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8/18/2019 5.b. ZTA 15-02 Text Amendment Report 4-6-16
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ZTA #15‐02 – Walker Drive Text Amendment
Town Council Public Hearing
April 12, 2016
STAFF RECOMMENDATION
The comprehensive plan encourages flexibility to meet traditional design
standards and promote economic development.
Staff believes the text amendment is ready for approval and notes the following
comment:
o Consistency of proposed reduction in Land Use Mix open space
requirements with Articles 3‐5.2.4.1 and 3‐5.2.10.4
PLANNING COMMISSION
WORK
SESSION
AND
MEETING
COMMENTS
Change “Shall” within the proposed waiver/modifications provisions to not be
binding upon the Town Council. The changes made include switching “shall” to
“may” and “conditional” to “special” (December 15, 2015).
Work with staff to revise proposed text amendment per the February 10, 2016
staff report (February 16, 2016).
The additional waiver provisions added were removed, and the existing waiver
provisions in Article 3‐5.2.4.5 were modified (February 29, 2016 revision). The final recommendation was made on March 15, 2016 with the following
changes:
o Adjust the land use mix for 20% maximum residential;
o 30% maximum commercial; and
o 50% minimum industrial
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ZTA #15‐02 – Walker Drive Text Amendment
Town Council Public Hearing
April 12, 2016
VICINITY MAP
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ZTA #15-02 – Walker Drive Text AmendmentTown Council Public Hearing
April 12, 2016
Table of Contents
I. APPLICATION INFORMATION ................................................................................................. 5
II. PROJECT REVIEW .......................................................................................................................... 5
A. Summary of New Changes to Proposed Text Amendment (As of February
29, 2016) ............................................................................................................................................ 5
B. Summary of Proposed Text Changes ............................................................................. 7
C. Summary of Issues for Discussion ............................................................................... 10
D. Zoning Ordinance Intent .................................................................................................. 13
E. Comprehensive Plan Land Use Description ............................................................ 14
F. Zoning Ordinance Criteria For Text Amendments .............................................. 15
G. Zoning Ordinance Criteria for Zoning Map Amendments ................................ 16
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ZTA #15-02 – Walker Drive Text AmendmentTown Council Public Hearing
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I.
APPLICATION INFORMATION
APPLICANT: East Side Investment Group, LLC.
Springfield Real Properties, LLC.Walker Drive Investment Group, LLC.
REPRESENTATIVE: Walsh Colucci Lubeley & Walsh PC:
c/o John Foote & Jessica Pfeiffer
II. PROJECT REVIEW
A.
Summary of New Changes to Proposed Text Amendment (As of
February 29, 2016)
Amendments to all PUD Districts
A few changes were made to the ordinance text impacting all PUD districts.In Article 3-5.2.4.1
• Adds a reference for waivers “pursuant to § 3-5.2.4.3”, removing “as may be
approved by the Town Council following recommendation of the Planning
Commission as part of the approval of a Master Development Plan”.
• I-PUD from the **footnote allowing heights to be increased with a Special Use
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ZTA #15-02 – Walker Drive Text AmendmentTown Council Public Hearing
April 12, 2016
established in the provisions of the Town of Warrenton Public Facilities
Manual.3
The Council may, upon recommendation of the planningcommission , waive or modify the specifications otherwise applicable for a
particular public facility as noted above, where the Council finds that such
specifications are not required in the interest of the occupants of the PUDand that the modifications of such specifications are not inconsistent with
the interests of the Town4. Said waivers or modifications may also include
waivers of modifications of the requirements of Article 6 – Sign Regulations,
such that the applicant may create a comprehensive sign package for a
proposed development. 5
Previously Proposed Article 3-5.2.10.5: Text Removed.
1. As part of a PUD application under this Article, an applicant may request a
waiver of or modification to any standard or requirement set forth in the
subdivision ordinance, this Article, or the Public Facilities Manual. Said waivers
or modifications may include waivers of modifications of the requirements ofArticle 6 – Sign Regulations, such that the applicant may create a comprehensive
sign package for a proposed development.
2. The applicant shall provide written justification for all proposed waivers or
modifications that demonstrates that the request is necessary due to
implementing the design goals of the project or due to the unique characteristicsof the specific property or the use proposed, provided such waivers or
difi i ill fli i h h f lfill f h f hi Di i i
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ZTA #15-02 – Walker Drive Text AmendmentTown Council Public Hearing
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• Removes “with or without associated conference center” before Hotels and
motels as the definition already includes the previously proposed use. Use nowhas no proposed changes.
