DRRC 04-26-07 Meeting AgendaMEMORANDUM
COUNTY of FREDERICK
Department of Planning and Development
To: Development Review and Regulations Subcommittee
From: Susan K. Eddy, Senior Planner SKS
Subject: April Meeting and Agenda
Date: April 19, 2007
540/665-5651
FAX: 540/665-6395
The Frederick County Development Review and Regulations Subcommittee (DRRS) will be meeting
on Thursday, Apri 126, 2007 at 7:30 p.m. in the Board Room of the County Administration Building,
107 North Kent Street, Winchester, Virginia. The DRRS will discuss the following agenda items:
AGENDA
1) Business Overlay District. Discussion of a new overlay district to begin implementing the
traditional neighborhood design elements of the Urban Development Area (UDA) Study.
2) Other
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 the new addition or in the
Joint Judicial Center parking lot and follow the sidewalk to the back door of the four-story wing.
SKE/bad
Attachments
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
•
•
C-:
Item #I: Business Overlay District
On February 28, 2007 the Board of Supervisors adopted the Urban Development Area (UDA) Study
(Attachment # 1) as an element of the Comprehensive Policy Plan. The UDA study allows a new
form of development in the UDA - traditional neighborhood design (TND). Features of traditional
neighborhood design include:
Mix and integration of a variety of uses
Increased density in an urban form
Connectivity
High quality architecture and urban design
Smart transportation
Community focal points
Mix and diversity of housing opportunities
Walkability
Traditional neighborhood structure
Sustainability and environmental quality
Integrated community facilities
Enhanced design and planning
Many of the principles of TND do not match the regulation contained in the Zoning and Subdivision
Ordinances. The DRRS has been tasked with writing ordinances to enable TND. Board Members
were very clear that TND is an option, not a requirement.
A small working group was tasked with developing preliminary ordinances for review by the DRRS.
This group has been meeting since February. Many ordinance amendments are needed. In order to
get an ordinance on the books quickly, per the direction of the Board, the working group opted to
draft a small overlay business district first.
This overlay district (Attachment #2) would be relevant only for properties zoned B I (Neighborhood
Business) District or 132 (Business General) District, Existing B1 and B2 zoned properties could
seek this overlay through a rezoning. Other properties could seek the overlay at the same time they
sought a B 1 or B2 rezoning. The intent of the overlay is to allow traditional neighborhood design.
Differences from the existing B 1 and B2 regulations include:
• Shallow setbacks;
• Wide sidewalks;
• Required windows and entrances on the first floor;
• Housing allowed, but not required, on the second and third floors;
• Waivers from MDP requirements; and
• Greater variety of allowed signage.
Input is sought from the DRRS on this draft ordinance.
2
UDA Study - Land Use Proposal for the Comprehensive Policy Plan
UDA,31udy
Land Use Proposal
for the Comprehensive Policy Plan
The UDA Working Group of the
Comprehensive Plans and Programs Subcommittee
Approved by Board of Supervisors on February 28, 2007
UDA Study 2006
UDA Study - Land Use Proposal for the Comprehensive Policy Plan
Urban Areas
Urban Development Area
Sewer and Water Service Area
Creating Community in the Urban Areas
Development Principles in the Urban Areas
Neighborhood Villages and Urban Centers
Potential Neighborhood Village and Urban Center Locations
Community Facilities in the Urban Areas
Transportation in the Urban Areas
Green Infrastructure in the Urban Areas
Implementation of the UDA Study
Neighborhood Urban Community Center Land Use Plans
New Urbanist/Traditional Neighborhood Zoning Classification
C & I Opportunities
2 UDA Study 2006
UDA Study - Land Use Proposal for the Comprehensive Policy Plan
Urban Areas
Urban Development Area (UDA)
Sewer and Water Service Area (SWSA)
The concept of Urban Growth Boundaries, such as the County's
Urban Development Area and Sewer and Water Service Area, is
based upon the theory that within the County's urban areas, a more
compact, dense development is better and more efficient than
extensive, low density development.
In order to manage growth effectively it is important to
appropriately designate the general location of planned urban
development. By identifying the Urban Development Area and
confining urban development to that area, the County is able to
determine where to direct special, intensive efforts at providing
facilities and services.
