Board of Supervisors Meeting Date:


Planning Commission


July 14, 2005

Staff Lead:



W. Todd Benson, Assistant Zoning Administrator


Community Development



Text Amendment to Section 2-406, Subsection (4) of the Fauquier County Zoning Ordinance to Prohibit Lots, in Conventional Subdivisions of Twenty-Five or More Lots, in RR-2, R-1, R-2,  R-3, and R-4 Districts  from Containing Any Portion of a One Hundred Year Floodplain


Topic Description:


The amendment would require that all subdivisions with mandatory common open space place the one hundred year floodplains within that open space.


Requested Action of the Board of Supervisors:


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


Financial Impact Analysis:

No financial impact analysis has been conducted.


Summary Staff Report:

Minimum yards are established in most Zoning Ordinances in order to secure healthy, attractive, and safe neighborhoods.  Permitting minimum lot sizes to be inundated with floodplain water is counter productive to the establishment of such yards, and has been subject to continuing drainage and associated complaints from residents with homes in such areas.  It should be noted in subdivision design that up 25% of any residential lot area may be floodplain; however, no dwelling is permitted any closer than twenty-five feet in horizontal distance to the edge of an established floodplain (Section 2-412).  The proposed text amendment would require that floodplains those lands subject to inundation by the 100 year flood - be placed in common open space when such open space is required by Ordinance. Open space is required for conventional subdivisions of 25 or more lots (Section 2-406.2); thus, this amendment focuses on such subdivisions.


The suggested changes are as follows:


2-406               Open Space Requirements


                        [Subsections 1 3 Same]


4.  In the approval of a cluster subdivision or a conventional subdivision of twenty-five or more lots in the RR-2, R-1, R-2, R-3, and R-4 Districts, in no case shall the applicable regulations or use limitations for the district be modified or changed, nor shall any lot extend into an estimated floodplain area. unless approved by the Commission based on the determination that:


A. The particular floodplain, by reason of its size or shape, has no

particular open space value, and


B. The lot, exclusive of floodplain, contains seventy-five (75)

percent of the required minimum lot area specified for the

district in which located.


                        [Subsections 5 and 6 Same]


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

Department of Economic Development



Proposed Text Amendment