• Changes terms for existing permitted by right commercial uses:7
o Active and Passive Recreation and Recreation Areas and Facilities.
o Family Care Facilities Home.
o
Banks and other financial institutions Savings and Loan Offices.
o Retail uses, Personal Services Stores.
o Retail Stores and Shops.
o
Theaters.• Adds “Child Care Center” to the list of permitted by right commercial uses.
•
Removes from the list of permitted by right commercial uses:
o Grocery store or supermarket (allowed within “Retail Stores and Shops”).o
Banks with Drive-thru facilities (Drive-thru moved back to requiring a
Special Use Permit, Banks allowed within “Banks and Savings and Loan
Offices”).
o
Movie theaters, multiplex movie theater (already allowed withinTheaters).
In Article 3-5.2.6.5
Under I-PUD permitted by Special Use Permit (SUP) the newest proposed text
amendment added the following changes:
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ZTA #15-02 – Walker Drive Text AmendmentTown Council Public Hearing
April 12, 2016
The requested amendments to the zoning ordinance primarily impact the
regulations concerning I-PUD, but include several provisions to the entire PUDordinance. Following is a summary of all the amendments proposed in ZTA #15-02:
Amendments only to I-PUD Districts
In Article 3-5.2.4.1
• Decrease the minimum industrial land use mix from 50% to 30%.
• Increase the maximum commercial land use mix from 35% to 60%.
• Increase the maximum residential land use mix from 15% to 35%.
•
Increase the maximum mixed-use residential land use mix from 15% to 35%.• Decrease the open space minimum requirement from 25% to 20%.
• Remove the 500 Sq Ft/unit open space requirement for stand-alone multifamily,
while keeping the existing minimum 10,000 Sq Ft area requirement.
In Article 3-5.2.6.4
• Add I-PUD permitted by right residential uses “apartment buildings, multifamily
dwellings, and condominiums, as authorized on an approved MasterDevelopment Plan” (apartment buildings currently require a Special Use Permit
[SUP]).
•
Add to permitted by right commercial uses:
o Commercial recreation (indoor).o Offices (currently allowed as industrial use).
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ZTA #15-02 – Walker Drive Text AmendmentTown Council Public Hearing
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• Change “Assisted Care/living facilities” under I-PUD residential uses permitted
by SUP to “Assisted Living Facilities”.• Change commercial use permitted by SUP:
o From: Any use listed as permitted by right in Section 3-5.2.6.2 that
exceeds 50,000 square feet of gross floor area and was not included in a
Master Plan for the development as approved by Town Council;
o
To: Any use listed as permitted by right in Section 3-5.2.6.2 that exceeds
50,000 square feet of gross floor area.
o From: Banks with Drive-thru facilities.
o
To: Banks and Savings Loan Offices with Drive-Through facilities.
In Article 3-5.2.7.5
• Adds an allowance to reduce internal setbacks to zero pursuant to Section
3-5.2.4.3.
Amendments to all PUD Districts
•
Remove all references to Sections 3-5.4.5.3 and 3.5.2.4.1 as these references donot currently exist.
In Article 3-5.2.4.1
• Change the land use mix calculations from being based on the total amount of
FAR within each PUD to having the land use mix and FAR be based on the total
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ZTA #15-02 – Walker Drive Text AmendmentTown Council Public Hearing
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c. Shall not create an adverse effect on adjacent land uses.
•
Proposes the following text changes to 3-5.2.4.6:o Roadways.12 The unique nature of a proposal for the PUD may require
that the specifications for the width and surfacing of streets and rights-of-
way; use of alleys; easements for public utilities; curbs, gutters, and
sidewalks; streetlights; public parks and playgrounds; school grounds;
storm water drainage; water supply distribution; sanitary sewers and
sewage collection; shall be subject to modification from, or waiver of, the
specifications established in the provisions of the Town of Warrenton
Public Facilities Manual.13 The Council may, upon recommendation of theplanning commission, waive or modify the specifications otherwise
applicable for a particular public facility as noted above, where the
Council finds that such specifications are not required in the interest ofthe occupants of the PUD and that the modifications of such specifications
are not inconsistent with the interests of the Town14. Said waivers ormodifications may also include waivers of modificat ions of the
requirements of Article 6 – Sign Regulations, such that the applicant may
create a comprehensive sign package for a proposed development. 15
C.
Summary of Issues for Discussion
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1. A minimum of one half of this open space shall be Common Open Space for the
use of residents and occupants, located within the boundaries of the planneddevelopment.
2. A minimum of 20,000 square feet of the Common Open Space shall be provided
in a Central Plaza planned and situated to provide maximum benefit to the public, occupants and residents. The developer shall be encouraged to
preserve and enhance natural features, where possible, and to include such
public amenities as fountains, public art, places for public gathering, plantings
and benches.
3.
The Central Plaza shall be situated so that at least one side adjoins a road.Buildings adjoining the plaza area shall be a minimum height of two (2)
stories.
