Loading...
DRRC 02-28-08 Meeting AgendaMEMORANDUM COUNTY of FREDERICK Department of Planning and Development To: Development Review and Regulations Subcommittee From: Candice E. Perkins, AICP, Senior Planner Subject: February Meeting and Agenda Date: February 21, 2008 540/665-5651 FAX: 540/665-6395 .r� The Frederick County Development Review and Regulations Subcommittee (DRRS) will be meeting on Thursday, February 28, 2008 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) Continuing Care Retirement Communities (CCRC's). Continued discussion of revisions to the MS (Medical Support) Zoning District to add CCRC's as a conditional use. 2) Warehouse Size Limitations. Discussion of revisions to the Frederick County Zoning Ordinance to place restrictions on the maximum size of warehouses and distribution centers. 3) Business Overlay District. Discussion of revisions to the proposed new overlay district to begin implementing the traditional neighborhood design elements of the Urban Development Area (UDA) Study. Please contact this office if you will not be able to attend the meeting. Thank you. 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 thefour-story wing. CEP/bad Attachments 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Item #1: Continuing Care Retirement Communities (CCRC) At your n-jeet1ng on January /'-It, 2008, the DRRS reviewed proposed changes to the MS (Medical Support) Zoning District to introduce CCRC's as a conditional use. At that meeting the revisions were reviewed and proposed changes were requested as well as clarification to some aspects of the ordinance. In the revised ordinance, the changes previously reviewed by the DRRS are shown in bold red italics and the revisions made since the meeting are shown in bold blue italics. If the DRRS is supportive of this ordinance amendment, staff will forward it to the Planning Commission and Board of Supervisors for their consideration. Attachments: 1. Proposed Ordinance with proposed deletions shown in blackline and additions shown in bold italics. 2. Proposed Definitions. 2 I O 1111 Vi Ok Al -,i 1,11( d", I I I:I J ATTACHMENT 1 Changes in red italics previously reviewed by the DRR.S on January 24, 2008 Changes in blue italics have been added since the January meeting. ARTICLE XIII MS (Medical Support) District [Added 9-12-20012x] § 165-96. Intent. The MS (Medical Support) District is intended to provide for areas to support hospitals, medical centers, medical offices, clinics, and schools of medicine. These areas are intended to allow for a variety of support services and related residential land uses to be within close proximity of each other to provide for professional and patient convenience. All land to be contained within the Medical Support District shall be included within a master development plan to ensure that land uses are compatibly mixed, designed in a harmonious fashion, and developed to minimize adverse impacts to adjoining properties. § 165-97. Permitted uses. A. All land uses shall be developed in accordance with an approved master development plan that meets the criteria in Article XVIII of this chapter. B. Structures are to be erected or land used for one or more of the identified uses. The permitted uses are identified by Standard Industrial Classification. All uses described by Standard Industrial Classification are allowed only if the major group, industry group number, or industry number general group titles are used. (1) Educational support services: (2) Research support services: Standard Industrial Classification Allowed Uses (SIC) Research and development facilities for the 283 1 Standard Industrial Classification Allowed Uses (SIC) Colleges, universities, professional schools and junior 822 colleges Libraries 823 Nursing schools, practical 8249 (2) Research support services: Standard Industrial Classification Allowed Uses (SIC) Research and development facilities for the 283 1 following manufacturing groups: Drugs Commercial physical and biological research 8731 Noncommercial research organizations 8733 Testing laboratories 8734 (3) Professional and commercial support services. 0) Standard Industrial Classification Allowed Uses (SIC) Convenience stores 5411 Retail bakeries 546 Coffee stores, health food stores and vitamin stores 5499 Retail uniform stores 5699 Eating places 5812 Drug stores and proprietary stores 591 Bookstores 5942 Stationery stores 5943 Gift shops, greeting card shops and balloon shops 5947 Florists 5992 News dealers and news stands 5994 Optical goods stores 5995 Orthopedic and artificial limb stores 5999 Commercial Banks 602 Credit Unions 606 Life insurance offices 6311 Accident and health insurance offices 6321 Hospital and medical service plans offices 6324 Pension, health and welfare funds offices 6371 Insurance agents, brokers and service offices Operators buildings 6411 of n9nfesi;denlial Real estate agents and managers offices 651-2 6531 Holding offices 671 Hotels and motels 701 Organizational hotels and lodging houses 704 Garment pressing and agents for laundries and drycleaners 7212 Linen supplies 7213 Beauty shops 7231 Barber shops 7241 Photocopying and duplicating services 7334 Medical equipment rental and leasing 7352 Data entry, data processing, data verification and optical 7374 Scanning data service Product sterilization services [Added 8-24-2004] 7389 Hearing aid repair and medical equipment repair, electrical 7629 0) I')_RA1_I Iy1__AI�lt If.) IIII \11 I'M \1 `�I N'OI:l I)ISFRICT - if). 21,09 Dental instrument repair, laboratory instrument repair, 7699 medical equipment repair, except electric, microscope repair, Classification optical instrument repair, scientific instrument repair, except (SIC) electric and surgical instrument repair 3559 Physical fitness facilities 7991 Membership sports and recreation clubs 7997 Offices and clinics of doctors and dentists 801-804 Hospitals 806 Medical laboratories 8071 Dental laboratories 8072 Miscellaneous health and allied services 809 Adult day-care centers 8322 Child day-care services 8351 Public buildings, including the following: Social services offices Free medical clinics (4) Manufacturing and wholesaling support services (a) All permitted manufacturing and wholesaling support services shall meet the flex - tech performance standards as identified in § 165-48.7C of this chapter. (b) All outdoor lighting fixtures designed to illuminate parking lots, loading bay areas, maneuvering areas, staging areas, and outdoor storage areas shall be shielded to direct light downward. (5) Related residential uses to support hospitals, medical centers, medical ofices, clinics, and schools of medicine: Standard Industrial Classification Allowed Uses SIC Operators of apartment buildings 6513 3 Standard Industrial Classification Allowed Uses (SIC) Pharmaceutical machinery 3559 Surgical, medical and dental instruments and supplies 384 Ophthalmic goods 385 Medical, dental and hospital equipment and supplies 5047 Ophthalmic goods 5048 Laboratory equipment, except medical and dental 5049 Drugs, drug proprietaries and druggist sundries 512 (a) All permitted manufacturing and wholesaling support services shall meet the flex - tech performance standards as identified in § 165-48.7C of this chapter. (b) All outdoor lighting fixtures designed to illuminate parking lots, loading bay areas, maneuvering areas, staging areas, and outdoor storage areas shall be shielded to direct light downward. (5) Related residential uses to support hospitals, medical centers, medical ofices, clinics, and schools of medicine: Standard Industrial Classification Allowed Uses SIC Operators of apartment buildings 6513 3 DRAl"T REV IS IONS'I-(t "I -I-II- 11f ',I I11)0PI_ DIS FIM' I I'CIII LIJJ � 1t)_ 10 Operators of dwellings other than apartment buildings 6514 Dormitories, commercially operated 7021 Nursing and personal care facilities 805 Residential care facilities $36 Dormitories, medical and allied health (As defined) Halfway house (As defined) Adult treatment home (As defined) Drug treatment home (As defined) Family care home (As defined) Group home (As defined) Protected population home (As defined) (6) Other related uses: On-site utility systems (As defined) Telecommunications towers and facilities (As defined) Warehousing, medical and allied health services (As defined) Wellness centers (As defined) § 165-98. Conditional Uses. A. Continuing Care Retirement Communities (as defined), provided that the following conditions are met: 1. All Continuing Care Retirement Communities must be within a two mile radius of the Winchester Medical Center Campus property located within the City of Winchester. 