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Update:
The Board of
Supervisors held a Work Session and a Public Hearing on this
item on June 12, 2008. Staff has revised the text proposed
by the Planning Commission and the map legend based on
Supervisors’ comments. In line with comments received from
Board Members, the proposed amendment now incorporates more
retail development and introduces the opportunity for
carefully integrated “destination” commercial uses such as
larger footprint retail stores or theatres. The text also
supports the designation of Marsh Road (Route 17) as a
“Boulevard,” where traffic is slowed and the street is tree
lined with pedestrian/bicycle accommodation.
Topic
Description:
This
amendment (see Attachment 1) identifies areas within the
Bealeton Service District that are appropriate for a mix of
uses.
In the
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. 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 Attachment 2) for Town Center (#2), Commercial
Office (#1) and Institutional/Office (#4). It is now
proposed that Area #1 be designated as Commercial
Office/Mixed Use and Area #4 be designated as
Institutional/Office/Mixed Use (see Attachment 3).
Land use category #2 (Town Center) is
the true center of Bealeton. In recognition of this 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 multi-family
structures.
Land use
category #1 is planned for Commercial Office/Mixed Use and
the proposed text states that it should retain a significant
component of office uses. Some retail and service uses are
appropriate. Residential uses could include a combination
of residential units over commercial uses, live-work units,
townhouses or multi-family units.
Land use
category #4 is planned for Institutional/Office/Mixed Use
and the proposed text states that it should retain a
significant component of office and institutional uses.
Some retail and service uses are appropriate. 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
a civic building, square, park, monument, sculpture, etc.
No changes to the service district boundary are proposed
with this amendment.
Planning
Commission Action:
The Planning
Commission modified the text initiated by the Board of
Supervisors to place a much greater emphasis on land use
category #2 (Town Center). Planning Commissioners did not
want retail development in land use categories #1 and #4 to
compromise the retail vitality of area #2.
On April 24, 2008, the Fauquier County Planning Commission
unanimously recommended approval of a version of this text
amendment. |