4. Design guidelines for the areas surrounding the Central Plaza shall be
required at the time of concept plan approval. Such design elements may
include mixed-use buildings surrounding the plaza with a consistent/cohesive
design theme or character; buildings with classical proportions or signaturestyle consistent with the Central Plaza or the promenade; and shall include
sidewalks that are a minimum of five (5) feet in width and streetscape that
includes plantings and street furniture. The streetscape shall provide featuressuch as benches, lamp posts, kiosks and transit shelters, where appropriate.
5. The Central Plaza and remaining open space shall be constructed andimproved at an equivalent or greater rate than the construction of any
id i l
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ZTA #15-02 – Walker Drive Text AmendmentTown Council Public Hearing
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o Recreation, Passive: Activity involving minimal physical exertion such as
sitting, walking, picnicking, bird watching and reading.o Recreation Area or Facilities, Passive: Natural areas with or without
facilities, primarily scenic, for passive activities, e.g., sitting, walking, riding,
or picnicking.
• Proposes adding “Commercial Recreation (Indoor)” as permitted by right in I-
PUD. “Commercial recreational establishments” are considered a permissible
use with a SUP in the commercial district
o Commercial Recreation, Indoor : Any enclosed or semi-enclosed
establishment operated as a commercial enterprise (open to the public for a fee) for the following activities: games and athletics, bowling, billiards or
pool, darts, bingo, slot cars, hard and soft courts, miniature golf, golf driving
nets, cultural activities, martial arts, archery, roller or ice skating,skateboarding, swimming, and activities incidental to the foregoing.
• Proposes having “Child Care Center”, “Family Care Home” and “Daycare
Facilities” as by right commercial use. Including “Daycare Facilities” may be
redundant based on ordinance definitions:o
Day Care Center: See Child Care Center and Family Day Care Home.
o Child Care Center: A facility operated for the purpose of providing care,
protection, and guidance to a group of four (4) or more children separated
from their parents or guardians during part of the day only, and meeting
the licensing requirements for child care centers of Section 63.1-196 of the
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ZTA #15-02 – Walker Drive Text AmendmentTown Council Public Hearing
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See Attachment #7: Estimated Land Use Mix Calculations Table for
current/potential residential, commercial, and industrial land use mix; andestimated current/potential water and sewer demand.
Density
Adding “apartment buildings, multifamily dwellings, and condominiums, as
authorized on an approved Master Development Plan” as a by right use under
Article 3-5.2.6.4 may contradict Article 3-5.2.4.3.3:
Residential development within the I-PUD shall be limited to mixed commercialand/or industrial uses with dwellings having ten (10) or more dwelling units that
may be designed as mixed-use developments.
D. Zoning Ordinance Intent
Per the Zoning Ordinance, the legislative intent of the PUD/I-PUD District is the
following:
It is the intent of this Article is to encourage innovations in residential andnonresidential development so that the growing demands of Warrenton may be
met by greater variety in type, design and layout of buildings and housing typesand to achieve the purposes set out in Title 15.2-2283 of the Code of Virginia, the
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ZTA #15-02 – Walker Drive Text AmendmentTown Council Public Hearing
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5. Targeting and recruiting new private sector employers in specific
commercial and industrial uses to maintain and enhance a balanced taxbase through the expansion of employment opportunities that complement
and support Main Street.
6. Promoting professional offices and their contributions to a balanced mix of
employment opportunities.
7. Balancing multi-modal transportation needs including motor vehicles,
bicycles and pedestrians.
8.
Reducing vehicular traffic by locating employment and housing within onedevelopment.
E.
Comprehensive Plan Land Use Description
The Future Land Use Map of the Comprehensive Plan does not include PUD or
I-PUD, but it does include Light Industrial as:
• These areas include light manufacturing, flex industrial uses and wholesale
commercial uses, with limited office uses, with floor area ratios generally not
exceeding 0.35 on a single site. These areas have been designed to provide
additional types of employment opportunities within the Town in addition to
services and commercial retail uses The Town owned business park on Walker
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ZTA #15-02 – Walker Drive Text AmendmentTown Council Public Hearing
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o Access to industrial areas should not conflict with residential traffic, and
therefore, should be separated from other types of traffic. This should be
accomplished by a road system that permits separation of uses. The non-
residential traffic should be routed to collector roads and highways as quickly as
possible.
o Industrial uses should be supported with public utilities. In addition, where other
utilities are not available, such as natural gas, electric, and phone, those
companies should be encouraged to extend their services into industrial areas.
o A set of performance standards should be established in order to mitigate any
potential adverse impacts that may be emitted by a particular use.