Generally, within the urban areas there is a need to provide a
diversity of types of locations for various types of development in
order to accommodate a competitive land market, and provide for
consumer choice. Therefore, sufficient land needs to be included
in the Urban Development Area to accommodate a variety of
development opportunities. A principal aim of the land use policy
for the urban areas is to increase the opportunities available within
the UDA by identifying focal points within the UDA that would
enable greater potential to accommodate anticipated community
growth in a well planned area.
It is anticipated that providing sufficient land and opportunity for
development in the Urban Development Area should also decrease
development pressures in the rural areas.
In general, average gross densities of conventional suburban
developments in the Urban Development Area have been between
two and three units per acre in recent years. There is a need to
continually monitor densities and intensities of development and
associated impacts. However, a variety of residential densities
which are generally higher than those previously experienced in
the County would be appropriate throughout the County's urban
areas with higher densities accommodated in designated areas of
the UDA.
3 UDA Study 2006
UDA Study - Land Use Proposal for the Comprehensive Policy Plan
Larger, planned communities with urban densities are proposed as
an appropriate form of development in the Urban Development
Area. Such planned communities provide an opportunity to create
well planned, distinct places. However, they should only be
approved if roads and facilities are provided with sufficient
capacity to support such developments. Such planned communities
should fit within the context of the Comprehensive Policy Plan.
In order for new areas of urban land uses to be established in the
Urban Development Area and Sewer and Water Service Area,
roads and public facilities of adequate capacity should be provided
to serve the new urban areas. In order for any proposed rezoning
to be approved, the applicants will be expected to contribute a
reasonable portion of the costs of new or expanded infrastructure
needed to serve the proposed development. Such contributions can
be in the form of cash, dedicated land, or constructed
improvements.
Creating Community in the Urban Areas.
The UDA Study of 2006 evaluated current land use patterns,
comprehensive policy plan language, development trends, and
contemporary planning practices. Two ways of creating
community were identified and are as follows. One is to infill
where appropriate both public facilities and non-residential uses
where existing residents live, where children go to school, creating
places where residents can shop, places where residents can
recreate, and places where residents can work are examples.
The second is to promote a new form of development as a
desirable choice for the UDA, a new form of development that is
designed to accommodate anticipated community growth in an
urban environment_ Further, the approach promotes an increase in
the overall residential density in the UDA. It is believed that such
an approach will also provide efficiency in providing community
facilities. It is an approach that will also provide an opportunity to
address the multimodal transportation needs of the community.
In proposing a new form of development of the UDA, the
Comprehensive Policy Plan firmly seeks to create community
within Urban Development Area.
4 UDA Study 2006
UDA Study - Land Use Proposal for the Comprehensive Policy Plan
The land use policies of this plan are designed to enable new focal
points to emerge within the urban areas of the County. Whether
this is within an area of the UDA with an existing land use pattern
that has developed conventionally over time, or within an
undeveloped greenfield area of the UDA which would provide an
opportunity to fully realize the creation of community within the
UDA.
In either of the above scenarios, the goal of the UDA Study is to
enable the creation of livable communities within the UDA that are
diverse and vibrant, appealing and functional, provides a high
standard of living for a broad cross section of the community, and
promotes a sense of place.
Development Principles in the Urban Areas
To further facilitate the growth and development of the County's
urban community, and to ensure that the right kind of development
is occurring in the appropriate places, a set of development
principles is promoted to guide the new form of development.
New Urbanism and Traditional Neighborhood Design methods
have been studied and are envisioned to be an effective tool for
growth management of the County's urban areas. The principles of
New Urbanism or Traditional Neighborhood design are extremely
appropriate for application throughout the urban areas of the
County. As such, it is intended that future land uses and new
development within the County will be generally based upon the
following principles.
Mix and integration of a variety of uses
Increased density in an urban form
Connectivity
High quality architecture and urban design
Smart transportation
Community focal points
Mix and diversity of housing opportunities
Walkability
Traditional neighborhood structure
Sustainability and environmental quality
Integrated community facilities
Enhanced design and planning
5 UDA Study 2006
UDA Study o Land Use Proposal for the Comprehensive Policy Plan
The application of the development principles in the appropriate
locations seeks to ensure that the urban areas of the County will be
made up of walkable, mixed-use neighborhoods, feature a variety
of housing choices, high quality retail, community facilities as
focal points, employment opportunities, and will provide for land
uses that are connected by an attractive, efficient, multimodal
transportation system. The mixing of uses will provide a greater
choice in mobility. Further, focusing development around walkable
centers affords people the opportunity to work, live, shop, and play
in locations that are near each other.
