Loading...
DRRC 01-27-05 Meeting AgendaCOUNT' of FREDERICK Department of Planning and Development 540/665-5651 ,wa FAX: 540/665-6395 MEM®RAND UM To: Development Review and Regulations Subcommittee From: Mark R. Cheran. Zoning Administrator Subject: January Meeting and Agenda Date: January 18, 2005 The Frederick County Development Review and Regulations Subcommittee (DRRS) will be meeting on Thursday, January 27, 2005 at 7:30 p.m. in the first floor conference room (purple room) of the County Administration Building, 107 North Kent Street, Winchester, Virginia. The DRRS will discuss the following agenda items: AGENDA 1) Vote for DRRS Chairman and Vice -Chairman. As stipulated in the DRRS's Operating Procedures, a chairman and vice chairman will be elected during the first meeting of each year. 2) Discussion of types of uses in the M-2 (Industrial General) Zoning District. Staff is seeking input from the DRRS regarding the appropriateness of uses currently by Standard Industrial Classification Code (SIC) in the M-2 Zoning District. (See attachments) 3) Discussion of Agricultural Setbacks in the RP (Residential Performance) Zoning District. Staff is seeking input from the DRRS to study the feasibility of implementing agricultural setbacks to the RP Zoning District. (See attachments) Access to this building is limited during the evening hours. Therefore, it will be necessary to enter the building through the rear door of the four-story wing. I would encourage committee members and interested citizens to park in the County parking lot located behind file new addition or in the joint Judicial Center parking lot and follow the sidewalk to the back door of the four-story wing. MRC/bad Attachment 107 North Dent Street, Suite 202 a Winchester, Virginia 22601-5000 Item #2: M-2 (Industrial, General) Uses Staff is seeking input from the DRRS as to the allowed uses in the M-2 (Industrial, General) Zoning District. The Frederick County Zoning Ordinance currently allows uses pursuant to the Standard Industrial Classification Code (SIC) in the M-2 Zoning District. Some of these allowed heavy uses may not be appropriate in the M-2 Zoning District. Staff has provided a list of allowed uses in the M-2 Zoning District. § 165-82 FREDERICK COUNTY CODE § 165-82 Standard Industrial Classification Allowed Uses (SIC) Building entrance signs — Residential uses which are accessory to allowed business uses Parks — Regional criminal justice, enforce- ment and detention facilities for Frederick County, Clarke County and the City of Winchester Industrial launderers [Added 6-9-19931 7218 Truck or fleet maintenance facilities — [Added 6-9-19931 Self-service storage facilities — [Added 12-11-19961 Flex -Tech [Added 2-11-19981 — Fire stations, companies and rescue squads [Added 14-27-19991 10 M2 Industrial General District. The intent of this district is to provide --for a wide variety of manufacturing, commercial office and heavy commercial uses, including those which may not be compatible with nearby residential and business areas. Performance controls are used to control potential nuisances, especially in relation to zoning district boundaries. Such industrial areas shall be provided with safe and sufficient access. Standard Industrial Classification Allowed Uses (SIC) All uses allowed in the M-1 Light Industrial District 16622.2 12-15-99 § 165-82 ZONING § 165-82 Standard Industrial Classification Allowed Uses (SIC) Additional manufacturing as follows: Meat products 201 Grain mill products 204 Fats and oils 207 Beverages, including alcoholic 208 beverages Canned and cured fish and seafood 2091 Fresh or frozen fish and seafood 2092 Tobacco products 21 Logging 241 Sawmills and planing mills 242 Wood preserving 2491 Paper and allied products 26 Chemicals and allied products 28 Petroleum refining and related 29 industries Leather and leather products 31 Stone, clay, glass and concrete 32 products, excluding the following [Added 7-9-19971: Asbestos products 3292 Primary metal industry 33 Coating, engraving and allied 347 services Ordinance and accessories 348 Storage batteries 3691 16622.3 12-15-99 § 165-82 FREDERICK COUNTY CODE § 165-82 Allowed