o When designating, and/or developing industrial sites, particular attention should
be given to buffering adjacent non-industrial uses, including appropriate
landscaping, screening, setbacks, and open space.
o When evaluating new locations for industrial sites, compatibility with adjacent
uses should be carefully considered. Industrial uses hold be located adjacent to
compatible uses.o Uses should be limited to those that will provide a variety of light industrial uses
that will contribute to the creation of new businesses and retention and expansion
of existing businesses, with very limited support commercial uses allowed as
integrated elements of the industrial development for the purpose of reducing
traffic generation from the site
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ZTA #15-02 – Walker Drive Text AmendmentTown Council Public Hearing
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neighborhoods.” The requested land use mixes and zero internal setbacks also help
the Comprehensive Plan objective to encourage creative urban design… including
flexible design standards.
The text amendment also proposes to include a process to waive any standard or
requirement set forth in the subdivision ordinance, Article 3, or the Public Facilities
Manual. Waiving the Public Facilities Manual is not consistent with the
Comprehensive Plan’s policy, “to maintain the sound financial condition of both sewer
and water service.” The Public Facilities Manual ensures that the proper materials
and standards are used to develop structurally sound, long lasting facilities.
Standard
2. Whether the proposed text amendment is consistent with the intent and purpose ofthis Ordinance.
Analysis
In general the proposed text amendment is consistent with the intent of the PUD
Ordinance to, “encourage innovations in residential and nonresidential development .”
The proposed text amendment on internal setbacks will allow for more flexibility
building placement, which can help discourage “strip development” and,
“encouraging efficient land use patterns.”
The proposed text amendment also increases the allowance of residentialdevelopment which may help create, “ planned communities that include light
industrial and/or commercial business parks with on-site residential development ”
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ZTA #15-02 – Walker Drive Text AmendmentTown Council Public Hearing
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comprehensive plan does encourage campus-style plans over strip-development for
industrial areas.
III. ATTACHMENTS
1. Review Agency Comments: Economic Development Manager
2. Letter from applicant on application submission
3. Applicant’s Narrative Description4. Applicant’s Proposed Amendments: October 21, 2015
5. Applicant’s Proposed Amendments: February 5, 2016
6. Applicant’s Proposed Amendments: February 29, 2016
7. Estimated Land Use Mix Calculations Table
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From: Stinson, Heather
To: Sarah Sitterle
Subject: RE: Comments on I-PUD Text Amendment
Date: Thursday, February 11, 2016 4:02:01 PM
Sarah,
Please find my comments for the IPUD amendment below. Please let me know if you need
something further or have a concern with me using the term ‘mixed-use development’. Thanks!
Economic Development supports amendments to the zoning ordinance that enhance the ability of
commercial property owners to market and secure commercial tenants. Allowing owners flexibly tomeet market demands is particularly important in a mixed-use developments, where the
preferences of different user groups shape unique economic opportunities.
Heather Stinson
Economic Development Manager
Town of Warrenton, Virginia
(540) [email protected]
From: Sarah Sitterle [mailto:[email protected]]
mailto:[email protected]:[email protected]:[email protected]:[email protected]:[email protected]:[email protected]:[email protected]:[email protected]
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Jessica L Pfeiffer, Planner
703) 680-4664 Ext 5119
Via and elivery
Sarah Sitterle
Town
of
Warrenton
18
Court Street
Warrenton, Virginia 20188
WALSH COLUCCI
LUBELEY WALSH PC
October 21, 2015
C
l
V
O T 2 ? 15
OMMUNITY DEVELOPMENT
TOWN
Of W RRENTON
Re: REVISED Zoning Text Amendment(§ 3-5.2
PUD-Planned Unit
Development
District)
I
Application Documents
Dear
Ms. Sitterle:
Enclosed please find the following revised items in connection with an application for a
zoning text amendment to Zoning Ordinance § 3-5.2
PUD
- Planned Unit Development District,
specifically certain aspects
of
the 1-PUD provisions
of
the existing Town Zoning Ordinance in
order to make that District a more flexible device for mixed use developments in appropriate
locations consistent
with
the
Town s
overall planning and development objectives. Following
submission
of
our previous offerin,
we
discovered that
we
had forwarded
you
an earlier draft.