Neighborhood Villages and Urban Centers.
Envisioned throughout the urban areas of the County is a new
philosophy of development that creates neighborhoods which
incorporate residential, retail, educational, and public uses,
commercial services, opportunities for employment, and
institutional and recreational resources.
The land use concept of the Neighborhood Villages and Urban
Centers would enable land owners and the County the
opportunity to choose an appropriate development style and form
that would add long term value to the community. This choice is
in addition to the land use concepts presently identified in the
Comprehensive Plan.
Neighborhood Villages and Urban Centers would be the building
blocks of the urban fabric of Frederick County's urban areas.
Neighborhood Villages
Neighborhood Villages are envisioned to be compact centers that
focus and complement the surrounding neighborhoods, are
walkable and designed at a human scale, and which are supported
by existing and planned road networks.
Urban Centers
The Urban Center is larger than the Neighborhood Village and is
envisioned to be a more intensive, walkable urban area with a
larger commercial core, higher densities, and be designed around
some form of public space or focal point. Urban Centers should be
located in close proximity to major transportation infrastructure.
6 UDA Study 2006
UDA Study - Land Use Proposal for the Comprehensive Policy Plan
The intent of the Neighborhood Villages and Urban Centers is to
provide for a mixture of housing types and uses within a carefully
planned environment. Guided by Neighborhood Villages and
Urban Center Community Plans, similar to the small area land use
plans historically implemented in recent County planning efforts,
Neighborhood Villages and Urban Center Community Plans would
be designed to guide the physical form, structure, density, mix of
uses, community facilities and transportation enhancements. This
concept would build upon recent Small Area Plans which
introduced the mixed use concept into the County.
Neighborhood Residential Land Uses, Neighborhood Commercial
Land Uses, Public and Institutional Land Uses, and Planned
Communities would be integrated within the Neighborhood
Villages and Urban Centers. Further, the physical form of the
urban areas would be guided by development principles previously
described in this Chapter.
A goal of the Neighborhood Villages and Urban Centers is to
create new neighborhoods with an appropriate balance between
residential, employment, and service uses. The appropriate balance
would be determined by the characteristics of their particular
location within the Urban Development Area. A feature of the
Neighborhood Villages and Urban Centers will be the mix and
variety of uses. A horizontal and vertical mix and integration of
uses should be encouraged.
Neighborhood Villages and Urban Centers would be designed to
enable a complementary, pedestrian oriented mix of public and
private facilities to meet the needs of the community. The design
of Neighborhood Villages and Urban Centers is intended to foster
a sense of community by creating vibrant places of activity that
could accommodate life, work, and play. The Neighborhood
Villages and Urban Centers should be different from each other
and be designed with the concept of placemaking as a guiding
element. It should be recognized that a range of centers from a
smaller neighborhood scale to a more intensive urban scale may be
appropriate.
UDA Study 2006
UDA Study - Land Use Proposal for the Comprehensive Policy Plan
More detailed neighborhood planning efforts would ultimately
help determine the scale of the Neighborhood Villages and Urban
Centers based upon a variety of factors, not least of which is the
locational opportunities that may exist in any particular location.
For example, it would be important to recognize that an Urban
Center located adjacent to a future interchange on Interstate 81
would have the opportunity to be significantly more intensive than
a Neighborhood Village located central to the existing
communities located along Senseny Road.
Density is essential to making the vision of the Neighborhood
Villages and Urban Centers and desirable urban places a reality.
Density is a good thing for the urban community in that it provides
an opportunity to create the diverse and vibrant, appealing and
functional, urban places envisioned for the urban areas of the
County. Density and a mix of uses would provide the opportunity
for an increased level of community activity and social interaction.
Density, appropriately designed, would make possible the
walkable, human scaled, pedestrian oriented Neighborhood
Villages and Urban Centers envisioned by this plan.
It is anticipated that Neighborhood Villages and Urban Centers
will be located within the Urban Development Area. Modifications
to the boundaries of the Urban Development Area to facilitate the
development of the Neighborhood Villages and Urban Centers
should only occur when the primary goal of the UDA Study has
been addressed to the satisfaction of the County.
To that end, conformance with the Comprehensive Plan is a
primary consideration. Neighborhood Villages and Urban Center
Plans should be ideally developed prior to the contemplation of
requests to modify the boundaries of the UDA. Such plans,
elements of the Comprehensive Policy Plan would then guide
future growth and development in the appropriate areas of the
County. Community facility and infrastructure capacities and
capabilities, implementation of County transportation planning
efforts, unique proposals that addresses an expressed need of the
County, economic development opportunities, and affordable
housing are also important elements to consider when considering
modifications to the urban areas of the County.
