community & economic development committee meeting...

cedc agenda 9 2 2014

Community & Economic Development Committee Meeting

AGENDA

September 2, 2014 – 12:00 pm Conference Room A/B/C, Second Floor

Agenda Item 1. Architectural Building Standards 2. Floodplain ordinance, FEMA revision to the Floodplain regulations 3. Zoning Ordinance update

4. Owner occupied business in Falmouth 5. Readiness and Environmental Protection Integration (REPI) through MCBQ

6.

DEQ presentation – Scope of MS4 Stormwater Program Thomas Faha, Northern Virginia Regional Director Bryant Thomas, Water Permits Northern Virginia Jamie Bauer, MS4 Program Manager

7. Strategic Plan update 8. Cluster Ordinance 9. Aquia Towne Center update

10. Crow’s Nest update

KINGS HWY

WHITE OAK RD

POPL

AR R

D

BROOKE RD

TRUSLOW RD

WHITE OAK RD

HARTWOOD RD

BRENT POINT RD

CAISSON RD

BELLE PLAINS RD

FERRY R

D

MINE

RD

ENON RD

DEACON RD

ESKIMO HILL RD

LEELAND RD

FOREST LANE RD

ARKE

NDAL

E RD

BUTLER RD

ONVILLE RD

WALPO

LE ST

S t a f f o r d C o u n t yS t a f f o r d C o u n t yA r c h i t e c t u r a l B u i l d i n g S t a n d a r d sA r c h i t e c t u r a l B u i l d i n g S t a n d a r d s

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U r b a n S e r v i c e A r e aU r b a n S e r v i c e A r e a

R e d e v e l o p m e n t A r e aR e d e v e l o p m e n t A r e a

R u r a l A r e aR u r a l A r e a

H i g h w a y O v e r l a y D i s t r i c tH i g h w a y O v e r l a y D i s t r i c t

³0 7.5 15 22.5 303.75Miles

LegendHighway Overlay DistrictUrban Service AreaRedevelopment AeraUrban Development Area

Future Land UseUrban Development AreasSuburban

Business and IndustryAgricultural/RuralFederalParkMining and ExtractionResource Protection

• Neighborhood Design Standards of architecturalelevations for rezoning proffers and CUP conditions• Developer covenants for by-right development

• Mechanical systems screened from public view alongstreets and adjacent properties

• Underground utilities required for new subdivisions

• Neighborhood Design Standards or architecturalelevations for rezoning proffers and CUP conditions• Redevelopment Vision Document for rezoning

proffers and CUP conditions• Mechanical systems screened for public view along

streets and adjacent properties• Developer covenants for by-right development• Underground utilities required for subdivisions

• Outdoor storage screened fromview along highway• Loading areas and service bays notvisible from highway• Neighborhood Design Standards forrezoning proffers and CUP conditions• Developer covenants for by-right-development• Underground utilities required bysubdivision and zoning codes

• Same Architectural treatment on allbuilding sites

• Mechanical Systems screened frompublic view along streets and adjacent

properties• No unadorned concreate or metal siding

• Mechanical equipment shielded frompublic view

• Dumpsters and loading spaces screenedfrom public view

U r b a n D e v e l o p m e n t A r e aU r b a n D e v e l o p m e n t A r e a• Neighborhood Design Standards or architecturalelevations for rezoning proffers and CUP conditions

• Mechanical systems screened from public view alongstreets and adjacent properties

• Developer covenants for by-right development• Underground utilities required new subdivisions

• Developer covenants for by-right development

Items for discussion on rewriting the zoning ordinance are recommended by Staff and Consultants Insure all Va Code reference are current and zoning ordinance up to date Remove regulations from the definitions and place is special regulations section 28-39 Special