Uses Primary batteries Standard Industrial Classification (SIC) 3692 (Cont'd on page 16623) 16622.4 12-15-99 § 165-82 ZONING Allowed Uses Sanitary services Fuel dealers Automotive repair, services and parking Junkyards and automobile graveyards Recycling operations Manufacturing or wholesaling of explosives Incinerators Steam power plants Heavy equipment storage yards § 165-83 Standard Industrial Classification (SIC) 495 598 75 f § 165-83. Dimensional and intensity requirements. A. The following table describes the dimensional and intensity require- ments for the business and industrial districts: District Requirement 61 B2 83 M9 M2 Front yard setback on pri- 50 50 50 75 75 many or arterial highways (feet) Front yard setback on col- 35 35 35 75 75 lector or minor streets (feet) Side yard setbacks (feet) - - 15 25 25 Rear yard setbacks (feet) - - 15 25 25 Floor area to lot area ratio 0.3 1.0 1.0 1.0 1.0 ( FAR) 16623 § 165-83 FREDERICK COUNTY CODE § 165-85 District Requirement B1 B2 B3 M1 M2 Minimum landscaped 35 15 25 25 15 area (percentage of lot area) Maximum height (feet) 35 35 35 60 60 B. Minimum landscaped area. In the B2 Business General Zoning District, the Planning Commission may require that more than fifteen percent (15%) of the area of a site shall be landscaped in order to meet the intent of this chapter. Additional landscaped areas may be required to ensure that all unused areas are landscaped and to improve the general appearance and use of the site. In no case shall more than twenty-five percent (25%) of the site be required to be landscaped in the B2 Business General Zoning District. ARTICLE XI EM Extractive Manufacturing District § 165-84. Intent. The intent of the Extractive Manufacturing District is to provide for mining and related industries, all' of which rely on the extraction of natural resources. Provisions and performance standards are provided to protect surrounding uses from adverse impacts. It is also the intent of this Article to avoid the encroachment of incompatible uses on the borders of the EM District. § 165-85. Permitted uses. The following uses shall be allowed: A. Surface or subsurface mining of rock, metal and nonmetallic ores. B. Oil and natural gas extraction and/or pumping, including storage of production produced on the site. No refining is allowed. C. Sand and gravel mining and processing. D. Crushed stone operations. E. Manufacture and processing of cement, lime and gypsum. 16624 Item# 3: Agricultural Setbacks in the RP Zoning District Staff is seeking input from the DRRS regarding the possibility of implementing agricultural setbacks in the RP Zoning District. The lack of an agricultural setback in the RP Zoning District has been a concern of the DRRS for some time. The concern is that under current conditions, a typical building lot in the RP District only has a ten foot setback from agricultural uses. Houses this close to agriculture may be a burden to farmers and raise issues of incompatibility. Therefore, it may be appropriate to require an agricultural setback in the RP District, similar to the 100 foot setback required for a building lot in the RA District. On the other hand, an agricultural setback in the RP could be a waste of valuable land within the Urban Development Area. Below you will find five potential strategies contemplated by staff. The input received by the DRRS will provide direction to staff. FIVE POTENTIAL STRATEGIES: Strategy 1 - Setback: This strategy would require that any house in the RP Zoning District be set back an increased distance from RA Zoned parcels used for agricultural purposes. Staff Comment: This approach would not work unless the setback is reduced significantly from the 100 feet required in the RA District. The standard width of an RP lot is less than 100 feet. Strategy 2 - Buffer & Screen: This strategy would require that residential developments establish a buffer, similar to a road efficiency buffer or a zoning buffer, when adjoining agricultural property. Staff Comment: This approach could utilize a full and reduced buffer, which is currently required for road efficiency buffers; or, it could be based on the