8 UDA Study 2006
UDA ,Study - Land Use Proposal for the Comprehensive Policy Plan
Special emphasis is placed on the thoughtful provision of public
spaces, recreational areas, and open spaces. In addition, the urban
areas should be carefully planned to respect and take advantage of
unique natural features and settings, protect and preserve natural
and historic resources and features, and enhance the natural,
scenic, and cultural value of the urban areas of the County. Special
care must be taken to ensure that the necessary infrastructure
improvements, community facilities, and transportation
improvements are available and provided for to support the urban
areas and Neighborhood Villages and Urban Centers.
It is the intent of land use policy, through the application of a new
form of development and the identification of the Neighborhood
Villages and Urban Center concept, to provide the opportunity for
a new pattern of growth that will provide a new market opportunity
and ultimately result in enhanced urban areas within Frederick
County.
Potential Neighborhood Villages and Urban Centers Locations.
The preliminary location of Neighborhood Villages and Urban
Centers was identified by evaluating general qualifying
characteristics of a particular location that provided the County
with an opportunity to implement the proactive and creative land
use principles presented in the UDA Study. The general public,
through their participation in the series of public meetings, further
helped define the potential locations for Neighborhood Villages
and Urban Centers.
Potential locations.
Senseny Road Triangle
Justes Drive School Cluster
Villages at Artrip
Warrior and Tasker
Lakeside at the Library
Kemstown
Sunnyside
Papermill Road at New I-81 Interchange
Stephens City 277 Area
West Juba] Early
Crosspointe
Neighborhood Village
Neighborhood Village
Neighborhood Village
Neighborhood Village
Neighborhood Village
Neighborhood Village
Neighborhood Village
Urban Center
Urban Center
Urban Center
Urban Center
9 UDA Study 2006
UDA Study - Land Use Proposal for the Comprehensive Policy Plan
Neighborhood Villages and Urban Center Plans would be designed
for the identified locations to guide the physical form, structure,
density, mix of uses, community facilities and transportation
enhancements. Neighborhood Villages and Urban Center Plans
would be designed to address the goals of the Urban Development
Area as identified through the UDA Study and would be designed
at a human scale and with walkability as a key concept to facilitate
the creation of Neighborhood Villages and Urban Centers that
have character and create a sense of place.
The design and form of the development within the County's urban
areas is a very important consideration. With an increase in the
density of the County's urban areas is a need to recognize that the
level of design and planning within the urban areas must increase
accordingly. The level of sophistication of community planning
should increase and the community should provide leadership in
this regard. The initiation of a neighborhood planning effort would
be an example of a proactive approach to addressing the needs of
the urban areas of the County and promoting successful
Neighborhood Villages and Urban Centers. Equally important is
the predictability that is offered by such an approach to the County
and to the development community when developing such
projects.
An increase in density in the urban areas is also important when
considering the need to provide necessary community facilities and
amenities in locations that are highly accessible. Efficiency in
addressing the community facility, infrastructure, and
transportation needs of a growing community in a resourceful and
effective manner is a component of the land use approach
proposed. The land use approach would also allow for the efficient
delivery of public services.
In order for new areas of urban uses to be established in the Urban
Areas in the manner envisioned in this plan, roads and public
facilities of sufficient capacity should be provided to serve the new
urban areas. For any proposed rezoning to be approved, the
applicants will be expected to contribute a reasonable portion of
the costs of new or expanded infrastructure needed to serve the
proposed development. Such contributions can be in the form of
cash, dedicated land, or constructed improvements.
10 UDA Study 2006
UDA Study - Land Use Proposal for the Comprehensive Policy Plan
In planning the urban areas; careful consideration of land uses
adjacent to the Neighborhood Villages and Urban Centers must
occur to ensure that an appropriate transition to the surrounding
areas and sensitive integration into the community is achieved.
Community Facilities in the Urban Areas
In evaluating community growth patterns, it is appropriate to
assess how and where the community invests in the community
facilities needed to support a growing community. Community
facilities, in particular, schools and their locations have tremendous
effect on how our communities grow.