Regulation List districts from less intense to most intense Staff suggested that graphics be included within each district illustrating the lot size, buildable

area according to setbacks required, structure height, etc. A-1, Agricultural District

o Remove uses from district Parking and storage of commercial vehicles ( business use) Agricultural service businesses (business use) Automobile avocation ( work allowed on personal vehicles) Golf course (included in community use)

o Amend the following uses Feed lots - add a greater setback and lot size Boat sales at a marina and not a by right use on A-1 property Commercial kennels as by right on larger acreage not a CUP Campground with acreage requirement and to allow recreational and travel

trailer Slaughter and animal processing incidental to agri intensive use - add acreage

and setbacks School as a by right use with acreage requirement Plant and tree nursery - only if plants started and grown on property as a

agricultural use, not shipped in from bedding nurseries - increase acreage requirement

o Add uses: Beekeeping as agricultural use Agri-tourism Residential Facility (group home) Commercial outdoor shooting range as special exception with acreage

requirement o Add accessory uses category

home occupation in dwelling private swimming pool detached garage Wayside stands for selling of products grown on property Small family day care in dwelling

Group family day care in dwelling o Regulations

Add Acreage for uses other than single family dwelling = 5 acres

A-2, Rural Residential - transition between Agricultural and residential districts

o Remove uses from district Automobile avocation (business use) Golf course (included in community use) Parking and storage of commercial vehicles Remove hospital as a use

o Amend the following uses Agriculture only on 3 acres or more Aquaculture only on 3 acres or more Equestrian use and bridle path on 3 acres or more Non-commercial kennels on 3 acres or more Places of worship on 3 acres or more

o Add Residential Facility (Group Home) All uses as regulated and permitted in the A-1 Zone except for single family

dwellings Acreage for other uses = 3 acres

o Add Accessory Uses Accessory apartments in single family homes Home occupation private swimming pool detached garage small family day care in dwellings

R-1, Suburban Residential

o Remove the following uses The keeping of horses on 3 acres of land

o Amend the following uses Place of worship as by right with acreage requirement Community use as a Special Exception which includes golf courses

o Add the following uses as permitted

Residential Facility (group home) o Accessory uses

Home occupation Private swimming pool detached garage Small family day care

R-2, Urban Residential

o Add as permitted uses All uses permitted and as regulated in the R-1 except for dwellings Residential Facility (group home) Place of Worship with acreage requirement

o Remove uses Cluster development

Amend uses Community use to a special exception which will include golf courses School with acreage requirement

o Add accessory use category small family day care home occupation group family day care detached garage private swimming pool

R-3, High density residential

o Add as permitted uses All uses permitted in the R-2 Residential Facility (group home) Place of Worship with acreage requirement

o Remove uses Cluster development

Amend uses Community use to a special exception which will include golf courses Retirement housing (if only for over 55, then is multifamily units, not assisted

living ) School with acreage requirement

o Add accessory use category small family day care home occupation group family day care detached garage private swimming pool

R-4, Manufactured homes

o Amend Community facility to community use as a special exception

o Add accessory use category small family day care home occupation group family day care

P-TND, Planned Traditional Neighborhood Development

o Accessory uses

conference center in a hotel

accessory dwelling

Home occupation.

Push cart.

Kiosk

o Remove

Convention center – (it is accessory to a hotel?)

Carry out/cafe with no drive-through facility. (included in restaurant)

Medical, dental clinic and/or office(include clinic with office)

High intensity retail uses not otherwise listed

o Amend

School, college, university, vocational into one classification

Retail uses permitted and as regulated in the B-2 zoning district.

B-1, Convenience Commercial district

• Add the following uses:

o nail salon and spa

o artist studio

o garden center to plant and tree nursery

o boarding to veterinary clinic for patients only no outdoor kennels

o alterations to dry clean and laundry

• Remove the following uses

o Professional office (included in general office)

o Amend

Convenience store/center

Veterinary clinic - not out door pens

Pet store as permitted use

Retail photo laboratory processing as permitted use

B-2, Urban Commercial district Add

Adult day care center Small machinery sales and service, house hold appliances, lawnmowers and

similar machinery o Amend

All uses permitted by right in the B-1 District (do not list all of the uses again) Plant and tree nursery/greenhouse and garden center Public Parking lot to permitted use Retail photo laboratory processing as permitted use

o Remove Professional office Retail bakery Remove school Low intensity commercial retail (allow for medium so it includes it)

o Accessory Dwelling for watchman or caretaker on premises

B-3, Office

o Amend Medical/dental office and/or clinic School and vocational school Child Care center/adult day care center as special exception Public Parking lot as special exception