requirements for zoning buffers, which requires screening based on the buffer distance provided (Category A, B, or C). Strategy 3 - Screen: This strategy would require landscaping and a berm, but not necessarily a buffer, between residential developments and agricultural property. Staff Comment: This option would require the least amount of property -only what is used for the landscaping. This landscaping could be on individual building lots or on common open space. Strategy 4 - Buffer: This strategy would require a buffer, but no landscaping, between residential developments and agricultural property. Staff Comment: This approach has the potential to be the most consistent with what is currently required for building lots in the RA Zoning District. Strategy 5 - Temporary Buffer and/or Screen: This strategy would be the same as any of the three latter strategies; however, the buffer and/or screen could be removed for future development if the adjoining agricultural parcel is ever developed. Staff Comment: ff a buffer is required, typical to the standard length of a building lot, this approach may encourage roads to be built along the perimeter ofdevelopments to allow for the possibility offuture development of the buffer area. M2 — Industrial General District Meat Products — 201 2011: Meat Packing Plants 2013: Sausages and Other Prepared Meat Products 2015: Poultry Slaughtering and Processing Grain Mill Products — 204 2041: Flour and Other Grain Mill Products 2043: Cereal Breakfast Foods 2044: Rice Milling 2045: Prepared Flour Mixes and Doughs 2046: Wet Corn Milling 2047: Dog and Cat Food 2048: Prepared Feeds & Feed Ingredients for Animals & Fowls, Except Dogs and Cats Fats and Oils — 207 2074: Cottonseed Oil Mills 2075: Soybean Oil Mills 2076: Vegetable Oil Mills, Except Corn, Cottonseed, and Soybean 2077: Animal and Marine Fats and Oils 2079: Shortening, Table Oils, Margarine, & Other Edible Fats & Oils, Not Elsewhere Classified Beverages, Including Alcoholic Beverages — 208 2082: Malt Beverages 2083: Malt 2084: Wines, Brandy, and Brandy Spirits 2085: Distilled and Blended Liquors 2086: Bottled and Canned Soft Drinks and Carbonated Waters 2087: Flavoring Extracts and Flavoring Syrups, Not Elsewhere Classified 2091: Canned and Cured Fish and Seafood 2092: Prepared Fresh or Frozen Fish and Seafoods Tobacco Products — 21 2111: Cigarettes 2121: Cigars 2131: Chewing and Smoking Tobacco and Snuff 2141: Tobacco Stemming and Redrying Logging — 241 2411: Logging Sawmills and Planing Mills — 242 2421: Sawmills and Planing Mills, General 2426: Hardwood Dimension and Flooring Mills 2429: Special Product Sawmills, Not Elsewhere Classified 2491: Wood Preserving Paper and Allied Products — 26 2611: Pulp Mills 2621: Paper Mills 2631: Paperboard Mills 2652: Setup Paperboard Boxes 2653: Corrugated and Solid Fiber Boxes 2655: Fiber Cans, Tubes, Drums, and Similar Products 2656: Sanitary Food Containers, Except Folding 2657: Folding Paperboard Boxes, Including Sanitary 2671: Packaging Paper and Plastics Film, Coated and Laminated 2672: Coated and Laminated Paper, Not Elsewhere Classified 2673: Plastics, Foil, and Coated Paper Bags 2674: Uncoated Paper and Multi -wall Bags 2675: Die -Cut Paper and Paperboard and Cardboard 2676: Sanitary Paper Products 2677: Envelopes 2678: Stationary, Tablets, and Related Products 2679: Converted Paper and Paperboard Products, Not Elsewhere Classified Chemicals and Allied Products — 28 2812: Alkalies and Chlorine 2813: Industrial Gases 2816: Inorganic Pigments 2819: Industrial Inorganic Chemicals, Not Elsewhere Classified 2821: Plastics Materials, Synthetic Resins, and Nonvulcanizable Elastomers 2822: Synthetic Rubber (Vulcanizable Elastomers) 2823: Cellulosic Manmade Fibers 2824: Manmade Organic Fibers, Except Cellulosic 2833: Medicinal Chemicals and Botanical Products 2834: Pharmaceutical Preparations 2835: In Vitro and In Vivo Diagnostic Substances 2836: Biological Products, Except Diagnostic Substances 2841: Soap and Other Detergents, Except Specialty Cleaners 2842: Specialty Cleaning, Polishing, and Sanitation Preparations 2843: Surface Active Agents, Finishing Agents, Sulfonated Oils, and