PUBLIC HEARING AGENDA REQUEST

 Sponsor:

Board of Supervisors Meeting Date: 

Fauquier County Planning Commission

October 21, 2002

 Staff Lead:

Department: 

Carolyn Bowen, Zoning Administrator

Community Development

 Topic: 

An Ordinance Approving Amendment to Section 3-306.7 of the Fauquier County Zoning Ordinance, to Delete Continuing Care Facilities as a Special Exception Use in the Village Zoning District and Add the Use to the Residential-2, Residential-3, Residential-4 Townhouse and Garden Apartment Zoning Districts, Amend Section 5-606 (Additional Standards for Continuing Care Facilities), and Amend Section 4-706 to Add Continuing Care Facilities as Special Exception Uses in the Planned Development Mixed Use Zoning District

Topic Description:

This request includes proposed amendments to:

  • Section 3-306.7 of the Fauquier County Zoning Ordinance to delete continuing care facilities as a special exception use in the Village Zoning District, while adding as a special exception use in the Residential-2, Residential-3, Residential-4, Planned Development Mixed Use, Townhouse and Garden Apartment Zoning Districts.
  • Section 5-606 (Additional Standards for Continuing Care Facilities) including requiring location within the boundaries of a service district where public water and sewer are available and delete the minimum parcel size.
  • Section 4-706 (Special Exception Uses) to include continuing care facilities as a special exception use in the Planned Development Mixed Use (PDMU) Zoning District.
Rural Agriculture: Use Elimination

On July 15, 2002, the Fauquier County Board of Supervisors voted to delete continuing care facilities as uses in the Rural Agriculture and Rural Residential-2 Zoning Districts.  The consideration of the recent Suffield Meadows application led the Fauquier County Planning Commission and Board of Supervisors both to express concerns about the impact of such facilities upon traffic generation, intersections, density, septic and water needs, emergency access and other related issues.

Almost all of Fauquier County’s Village Zoning Districts lie outside of established service districts, surrounded by rural districts, so the same concerns apply to those areas.  If these text amendments are approved, continuing care facilities still could be located in service districts in the residential zoning districts listed above where the basic services (e.g. emergency, medical) and infrastructure exist, or will exist, for public sewer and water utilities, and transportation plans are in place to handle the heavier flows of residentially generated traffic.

Proposed Additions

Continuing care facilities currently are permitted, following special exception and site plan approval, in the Residential-1 (R-1) and Planned Residential District (PRD).  The use still would be allowed in those districts if these text amendments were approved.  The use would continue to require special exception approval for inclusion in the R-2, R-3, R-3, Planned Development Mixed Use, Townhouse and Garden Apartment zoning districts, and a site plan would be required.

The proposed amendments to Section 5-606 (Additional Standards for Continuing Care Facilities) would alter several of the existing criteria.  As noted above, any continuing care facility would have to be located within the boundaries of a Service District where public water and sewer utilities are available.  This change would act to alleviate concerns over the effects of water usage on groundwater supplies and possible health problems tied to septic system problems.

The amended Section 5-606 would eliminate the requirement of a minimum parcel size of 100 acres.  The Board of Supervisors originally established that threshold to provide a sizable buffer in the Rural Zoning Districts.  Staff believes this requirement, in a Service District, would be prohibitive in terms of cost and land availability.  The Board of Supervisors would have the ability to determine if a particular site contains sufficient acreage based upon the scope of each individual application.

Any structure used for or in conjunction with this use would need to be located 50 feet from any property line rather than the current 100 feet.

The proposed amendment to Section 4-706 simply would add continuing care facilities as a special exception use in the Planned Development Mixed Use Zoning District.  Site plan approval also would be required.

On September 26, 2002, the Fauquier County Planning Commission held a public hearing on these amendments and voted unanimously to send the amendment package forward with a recommendation for approval.

 

Requested Action of the Board of Supervisors: 

Consider adoption of the attached Zoning Ordinance text amendments.

 

Financial Impacts Analysis:

None.

 

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

Community Development

Fauquier County Water and Sanitation Authority

Attachment:               

1.  Ordinance