D
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NARRATIVE DESCRIPTION
Zoning Text Amendment
October 15, 2015
~ rECrEP rE
OCT
2 0 2 15
OMMUNITY
DEVELOPMENT
TOWN OF WARRENTON
PROPOSAL: This
is
a proposal
to
amend
§
3-5.2 PUD - Planned Unit Development District,
specifically certain aspects
of
the I-PUD provisions
of
the existing Town Zoning Ordinance in
order to make that District a more flexible device for mixed use developments in appropriate
locations consistent with the Town's overall planning and development objectives. These
changes are proposed in connection with the Walker Drive Properties rezoning that will be
submitted by F&R Development and Springfield Real Properties (the Walker Drive Rezoning. )
The Walker Drive Rezoning application would
be
amended to conform to this revised zoning
text, but it
is
critical to that application that amendments to the ordinance be made to permit
development
of
a high quality mixed use project that will meet Town objectives, and yet be
marketable. The changes proposed are not major in scope, but rather include, for example, minor
amendments to permitted uses to allow for additional users/tenants that have shown an interest in
the project and whose presence would
be
compatible with existing permitted uses. Other
amendments include provision for increased flexibility for the Town Council to approve
waivers/modifications, powers that in the experience
of
land use counsel are routinely included
in ordinances for planned mixed use districts, where the very purpose
of
the ordinance is to avoid
strict Euclidean components in mixed use projects, and to allow for the development
of
land
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employment uses in planned neighborhoods. The Walker Drive Properties project
is proposed to be a mixed use development. The zoning text amendment proposal
allows for the mix
o
uses.
Chapter 2 Land Use, Page 2-11 includes objectives to avoid the creation o new
strip development areas and provide development flexibility to promote
innovative, quality urban design and efficient land use patterns. The Walker Drive
Properties development will be a quality mixed use development.
Chapter
2
Overall Commercial Development, Page 2-12, includes goals to target
and recruit new private sector employers in specific commercial and industrial
sectors in order to create a balanced tax base and retain existing businesses. The
zoning text amendment, which would allow for the Walker Drive Properties
development does this. The Walker Drive Properties development would bring
new businesses and retain existing businesses.
Chapter
2
Office, Page
2-13
includes a goal to recognize the importance o
professional offices. The Walker Drive Properties development incorporates
office with a mix
o
uses.
Chapter 2 Analysis and Plan, Page 3-32 includes an objective to encourage
growth which balances the tax base with demand for public services. The zoning
text amendment, and associated Walker Drive Properties development, is a mixed
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OCT
2 1
2015
Proposed Amendments to § 3-5.2 PUD - PLANNED UNIT EVELOPMENT
DISTRICT COMMUri fY DEVELOP~'~'H
Amend
the
following Sections of
the
PUD
District Zoning
Ordinance Text as
follows t o
increase perm
itted
flexibili
ty
in
certa in
PlJD catcg rie TJ .
of
the 2
009
Amendment
to
the
PUD Distt·icts
not here
set
forth shall rema in
unchanged:
Amend § 3-5.2.1
Legislative Intent
t
is the intent of this Article is to encourage innovations in residential and
nonresidential development so that the growing demands
of
Warrenton may be met
by
greater variety in type, design and layout of buildings and housing types and to achieve
the purposes set out in
+i-t-le----Section
15.2-2283 of the Code of Virginia, the Town s
Comprehensive Plan, and the following specific purposes of:
The following uses may be permitted subject to approval
of
the Master Development
)3tftfl-Plan and authorization
of
the Town Council subject to Article
11
and to those
limilati nnt_; se fet41+-1~w
in ~ect
ier;s 3 5. 1 5.3
tHlEI
J 5/1
:
Amend §
3-5.2.4
Standards
and
Criteria
for
Planned Unit Developments
This Ar ti cle is fo rm ulated according to the ps cipl e that t he POD is an innovative
D
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with -+
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5. Cafeterias, snack bars or other employee related commercial facilities up to 15%
of building
area,,,
§ L andalo co · rence
ce
nt r.
--Ge-tt:fefe--FIBett.->,A-4:effi
7. Employment Service or Agency,,,
8. Flex industrial,,
9. Health and fitness facilities
10. Institutional buildings,,,
11. Light manufacturing uses, which can confine all aspect
of
the production and or
manufacturing of product to the interior
of
the building and do
not
create
danger to health and safety
of the
surrounding areas.
12.
Medical Laboratories~
13.
Mixed Use Industrial -(retail/office/industrialt
14.
Off-street parking for permitted uses subject to Article
7,,,
Offices-ausjness/iRElt:1.si.rial/profe1:, :iional~
16. Parking Garage/Facilities (See Article 12 for Definitiont
17. Parks
18. Plumbing and electrical supply, retail only,,,
19. Rental Service Establishments, without outdoor storage,,,
20.
Restaurant ;.
21.
Security service office
or
station,,,
22. Trade Schools
23. Warehouses restricted to outer areas
of PUD
24. Wholesale establishment_,,,
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Industrial Uses
1.
Farm Equipment Sales/service/repair
shop~
2.
Outdoor storage of any kind.