The challenges associated with community growth and the
provision of new community facilities, in particular new school
construction, also create an opportunity to improve the quality of
the community and schools together by applying contemporary
planning principles to community facility planning. This
opportunity translates to other community facility needs including
parks and recreation, library, and emergency services. It has been
determined through the UDA Study that many of the needs of
County's community facility providers could be addressed through
this proactive land use approach.
Collaboration between County agencies should continue to be a
priority goal in order to ensure that the investment made in the
County's community facilities, including the community's school
system, will provide the best possible environment for positive
community growth.
In general, an important theme of this land use approach is that
community facilities should serve as the focal point for
Neighborhood Villages and Urban Centers and the urban areas.
Community centered schools are aimed at promoting more livable
places and improving the overall educational experience.
New Urbanism promotes community centered schools as an
element of a fully integrated community and as a resource and
enhancement for the entire community. Schools should be located
in existing or future neighborhoods, within walking distance and
accessible to residents of the community.
11 UDA Study 2006
UDA Study - Land Use Proposal for the Comprehensive Policy Plan
New Urbanism also promotes the importance of small playgrounds
and open spaces being near every dwelling. Accordingly, Parks
and Recreation facilities are an important component of this land
use approach.
In general, the community should place a greater emphasis on joint
use of facilities for a variety of entities and uses. Such an approach
would be beneficial to the community facility providers and the
broader community.
The importance of community connectivity is recognized with this
land use approach. There is a need to provide linkages between
trails, parks, opens spaces and community uses. This should be a
prominent element of future planning efforts.
Transportation in the Urban Areas
The County's Comprehensive Policy Plan continues to ensure that
a sufficient transportation network is provided to accommodate the
Plan's envisioned future land uses. The nexus between land use
planning and transportation planning continues to be a critical
consideration of the Community's planning efforts.
The County should continue to ensure that the Community's
transportation planning efforts promote a multimodal
transportation plan that addresses existing and future transportation
needs of the County and the Win -Fred MPO area. Coordination
within the Win -Fred Metropolitan Planning Organization is
essential. The Win -Fred 2030 Transportation Plan is a multimodal
plan that seeks to provide a blue print of the locally desired
transportation improvements which address both existing and long-
range transportation needs of the community.
This regional planning effort is supplemented by the County's
Eastern Road Plan which provides additional guidance regarding
transportation improvements necessary to accommodate the land
uses envisioned in the urban areas of the County. The Eastern
Road Plan should continue to be used as a tool that enhances the
level of planning, detail, and design of the needed transportation
improvements of the community.
12 UDA Study 2006
UDA Study - Land Use Proposal for the Comprehensive Policy Plan
The County, in conjunction with the Win -Fred MPO, is currently
completing a Bicycle and Pedestrian Mobility Plan. This effort
should be used as a tool that enhances the community's walkability
and generally improves the multimodal accommodations available
to the community. The Bicycle and Pedestrian Mobility Plan's
application to the new urbanism approach to land use planning
should prove to be invaluable as a tool in the County's future
community planning efforts. In particular, the goal of encouraging
walkable, pedestrian orientated human scale urban communities.
Within the context of the urban areas, the Neighborhood Villages
and Urban Centers are based on the premise of walkable,
pedestrian orientated urban communities. The concept of walkable
catchment areas, also known as ped sheds, guides the general
scope of Neighborhood Villages and Urban Centers by showing
the actual area within a five to ten minute walking distance from a
Neighborhood Villages and Urban Center, community focal point,
or major transportation stop.
In general, the County's transportation network should be designed
for connectivity. Streets within the neighborhood should provide a
connected network, offering a variety of routes and dispersing
traffic. Transportation improvements should be designed as public
spaces with multimodal opportunities that promote traffic safety
and reduce congestion.
The community's business corridor planning effort should
continue to be enhanced with corridor design standards that reflect
the aesthetic and functional needs of the community's entrance
corridors and the urban qualities of the transportation system
within the Neighborhood Villages and Urban Centers.
Green Infrastructure of the Urban Areas
An important feature that translates through both the rural and
urban areas of the County is the concept of Green Infrastructure.
Green Infrastructure is the County's natural life support system -
an interconnected network of land and water that supports native
species, maintains natural ecological processes, sustains air and
13 UDA Study 2006
UDA Study - Land Use Proposal for the Comprehensive Policy Plan
water resources and contributes to the health and quality of life for
this community and its people. Green Infrastructure encompasses
farmland, streambeds, woodlands, parks and scenic views. The
Green Infrastructure includes those features that enrich the quality
of life and are necessary for the protection of clean air, water, and
natural resources, and will serve as the central organizing concept
for future land use in both the rural areas and the urban areas.
