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11
Board of Supervisors
Gary F. Snellings, Chairman
Laura A. Sellers, Vice Chairman
Meg Bohmke
Jack R. Cavalier
Paul V. Milde, III
Cord A. Sterling
Robert “Bob” Thomas, Jr.
Anthony J. Romanello, ICMA‐CM
County Administrator
May 13, 2015
MEMORANDUM TO:
Stafford County Planning Commission
FROM:
J
SUBJECT:
Amendments to the Zoning Ordinance Regarding P-TND Zoning Districts
The Planning Commission is to consider Proposed Ordinance O15-24 (Attachment 1) which would
amend the Zoning Ordinance, Stafford County Code Sections 28-25, “Definitions of Specific Terms”, 2839, “Special Regulations”, 28-56, “Application for planned developments” and 28-137, “Types of signs
permitted in P-TND districts”. The amendment would define principal building, secondary building and
street screen applicable to P-TND zoning districts, clarify technical changes to regulating plans and
neighborhood design standards for redevelopment projects, and allow business signs in the P-TND zoning
district. This item was referred to the Planning Commission on May 5, 2015 by the Board of Supervisors
approval of Resolution R15-164 (Attachment 2).
The Planned-Traditional Neighborhood Development (P-TND) Zoning District was created in 2007. The
P-TND is intended to facilitate development projects that have urban neighborhoods with varying types of
uses. Since its adoption, one property has been rezoned to P-TND. In 2008, Aquia Town Center received
approval to be classified as P-TND. Since that time, development has not moved forward.
Currently, the County is reviewing two zoning reclassification applications to the P-TND District. The
applicants for both reclassification applications, and the owners of Aquia Town Center, identified the
need to amend P-TND zoning provisions. Of specific concern are the building setback and building
height to street ratios, and street screening of parking lots associated with the principal buildings. The
real estate market and land values have not generated the need for the dense urban form of development
envisioned in the P-TND District. Additionally, the current regulations do not provide for free-standing
business signs in the P-TND District. The latest proposals depict free-standing commercial buildings
rather than mixed-use buildings. Free-standing buildings typically have wall signs and free-standing
business signs. The proposed amendments identified in Ordinance O15-24 allow some relief of those
requirements to accommodate a more traditional form of suburban development, while still maintaining a
mixed use character.
Staff recommends the Planning Commission vote to authorize a public hearing on proposed Ordinance
O15-24. The Planning Commission must act on this matter by July 4, 2015.
JAH:sjs
Attachments (2)
1300 Courthouse Road, P. O. Box 339, Staﬀord, VA 22555‐0339 Phone: (540) 658.8600 Fax: (540) 658.7643 www.staﬀordcountyva.gov
Attachment 1
Page 1 of 3
O15-24
PROPOSED
BOARD OF SUPERVISORS
COUNTY OF STAFFORD
STAFFORD, VIRGINIA
ORDINANCE
At a regular meeting of the Stafford County Board of Supervisors (the Board) held in
the Board Chambers, George L. Gordon, Jr., Government Center, Stafford, Virginia, on
the day of
, 2015:
---------------------------------------------------------------------------------------------------------MEMBERS:
VOTE:
Gary F. Snellings, Chairman
Laura A. Sellers, Vice Chairman
Meg Bohmke
Jack R. Cavalier
Paul V. Milde III
Cord A. Sterling
Robert “Bob” Thomas, Jr.
---------------------------------------------------------------------------------------------------------On motion of , seconded by , which carried by a vote of , the following was adopted:
AN ORDINANCE TO AMEND AND REORDAIN STAFFORD
COUNTY CODE SEC. 28-25 “DEFINITIONS OF SPECIFIC
TERMS,” SEC. 28-39 “SPECIAL REGULATIONS,” SEC. 28-56
“APPLICATION FOR PLANNED DEVELOPMENTS,” AND SEC.