2. Maximum residential density shall not exceed ten units per acre provided the following: (a) Single-family detached and single-family attached residential structures having individual access shall have an average lot area of 3,000 square feet per dwelling unit. 4 Standard Industrial Classification Allowed Uses (SIC) Ambulance service, road and vanpool operation 4119 Ambulance service, air 4522 Automobile parking 7521 Churches 8661 Fire protection 9224 Conference/events center (As defined) Fleet maintenance facility, medical and allied health (As defined) On-site utility systems (As defined) Telecommunications towers and facilities (As defined) Warehousing, medical and allied health services (As defined) Wellness centers (As defined) § 165-98. Conditional Uses. A. Continuing Care Retirement Communities (as defined), provided that the following conditions are met: 1. All Continuing Care Retirement Communities must be within a two mile radius of the Winchester Medical Center Campus property located within the City of Winchester. 2. Maximum residential density shall not exceed ten units per acre provided the following: (a) Single-family detached and single-family attached residential structures having individual access shall have an average lot area of 3,000 square feet per dwelling unit. 4 D1ZAF'j RI -A' ISIONS TO Tl -I f \ f ('11It I *�Q'f1'm1 wSTWUT - Feli ni;rr� I'), IW)X (b) All other residential land uses shall provide a minimum of 1,000 square feet of lot average lot area per bedroom. 3. The Continuing Care Retirement Community must consist of residential units which provide independent living, congregate care or assisted living as well as nursing home care for its residents. 4. Occupancy of the dwelling units is restricted to older persons (as defined), with the following exceptions: (1) The spouse of a resident, regardless of age; or (2) Resident staff necessary for operation of the facility are also allowed to live on site. S. The communities may provide ancillary services and facilities, such as but not limited to transportation, a common dining room and kitchen, recreation area, meeting or activity rooms, library, chapel, convenience commercial area, or other services and facilities for the enjoyment, service or care of the residents. Such facilities must be conveniently located in relation to the remainder of the development, particularly the dwelling units; they must not be externally advertised. The Board of Supervisors may restrict their use to residents and staff only. 6. Residential Uses within the Continuing Care Retirement Community may consist of the following: (a) Independent living (as defined) may consist of any of the following residential structures: single-family small lot, duplex, multiplex, atrium house or garden apartments. (b) Home Occupations (as defined). §AHS. § 165-99. District area, floor -to -area ratios and residential gross densities. A. All parcels that are zoned MS (Medical Support) District shall contain a minimum of 20 acres. These parcels shall be required to receive approval of a master 9 Standard Industrial Classification (SIC) Operators of apartment buildings 6513 Operators of dwellings other than apartment buildings 6514 Nursing and personal care facilities 805 Residential care facilities 836 (a) Independent living (as defined) may consist of any of the following residential structures: single-family small lot, duplex, multiplex, atrium house or garden apartments. (b) Home Occupations (as defined). §AHS. § 165-99. District area, floor -to -area ratios and residential gross densities. A. All parcels that are zoned MS (Medical Support) District shall contain a minimum of 20 acres. These parcels shall be required to receive approval of a master 9 [W.1[ I [:[ `'d.�l+�tiS ] c y 1 i Il VI 1.)[c_':11 tii IPI )IZ f I71 11tI(-' [, 1-CIIru;[rN 19, �i�¢o development plan which meets all applicable requirements of Article XVIII of this chapter. B. Parcels that are less than 20 acres in size that are contiguous to a master -planned MS (Medical Support) District development, including those parcels that are directly across public right-of-way to a master -planned MS (Medical Support) District development, and may be rezoned to the MS District. C. The Plaming Commission Board of Supervisors may provide for the administrative approval of parcel subdivision which front on private street systems during the master development plan approval process. D. Hospitals, office buildings, conference/events centers, wellness centers, and all land use permitted under § 165-97B(1), Educational support services, shall be allowed to develop a maximum floor -to -area ratio (FAR) of two. The maximum FAR shall be based on the total site area for a master -planned MS (Medical Support) District that is to be developed as one parcel, or for the total site area of individual parcels that are subdivided for development purposes. E. All permitted land uses other than those described in §165-98D providing support services to this district shall be allowed to develop a maximum floor -to -area ratio (FAR) of one. The maximum FAR shall be determined as described in § 165-98D. F. The overall gross densities for permitted land uses identified in § 165-97B(5) shall be calculated as described under this subsection: (1) Detae iedzcird--semi detaehe Single-family detached and single-family attached residential structures having individual access may have a minimum lot size or average lot area of 3,000 square feet per dwelling unit. (2) All other related residential land uses shall provide a minimum of 1,000 square feet of lot size or average lot area per bedroom. § '� § 165-100. Access regulations. A. All land uses permitted in this article shall be served by street systems that are constructed to the geometric design standards for urban collector streets and urban local streets. Such street systems may be private or may be dedicated to Frederick County for eventual acceptance into the state secondary road system. B. Parcels that contain portions of collector street systems that are intended to continue through to other parcels to meet the intent of the Frederick County Comprehensive Policy Plan shall be built to applicable state secondary road standards and shall be dedicated to Frederick County for eventual acceptance into the state secondary road system. 2 I:WAI'I' 1-�FVISI )IvwT()TFIC Ni11)(t 11 '.J I'I'I>I.I Dl1IM-I - Fc1ii'uat-v 19. 