In the rural and urban areas of the County, the Green Infrastructure
concept identifies critical areas for conservation, establishes
priorities for protection, and recommends tactics for
implementation. It focuses on ecologically important resource
areas (woodlands, quality wildlife habitat), and critical areas for
the protection of aquatic resources (wetlands, riparian corridors,
floodplains). It can also include culturally important resources
such as historic buildings and battlefields, which while not part of
the Green Network, are valued by the community and contribute to
the overall character of the area.
Designing the Frederick County Green Infrastructure Network
In order to design the Green Infrastructure Network for the
County's Urban Areas, desired network attributes should be
identified and data gathered on their spatial arrangements.
Firstly, all land features protected by the Frederick County Zoning
Ordinance should be considered. These include:
• floodplain;
• lakes and ponds;
• wetlands, natural waterways and riparian buffers;
• sinkholes;
• natural stormwater retention areas; and
• steep slopes.
These areas warrant the highest level of protection, and are
generally unbuildable land unfit for development. These areas
should be the Primary Conservation Resources of the Frederick
County Green Infrastructure Network.
14 UDA Study 2006
UDA Study - Land Use Proposal for the Comprehensive Policy Plan
Secondly, other landscape features were evaluated for possible
inclusion in the Green Infrastructure Network. These were based
on input from the public and stakeholders that was received
through recent planning efforts and the UDA Study process.
Suggested features worthy of consideration in the development
process include:
• Woodlands;
• Scenic viewsheds:
• Riparian areas;
• Existing corridor screening;
• Parks; and
• Trails.
Land resources such as these should be classified as Secondary
Conservation Resources of the Frederick County Green
Infrastructure Network.
Thirdly, historic features were evaluated for possible inclusion in
the Green Infrastructure Network. Properties listed on the National
Register of Historic Places, the Virginia Landmark Register and
Civil War Battlefields and Sites (as defined by the National Parks
Service Shenandoah Valley Civil War Sites Study), should be
classified as Secondary Resources.
Secondary conservation resources should not have the same level
of protection as primary resources. However, their presence on a
site should be a consideration in designing any new developments.
Land owners and developer will be encouraged to protect
secondary conservation resources, but this will be done on a
voluntary basis.
The natural and cultural features of an area provide an opportunity
to incorporate the unique features of an area into a planning effort
that promotes the character of the community, furthering the
community's sense of place.
15 UDA Study 2006
UDA Study - Land Use Proposal for the Comprehensive Policy Plan
In summary, the proposed land use policy and principles promoted
by the UDA Study for the urban areas of the County enables a
proactive and creative land use plan that will meet growth
demands, assure a sustainable community, and maintain a high
quality of life for its citizens. The improved land use plan promotes
and enables a new pattern of land use for the urban areas of the
Frederick County that would be applicable within the UDA, and in
identified areas adjacent to the UDA.
Implementation of the UDA Study
Neighborhood Urban Community Center Land Use Plans
Promote the initiation of an on-going Neighborhood Planning
Effort and the implementation of the principles of New Urbanism
in the identified Neighborhood Villages and Urban Centers.
Prioritization of the Neighborhood Villages and Urban Centers for
the purpose of initiating the application of the County's
Neighborhood Planning Effort.
Senseny Road Greenwood Road Channing Drive
Route 277 -New Main Street Stephens City
New Urbanist/Traditional Neighborhood Zoning Classification
Flexible zoning classification tailored to enabling Neighborhood
and Urban Village Centers, or a part thereof, to be developed. The
Neighborhood Villages and Urban Centers are to be designed to
implement the planning principles promoted for the urban areas of
the County.
Approach would be similar to that of the R-4, Residential Planned
Community; however it would be applicable to smaller properties
located within those areas designated as Neighborhood Villages
and Urban Centers. Such an approach should be promoted
throughout the UDA. However, particular emphasis should be
placed on the designated Neighborhood Villages and Urban
Centers
16 UDA Study 2006
UDA Study - Land Use Proposal for the Comprehensive Policy Plan
An additional tool would be the creation of a New Urbanist
Overlay zoning district that embraces the principles of New
Urbanism. This could be applied over exiting residentially zoned
land uses. In addition, enabling ordinances that would create
Zoning and Subdivision Ordinance language that would facilitate
the planning principles promoted to be realized and the
implementation of New Urbanist projects a reality.
