DRRC 02-25-10 Meeting AgendaMEMORANDUM
COUNTY of FREDERICK
Department of Planning and Development
To: Development Review and Regulations Committee
From: Candice E. Perkins, AICP, Senior Planner .
Subject: February Meeting and Agenda
Date: February 19, 2010
540/665-565i
FAX: 540/665-6395
The Frederick County Development Review and Regulations Committee (DRRC) will be meeting on
Thursday, February 25, 2010 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) Election of DRRC Chairman and Vice -Chairman. As stipulated in the DRRC Operating
Procedures, a chairman and vice-chairman will be elected during the first meeting of each
year.
2) Higher Education (HE) District Height Requirement. Discussion on revisions to the
Frederick County Zoning Ordinance to increase the height in the HE District.
3) Truck Parking in the M1 and M2 Zoning Districts. Discussion on revisions to the Frederick
County Zoning Ordinance to include truck and trailer parking.
4) Lithium Battery Manufacturing in the M1 District. Discussion on revisions to the Frederick
County Zoning Ordinance to the manufacturing of lithium batteries.
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/bad
Attachments
107 North Kent Street, Suite 202 a Winchester, Virginia 22601-5000
Item #2: Higher Education (HE) District Height Requirement
�1
Staff has received a request to increase the maximum height requirements in the Higher Education
(HE) Zoning District. Currently, the maximum height in the HE District is 45 feet. Staff has
prepared an ordinance revision that addresses the height request along with other necessary
ordinance revisions.
The DRRC originally discussed this proposed amendment at the May 2009 meeting; however at that
time, the request reviewed was a height increase to 60 feet. That proposed revision also included a
provision requiring the Board of Supervisors to approve height increases over 45 feet. After the
DRRC meeting, the applicant requested additional time to work on their requested amendment. Staff
has since received a revised request from the applicant that would increase the height to 75 feet and
removes the Board of Supervisors waiver requirement. This amendment would be consistent with
the City of Winchester's Higher Education District height allowance.
Proposed changes are as follows:
• Increase in the building height of 45 to 75 feet.
• Yard requirements. Revision to add yard and dimensional requirements. Modifications
include adding front yard set backs from primary and arterial highways, similar to other
zoning districts. Added side and rear yard increases for structures over 45 feet in height.
Addition of a statement regarding lot size and depth/width and an addition of landscaped area
and FAR requirements.
If the DRRC is supportive of this ordinance amendment, staff will forward it to the Planning
Commission and Board of Supervisors for their consideration.
Attachments: Z. Revised ordinance with additions shown in bold italics and deletions
2. Letter of request from the applicant.
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ARTICLE VII
OVERLAY DISTRICTS
Part 609 — HE Higher Education District
§ 165-609.01. Intent
The HE Higher Education District is intended to permit institutions of higher education in appropriate
areas. It is intended that uses in this district be properly separated from different uses in adjoining
districts.
§ 165-609.02. Permitted uses.
Structures to be erected or land to be used shall be for one or more of the following uses.
A. Institutions of higher education.
B. Utilities necessary to serve allowed uses, including poles, lines, distribution transformers, pipes
and meters.
C. Accessory uses and structures.
D. Off-street parking and loading.
E. Business signs.
F. Signs allowed in § 165-201.06B.
G. Freestanding building entrance signs.
§ 165-609.03. Yard and Design requirements.
A. Structures shall be located 50 feet from any primary or arterial highway and 35 feet from any
highway, `tFeet OF ad right of way. collector or minor street.
B. The minimum side yard for all structures shall be 15 feet. An additional foot from the side
yard boundary shall be added to the minimum side yard setback for every foot that the
height of the building exceeds 45 feet.
C. The minimum rear yard for all structures shall be 25 feet. An additional foot from the year
yard boundary shall be added to the minimum year yard setback for every foot that the
height of the building exceeds 45 feet.
D. There shall be no minimum lot size or minimum lot width or depth
E. Maximum Floor area to lot area ratio (FAR) shall be 2.0
F. Minimum landscaped area (percentage of lot area) shall be 25 percent
§ 165-609.04. Buffers and screening.
A. The Planning Commission may require distance buffers, as defined in § 165-203.02A of this
chapter, on lots which abut land in any residential district or land in other zoning districts
which are predominantly residential in nature. The size and content of the el�tance buffers
shall be based on the amount of separation needed.
B. The Planning Commission may require landscaped screens or full landscaping, as defined by §
165-203.028 of this chapter, to separate uses in this district from adjoining residential uses and
to achieve the intentions of this chapter.
§ 165-609.05. Height limitations.
BLAil iRgS Sig „"' `t awes may be e_ee,*i eta- feet in height -The maximum structure height
shall be 45 feet. Structures may exceed the 45 foot height maximum provided that it will not
negatively impact adjacent residential uses.
When such exemptions are proposed adjacent to existing residential uses additional side and rear
setbacks shall be provided as outlined in § 165-609.03. In no case shall the height of such buildings
exceed 75 feet.
l9f�Y�DU�H
Fu
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SHENANDOAH UNIVERSITY
1460 University Drive
Winchester, VA 22601
January 18, 2010
Candice E. Perkins
Senior Planner
Frederick County Planning Commission
Department of Planning and Development
1076 North Kent Street, Suite 202
Winchester, VA 22601
Candice:
Shenandoah University requests a change in § 165-609.5, entitled Height Limitations, in
the (HE) Higher Education District Zoning Ordinance. The current limitation is 45 feet
in Frederick County. The current limitation for the City of Winchester is 75 feet. At this
time, Shenandoah University requests a change in the county to an equivalent 75 feet to
be congruent with the City.
Shenandoah University is prepared to assist you with any means you deem appropriate.
