Meeting Date:

Sharon Grove McCamy, Vice Chair, Lee District 

October 21, 2002

Staff Lead:



Frederick P.D. Carr


Community Development


Bealeton, Opal and Remington Service District Amendments to the Comprehensive Plan


Topic Description:

The proposed Bealeton, Opal and Remington Service District Amendments to the Comprehensive Plan update both Chapter Six - Service Districts and Chapter Ten -Transportation of that document.


Requested Action of the Board of Supervisors:

Conduct a public hearing to receive public comments.  It is recommended that the Board of Supervisors postpone action on the proposed Comprehensive Plan Amendment for thirty days to consider public comments, and any essential refinements for the final document.



Planning Commission Action:

On May 30, 2002, the Planning Commission received the Citizen Planning Committee Proposed Plan Amendment.  The public hearing was conducted and kept open from July 25, 2002 to August 29, 2002, to accommodate public comment and Planning Commission work sessions.

At the conclusion of its September 26, 2002 meeting, the Planning Commission forwarded the Bealeton, Opal and Remington Plan Amendments to the Board of Supervisors, in a 3 to 2 vote, with a recommendation it be adopted, subject to refinements.  Those refinements are included as an attachment.  The Board of Supervisors has been provided a hard copy of the Citizen Planning Committee’s Proposed Bealeton, Opal and Remington Service District Amendments to the Comprehensive Plan.

NOTE:  Due to its formatting and graphics, the Citizen Planning Committee Draft Plan could not be made part of this electronic agenda package.  Copies of that document are available for public inspection in the Department of Community Development, or at the Warrenton and Bealeton Libraries.

A. A. Background:

The Board of Supervisors appointed a Bealeton, Opal and Remington Citizen Planning Committee to prepare comprehensive updates of the service district plans for their communities.  Starting in May of 2000, the Committee had an established work program, including staff briefings, design workshops, plan element due dates, and scheduled monthly meetings, which occurred over a 21-month period. 

Once the draft plan documents were completed, the Citizen Planning Committee presented these to the community in two “town meeting” sessions conducted in February 2002 and April 2002, to explain the proposals, answer questions, and to receive comments.  On May 30, 2002, the Committee completed its work and transmitted the proposed Comprehensive Plan text amendment to the Planning Commission.  That action initiated the final two steps for this document: 

(1)   Planning Commission public hearing and recommendations; and

(2) Board of Supervisors public hearing and adoption action. 

B. B. General Proposal Description:

The proposed Bealeton, Opal and Remington Text Amendment to the Comprehensive Plan presents future land use plans for the three interrelated service districts, recommended locations for public facilities (e.g., emergency services, library and schools), as well as short-term and long-term transportation plans.

C. C. General Outline.   The overall plan presents service district design guidelines, which focus on town center and neighborhood design principles; plans covering proposed land uses, community facilities, utilities, parks and open spaces, natural and historic resource protection, and implementation strategies; and a transportation element, which presents both a short-term action plan outlining key intersectional improvements and associated actions, as well as a long-range transportation network linking the three communities, with recommendations which result in a better separation and efficient flow of regional and local traffic.

Examples of Key and Specific Plan Elements.  This demonstrates some of the key elements of the Citizen Plan.  Included will be some of the suggested Planning Commission refinements (refer to the Attachment for all of the recommended changes).

1.  Bealeton:

The primary focus of the Bealeton Plan concerns the creation of a vital, pedestrian friendly, and efficient Town Center.  To realize such a center the Plan needed to address the challenges posed by:

·        Arterial Routes 17 and 28, which bisect the community and cross in the middle of the Town Center; and

·        Recently constructed, self-contained and inwardly focused subdivisions to the east and west, with no clear relationship or connection to each other and the Town Center.

The Plan addresses the issue of arterial roads in two phases.  The first phase creates public streets parallel to Route 17, which would function as “Main Street” for the next twenty years.  The second phase would create a by-pass road to the south of Bealeton that would separate local traffic from the regional through-traffic on Routes 17 and 28 from the Town Center.  This community by-pass route, which generally parallels Craig Run on the boundary of the Bealeton and Remington Service Districts, would be classified as having limited access, “Freeway” character.