C & I Opportunities.
Achieve a business development strategy that seeks to provide
appropriate locations for commercial and industrial opportunities
and seeks to achieve a balanced ratio between the residential and
commercial/industrial growth of 60 percent residential to 40
percent commercial/industrial (60/40) within the UDA/SWSA.
Update Zoning Ordinances to accommodate targeted businesses.
Identified C & I Opportunities beyond the current boundaries of
the UDA and SWSA:
Double Tollgate Triangle
South East Frederick /East 522
Route 50 East at Route 37 Bypass
17 UDA Study 2006
DRRS Draft TNDB Overlay District
Article XXIII
TNDB (Traditional Neighborhood Design -Business) Overlay District
Intent.
The TNDB (Traditional Neighborhood Design -Business) Overlay District is intended to
implement the comprehensive plan goals of supporting a business climate conducive to
economic activity and orderly economic growth, providing a variety of housing types and
locations to meet the varied needs and income levels of the county's present and future
population, providing for adequate and safe pedestrian and bicycle travel and promoting
traditional neighborhood design in urban centers and neighborhood villages, all of the
foregoing being deemed to advance and promote the health, safety and general welfare of
the public and the orderly development of Frederick County.
The TNDB (Traditional Neighborhood Design -Business) Overlay District provides
parcels within an area identified as an urban center or a neighborhood village the ability
to utilize traditional neighborhood design criteria that are different from the criteria
specified in § 165-82 and § 165-83 of this chapter. This flexibility is provided to enable
traditional neighborhood design which includes a mix and integration of uses, a mix and
diversity of housing types, increased density, walkability, connectivity, traditional
neighborhood structure, high quality architecture and urban design, sustainability and
environmental quality and enhanced design and planning.
District boundaries.
Properties that are included within the TNDB (Traditional Neighborhood Design -
Business) Overlay District shall be delineated on the Official Zoning Map for Frederick
County. This map shall be maintained and updated by the Frederick County Department
of Planning and Development.
Establishment of districts.
A. The Frederick County Board of Supervisors may apply the TNDB (Traditional
Neighborhood Design -Business) Overlay District to B 1 Neighborhood Business
District and B2 Business General District properties less than 20 acres upon
concluding that:
1. The property is in an area designated as a potential urban center or
neighborhood village in the Comprehensive Plan.
2. The requirements of this section will not have an adverse impact on
adjoining properties whose primary use is residential.
B. The TNDB (Traditional Neighborhood Design -Business) Overlay District shall be
in addition to and shall overlay all other zoning districts where it is applied so that
any parcel of land within the TNDB (Traditional Neighborhood Design -Business)
Overlay District shall also be within one or more zoning districts as specified
DRRS Draft TNDB Overlay District
within this chapter. The effect shall be the creation of regulations and
requirements for the TNDB (Traditional Neighborhood Design -Business) Overlay
District that are in addition to, or supersede, as the case may be, those for the
underlying zoning district(s).
General regulations.
A. Use. Any use allowed in the underlying zoning district shall be allowed.
Residential dwelling units shall be permitted within the same buildings as other
permitted uses, provided that such dwellings units shall be located above the
ground floor of the building so as not to interrupt the commercial frontage in the
district.
1113
C.
W
Residential density. Maximum gross density shall be 10 units per acre.
Dimensional and intensity requirements. The following dimensional and intensity
requirements shall supersede those of the underlying zoning district:
Requirement
Minimum front yard setback on
primary or arterial highways (feet)
Maximum front yard setback on
primary or arterial highways (feet)
Maximum front yard setback on
collector or minor streets (feet)
Side yard setbacks (feet)
Rear yard setbacks (feet)
Floor area to lot area ratio (FAR)
Minimum landscaped area
(percentage of lot area)
Maximum height (feet)
Maximum (number) of habitable floors
TNDB (Traditional Neighborhood
Design -Business) Overlay District
30
50
20
1.00
15
M
All other dimensional and intensity requirements of § 165-83 of this Chapter shall
apply.
-2-
DRRS Draft TNDB Overlay District
Off-street parking; parking lots.
Off-street parking shall be provided on each lot or parcel on which any use is established
according to the requirements of this section.
A. Required parking spaces.
1. Required parking spaces for residential dwelling units shall be dedicated
and delineated solely for use by the residents and their visitors.