Sincere
Jeff Davis
Project Manager, Shenandoah University
cc: File
Item #3: Truck and Trailer Parking in the M1/M2 Zoning Districts
Staff has received a request to include tractor truck and tractor truck parking as a use in the M 1
(Light industrial) and M2 (industrial General) Zoning Districts. Specifically what is being requested
is a parking area to store trucks and trailers for an extended period of time. The parking areas would
possibly include a guard facility, but no other buildings or uses. Currently, this is not an allowed
primary use and can only be done in conjunction and accessory/secondary to a permitted primary use.
Staff has prepared a draft amendment to the Zoning Ordinance to include two scenarios for this use.
The first shows tractor truck and tractor truck parking as a conditional use and the second shows it as
an allowed use. Supplementary use regulations have also been drafted that would correspond to the
use.
Staff is seeking direction on this proposed use as to whether it should be added as a conditional or
permitted use in the Ml/M2 Districts or continue to only be allowed as an accessory/secondary use.
If the DRRC is supportive of this ordinance amendment, staff will forward it to the Planning
Commission and Board of Supervisors for their consideration.
Attachments: 1. Revised ordinance with additions shown in bold underlined italics.
ARTICLE VI
BUSINESS AND INDUSTRIAL ZONING DISTRICTS
Option #1
Part 606 — M1 Light Industrial District
§ 165-606.03. Conditional Uses.
Uses permitted with a conditional use permit shall be as follows•
Conditional Uses
Tractor Truck and Tractor Truck Trailer Parking
Part 607 — M2 Industrial General District
§ 165-607.03. Conditional Uses.
Uses permitted with a conditional use permit shall be as follows•
Conditional Uses
Tractor Truck and Tractor Truck Trailer Parking
Option #1
Part 606 — M1 Light Industrial District
§ 165-606.02 Allowed Uses.
Tractor Truck and Tractor Truck Trailer Parking
Part 607 — M2 Industrial General District
§ 165-607.02 Allowed Uses.
Tractor Truck and Tractor Truck Trailer Parking
Standard Industrial
Classification (SIC)
Standard Industrial
Classification (SIC)
Standard Industrial
Classification (SIC)
Standard Industrial
Classification (SIC)
Article II
SUPPLEMENTARY USE REGULATIONS, PARKING, BUFFERS, AND REGULATIONS FOR SPECIFIC USES
Part 204 — Additional Regulations for Specific Uses
§ 165-204.24. Tractor Truck and Tractor Truck Trailer Parking
Tractor truck and tractor truck trailer parking facilities in the M1 (Light Industrial) and M2 (Industrial
General) Zoning districts shall meet the following requirements:
1. All parking facilities shall meet the requirements specified in § 165-202 01D Parking lots
2. Fuel sales shall not be permitted.
3. Maintenance of trucks and trailers shall not be permitted
4. A site plan in accordance with the requirements of Article VIII shall be submitted to and
approved by Frederick County.
5. Facilities shall be required to landscape the yard area within the front setback to provide for a
double row of evergreen trees that are staggered a maximum of eight feet off center. The side
and rear yards shall be planted with a single row of evergreen trees that are planted a
maximum of 40 feet off center. All trees shall be a minimum of six feet in height at the time of
planting.
Item #4: Battery Manufacturing in the M1 District
Staff has received a request to include the manufacturing of storage batteries (portions of SIC 3691)
as a permitted use in the M1 Zoning District. The MI District currently permits all of SIC 36 with
the exception of SIC 3691 (Storage Batteries) and 3961 (Primary Batteries). The M2 District
currently allows SIC 3961 and SIC 3692.
SIC 3691 includes the manufacturing of following uses:
• Alkaline cell storage batteries
• Batteries, rechargeable
• Lead acid batteries (storage batteries)
• Nickel cadmium storage batteries
• Storage batteries
This proposed ordinance amendment would allow the following portions of SIC 3691 as a permitted
use in the M 1 District:
• Alkaline cell storage batteries
• Batteries, rechargeable
• Nickel cadmium storage batteries
• Storage batteries (excluding automobile storage batteries, manufacturing).
The following uses would fall under the allowed portions of SIC:
• Alkaline cell storage batteries (i.e., nickel -cadmium, nickel -iron, silver oxide -zinc)
manufacturing
• Batteries, rechargeable, manufacturing
• Batteries, storage, manufacturing
• Marine storage batteries manufacturing
• Nickel cadmium storage batteries manufacturing
• Rechargeable battery packs made from purchased battery cells and housings
• Rechargeable nickel cadmium (NICAD) batteries manufacturing
• Storage batteries manufacturing
Staff is seeking direction on this proposed use as to whether it should be added as a permitted use in
the M 1 Zoning District. If the DRRC is supportive of this ordinance amendment, staff will forward
it to the Planning Commission and Board of Supervisors for their consideration.
Attachments: 1. Revised ordinance with additions shown in bold underlined italics.
2. Standard Industrial Classification (SIC) Group — 3961
4
ARTICLE VI
BUSINESS AND INDUSTRIAL ZONING DISTRICTS
Part 606 — M1 Light Industrial District
§ 165-606.01 Intent.
M1 Light Industrial District. The intent of this district is to provide for a variety of light manufacturing,
commercial office and heavy commercial uses in well-planned industrial settings. Uses are allowed
which do not create noise, smoke, dust or other hazards. Uses are allowed which do not adversely affect
nearby residential or business areas. Such industrial areas shall be provided with safe and sufficient
access.
§ 165-606.02 Allowed Uses.
Allowed Uses
Electronics and other electrical
Standard Industrial
Classification (SIC)
equipment and components, excluding the following: 36
Sterage-betteries 3691
Lead acid batteries (storage batteries) 3691
Primary batteries 3692