Assistants 2844: Perfumes, Cosmetics, and Other Toilet Preparations 2851: Paints, Varnishes, Lacquers, Enamels, and Allied Products 2861: Gum and Wood Chemicals 2865: Cyclic Organic Crudes and Intermediates, and Organic Dyes and Pigments 2869: Industrial Organic Chemicals, Not Elsewhere Classified 2873: Nitrogenous Fertilizers 2874: Phosphatic Fertilizers 2875: Fertilizers, Mixing Only 2879: Pesticides and Agricultural Chemicals, Not Elsewhere Classified 2891: Adhesives and Sealants 2892: Explosives 2893: Printing Ink 2895: Carbon Black 2899: Chemicals and Chemical Preparations, Not Elsewhere Classified Petroleum Refining and Related Industries — 29 2911: Petroleum Refining 2951: Asphalt Paving Mixtures and Blocks 2952: Asphalt Felts and Coatings 2992: Lubricating Oils and Greases 2999: Products of Petroleum and Coal, Not Elsewhere Classified Leather and Leather Products — 31 3111: Leather Tanning and Finishing 3 t31: Boot and Shoe Cut Stock and Findings 3142: House Slippers 3143: Men's Footwear, Except Athletic 3144: Women's Footwear, Except Athletic 3149: Footwear, Except Rubber, Not Elsewhere Classified 3151: Leather Gloves and Mittens 3161: Luggage 3171: Women's Handbags and Purses 31.72: Personal Leather Goods, Except Women's Handbags and Purses 3199: Leather Goods, Not Elsewhere Classified Stone, Clay, Glass, and Concrete — 32 3211: Flat Glass 3221: Glass Containers 3229: Pressed and Blown Glass and Glassware, Not Elsewhere Classified 3231: Glass Products, Made of Purchased Glass 3241: Cement, Hydraulic 3251: Brick and Structural Clay Tile 3253: Ceramic Wall and Floor Tile 3255: Clay Refractories 3259: Structural Clay Products, Not Elsewhere Classified 3261: Vitreous China Plumbing Fixtures and China and Earthenware Fittings and Bathroom Accessories 3262: Vitreous China Table and Kitchen Articles 3263: Fine Earthenware (Whiteware) Table and Kitchen Articles 3264: Porcelain Electrical Supplies 3264: Porcelain Electrical Supplies 3269: Pottery Products, Not Elsewhere Classified 3271: Concrete Block and Brick 3272: Concrete Products, Except Block and Brick 3273: Ready -Mix Concrete 3274: Lime 3275: Gypsum Products 3281: Cut Stone and Stone Products 3291: Abrasive Products 3295: Minerals and Earths, Ground or Otherwise Treated 3296: Mineral Wool 3297: Nonclay Refractories 3299: Nonmetallic Minerals Products, Not Elsewhere Classified Primary Metal Industries — 33 3312: Steel Works, Blast Furnaces (Including Coke Ovens), and Rolling Mills 3313: Electrometallurgical Products, Except Steel 3315: Steel Wiredrawing and Steel Nails and Spikes 3316: Cold -Rolled Steel Sheet, Strip, and Bars 3317: Steel Pipe and Tubes 3321: Gray and Ductile Iron Foundries 3322: Malleable Iron Foundries 3324: Steel Investment Foundries 3325: Steel Foundries, Not Elsewhere CIassified 3331: Primary Smelting and Refining of Copper 3334: Primary Production of Aluminum 3339: Primary Smelting and Refining of Nonferrous Metals, Except Copper and Aluminum 3341: Secondary Smelting and Refining of Nonferrous Metals 3351: Rolling, Drawing, and Extruding of Copper 3353: Aluminum Sheet, Plate, and Foil 3354: Aluminum Extruded Products 3355: Aluminum Rolling and Drawing, Not Elsewhere Classified 3356: Rolling, Drawing, and Extruding of Nonferrous Metals, Except Copper and Aluminum 3357: Drawing and Insulating of Nonferrous Wire 3363: Aluminum Die -Castings 3364: Nonferrous Die -Castings, Except Aluminum 3365: Aluminum Foundries 3366: Copper Foundries 3369: Nonferrous Foundries, Except Aluminum and Copper 3398: Metal Heat Treating 3399: Primary Metal Products, Not Elsewhere Classified Coating, Engraving, and Allied Services — 347 3471: Electroplating, Plating, Polishing, Anodizing, and Coloring 3479: Coating, Engraving, and Allied Services, Not Elsewhere Classified Ordnance and Accessories, Except Vehicles and Guided Missiles — 348 3482: Small Arms Ammunition 3483: Ammunition, Except for Small Arms 3484: Small Arms 3489: Ordinance and Accessories, Not Elsewhere Classified 3691: Storage Batteries 3692: Primary Batteries, Dry and Wet Sanitary Services — 495 4952: Sewerage Systems 4953: Refuse Systems 4959: Sanitary Services, Not Elsewhere Classified