RBC, Recreation Business Campus

o Amend changing the name of this district

o needs to be reviewed in detail since it has been amended since its adoption, RC, Rural Commercial Investigate the possibility of incorporating this district into the B-2 Urban Commercial district SC, Suburban Commercial Investigate the possibility of incorporating this district into the B-1, Convenience Commercial District. There are no properties with this zoning designation. M-1, Industrial Light

o allow all uses in B-2 in the M-1 and let market govern the development o Add

Large machinery sales and service such as contractors equipment, o Amend

Veterinary clinic with outdoor pens Other light industrial and manufacturing uses allowed by right

o Accessory use Dwelling for watchman or caretaker on premises as special exception

o Remove Place of worship

M-2, Industrial Heavy

o Amend combine convenience story and center listing of all uses permitted in M-1 should only be referenced not listed

o Remove fleet parking places of worship clinic, medical and dental feed lots

light industrial and manufacturing uses from cup - uses already listed in as permitted in M-1

o Accessory uses dwellings for watchman or caretaker

PD-1, Planned Development district

o Add Residential facility (group home) Adult day care center as permitted use

o Amend convenience store/center child care center as permitted use not cup public parking lot as permitted use not cup

o Accessory uses Group family day care home occupation small family daycare dwelling for watchmen or caretaker on premises accessory dwellings

o Remove professional office

PD-2, Planned Development district

o Add Residential facility (group home) nail salon, spa beauty shop

o Amend convenience center/store low and medium intensity retail uses not listed adult day care center, child day care center as special exception public parking lot as permitted use

o Accessory uses Group family day care home home occupation small family day care home

accessory dwelling dwellings for watchmen or caretaker on premises

o Remove professional offices

HI, Heritage Interpretation district

o Remove professional offices accessory use or structure as a permitted use, it is just an accessory use archive, already have museum as permitted use

o Amend passive recreation to a park library to permitted use

o Accessory uses dwelling for caretaker or watchman on premises

AD, Airport impact overlay CB, Chesapeake Bay protection overlay FH, Flood hazard overlay district HC, Highway corridor overlay district

o Amend Consolidate all uses that include drive-thru require a CUP

o Remove Automobile graveyards as a permitted use lot width requirement, just use the regulations in underlying district

HG, Historic Gateway Corridor Overlay MZ, Military zone RP, Reservoir Protection overlay

LC, Life care/Retirement community o Amend

Dwelling for employee as accessory use not special exception RDA-1, Redevelopment Area I, Boswell’s Corner

o Amend combine like uses such as medical, dental clinic/office farmers market in accordance with 28-39v high intensity retail uses not listed and uses listed in B-2 ==decide parking garage as permitted use or cup as public parking lot?

o Accessory uses Accessory dwelling kiosk home occupation push cart

o Add Residential facility (group home)

UD Urban Development Transfer of development rights PD-1 and PD-2, Planned Development districts

o Buffer yards – amend to require in addition to yards to there is usable space on lot esp

residential waiver of setbacks must be in compliance with building code

Section 28-39, Special Regulations

o Place all regulations in this section, Regulations that were included in a definition will be taken out of the definition and placed.

Section 28-62, Chesapeake Bay preservation Area Overlay district

is being removed from the zoning ordinance but reference will still be zoning ordinance for required compliance.

Section 28-64, Airport impact overlay district is being reviewed Section 28-65, Historic Gateway Corridor Overlay District

o Add o Special regulations to encourage development of property within district

by allowing different setbacks, lot size and area, etc. Buffer yards, landscaping, screening and outdoor lighting

o landscaping regulations are contained a manual, o Add promote native plant species for reduction in water use LEED methods should be encouraged such as green roofs or green walls for open

space and impervious credits, Add minimum maintenance requirements for the landscaping with minimum of 1

year with securities to cover it o A new lighting ordinance has been adopted, staff anticipates changes due to the fast pace

of the changes in the commercial lighting industry. Section 28-101, Parking Encourage parking decks

o Amend Allow shared parking only on same side of street Add service industry to loading space standards to include such uses as hotels, hospitals

etc. Section 28-121, Signs

o Add require permit for reface sign relocate all the types of signs, regulations and definition to this section, the exception

to the definitions

703 Giddings Avenue, Suite U3, Annapolis MD, 21401 443.569.7220 www.vantagepointetds.com

Memorandum

To: Tim Baroody/Brad Johnson, Stafford County Economic Development & Tourism

From: Jim Prost/Tim George, Vantage Point Economic & Transportation Development Strategies

Date: August 28, 2014

RE: Kick‐off Meeting Discussion Memorandum, Revised

The purpose of this memo is to lay out our thoughts, as discussed with you today, on the kick‐off work session

scheduled for Sept. 3rd. We would like to make it as productive a day as possible and stand ready to spend a

full day on site. With that said, we understand that you and the key stakeholders we would like to reach out to

have other commitments and responsibilities and the suggested activities below takes that into consideration.