3. Nurseries and greenhouses~
4. Warehouses or distribution center,
5. Wholesale sales and services incidental to permitted manufacturing facility~
3-5.2.7
Density/Intensity and Area Regulation
3-5.2.7.S
PUD
Table
of
Bulk
Development Requirements
for Industrial
PUD
(I-
Maximum building area is based on an assigned Floor Area Ratio as defined in
Article 12 of this ordinance. The overall Floor Area Ratio for the I-PUD shall not
exceed 0.60. A typical breakdown of separate uses is provided here for illustrative
purposes only for use on separate 1= .aree--1-parcel within the PUD. lnt ma.I set.bads
ma y be red 1 ced to zet·o . 11 uJant to Sect n -5 .2
Q.j_
.
Use
Minimum Minimum
Front
Side
Rear
Lot Size
Lot
Width
2
Multifamily
12,500 80
20 15
20
Residential ct
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pu
mose
hereof.
4 _____ hs_ g l~ Q tion
of
a
modification
or waiver U
_pl
ans required
by
th is
sections
I
not
of itself authorize such w ive r or
modill t
n absent affi1111ali ye appro al thereof
by
th
e Town Council.
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Proposed Amendments to § 3-5.2 PUD - PLANNED UNIT DEVELOPMENT
DISTRICT
Amend the following Sections of the PUD District Zoning Ordinance Text asfollows to increase permitted flexibility in certain PUD categories. Those sectionsof the 2009 Amendment to the PUD Districts not here set forth shall remainunchanged:
Amend § 3-5.2.1 Legislative Intent
It is the intent of this Article is to encourage innovations in residential and
nonresidential development so that the growing demands of Warrenton may be met bygreater variety in type, design and layout of buildings and housing types and to achieve
the purposes set out in Section 15.2-2283 of the Code of Virginia, the Town's
Comprehensive Plan, and the following specific purposes of:
The following uses may be permitted subject to approval of the Master DevelopmentPlan and authorization of the Town Council subject to Article 11:
Amend § 3-5.2.4 Standards and Criteria for Planned Unit Developments
This Article is formulated according to the principle that the PUD is an innovativedeparture from the traditional concept of zoning. In providing guidance for a PUD,the following standards and criteria are outlines in order to present respective
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Land Use Mix *
Industrial
Commercial
Residential
Mixed UseResidential
Maximum 15%
(limited to Office only)
Maximum 35%
Minimum 50%
Maximum 35%
Minimum 50%
Maximum 15%
Minimum 5%Maximum 15%
Minimum 30%
Maximum 60%
Maximum 35%
Minimum 5%Maximum 35%
Open Space Min. 25% Min. 25% Min. 20%
Open Space Bonus – HealthyLifestyle,
Amenities and/orCivic Greens
25% 15% 15%
Open Space forStand-alone Multi-
Family
(included in min.)
500 Sq Ft/unit;
Min. 10,000 Sq Ft
Area
500 Sq Ft/unit;
Min. 10,000 Sq FtArea
Min. 10,000 Sq Ftarea
Height **
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Amend § 3-5.2.6.4. I-PUD Uses Permitted by Right
The following principal uses shall be permitted subject to approval of the Master
Development Plan:
Residential Uses
1. Mixed Use Residential (apartments located above ground floor retail and/oroffices).
2. Standalone apartment buildings, multifamily dwellings, and condominiums, asauthorized on an approved Master Development Plan .
3.
Playgrounds and recreation areas.
Commercial Uses
Any of the following uses, provided that no one-business establishment exceeds
50,000 square feet of gross floor area on the lot or on the tract, unless covered by
an approved Master Development Plan as approved by the Town Council.
1.
Active and Passive Recreation and Recreation Facilities.2.
Banks and other financial institutions.3.
Commercial recreation (indoor).4.
Clinics (medical and dental).5.
Family Care Facilities.6.
Health and Fitness Facilities.
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10. Institutional buildings.11. Light manufacturing uses, which can confine all aspect of the production and or
manufacturing of product to the interior of the building and do not create
danger to health and safety of the surrounding areas.12.
Medical Laboratories.13.
Mixed Use Industrial (retail/office/industrial).14.
Off-street parking for permitted uses subject to Article 7.15.
Offices.16.
Parking Garage/Facilities (See Article 12 for Definition).17.
Parks.18.
Plumbing and electrical supply, retail only.19.
Rental Service Establishments, without outdoor storage.20.
Restaurant.21. Security service office or station.22. Trade Schools.23.
Warehouses restricted to outer areas of PUD.24.
Wholesale establishment.