28-137 “TYPES OF SIGNS PERMITTED IN P-TND DISTRICTS”
WHEREAS, the Planned-Traditional Neighborhood Development (P-TND),
Zoning District was created pursuant to Ordinance O07-39 on July 7, 2007; and
WHEREAS, only one P-TND Zoning District currently exists in the County;
and
WHEREAS, the P-TND Zoning District was intended to promote mixed-use,
urban form of development; and
WHEREAS, to date, no properties have developed under the P-TND Zoning
District regulations; and
WHEREAS, several pending development projects have demonstrated a need
to modify the provisions of the P-TND Zoning District regulations; and
WHEREAS, the Board des i res t o am end t he Zoning Ordinance, to
modify the P-TND Zoning District regulations, to facilitate the orderly and timely
development of mixed-use projects within the County; and
Attachment 1
Page 2 of 3
O15-24
Page 2
WHEREAS, the Board carefully considered the recommendations of the
Planning Commission and staff, and the public testimony, if any, received at the public
hearing; and
WHEREAS, the Board finds that public necessity, convenience, general welfare,
and good zoning practices require adoption of this Ordinance;
NOW, THEREFORE, BE IT ORDAINED by the Stafford County Board of
Supervisors on this the
day of , 2015, that Stafford County Code Sec. 28-25
“Definitions of specific terms,” Sec. 28-39 “Special regulations,” Sec. 28-56
“Application for planned developments,” and Sec. 28-137 “Types of signs permitted in
P-TND Districts,” be and they hereby are amended and reordained as follows, with all
other portions remaining unchanged:
Sec. 28-25. - Definitions of specific terms
Principal building. One or more of the larger buildings within a Planned-Traditional
Neighborhood Development (P-TND) Zoning District, situated at a prominent location,
and vehicular access from at least one principal street. The neighborhood design
standards plan shall establish upgraded architectural standards for principal buildings.
At least 50% of the square footage of the buildings on the development shall be defined
as principal buildings.
Secondary building. One or more smaller buildings within a Planned-Traditional
Neighborhood Development (P-TND) Zoning District that are oriented to automobile
traffic, included use of drive-through windows, as long as pedestrian connectivity is
preserved through the entire development. No more than 50% of the square footage of
buildings on the property shall be defined as secondary buildings.
Street screen. A landscape strip, fence or wall located on the frontage line of a street or
coplanar with the façade, at a minimum height of 3.0 feet, for the purpose of
demarcation of the edge of a parking lot at the street frontage, or for the purpose of
demarcating the principal street frontage line.
Sec 28-39. - Special regulations.
(q) Planned-Traditional Neighborhood Development (P-TND)
(12)
Additional regulations for T-5 transect zones.
a. All primary principal buildings shall have their principal pedestrian entrances
along the street. For a corner lot, the pedestrian entrance shall be along the
principal street.
Attachment 1
Page 3 of 3
O15-24
Page 3
(14) Additional regulations for SD-C transect zones.
d. Parking areas shall be screened from the principal street by a building street
screen or evergreen hedge.
(21) Additional density and intensity regulations for specific transect zones.
a. The request for deviation or modification from the tables may be approved by
the board of supervisors with the reclassification approval for the P-TND district
Zoning District, or for the technical modifications for redevelopment projects
only by the director of planning in accordance with Sec. 28-56(g)(1)
Sec. 28-56 - Application for planned developments.
(g) Technical modifications or adjustments to the regulating plan or neighborhood
design standards for P-TND
d. Changes to the tables contained in Sec. 28-39(q)(21) for
redevelopment projects
Sec. 28-137 – Types of signs permitted in P-TND Districts.
(h) Business Signs.
(1) Located within existing and proposed shopping centers, neighborhood centers, and office
parks, provided that:
a. Free-standing signs shall be monument style;
b. Sign(s) shall be designed in accordance with the approved neighborhood design
standards for the community;
c. No such sign shall extend more than thirty (30) feet in height above ground level;
d. One free-standing sign shall be permitted for each entrance to the center or park;
e. Wall signs shall be permitted on front and side exterior walls, provided that :
i. The height of such sign shall not extend more than five (5) feet above the
wall to which it is attached, and
ii. The aggregate area of all wall signs shall not exceed two (2) square feet
for each linear foot of building frontage.
; and
BE IT FURTHER ORDAINED that this Ordinance shall become effective upon adoption.
AJR:JAH:swb
Attachment 2
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Attachment 2
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