100 C. Commercial entrances for permitted support services and entrances for related residential developments on urban collector streets shall have a minimum spacing requirement of 4-5.0 250 feet or minimum VDOT spacing, whichever is greater, between entrances. D. Commercial entrances for permitted support services and entrances for related residential developments shall have a minimum spacing requirement of 4-W 150 feet or minimum VDOT spacing, whichever is greater, from street intersections to provide for adequate vehicle stacking. E. Driveways serving individual related residential land uses shall only be permitted along urban local streets. F. All permitted and conditional land uses shall be designed to provide for internal traffic circulation and interparcel connectors to adjoining land uses to provide for access between uses without entering onto urban collector streets. The Board of Supervisors may grant a waiver to this requirement if topographic constraints or land use conflicts prevent Interparcel connectivity or make it undesirable. § 165 10 § 165-101. ; etWal Structure and parking lot setback regulations. A. All permitted educational, research, professional, commercial and other related support services shall have a minimum front yard setback of 50 feet from any urban collector street and a minimum front yard setback of 35 feet from any urban local street. B. All permitted related residential uses and conditional residential uses shall have a minimum front yard setback of 25 feet from any public urban local street and a front yard setback of 20 feet from any private urban local road. On residential units utilizing a rear alley for access, the setback off of a private road may be reduced by 10 feet provided there are not driveways on the private road to the residential unit. Structural front yard setbacks from private roads shall be measured from the edge of the access easement. C. Residential housing units within a Continuing Care Retirement Community to include single-family small lot, duplex and multiplex shall have a minimum building spacing of 10 feet between units and no building can be within 50' of the perimeter boundary of the development. QD. All permitted support services and related residential land uses other than those described in §165-101C are not proposed to have minimum side or rear yard setbacks. Individual parcels which are designed to be have structures placed on a side or rear property line shall obtain be provided with a maintenance easement freM on the adjoining parcel that is a minimum of 10 feet in width. 7 F)RAl-f RI'VISIONS IO [IfI= N4I]AC 1I_ `�l I)PORFDI'SIRItdT I-elli-uary II; '00S D. E. Parking lots shall be set back a minimum of 20 feet from urban collector streets and shall be set back a minimum of 10 feet from urban local streets to provide for safe ingress and egress into developed parcels. E. F. Parking lots located between the urban collector street and the building front shall be developed to include an earth berm or natural topography that is a minimum of three feet in height above the finished grade developed at a 3:1 slope. Evergreen shrubbery that is a minimum of two feet in height at the time of planting shall be provided along the apex of the berm at a rate of 25 plantings per 100 linear feet. This element shall begin at the street right-of-way and end at the beginning of the parking lot. Parking lots located between the urban local street and the building front shall be developed to the standards set forth in § 165-27 of this chapter. F. G. Parcels which are designed to have parking lots located behind the building shag may have a reduced front yard setback of 2-5- 20 feet from any urban collector street and 15 feet from any urban local street. 165 101w § 165-102. Height regulations. A. The maximum structural height for hospitals, office buildings and all land use permitted under §165-97B(1), Educational support services, shall be 90 feet. B. The maximum structural height for residential care facilities, nursing and personal care facilities, dormitories, garden apartments and automobile parking structures shall be 70 feet. C. The maximum structural height for all other land uses permitted in this article shall be 35 feet. D. Structural setbacks for all land uses permitted under § 165- I O I A 1024 and 165- 101B -102B shall be increased one foot for every foot that the structure exceeds 35 feet in height. The increased structural setback shall be measured as follows: (1) From the minimum front yard setback established along urban collector streets and urban local streets for a master -planned MS (Medical Support) District that is to be developed as one parcel, or from the minimum front, side and rear yard of individual parcels that are subdivided for development purposes. (2) From any required buffer area for a master -planned MS (Medical Support) District that is to be developed as one parcel, or for individual parcels that are subdivided for development purposes. (3) From the minimum building separation distance established between residential and nonresidential land uses. DRAFT REVISIONS TC) `hHI NIED1CAI.. SUPPORT DISTRICT_ l"ehruary 19. 2008 E. A clear zone void of structures, signage, vegetation and berms shall be established in areas determined by the Fire Marshall to ensure appropriate emergency access for all land uses permitted under § 165-IOIA 102A and 165-IOIB 102A. These identified areas shall begin at a distance of 25 feet from the structure and shall have a minimum width of 20 feet. An easement shall be obtained on adjoining properties to establish required clear zone areas if they cannot be provided on the individual lot proposed for development. § 165-102; § 165-103. Open spaces, landscaped area and buffer and screening regulations. A. The minimum open space percentage for the MS (Medical Support) District shall include: (1) Twenty percent of the overall gross area of a master -planned MS (Medical Support) District that is to be developed as one parcel. (2) Twenty-five percent of the total site area of individual parcels that are subdivided for support services and 30% of the total site area of individual parcels that are subdivided for related residential land uses. B. All open space areas shall be landscaped to provide for a grass cover and vegetative elements as required under § 165-27E(11), Parking lot landscaping, and § 165-37, Buffers and screening, of this chapter. Minimum standards for required vegetative elements include two-inch caliper trees and three-foot shrubs at the time of planting. Stormwater management facilities and landscaped parking lot raised islands shall be permitted to be calculated as part of the overall open space percentage. C. Buffer and screening requirements for the MS (Medical Support) District shall include: (1) Master development planned area that is to be developed as one parcel. (a) A fifty -foot perimeter buffer from all adjoining parcels. The first 25 feet of this buffer area, measured from the adjoining property line, shall provide vegetative plantings, including a single row of evergreen trees on ten -foot centers that are a minimum of four feet at the time of planting, and a single row of deciduous trees spaced 30 feet apart that have a minimum two-inch caliper at the time of planting. An earth berm that is four feet in height and constructed on a 3:1 slope shall be provided in addition to the vegetative plantings if the primary use of the adjoining property is residential. Parking and maneuvering areas may be established within the remainder of the buffer area, provided that all requirements of § 165-27E(11), Parking lot landscaping, are met. (b) A fifty -foot internal separation buffer between all support service land uses and related residential land uses meeting the vegetative planting E .)lull, f.UVISIONS' l+► 1111 t'Ir It_'.0 `;I;1)1)oltl I)IS1,1\1K I 1 ebb-11In N. 2K WN and earth berm requirements specified in § 165-102C(1)(a) of this article. (c) An internal residential separation buffer between detached, semi- detached, and all other related residential land uses containing a twenty-five foot buffer with a single row of evergreen trees on ten - foot centers that are a minimum of four feet at the time of planting. (d) Continuing Care Retirement Communities (as defzned) shall be exempt from internal separation and internal residential separation buffers. (2) Master development planned area that is to be developed as individual parcels. (a) Buffer and screening requirements between all land uses