3-5.2.6.5 I-PUD Uses Permitted by Special Use Permit
The following uses may be permitted, subject to approval of the Master Development
Plan and authorization of the Town Council subject to Article 11:
Residential Uses
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3-5.2.7 Density/Intensity and Area Regulations
3-5.2.7.5 Table of Bulk Development Requirements for Industrial PUD (I-
PUD)
Maximum building area is based on an assigned Floor Area Ratio as defined inArticle 12 of this ordinance. The overall Floor Area Ratio for the I-PUD shall notexceed 0.60. A typical breakdown of separate uses is provided here for illustrativepurposes only for use on separate parcels within the PUD. Internal setbacks may bereduced to zero pursuant to Section 3-5.2.10.5.
Use Minimum
Lot Size1
Minimum
LotWidth
2
Front Side Rear
MultifamilyResidential
12,500 80 20 15 20
Multifamily –Elderly *
10,000 80 20 15 25
Mixed Use
Residential
2,000 sq.
ft.per unit
20 Ft
Interior, 30ft Exterior
0 0 0
Commercial 6000 80 20 10 20
Industrial 6000 80 20 15 20
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4. The depiction of a modification or waiver on plans required by this section shall notof itself authorize such waiver or modification absent affirmative approval thereofby the Town Council.
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Proposed Amendments to § 3-5.2 PUD - PLANNED UNIT DEVELOPMENT
DISTRICT
Amend the following Sections of the PUD District Zoning Ordinance Text asfollows to increase permitted flexibility in certain PUD categories. Those sectionsof the 2009 Amendment to the PUD Districts not here set forth shall remainunchanged:
Amend § 3-5.2.1 Legislative Intent
It is the intent of this Article is to encourage innovations in residential and
nonresidential development so that the growing demands of Warrenton may be met bygreater variety in type, design and layout of buildings and housing types and to achievethe purposes set out in Section 15.2-2283 of the Code of Virginia, the Town's
Comprehensive Plan, and the following specific purposes of:
* * *
Amend § 3-5.2.4 Standards and Criteria for Planned Unit Developments
This Article is formulated according to the principle that the PUD is an innovativedeparture from the traditional concept of zoning. In providing guidance for a PUD,the following standards and criteria are outlines in order to present respectiveminimum and maximum regulations.
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Industrial
Commercial
Residential
Mixed UseResidential
Maximum 15%
(limited to Office only)
Maximum 35%
Minimum 50%
Maximum 35%
Minimum 50%
Maximum 15%
Minimum 5%Maximum 15%
Minimum 30%
Maximum 60%
Maximum 35%
Minimum 5%Maximum 35%
Open Space Min. 25% Min. 25% Min. 20%
Open Space Bonus – HealthyLifestyle,
Amenities and/orCivic Greens
25% 15% 15%
Open Space forStand-alone Multi-
Family(included in min.)
500 Sq Ft/unit;
Min. 10,000 Sq Ft
Area
500 Sq Ft/unit;
Min. 10,000 Sq Ft
Area
Min. 10,000 Sq Ftarea
Height **
Residential, exceptl if il
35 NA NA
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Any of the following uses, provided that no one-business establishment exceeds50,000 square feet of gross floor area on the lot or on the tract, unless covered by
an approved Master Development Plan as approved by the Town Council.
1. Active and Passive Recreation and Recreation Areas and Facilities.2. Banks and other financial institutionsSavings and Loan Offices.3. Commercial recreation (indoor).4. Child care center.4.5. Clinics (medical and dental).5.6. Family Care FacilitiesHome.6.7. Health and Fitness Facilities.
7.8.
Hotels and motels, with or without associated conference center .8.9. Medical Offices and Laboratories.9.10. Mixed Use Retail/Commercial.10.11. Retail uses, Personal Services Stores.11.12. Retail Stores and Shops.12.13. Restaurant without drive-thru facilities.13.14. Studios.14.15. Movie Ttheater s, multiplex movie theater .15.16. Offices.
16.17.
Daycare facilities.17. Grocery store or supermarket.18. Banks with drive-thru facilities.
Industrial Uses
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23. Warehouses restricted to outer areas of PUD.24. Wholesale establishment.
3-5.2.6.5 I-PUD Uses Permitted by Special Use Permit
The following uses may be permitted, subject to approval of the Master DevelopmentPlan and authorization of the Town Council subject to Article 11:
Residential Uses
1.
Dwelling Units for Elderly or Handicapped, within areas designated for multifamilydevelopment.2.
Assisted Care/living Living Ff acilities.
Commercial Uses
1. Any use listed as permitted by right in Section 3-5.2.6.2 that exceeds 50,000 squarefeet of gross floor area., but was not included in a Master Development Plan for thedevelopment, and as may be approved by Town Council.
2. Restaurants with Drive-thru Through facilities. 2.3.
Banks and Savings and Loan Office with Drive-Through facilities.