As stated in the proposal, the purpose of this first work session is to 1) kick‐off the project in a session with the

primary Client working group, 2) to meet with key stakeholders and 3) to conduct a site tour of important

catalytic project areas around the County. Each of these topic areas is discussed in greater detail in the

paragraphs below.

Potential Agenda

The agenda below lays out the meetings and sessions that would make the kick‐off work trip the most

productive. We have suggested times for the meetings, but these sessions can occur any time during the day

as it works best for you and the key stakeholders we will be trying to reach out to. For instance the kick off

meeting can start at 8:30, or can be pushed back to 9 or later. The closing session can happen as soon as all

the other sessions are done, or can start 4:30, 5:00, etc. We want you to have the greatest flexibility to

participate in the sessions you would like to without adversely affecting your regular work needs.

1) Kick‐off Meeting * 8:30am‐10:00am

2) Site tour (on the road) 10:00am‐12:00am

3) Lunch work session 12:00pm‐1:00pm

4) High level stakeholders focus group meetings (EDA, not board 1:00pm‐2:30pm

5) Additional internal staff/partners meetings 3:00pm‐4:30pm

6) Closing session with Client group * 4:30pm‐5:00pm

* Tim Baroody and Brad Johnson in attendance Meeting Logistics

We find it easier and more efficient if the interviewees can come to a central location, (your offices), where we

can meet with them without having to spend valuable time in transit. For the intro sessions where we are

looking for general input, small groups work well and allows us to shake more hands. Interviews later in the

process, particularly if there is a controversial issue to be discussed (for instance issues with the development


review process), interviews are held one‐on‐one with the results anonymous to encourage free and open

communication.

In setting up the sessions, it is very helpful if the key stakeholders hear from you first, to let them know we will

be calling. We can help draft the intro email that should be sent out. We will then assist you, or take the lead

role, in following up with these key stakeholders, making the calls and building the interview schedule.

We will have three staff on site, (Jim, me and Aviva), and can split up to meet with different folks if there are

scheduling conflicts.

Kick‐off Meeting (8:30am‐10:00am)

As described in the proposal, in the kick‐off meeting we will sit down with the Client Group (Tim, Brad and

designated staff) and other key stakeholders/participants you desire to develop, review and confirm:

Project goals and objectives

Project logistics, client communication, meetings, bi‐weekly calls

Previous work completed and discussion of same

Planned and proposed initiatives

Pipeline development projects (e.g. proposed and/or under construction)

Key contacts/appropriate stakeholders

Available resources (e.g. past plans, analyses, aerial maps, GIS databases, etc.)

Discuss and identify peer communities and Best Practices

Special characteristics of the County or Economic Development Plan Update

Effective economic development toolbox assets, and missing elements

Project expectations, assumptions, requirements, procedures and work plan

Regular schedule of key stakeholder meetings (EDA, Board, Planning Commission)

Schedule of project meetings, deliverables, project milestones

Key dates, meetings, County milestones, approval dates/periods

Review the “project bibliography” we are building on data, reports, project materials, etc.

We will prepare and submit an agenda for this meeting prior to our visit. This initial meeting should last

approximately one‐hour, but can go longer as required and time permits. Critical attendance would be core

client staff (Tim and Brad) and possibly Board/ EDA members or County staff as appropriate.

Site Tour (10:00am‐12:00pm)

During this work trip it would be helpful to have a guided tour of the relevant commercial/industrial areas of

the County and potential high priority development sites/areas that should be considered and included the

Economic Development Plan Update. We would be interested in seeing both the prominent

business/industrial areas to get a sense for what is working well and also the opportunity sites and preferred


development area. Touring the surrounding environs (residential, retail, access) would also be important. As

noted in our call, the site tour could be virtual and take place in your conference room using the aerials of the

County. Specific catalytic areas/sites that you define or that come out of our sessions would be visited

independently by the Consultant team as time permits.

