DRRC 08-28-14 Meeting AgendaCOUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
MEMORANDUM
TO: Development Review and Regulations Committee
FROM: Candice E. Perkins, AICP, Senior Planner
SUBJECT: August Meeting and Agenda
DATE: August 20, 2014
The Frederick County Development Review and Regulations Committee (DRRC) will be
meeting on Thursday, August 28, 2014 at 7:00 p.m. in the first floor conference room
(purple room) of the County Administration Building, 107 North Kent Street, Winchester,
Virginia. The DRRC will discuss the following agenda items:
AGENDA
1) Revisions to the TNDB Overlay District. Discussion on potential revisions to the
Traditional Neighborhood District Business (TNDB) Overlay District.
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 the four-story wing.
CEP/pd
Attachments
Item #1: TNDB Overlay District
Staff has received an updated request from Patrick Sowers with Pennoni Associates Inc., to modify the
Traditional Neighborhood District Business (TNDB) Overlay District. The TNDB Overlay District was
adopted in June of 2008 to implement goals of the Urban Development Area (UDA) Study of 2007. The
TNDB Overlay District is an overlay that can be utilized on parcels zoned B1 (Neighborhood Business) or
B2 (Business General) that are less than twenty acres. The overlay provides property owners with an
option to include elements of traditional neighborhood design. Parcels must be located within the
Urban Development Area or located in areas identified as a potential urban center or neighborhood
village in the Comprehensive Plan which are located within the Sewer and Water Service Area.
Differences with the TNDB overlay compared to the existing B1 and B2 District regulations include:
• Shallow (maximum) front setbacks;
• Wide sidewalks and a central plaza;
• Parking behind the buildings;
• Required windows and entrances on the first floor;
• Housing allowed, but not required, on the second and third floors;
• No required recreational units for the residential units; and
• Greater variety of allowed sign types.
Since its adoption in 2008 the overlay has yet to be utilized. Staff has received a request from an
applicant that wishes to utilize the overlay district but would need an amendment. The Orrick Commons
development which is located at the intersection of Greenwood and Senseny Roads, wishes to utilize the
TNDB Overlay District for a portion of their existing B2 zoned property. The ordinance currently allows
commercial structures to have residential units located above the first floor. The applicant is requesting
an amendment to allow the first floor to be designed to commercial standards but utilized for residential
purposes. The intent is to allow for the first floor to be utilized for residential purposes and then be
converted to commercial once the market can support the commercial on the first floor.
The Planning Commission and Board of Supervisors discussed this item at a work session on August 12,
2014. Discussions revolved around triggers for the conversion of the structure back to commercial,
concern about the structure converting from commercial back to residential and concern regarding the
façade of the building. The applicant has since submitted a revised amendment for the DRRC to discuss.
Conclusion
Staff has attached a draft ordinance revision that includes the amendments requested by the applicant
Staff is requesting comments and a recommendation from the DRRC on this proposed ordinance
amendment. This recommendation will be forwarded to the Planning Commission and Board of
Supervisors.
Attachments: 1. Proposed Revisions (additions shown in bold underlined italics).
2. Applicant Request Letter