which are not contained within the same categories identified in § 165-97B of this article. (b) All land uses required to provide buffers and screening internal to the MS (Medical Support) District shall meet the requirements of a B Category buffer as described in § 165-37 of this chapter; as well as all other applicable provisions of this section. (3) All parcels within the MS (Medical Support) District which adjoin parcels that are utilized for agricultural activities shall provide the following buffers: (a) A one -hundred foot buffer adjacent to a parcel whose primary use is agriculture. Agricultural land use shall be considered to be any parcel zoned RA (Rural Areas) District whose primary use is not residential or orchard. Al twenty -foot landscaped easement, measured from the adjoining property line, shall be provided which contains a single row of evergreen trees on ten -foot centers that are a minimum of four feet at the time of planting and an earth berm that is three feet in height and constructed on a 3:1 slope. Parking and maneuvering areas may be established within the remainder of the buffer area, provided that all requirements of § 165-27E(11), Parking lot landscaping, are met. (b) A two -hundred -foot buffer adjacent to a parcel whose primary use is orchard. A forty -foot landscaped easement, measured from the adjoining property line, shall be provided which contains a double row of evergreen trees on ten -foot centers that are a minimum of four feet at the time of planting and an earth berm that is six feet in height and constructed on a 3:1 slope. Parking and maneuvering areas may be established within the remainder of the buffer area, provided that all requirements of § 165-27E(11), Parking lot landscaping, are met. 10 I,:)RAYI RF -VISIONS TO -11-11 Y'P1'OI(l D1STRICT - Fchril ,w, (4) A road efficiency buffer meeting the requirements § 165-37E of this chapter shall be provided for all related residential land uses permitted in § 165-96B(5) of this article. § 165-103: § 165-104. Sign regulations. A Permitted Signage (1) Business signs (2) Signs allowed in §165-30B (3) Multi -tenant complex signs (4) Freestanding building entrance signs B. All business signs shall be monument -style signs that are a maximum of 12 feet in height. Business signs shall not exceed 100 square feet in area. C. All wall -mounted signs shall be er-mi4ed to eneempass 20% ef the wa4l" afea to which +za crt'ic} afe •,+c rr tach d,, pr-oyid©d that e to ea of �he wall -ii etmted sign does net exceed 200 sq e_fe� . conform to §165-30H(1) of the Frederick County Zoning Ordinance. D. All business signs shall be set back a minifntffn of !0 feet fr-efa all tifban eelleet-of + f inn feet betwee., business Sign setbacks shall conform to §165-30F of the between Frederick County Zoning Ordinance and sign spacing shall conform to §165-30F of the Frederick County Zoning Ordinance. E. Directional signs and on-site informational signs shall be set back a minimum of five feet from all urban collector streets, urban local streets, street intersections, and street entrances to provide for safe and adequate sight distance. Directional signs shall not exceed 50 square feet in area, and informational signs shall not exceed 20 square feet in area. Directional signs and informational signs shall be exempt from minimum spacing requirements between business signs and other directional signs. 20. Editor's Note: This ordinance also redesignated former Arts. XIII through XXI as XIV through XXII, respectively; and renumbered §§ 165-96 through 165-145 as 165-104 through 165-156, respectively. 11 ATTACHMENT 2 PROPOSED DEFINITIONS Continuing Care Retirement Community — A housing development on one parcel of land that meets the requirements for housing for older persons (as defined by the Code of Virginia) that is planned, designed and operated to provide a full range of accommodations for older persons, including independent living, congregate care facilities, assisted living facilities and nursing home (skilled -care) facilities. CCRC's must also include ancillary facilities for the further enjoyment, service or care of the residents. In a CCRC residents may move from one level to another level of housing accommodations as their needs change. Continuing Care Residential Communities may not contain individual parcels and may not include condominium options, the community must be developed as one parcel that is owned and operated by one entity that offers rental options for the residential units. . Independent Living Facility - A building or series of buildings containing independent dwelling units or individual housing units to include: single family detached, duplex or multiplex units. Independent living facilities are intended to provide housing for older persons not requiring health or other services offered through a central management structure/source. The facility may include ownership or rental units and must be subject to appropriate covenants, conditions, management policies or other procedures to ensure that the facility provides only housing for older persons, as defined above. Congregate Care Facility - A building containing residential living facilities intended as housing for older persons and which offers the residents of such facility the opportunity to receive their meals in a central dining facility, to receive housekeeping services and to participate in activities, health services, and other services offered through a central management structure/service. Assisted Living Facility - A building or series of buildings containing residential living facilities for older, disabled or infirm persons and which provides personal and health care services, 24- hour supervision, and various types of assistance (scheduled and unscheduled) in daily living and meeting the requirements of Section 63.2-1800, et. seq. of the Code of Virginia (1950), as amended. Adult Care Residences — A public or private establishment operated or maintained for the maintenance or care of four or more adults who are aged, infirm or disabled and who are cared for in a primarily residential setting. Adult care residences do not include facilities or portions of a facility licensed by the state Board of Health or the Department of Mental Health, Mental Retardation and Substance abuse Services; and the home or residence of an individual who cares for or maintains only persons related to him by blood or marriage; and a facility or portion of a facility serving infirm or disabled persons between the ages of 18 and 21. Item #2: Warehouse Size Limitations Warehousing and distribution centers are currently a „P,m;rrP,l use in t>Ze 1`.�1 (Light lr�dustrial) and M2 (General Industrial) Districts. There is currently no maximum building size limitations placed on these uses. Given that these types of facilities can be very large, staff was directed at the Planning Commission Retreat to look at providing square footage caps on these uses in the M1 and M2 Districts to ensure that our available industrial land is not eroded to undesirable uses that are associated with large amounts of truck traffic that degrade our transportation network. The proposed cap would be 200,000 square feet of floor area, and it has also been requested that there be an option to waive the cap if a desirable business that would fall under warehousing/distribution use chose to locate within the County. Attached is also a letter of support from Patrick Barker with the Economic Development Commission (EDC) supporting this ordinance amendment. The proposed Ordinance could be worded as follows: §165-48.]Z Warehouse and Distribution Center Size Limitations The maximum building square footage for Warehouses or Distribution Centers located in the M1 (Light Industrial) and M2 (General Industrial) Zoning Districts shall not exceed 200,000 square feet of gross floor area. The Board of Supervisors may waive the 200,000 square foot limitation provided that the following conditions are met: (1) A Master Development Plan for the property has been approved. (2) The Board of Supervisors determines that the use would be beneficial to Frederick County and that the use is located in an appropriate area of the County. (3) All transportation impacts have been mitigated to the satisfaction of the Board of Supervisors. 