High Level Key Stakeholder Sessions (1:00pm‐2:30pm)

It is often helpful for key stakeholder buy‐in and to get going on the right track to have “handshake” meetings

with any high level key stakeholders that you feel should be given an early opportunity to share their thoughts

on the project. We are certainly seeking your guidance as to who should be invited to attend these meetings

and if individual interviews or small focus groups are the better approach. These sessions could include, but

are not limited to the following invited participants:

EDA members

Business Advisory Council

University of Mary Washington

Fredericksburg Regional Alliance

Fredericksburg Regional Chamber of Commerce

Virginia Economic Development Partnership (VEDP)

While these sessions are intended to be listening sessions more that interviews/data gathering, lead off

questions could include:

What is your overall vision for economic development in the County?

What do you feel is working well? What areas of econ development need to be improved?

What components of the 10‐point Plan that have been implemented have had the greatest impact?

What remaining components should have the highest priority going forward?

What are some additional components that need to be included in the Update Plan?

This session is not intended to entail detailed interviews with data needs or other inquiries but more

opportunities for important community and business leaders to share their thoughts, vision and perspectives

early on in the process. Through this participation, important early buy‐in can be achieved and the ground laid

for subsequent more detailed interviews and data need requests. The Client would not be required to attend

this session, although you would be welcome to participate.

In a subsequent meeting held on a separate work trip, we will also be meeting with:

Board of Supervisors

Planning Commission members

Community Leadership/major business owners

Others as appropriate


Key Client Meetings/Interviews (3:00pm‐4:30pm)

These sessions would be more detailed and focused on the existing Plan and other pipeline projects/initiatives,

County economic base data, industry cluster analyses, etc. Likely interviews would include:

County Planning & Zoning

County GIS/data

Code Enforcement

Finance

Public Works

Utilities

Fire and Rescue

Sheriff’s Office

Director of Communications

Interview guides will be provided under separate cover as we get closer to September 3rd to allow us time to

review the existing documents and data referenced in the RFP and readily available. We will send these out

first of next week after we have reviewed the existing reports on file and have a better feeling for what

information we have, and what we still need to gather. Our interview guides would then seek to fill

information gaps and expand on data and findings in those previous reports and studies.

Recap Session (4:30pm‐5:00pm)

At the end of the work trip, time of which can be flexible, we will gather with the Client group to discuss the

overall impressions of the day, any key issues/questions that arose, and will discuss next steps. This session

should only take about 30 minutes.

Expected Outcomes

Confirmation of project logistics and project management

Project schedule, key dates, key milestones

Identification of important reports and analyses

Data availability, sources and contacts

Staff resources and contact information

List of key stakeholders – priority interviews

CLUSTER ORDINANCE DISCUSSION

There has been a request to reconsider some of the ordinance provisions pertaining to cluster subdivisions. There have been two areas of concern.

1. The R-1, Suburban Residential zoning district allows an increase of dwelling unit density from 1.5 dwellings per acre to 2.25 dwellings per acre with a Conditional Use Permit. Through conditions that can be imposed on the permit, the County can influence site design, architecture and house size. There is no ability to require off-site improvements or payment of funds to off-set impacts to County services. Eliminating the density bonus may encourage rezoning applications where proffers could be made to better off-set development impacts.

2. There have been some concerns raised about the configuration of open space within cluster developments. Some approved projects have utilized “buffer strips” of open space adjacent to lots rather than large contiguous areas that are more conducive to preservation of wildlife habitat. The County Code does not give any authority to regulate the configuration of open space.

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AQUIA CREEK

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ESKIMO HILL RD

COURTHOUSE RD

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5CROWS NEST AREAStafford County, Virginia

June, 2014

CROWS NEST OWNERS PARCELS:OTHER OWNERSCOUNTY AND STATENORTHERN VIRGINIA CONSERVATION TRUST

JCM EAST LLCHERON HARBOR LLCDIVERSIFIED MORTGAGE INVESTORS INC

7K INVESTMENTS LLCALL MUSLIM ASSOCIATION

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