Board of Supervisors Meeting Date:

Chester W. Stribling, Chairman,

Lee District Supervisor

October 9, 2008

Staff Lead:

Susan K. Eddy, Chief of Planning

Community Development

Magisterial District: Lee
Service District:
Bealeton Service District




Proposed Amendments to the Comprehensive Plan Chapter 6 - Service Districts – Bealeton Portion of the Bealeton, Opal and Remington Service District Plan



The Board of Supervisors held a work session and a public hearing on this item on June 12, 2008, and a public hearing on August 14, 2008.  Based on Supervisors’ comments, staff has revised the text and the map legend proposed by the Planning Commission.  In line with comments received from Board members, the proposed amendment now incorporates more retail development north of Catlett Road (Route 28) and introduces the opportunity for carefully integrated “destination retail” uses such as larger footprint retail stores or theatres.  The text also supports the designation of Marsh Road (Route 17) as a tree lined boulevard, where traffic is slowed within and approaching the service district. 

Topic Description:

This amendment (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 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 (Attachment 2).

Land use category #2 (Town Center) is the existing retail center of Bealeton.  This text amendment anticipates the redevelopment of this area with a traditional town form, including a grid street network.  Vertically integrated, mixed-use buildings are encouraged in this area and should be two to three stories in height.   Residential units may be located over commercial or other ground level, non-residential uses. Other residential options for this area include live-work units and multi-family structures.  

Land use category #1 (Commercial Office/Mixed Use) and land use category #4 (Institutional/Office/Mixed Use) should contain a dominant presence of commercial uses. A variety of office, retail, service and institutional uses should be included, with a particular emphasis on institutional uses in category #4.  Residential uses could include a combination of residential units over commercial uses, live-work units, townhouses or multi-family units, with small lot single homes at the outer edges.

The proposed text amendment 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; 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:

On April 24, 2008, the Fauquier County Planning Commission unanimously recommended approval of a version of this text amendment.  The version of this amendment recommended for approval by the Planning Commission placed a greater emphasis on land use category #2 (Town Center).  The Planning Commission viewed category #2 as the true town center of Bealeton.  Planning Commissioners did not want retail development in land use categories #1 and #4 to compromise the retail vitality of category #2. 


Requested Action of the Board of Supervisors:

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


Financial Impacts Analysis:

No financial impact analysis has been conducted.


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

Department of Community Development
Department of Economic Development
Commissioner of the Revenue
Department of Parks and Recreation


1.                     Proposed Text Amendment

2.                     Proposed Figure BE-1


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