been scheduled for a hearing; because of the incomplete information, the public hearing was an unnecessary burden on the public. The applicant was asked not to return until the project is ready for meaningful review and comment by all parties. The revised application materials dated 8/12/09 are listed below in the Additional Resources box. The Planning Commission held a Public Hearing on Wednesday, December 9th to consider this proposal.

For More Information
Additional information can be found on the Fauquier County Planning Commission's website. For questions, please email Todd Benson, PEC's Fauquier Field Officer, or call 540-347-2334.