amendment (see Resolution) identifies areas within the
Bealeton Service District that are appropriate for a mix of
current Comprehensive Plan, town center design principles
are generally called for throughout the Bealeton, Opal and
Remington Service District. The Bealeton Town Center is
specifically targeted as a mixed-use area (Attachment 2).
To further this mixed-use concept, areas planned for
commercial land uses have been re-evaluated for a mix of
uses, including residential development. Specifically
re-evaluated were the areas identified on the Bealeton
Service District Land Use Plan (see Figure BE-1 – Attachment
2) for Town Center (#2), Commercial Office (#1) and
Land use category #2 (Town Center) is
the true center of Bealeton and, in time, is planned to
function as the Bealeton Main Street. In recognition of
this future role, the proposed text states that the highest
concentration of uses is planned in this area. Buildings
should be two to three stories and any residential units
should be over commercial uses, in live-work units or in
category #1 is currently planned for Commercial Office uses
and the proposed text states that it should retain a
dominant presence of commercial uses. Limited retail and
service uses are appropriate. Residential uses could
include a combination of residential units over commercial
uses, live-work units or multi-family units.
category #4 is currently planned for Institutional/Office
uses and the proposed text states that it should retain a
dominant presence of commercial uses, particularly office
and institutional uses. Retail uses should be restricted to
neighborhood retail to serve adjacent residents and office
workers. Residential uses could include a combination of
residential units over commercial uses, live-work units,
multi-family units or townhouses.
The proposed text also includes
town center principles for Bealeton Town Center. Some of
these are contained in Section 1 of the Bealeton, Opal and
Remington Service District Plan and include pedestrian
orientation; a rectilinear pattern of blocks and
interconnecting streets and alleys; and parks and open
spaces. Other town center principles included in the
proposed text include a mix of uses within buildings; wide
sidewalks to accommodate activities such as outdoor dining;
and focal points such as civic building, square, park,
monument, sculpture, etc.
No changes to the service district boundary are proposed
with this text amendment.
A meeting of
participants from the 2004 Bealeton Service District Plan
Citizens Committee and landowners was held on March 24, 2008
to discuss this text amendment. While attendance at the
meeting was low, the participants were supportive of the
text changes with minor modifications. These modifications
are reflected in the attached resolution.
Commission modified the text to place a much greater
emphasis on land use category #2 (Town Center).
Commissioners did not want retail development in land use
categories #1 and #4 to compromise the retail vitality of
On April 24, 2008, the Fauquier County Planning Commission
unanimously recommended approval of this text amendment.