3 IPAIFWINCHESTER FREDERICK COUNTY VIRGINIA DATE: February 20, 2008 TO: Eric Lawrence Director of Planning and Development, Frederick County FROM: Patrick Barker, Executive Director RE: Warehouse/Distribution Maximum Size Limit By -Right Thank you for the opportunity to provide some support material for limiting large scale distribution in Frederick County. Clearly, some level of distribution space is required to support a healthy growing manufacturing/economy. However, several large scale distribution facilities have been built recently in Frederick County where their support for this existing economy is very questionable. Large scale distribution facilities are defined as a building greater than 300,000 sq, ft. that is used predominately for the distribution/storage of products. Ability to replicate similar projects remains very strong as several properties are being actively marketed for such facilities. Moreover, the entire 1-81 corridor, including Frederick County, has garnered significant speculative large space industrial developers with a keen interest in large scale distribution clients, in addition to other industrial clients. Three specific facts are provided to quantitatively and qualitatively demonstrate the need to revise its industrial zoning to limit large scale distribution. Based on these facts, the EDC can validate recommending a maximum limit by -right for distribution within the County's industrial zoning districts of 300,000 sq. ft. Should the County desire a lower limit, the EDC would support this along as it was accompanied by a waiver provision for a higher amount with perhaps a support letter from the EDC. ...................................................................................................................... Most distribution uses generated over 8 times LESS revenue to Frederick County than manufacturing uses. 2. Large scale exclusively distribution facilities RARELY support existing manufacturers. The community and surrounding area is actively being marketed for additional large scale distribution. Your Move. Our Commitment. 5 East 2)oscav of `.1Lrect s, 226C1 A 540 665-0973 4 Fax 40- 22-u}6'04 L <'✓u'n' ; rd'. 7'u'; CG tl Page 2 Warehouse/Distribution Maximum Size Limit By -Right o Most distribution uses generated over 8 times LESS revenue to Frederick County than manufacturing uses. An examination of revenue of eight (8) existing entities; manufacturing (4) and distribution (4); over a 3 year basis shows that manufacturers produce over 8 times more revenue per acre than distribution. Exhibit A provides more detail on this fact. • Large scale exclusively distribution facilities RARELY support existing manufacturers. In Frederick County, only ONE example can be found of a large scale distribution facility occupied by an existing manufacturer. A listing of industrial buildings larger than 200,000 sq. ft. and their use within Frederick County is provided in Exhibit B. • The community and surrounding area is actively being marketed for additional large scale distribution. Due to the area's enormous logistical advantages, Frederick County is a natural fit for manufacturing and distribution operations. While the EDC remains committed that large scale distribution is not a fit for the community, several developers and realtors are currently aggressively marketing sites within the community and along 1-81 for such projects. See exhibit C. Most large scale distribution uses are probably not within the long term best interest of Frederick County. Repeating from above, a healthy economy of any community requires some reasonable level of distribution facilities for long term validity and diversity. It is unclear how additional large scale distribution will aid in moving the economy of Frederick County forward for the long-term. By its very nature, predominant distribution operations are "footloose" (easily movable and/or closed) due to their investment in equipment typically only involves racking and fork lifts. By comparison, most manufacturing operations require significant machinery which is costly to install/remove and makes them, by operation, more fixed than distribution. Additionally, large scale distribution operations typically require large acreage. Frederick County currently possesses a limited amount of "shovel -ready" industrial sites. As such, additional large scale distribution would rapidly deplete the minimal amount of industrial sites currently available and future sites. In conclusion, the EDC recommends a maximum limit by -right for distribution within the County's industrial zoning districts of 300,000 sq. ft. The EDC would support a lower limit with a waiver provision for a higher amount and perhaps a support letter from the EDC. Thank you for the opportunity to comment on this most important community need. Your Move. Jur Commitment. i1)6Ct `1J LCji't BC'SCc7`A{E1l St'�ec�t �V�r��Cl�<:Sic:�;'V%+ 2260!� .� ,�i ��-tY�.:-a%��� AFdX �'{j.j � - r`t A. �+.r'GL tiri"�3 COM Exhibit A Revenue Generation: Manufacturing & Distribution WINCHESTER TY FREDERICK COUNTY IPA of VIRGINIA EDC Winchester -Frederick County Economic Development Commission =15 East Eur « c r, $tt it ♦ 540-56-9M A Fax 5;`1-1:1-` 604 A Revenue Generation: Manufacturing & Distribution Example Estimated 3 yr Acreage Per Acre Return Distribution #1 $116,000 25 $4,640 Distribution #2 $480,000 _ 80 $6,000 Distribution #3 Distribution #4 $280,000 $146,195 30 � �30 ^A� �$9,333� $4,873 Average $255,549 41 $6,212 Manufacturing #1 Manufacturing #2 Manufacturing #3 $2,600,000 $1,900,000 $300,000 _ _ 24 30 0 18_��_ $110,638 $63,333 � $ 16,667 Manufacturing #4 $2,200,000 82 $26,829 Average Difference $1,750,000 38 $54,367 8x Analysis was completed based on estimated three-year revenue generation on a per acre basis from four manufacturing operations and four distribution operations within Frederick County. For confidentiality purposes, the names of the firms have been withheld. WINCHESTER. FREDERICK COUNTY VA&F VIRGINIA EDC Winchester -Frederick County Economic Development Commission S East B-­c,f en Sttwet w 'bh i <hester, VA 212601 540 665-0773 A Pax 4 Exhibit B Distribution Support Existing Manufacturing WINCHESTER FREDERICK COUNTY IPAIFVIRGINIA EDC Winchester -Frederick County Economic Development Commission 45 E<st Bos r.•vr Street w ^• i; t i;1; 22-631 541J 66 0772'' A Fa�c 54_1-7222-06'1' i v.,Aµ -w ,va..:om Local Large Scale Distribution Facilities Supporting Existing Manufacturing Industrial buildings above 200,000 sq. ft. Tax Map Owner Tenant Use Acreage Square Footage 43 A 44 Pactiv Corp Owner Manufacturing 23.5 200,291 ------------------------------------------------------------------------------------------------ 43 4 A Crown Cork & Seal Owner Manufacturing 39.8 205,989 43 1931 National Wildlife Federation Vacant 15.0 225,590 54 A 36B Wachovia ----------------------------------------------------------------------- Vacant (Barber & Ross) -------------------------- 24.4 ---- 257,491 54 A 36H ----------------- Kraft Foods Owner -------------------------------------------------------- Manufacturing 30.0 231,838 54 A 361 ------------------ Fort Collier Group ------------------------- Southeastern Container ---------------------------------------------------------------------- Manufacturing -------------- 24. 