The Plan addresses the need for improved community connectivity by suburban development patterns with pedestrian and bicycle path additions to existing subdivisions, with boardwalk crossings of the floodplains surrounding the Town Center, and by the Town Center developing in a classic urban pattern of blocks, squares and parks.  While new subdivisions to the north and west of the Town Center may be constructed in a typical suburban cul-de-sac pattern, the Plan would encourage a design change to a more traditional mode.

Bealeton Note:  The Planning Commission recommended the removal of the properties, designated as low density residential and institutional/office and adjacent to the Liberty High School Campus, from the service district.  It was felt that Independence Avenue served as a hard edge to the service district, and that property north of the school should remain in rural density more related to the adjoining Village of Liberty.

2.   2. Opal:

The formative concept of the Opal Plan is to accommodate, and provide a pleasant and friendly stop for long-distance travelers on Routes 17 and 29/15.  The challenge for Opal was to identify remedial transportation network design improvements to resolve potentially dangerous traffic movements at the Route17/29 intersection and along U.S. Route 29/15, which extends through this service district.  This area has experienced major regional traffic volume increases without the commensurate primary road improvements. 

The Plan proposes to create service roads to the east and west of U.S. Route 29/15 and to channel U-turn traffic movements to controlled intersections.  The service roads would be located to the rear of commercial and business uses located along this heavily traveled highway.  The Plan also proposes to create a novel “Live-Work” zone for contractors, craftsmen, and associated businesses serving both the Fauquier community and travelers.

Opal Note: The Planning Commission recommended:

·        The Planned Commercial Industrial land use category as an alternative should the “Live-Work” district not be viable in the area designated on the Opal land use plan;

·        Removal of flex office (near Route 687 and U.S. Route 29/15 intersection) and industrial use (along Route 17) properties from the proposed plan; and

·        Removal of the Zeiger properties, south of the planned flyover location, from the proposed service district for lower development scaled recreational, motel, and associated hospitality uses (e.g., restaurants).

3.  3.  Remington:

A historic and prosperous railroad town in the later 19th Century, the incorporated Town’s fortune declined accordingly with the railroad in the 20th Century.  The decline and rural location, however, saved much of Remington’s architectural heritage from being subject to conventional urban growth pressures and the resulting redevelopment.  As a result, the Town intends to build on this substantive cultural legacy, which includes 75 structures that qualify for inclusion on the U.S. National Register of Historic Places.

The Town of Remington and the surrounding service district face three major challenges:

·        The Tinpot Run watercourse, that surrounds the Town of Remington on three sides, is subject to problematic flooding impacts.  It has been noted that, when 100-year flood level rises twelve feet, historical records demonstrate flooding in half of the downtown;

·        Extensive and growing suburban-style development, which is gradually surrounding the Town, and threatening Remington’s town character, historic resources, and community design; and

·        The potential loss and viability of institutional and commercial functions from the Town.

The Plan has a variety of implementation strategies; for example, it proposes that:

·        The Town and County work with the Federal Emergency Management Agency to re-configure Tinpot Run’s floodplain and limit the flooding impacts of this watercourse; 

·        New development within the Service District must follow the classic or traditional urban design practices, which are outlined within the proposed document. To this end, the Town and the County would formalize a cooperative arrangement of zoning and subdivision review; and

·        The Plan locates an additional commercial and institutional center north of existing Remington, with the provision that the development of this center be phased and included as part of, and within, the Town boundaries. 

Remington Note:  The Planning Commission suggested the possible and phased additions of Perrowville and Wankoma Village into the Town of Remington through boundary line adjustment.

Overall Plan Note:  Since there is a need to pace the rate of new development in all three service districts, the Planning Commission recommends that a seven to ten year phasing plan be incorporated in all new residential developments subject to a rezoning application.  Such phasing would permit the Board of Supervisors and School Board to better match the capacity of key public facilities with the arrival of new residents.



1.  Planning Commission Recommended Bealeton, Opal and Remington Plan Refinements

2. Map 1, Map 2, Map 3, Map 4, Map 5

Due to its formatting and graphics, the Citizen Planning Committee Draft Plan could not be made part of this electronic agenda package.  Copies of that document are available for public inspection in the Department of Community Development, or at the Warrenton and Bealeton Libraries.