Industrial Uses
1 F E i S l / i / i h
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Mixed UseResidential
2,000 sq.ft.
per unit
20 FtInterior, 30ft Exterior
0 0 0
Commercial 6000 80 20 10 20
Industrial 6000 80 20 15 20
* Requires Special Use Permit
Add a § 3-5.2.10.5 - Waiver/modification provisions for PUDs.
As part of a PUD application under this Article, an applicant may request a waiver of ormodification to any standard or requirement set forth in the subdivision ordinance, this Article, or
other Town requirementsthe Public Facilities Manual. Said waivers or modifications may include
waivers of modifications of the requirements of Article 6 – Sign Regulations, such that theapplicant may create a comprehensive sign package for a proposed development.
The applicant shall provide written justification for all proposed waivers or modifications that
demonstrates that the request is necessary due to implementing the design goals of the project ordue to the unique characteristics of the specific property or the use proposed, provided such
waivers or modifications will not conflict with the fulfillment of the purpose of this Division, butwill promote the purpose hereof.
All wWaivers and/or modifications shall may be approved by the Town Council upon
Estimated Land Use Mix Calculations Table Att
Mixed Use Residential (2,000 sq
ft/Unit)Multifamily Elderly Multifamily ResidentialLand Use Mix
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Residential Commercial Industrial Residential Commercial Industrial
25 12.5 1.875 4.375 6.25 2.5 3.75 6.25 41 units 54 units 38 units / 8 Lots 30 units / 19 Lots 23 units / 7 Lots 30 units / 15 Lots
Multiple Walker Drive 31.9193 15.96 2.394 5.586 7.98 3.192 4.788 7.98 52 units 70 units 48 units / 11 Lots 38 units / 24 Lots 29 units / 8 Lots 38 units / 19 Lots
6983-69-8183 &
6983-78-1685
Premium Business Parks
International37.4598 18.7299 2.809 6.555 9.365 3.74598 5.61897 9.365 61 units 82 units 56 units / 12 Lots 45 units / 29 Lots 34 units / 10 Lots 45 units / 23 Lots
6984-69-2419 Wilson Land LLC 41.705 20.8525 3.128 7.298 10.43 4.1705 6.25575 10.43 68 units 91 units 63 units /14 Lots 50 units / 32 Lots 38 units / 11 Lots 50 Units / 25 Lots
s ma e wa er an sewer eman
Parcel ID OwnerWater (700
gpd*)
Water (700
gpd)
Water (700
gpd)
Water (700
gpd)
Water (300
gpd*)Water (300 gpd) Water (300 gpd*) Water (300 gpd) Water (300 gpd*) Water (300 gpd)
Multiple Walker Drive 3910.2 5586 3351.6 5586 15600 21000 14400 11400 8700 11400
6983-69-8183 &
6983-78-1685
Premium Business Parks
International4588.5 6555.5 3933.279 6555.5 18300 24600 16800 13500 10200 13500
6984-69-2419 Wilson Land LLC 5108.6 7301 4379.025 7301 20400 27300 18900 15000 11400 15000
Parcel ID OwnerSewer (630
gpd**)
Sewer (630
gpd)
Sewer (630
gpd)
Sewer (630
gpd)
Sewer (270
gpd**)Sewer (270 gpd) Sewer (270 gpd**) Sewer (270 gpd) Sewer (270 gpd**) Sewer (270 gpd)
Multiple Walker Drive 3519.18 5027.4 3016.44 5027.4 14040 18900 12960 10260 7830 10260
6983-69-8183 &
6983-78-1685
Premium Business Parks
International4129.65 5899.95 35 39. 95 11 5 899 .95 16470 22140 15120 12150 9180 12150
6984-69-2419 Wilson Land LLC 4597.74 6570.9 3941.1225 6570.9 18360 24570 17010 13500 10260 13500
*Estimated water demand based on 2015 Town of Warrenton Water and Sewer System Growth and Capacity Study, April 2015, Unit Flow Demands - page 8
Current 15%
Maximum (12/acre
per comp plan;
12,500/lot)
Proposed 20%
Maximum (12/acre
per comp plan;
12,500/lot)
**Estimated sewer demand based on base wastewater flows that were estimated at 90% of these water demand amounts per the 2015 Town of Warrenton Water and Sewer System Growth and Capacity Study, April 2015, Unit Flow Demands - page 8
ft/Unit)
Current 15%
Maximum
PUD Minimum
Proposed C/R Maximum:
R-20% / C-30% / I-50%
Current Maximum:
R-15% / C-35% / I-50%Parcel ID Owner
Total
Acres
Developable
Acres (50%) Proposed 20%
Maximum
Current 15%
Maximum (20
units/acre bonus;
10,000/lot)
Proposed 20%
Maximum (12/acre
per comp. plan;
10,000/lot)