423,360 54 A 36M Acquiport Winchester Kraft Foods ------------------------------------------------------------------------------------------ Distribution 25.5 ---- 347,200 54 A 36N Fort Collier Group Delco Remy ----------------------- Manufacturing 11.00 201,904 63 A 58 Winchester Cold Storage Multiple ------------------ ------------------------------------------------------ Multiple 24.9 252,000 63 A 86A HP Hood ---------- Owner — Manufacturing ------ 74.1 -- 353,081 64 A 40E Kohl Distribution Owner Manufacturing 53.3 422,658 76 A 53G Equity Industrial Winchester LLC Home Depot Distribution 60.7 755,855 43 A 63A First Industrial Development Unidentified Distribution 29.0 300,000 54 A 91 A Johnson Development Unidentified Distribution 43.0 465,000 ANIFWINCHESTER FREDERICK COUNTY VIRGINIA c -DC Winchester -Frederick County Economic Development Commission fa E s# Bosc<_.:er. 5ti-ce . \/A 2263! 5110-665-05/3 A Fa,. 51r 7�: -Ob w Exhibit C Active Marketing of Developers for Large Scale Distribution WINCHESTER FREDERICK COUNTY AAF VIRGINIA EDC Winchester -Frederick County Economic Development Commission 45 List Boscai.,:-n $trot w W; .t ester,�j :,6 5.-0 66--0373; A Ft;: 5,it's 2-0C,,�4 A Search Results Page 1 of 3 �. h,pdi$y :'mgr Search Save this Search for Email Alert of New Listings Name this Search: 13 Listings Found - Page: 1 Email Frequency: ( Daily fe Weekly r None Vlew the )✓ Release my contact info to brokers with matching listings. r NEWS You Wani Show Rent AdPerPer Ye Sort By: Photo Property Name City State Property Type Rental Rate Space Available r � i1e Item Report aurnrnar;= Report DJ tailed Report � Feta Properties �a4"e Fna erriec I Lu 1t_ �� 1_ p l� J p �] , + Showcase Properties - Receive Iop Placement - Click Here For Mere Information Premium l.isti:zgs - LoopNei Premium mermbers Receive Priority PIFCameert - UPGRADE NOW! `" _ Ft. _Collier _I,ndustri.a.. Park..Spec,Bldg_II Status: Active iE Crx4:.t. Winchester, VA No- Spaces: 1 � Located at Ft. Collier Industrial Park in Winchester, Rental Rate: $5.60 VA. The site has easy access to I-81 and has Space Available: 137,000 SF L p�, -'� I. iv.ri water, sewer, gas, and electricity delivered to.-. Bldg. Size: 137,000 SF Primary Type: Distribution Warehouse Download Flyer r L. Ft.._Collier_Industrial Park_Spec Bldg,.I Status: Active G Winchester, VA No. Spaces: 1 x1 t—t f - i` C NO iN ----` Located at Ft. Collier industrial Park in Winchester, Rental Rate: $4.50 ° fVA. The site has easy access to I-81 and has Space Available: 300,000 SF water, ;ewer, gas, and electricity delivered to... Bldg. Size: 300,000 SF '• Primary Type: Distribution Warehouse Downloada 4r i1 ft 1'1r" i4 -e V%"5 Flyer, Aviation Business Center Status: Active Coldwell Winchester, VA No. Spaces: 1 Banker Premier office/warehouse space located in Rental Rate: $11.00 Commercial Frederick Coounty, VA adjacent to Winchester Space Available: 2,700- 15,140 SF Capitol Realty Regional Airport. Constructed in 2007 this property Bldg. Size: 70,000 SF Services features... Primary Type: Flex Space Avation._B_ustness„Ce,n,ter Status: Active Coldwell Winchester, VA No, Spaces: 1 Banker Premier office/R&D space located in Frederick Rental Rate: $11.00 Commercial County, Va adjacent to Winchester Regional Space Available: 6,370 SF Capitol Realty Airport. Constructed in 2007 this property features Bldg. Size: 70,000 SF Services -i13' brick... Primary Type: Flex Space F_ 1919 Abrams Creek Status: Active Coldwell Winchester, VA Spaces: 1 Banker 2,500 Flex Space at Featherbed Business ParRental End Rental Rate: $5.00 Commercial cap site with two insulated overhead drive in Space Available: 2,500 Sr Capitol Realty doors, 2 entrance doors and plenty of parking. Bldg. Size: 9,600 SF Services UP Ideal,.. PrimaryType: Flex Space I PCBRE "l ct Il 44iaMC4k5 :nr,? C rttlGh ai?L L_LLSzla i00K SUb5Ctibet's �Wr i 3 Advertis your business of service_ n, thi„ lo_a..tior,. .............................__......._-.._......---.,.—,_............-........_.�..-._.,_...__. �..,.,,...,."...-..__� .._�,..__-,.____--,-- C-26..2 Papermtll-Property Status: Active Adams - Winchester, VA No. Spaces: 1 Nelson & This free-standing building includes flexible space Rental Rate: $10.48 Associates, for industrial workshop use with showroom space. Space Available: 3,320 SF Inc_ kp It is located in a busy, retail, service area... Bldg. Size: 3,320 SF Primary Type: Flex Space F 150 Lee Avenue Status: Active Winchester, VA No. Spaces: 1 http://www.loopnet.com/xNetIMainSite/Listing/Search/ScarchResults.aspx?linkcode=13890 2/14/2008 Johnson Development Associates, Inc. I Ft. Collier Industrial Park HOME ABOUT US PORTFOLIO AVAILABILITIES CONTACTS EMPLOYMENT Industrial I Multi -Family I Office Ft. Collier Industrial Park Frederick County, VA This 108 acre site is located on Interstate 81 in Winchester, seventy-five miles west of Washington, DC. Construction of two speculative distribution facilities -- 300,000 SF and 137,000 SF -- is underway. Additional build to suit development opportunities exist at this location. Call Copeland Rhea at (864) 590-3280 to discuss [ Spec Building I ][ Spec Building II 1[ Spec Building III 1[ Spec Building IV ] Spec Building I Flyer I Map Location: I-81; 20 miles from Virginia Inland Port Total Building Area: 300,000 SF Site: +/- 25 acres Year Built: Under construction Clear Ceiling Height: 32' 6" Column Spacing: 50' x 52' with 65' loading bay Type of Floor: 6" - 4000 PSI concrete Type of Walls: Tilt -wall concrete panels Type of Roof: TPO white heat welded system Lighting: T5 Type of Sprinkler: ESFR Number of Truck Docks: 10 (9' x 10') doors; 1 (14' x 16') drive-in ground level door Utilities: Water, sewer, gas, and electricity are delivered to the building; fiber capabilities are present Page 1 of 3 Spec Building II Flyer I Map http://www.johnsondevelopment.net/JDA/listings.nsf/Al1ByUniquelD/NEBA-6UFMYC 2/13/2008 Johnson Development Associates, Inc. I Ft. Collier Industrial Park Location: I-81; 20 miles from Virginia Inland Port Total Building Area. 137,000 SF Site: +/- 10 acres Year Built: Under construction Clear Ceiling Height: 32' 6" Column Spacing: 47' 6" x 50' with 60' loading bay Type of door: 6" - 4000 PSI concrete Type of Walls: Tilt -wall concrete panels Type of Roof: TPO white heat welded system Lighting: T5 Type of Sprinkler: ESFR Number of Truck Docks: 18 (9' x 10') doors; 1 (12' x 14') drive-in ground level door Utilities: Water, sewer, gas, and electricity are delivered to the building; fiber capabilities are present Spec Building III Nap Tenant: Undisclosed Tenant Total 3uilding Area. 465,600 SF Spec Building IV Flyer I Map Location: I-81; 20 miles from Virginia Inland Port Total Building Area: 300,000 SF Site: +/- 25 acres Year Built: Under design Clear Ceiling Height: 32' 6" Column Spacing: 50' x 52' with 60' staging bay Type of Floor: 6" - 4000 PSI concrete Type of Walls: Tilt -wall concrete panels Type of Roof: TPO white heat welded system Lighting: T5 Page 2 of 3 717 http://www.johnsondevelopment.net/JDA/listiD.gs.nsfIAllByUniqueIDINEBA-6UFMYC 2/13/2008 NEW COMMERCIAUINDUSTRIAL DEVELOPMENT Exit 323 of 1-81, Winchester, Virginia 750,000 SF PLANNED WAREHOUSE/DISTRIBUTION FACILITY • Planned development of 750,000 square feet of warehouse/distribution space + 60 acre industrial site with visibility at Exit 323 (VA Route 660) of 1-81 in Winchester, Virginia a Access to Inland Port of VA Cross docked facility with 200' truck court on either side Build -to -suit opportunities are available on subdivided lots for purchase or lease Utilities to site I; II II I I I II If II I V III I 1600 —, I I I " II II I I I II II I I I I 'I II II i ii I I II I I II ' II 1250' a it I't- II I II p l I I I I 750, 000 SF I 1 II I I I � II 1111 II I I I II II II I I II II I I � JI II II I 1` II I li II ' ti I SII ® Grubb&Ellis Property Solutions Worldwide LoopNet - 1-81 Distribution Center - Harrisonburg - Bldg 2, Distribution Warehouse, Harrisonburg, VA Page 1 of 2 Print Window Close Window 1-81 LDisLribution Center - Property ID: 15495241 HarrisonbUi y - Bldg Z http://listing.loopnet.com/15495241 I-81 Distribution Center - MQJ. I I . 