2. Number of required off-street parking spaces for residential dwelling
units:
Number of bedrooms
Efficiency
2 plus
Off-street parking spaces
1.0
1.0
2.0
3. Required parking spaces for commercial uses shall be in accordance with
§ 165-27 of this chapter. The Zoning Administrator may allow some
variation in the standards for required parking for the commercial uses
based on detailed parking demand studies provided by the applicant.
B. Location of parking and circulation areas. Areas devoted to parking or circulation
of vehicles shall not be located between a primary structure on a lot and the street,
nor shall such areas be located closer to the street than the primary structure on
the lot.
C. All other regulations concerning off-street parking and parking lots shall be as
required in § 165-27 of this chapter.
Design Standards.
A. A harmonious coordination of uses, architectural styles, signs and landscaping
shall be provided to ensure the aesthetic quality and value of the development.
B. Door and entrances. Buildings must have a primary entrance door facing a public
sidewalk. Entrances at building corners may be used to satisfy this requirement.
Building entrances may include doors to individual shops or businesses, lobby
entrances, entrances to pedestrian -oriented plazas, or courtyard entrances to a
cluster of shops or businesses.
C. A minimum of 60% of the street -facing building facades between two feet and
eight feet in height must be comprised of clear windows that allow views of
indoor space or product display areas.
Buffers and screening.
Buffers and screening requirements shall be as required in §165-37 of this chapter for the
underlying zoning district. Any residential dwelling units shall be treated as commercial
floorspace solely for the purpose of buffers and screening requirements.
-3-
DRRS Draft TNDB Overlay District
Street trees.
One street tree shall be provided for every 30 feet of street frontage. Street trees shall be
planted no more than 10 feet from rights of way. Acceptable trees shall be based on the
list of street trees include in §165-36B of this chapter. Street trees shall be a minimum of
three inch caliper at the time of planting.
Sidewalks and pedestrian walkways. Sidewalks shall be installed along all streets.
Sidewalks shall be a minimum of ten (10) feet wide.
Trails. All planned bike trails as identified in the Comprehensive Plan for the site shall
be provided. Trails shall be a minimum of 10 feet wide and have an asphalt surface.
Master Development Plan (MDP)
A. The Director of Planning and Development may waive the requirements of a
master development plan in the TNDB (Traditional Neighborhood Design -
Business) Overlay District for sites less than 10 acres in accordance with § 165-
134(C)(2) through §165-134(C)(6) of this chapter. The Director of Planning and
Development may also waive the requirements of a master development plan in
the TNDB (Traditional Neighborhood Design -Business) Overlay District
provided that a proffer statement, accepted by the Board of Supervisors,
associated with the development contains a plan which shows:
1. The proposed location and arrangement of all street and utility systems.
2. The proposed location of entrances to the development from existing
streets.
3. A conceptual plan for stormwater management and description of the
location of all stormwater facilities designed to serve more than one
parcel.
4. The location and treatment proposed for all historical structures and sites
recognized as significant by the Frederick County Board of Supervisors or
as identified on the Virginia Historical Landmarks Commission Survey for
Frederick County.
B. All other regulations concerning master development plans shall be as required in
Article XVIII of this chapter.
Signage.
A. Projecting signs. Signs which project from the face of the building shall be
permitted subject to the following:
1 Maximum sign area shall be six (6) square feet on any side of the building.
2 Distance from the lower edge of the signboard to the ground shall be eight
(8) feet or greater.
3 Height of the top edge of the signboard shall not exceed the height of the
wall from which it projects for single story buildings, or the height of the
sill or bottom of any second story window for multi -story buildings.
-4-
DRRS Draft TNDB Overlay District
4 Distance from the building to the signboard shall not exceed six (6)
inches.
5 Width of the signboard shall not exceed three (3) feet.
B. Awning signs. Where awnings are provided over windows or doors, awning
signage is permitted with the following provisions:
1 Maximum eight (8) square feet of signage area on an awning.
2 No backlit awnings are allowed.
C. Wall -mounted signs shall be permitted to encompass 1.5 square feet for every 1.0
linear feet of building frontage, provided that the total area of the wall -mounted
sign does not exceed 150 square feet. Wall -mounted signs shall not exceed 18
feet in height.
D. Freestanding business signs shall not exceed 50 square feet in area. Freestanding
business signs shall not exceed 12 feet in height.
E. All other signs regulations shall be as required in § 165-30 of this chapter for the
underlying zoning district.
-5-