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

     April 12, 2016

    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

     April 12, 2016

    •  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.

    Banks and other financial institutions Savings and Loan Offices.

    o  Retail uses, Personal Services Stores.

    o  Retail Stores and Shops.

    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”).

    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;

    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.

    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

     April 12, 2016

    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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    ZTA #15-02 – Walker Drive Text AmendmentTown Council Public Hearing

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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

     April 12, 2016

    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]

    [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

    [email protected]

    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

    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)