1, Leland Group Commercial Harrisonburg - Bldg 2 Z1 4500 Early Roads z1"a L=trta :d {540) 754-1600 Real Estate, LLC Harrisonburg, VA 22801 County: Harrisonburg City For .ease Primary Type: Total Space Available Building Size: Date Last Verified: Property ID: ,��aiai9!r -gates Suite/ Space Minimum Maximurn Rental Floor Available Divisible Contiguous Rate Space 1 300000 SF N/A N/A $4.85/SF/Year Additional Types: Truck Terminal/Hub/Transit Addi ional Photos Additicnal Inforr atic- Lease Type: Acdv` Industrial Distribution Warehouse 300,000 SF 300,000 SF 1/11/2008 15495241 Date Available space Type 8/1/2008 Distribution Warehouse NNN S-ubleasa No Property Description: State-of-the-art warehouse/distribution facility in the I-81 Corridor. Tilt -up masonry construction. All approvals in place. Location Description: The I-81 Distribution Center - Harrisonburg is located on Early Road, just off Exit 243 of Interstate 81. The site has tremendous visibility from the Interstate. On the south side of Harrisonburg, Virginia, the location is just 23 miles from Interstate 64, 55 miles from Interstate 66, 60 miles from Virginia's Inland Port in Front Royal, Virginia, 130 miles from Washington, DC, 170 miles from Baltimore and 210 miles from Norfolk, Virginia. Construction Status: Under Construction/Proposed Power is available: Yes This is a Build to Suit Lease http://www.loopnet.com/xNet/MaiDSite/Listing/Profile/PrintSummary.aspx?LID=15495241 &ShowAudit=f... 2/14/2008 LoopNet - New Commercial/Industrial Development, Distribution Warehouse, Martinsburg, WV Page 1 of 2 ;#1 in Comore cial Real Estate Online LQVNet $475 bi!Ilon of properties for sale ,, 4 billion sa. ft. of properties for lease 2.5 million members a L Back toVia_"ch Re -ups Link direciY ly to this listira or embed it on our website! .M.. orc Details Link http://listina.loopnet.com/,I Embed'<scrint tvpa text/javSrri' New Commercial/Industrial Development Result 1 of 4 Nast Free New Commercial/ Industrial s Quotes Development.„t, Rod,ne Judd �� Exit 8 on I-81 Y- (301) 530 8200 Martinsburg, WV 25401 County: Berkeley Pra}zt 5�?lutlona t'ttrlcwtiie For l cthre Primary Type: Industrial Distribution Warehouse Total Space 2,695,000 SF Available: Occupancy: 0% i Building Size: 2,695,000 SF Date Last verified: 1/18/2008 Property ID: 15151659 Final :act i4ore... t Options EmailListinn Flyer M_ap J_Aerii-al J Detro.graph_i,cs i Print Summary Print ALL Feedback Available Spaces More Suite/ Space Minimurn Maximum Rental ®""""""'"`""'""` Date •�� Info Floor AvaitaL-le Divisible Contiguous Rate As Entered - ------- Available Space Type Sublease -i-j 1 2695000 SF N/A N/A $10.00/SF/Year Immediate Distribution Warehouse N/A Attachments ay.!er 624 KB Additional Information Property Description: *Build to suit opportunities are available on subdivided lots for purchase or lease. *Planned development of approximately 2,695,000 SF of Warehouse/Distribution facilities *174 acre industrial site with visability at exit 8 of I-81. *Three crossdocked facilities with 200 truck courts on either side. * Site serviced by rail. *Utilities to site Location Description: Exit 8 on I-81 in Martinsburg West Virginia Additional Types: Warehouse Lot Size: 174 SF ._......._. hi.crestiod in this props- "t'y 5/24/2007 The information above has been obtained from sources believed reliable. While we do not doubt its accuracy we have not verified it and make no guarantee, warranty or representation about It. It is your responsibility to independently confirm its accuracy and completeness. Any projections, opinions, assumptions, or estimates used are for example only and do not represent the current or future performance of the property. The value of this transaction to you depends on tax and other factors which should be evaluated by your tax, financial, and legal advisors, You and your advisors should conduct a careful, independent investigation of the property to determine to your satisfaction the suitability of the property for your needs. http://www.loopnet.com/xNet/MaiDSite/Listing/Profile/Profile.aspx?LID=15151659&StepID=101 &Recent... 2/14/2008 IVE u�i COMMERCIALiIND'so"S T !IAL DEVELOP MEN I Exit 8 of 1-81, Martinsburg, Vilest Virginia 21605,000 SF OF RAIL SERVED INDUSTRIAL BUILDINGS Planned development at approximately 2,695,000 SF of war eho eld istribution facilities • 174 acre industrial site with visi` il,, y at Exit 8 of 1-81 * Three crossdocked facilites with 200' truck courts on either side • site serviced by rail )lel-to-suft opportunities are available on subdivided lots for purchase or la • utifities to site �,► Grubb&Ellis Property Solutions Worldwide LIBERTY AT HUNTERS GREEN II HOPEWELL ROAD &HALFWAY BOULEVARD HAGERSTOWN, MARYLAND 21740 INDUSTRIAL SPACE For information, contact: Jahn Wilhicle 410.241.3146 io1in.wilh de@-)dDre,carrs Matt Lara+way 41 0,244.3126 moH.lcirhwny cbre.torn Pat Lafferty 717.221.4386 ��cilr'Eck .laffr•.rtyt�c�rL�rcy.com Mike Hess 717.238.9696 miehcrel_f�rvsst�?-'cl�rr�.corr, CH Richard Ellis 250 West Profit Streel suite 2000 Baltimore; malylrand 21201 T 410.244.7100 F 41&244.3101 www.ci)rL-.com/ballimoi-a 212 1_Qcusl Street Suite 300 Harrisburg, Pennsylvsmin 17101 T 717.238.9696 F 717.238.2051 www.cbre.com,r iarrisburg N AVAILABLE BolinIAM' LIBERTY �= + UNTER5 GREEN II `loom _ J _ 9011 r .- i N • 4 • i irvwC LVIVC 1114l,tIVIIYtJ BUILDING SIZES BUILDING 1: 1,120,000± SF BUILDING 2: 543,000± SF AVAILABLE OFFICE: Build -To -Suit LAND AREA: 150± acres YEAR BUILT, TBD BUILDING CONSTRUCTION: Concrete tilt -up exlerior with painted, steel columns FLOOR SLAB: 7" non -reinforced, FF 50, FL 35 ROOF: 16 Mil EPDM R-17 ZONING: IG - Industrial General CEILING HEIGHT. 32' - 36' clear . i - .enaaueoamuw.0 Kwre..�M m,uarm, LIGHTING: T5/400 watt Metal Halide f 1Ytu„ 1 Roof mounted gas fired Cambridge units, 1.5 air changes per hour BUILDING DIMENSIONS BUILDING 1: 1,964' x 570' BUILDING 2: 952.5' x 570' COLUMN SPACING: 59.5' x 40' column spacing with 85' staging LOADING DOCKS: 1 per 10,000 SF DRIVE-INS: 4 - (12' x 14') TBD DOCK LEVELERS: 45,000 - 50,000 Ib DOCK SEALS: 40 oz wear pleates DOCK APRON: 60' concrete apron 8" concrete, 6' x 6' 6-guage wire mesh on 6" stone sub -base TRUCK COURT. 200' PARKING: BUILDING 1: 229 car /300+ trailer BUILDING 2: 236 car/160+ trailer 176 trailer storage RAIL: Service provided by CSX LEASE RATE: $4.25 NNN "'Design subject to change`-1---+`'`�'- �c I '1'+ it C> I'; l'. P 7` v 'C f; Cl S 'I' irvwC LVIVC 1114l,tIVIIYtJ BUILDING SIZES BUILDING 1: 1,120,000± SF BUILDING 2: 543,000± SF AVAILABLE OFFICE: Build -To -Suit LAND AREA: 150± acres YEAR BUILT, TBD BUILDING CONSTRUCTION: Concrete tilt -up exlerior with painted, steel columns FLOOR SLAB: 7" non -reinforced, FF 50, FL 35 ROOF: 16 Mil EPDM R-17 ZONING: IG - Industrial General CEILING HEIGHT. 32' - 36' clear SPRINKLER: ESFR sprinkler systems LIGHTING: T5/400 watt Metal Halide ELECTRICAL 4,000 Amps; 277/480v HEATING: Roof mounted gas fired Cambridge units, 1.5 air changes per hour BUILDING DIMENSIONS BUILDING 1: 1,964' x 570' BUILDING 2: 952.5' x 570' COLUMN SPACING: 59.5' x 40' column spacing with 85' staging LOADING DOCKS: 1 per 10,000 SF DRIVE-INS: 4 - (12' x 14') TBD DOCK LEVELERS: 45,000 - 50,000 Ib DOCK SEALS: 40 oz wear pleates DOCK APRON: 60' concrete apron 8" concrete, 6' x 6' 6-guage wire mesh on 6" stone sub -base TRUCK COURT. 200' PARKING: BUILDING 1: 229 car /300+ trailer BUILDING 2: 236 car/160+ trailer 176 trailer storage RAIL: Service provided by CSX LEASE RATE: $4.25 NNN "'Design subject to change`-1---+`'`�'- _. _ - .......__.. '1'+ it C> I'; l'. P 7` v 'C f; Cl S 'I' Item #3: Business Overlay District In April of 2007 the DRRS endorsed the UDA Business Overlay District and the ordinance was subsequently sent to the Planning Commission and the Board of Supervisors for discussion. The Frederick County Board of Supervisors discussed the draft UDA Business Overlay District at a work session on June 4, 2007. At that work session, members were generally supportive of the new ordinance but did not reach a consensus on the preferred location for this type of development. After the work session, three scenarios were provided to the Board Members so that they could fully understand the implications of each. The options for the permitted location of the overlay district were: Option #1: Centers within the UDA — option originally recommended by the working group and the DRRS. Option #2: Centers within the SWSA Option #3: All sites within the UDA and SWSA While a clear determination of the appropriate location for the overlay has not been determined, staff has been directed to take the proposed Business Overlay District back to the DRRS for more discussion. Some of the changes that staff has made to the ordinance include modifying the area that the overlay could be utilized. The original Option 1, which was only within designated centers within the Urban Development Area (UDA), the revised ordinance would permit the overlay to be utilized anywhere in the UDA but preferably within designated centers. Other minor revisions have also been included under the design standards, setbacks, parking, sidewalks and trails portions of the proposed ordinance. If the DRRS is supportive of this ordinance amendment, staff will forward it to the Planning Commission and Board of Supervisors for their consideration. Attachments: 1. Ordinance endorsed by the DRRS and Planning Commission. 2. Revised ordinance with deletions shown in blackline and additions shown in bold italics. 11 Article XXIII PC Draft TNDB Overlay District ATTACHMENT 1 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 a potential 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, following the procedures of ARTICLE II of this Chapter, 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 M! PC 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. B. Residential density. Maximum gross density shall be 10 units per acre. C. 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 D. A waiver from the maximum front yard setback on collector or minor streets may be granted by the Board of Supervisors at the time of rezoning to enable areas open to the public such as pocket parks and outdoor seating. -2- PC Draft TNDB Overlay District E. All other dimensional and intensity requirements of § 165-83 of this Chapter shall apply. 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 any 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 windows that allow views of indoor space or product display areas. -3- PC Draft -INDB Overlay District 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. 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. -4- PC Draft TNDB Overlay District 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 Distance from the building to the signboard shall not exceed six (6) inches. 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. ARTICLE XXII Definitions §165-156. Definitions and word usage. [Amended 11-13-1991] HABITABLE FLOOR — Any floor usable for living purposes, which includes working, sleeping, eating, cooking, or recreation, or a combination thereof, except for a floor used only for storage purposes. The definitions below are taken from the Subdivision Ordinance — Chapter 144 of the Frederick County Code STREET, COLLECTOR - A street, so classified by the Virginia Department of Transportation or by the standards of Frederick County, that may be required to serve as access to adjoining properties or to connect with streets in adjoining subdivisions. STREET, LOCAL — A street, so classified by the Virginia Department of Transportation or by the standards of Frederick County, designed to serve as access to adjoining properties or to connect with streets in an adjoining subdivision. -5- Revised DRRS Draft TNDB Overlay District Article XXIII ATTACHMENT 2 TNDB (Traditional Neighborhood Design -Business) Overlay District Intent. The TNDB (Traditional Neighborhood Design -Business) OverlaN- 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 the County's Urban Development Area (URA.), preferably within areas identified as a potential urban center or neighborhood village a area identified as potential urban eenteF or a neighbor -hood 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, following the procedures of ARTICLE 11 of this Chapter, to B1 Neighborhood Business District and B2 Business General District properties less than 20 acres upon concluding that: 1. The property is located within the Urban Development area, preferably within 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. Revised DRRS Draft TNDB Overlay District 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 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. B. Residential density. Maximum gross density shall be 10 units per acre. C. 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) Minimum front yard setback on Collector or minor streets (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) -2- TNDB (Traditional Neighborhood Design -Business) Overlay District 30 50 10 20 1.00 15 40-45 Revised DRRS Draft TNDB Overlay District Maximum (number) of habitable floors 3 D. A waiver from the maximum front yard setback on collector or minor streets may he arnntpd y thnrof S�peT;VQrQa+ +11 +;,e -P --- -. .1bJeRad Mlthe 11111of moinng.U/ enable e a eas open to the public such as pocket parks and outdoor seating. E. All other dimensional and intensity requirements of § 165-83 of this Chapter shall apply. 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 and identified on the Site Plan for the development. 2. Number of required off-street parking spaces for residential dwelling units: Number of bedrooms Efficiency 1 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 any sidewalk. Entrances at building corners may be used to satisfy this requirement. Building entrances may include doors to individual shops or businesses, lobby -3- Revised DRRS Draft TNDB Overlay District 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 windows that allow views of indoor space or product display areas. Buffers and screening. Buffers and screening requirements shall be as required in § 165-3 7 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. 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 building entrances and 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- teshall be provided along any road that boarders or is within the propose overlay district. 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. -4- Revised DRRS Draft TNDB Overlay District 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 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- Revised DRRS Draft TNDB Overlay District ARTICLE XXII Definitions §165-156. Definitions and woad usage. [Amended 11-13-1991) HABITABLE FLOOR — Any floor usable for living purposes, which includes working, sleeping, eating, cooking, or recreation, or a combination thereof, except for a floor used only for storage purposes. The definitions below are taken from the Subdivision Ordinance — Chapter 144 of the Frederick County Code STREET, COLLECTOR - A street, so classified by the Virginia Department of Transportation or by the standards of Frederick County, that may be required to serve as access to adjoining properties or to connect with streets in adjoining subdivisions. STREET, LOCAL — A street, so classified by the Virginia Department of Transportation or by the standards of Frederick County, designed to serve as access to adjoining properties or to connect with streets in an adjoining subdivision. -6-