1300 Courthouse Road, P. O. Box 339, Stafford, VA 22555‐0339 Phone: (540) 658.8600 Fax: (540) 658.7643 www.staffordcountyva.gov

Board of Supervisors

Robert “Bob” Thomas, Jr., Chairman Laura A. Sellers, Vice Chairman Meg Bohmke Jack R. Cavalier Wendy E. Maurer Paul V. Milde, III Gary F. Snellings C. Douglas Barnes Interim County Administrator

MEMORANDUM TO: Stafford County Planning Commission FROM: J

SUBJECT: Comprehensive Plan Text Amendment – Special Overlay Districts ATTACHMENTS: 1. Proposed Resolution R16-298 2. Exhibit A - Proposed Comprehensive

Plan Amendment 3. Map of M-1 and M-2 zoned properties

greater than 20 acres

4. Proposed Ordinance O16-40 5. Resolution R16-297

Staff Project Manager: Michael Zuraf Time Limit: November 27, 2016 ISSUE: The Planning Commission is to consider an amendment to the textual document, “Stafford County, Virginia, Comprehensive Plan 2016-2036,” dated August 16, 2016, specifically Chapter 3.6, Future Land Use, Special Uses to include a narrative regarding Special Overlay Districts and to provide a detailed description of the Integrated Corporate and Technology Park Overlay Zoning District (ICTP). The proposed amendment provides the purpose of the ICTP and appropriate uses within the ICTP, and recommends that Quantico Corporate Center and Riverside Business Park be included within the ICTP. BACKGROUND: There are two sizable corporate and technology parks located in the county, Riverside Business Park and Quantico Corporate Center. The predominant zoning category in both parks is M-1, Light Industrial. The M-1 Zoning District does not allow for a variety of by-right uses that could support large scale employment centers, such as child care center, clinics, commercial retail, convention facility, hotels, and employee housing.

5

November 9, 2016

Memorandum to: Stafford County Planning Commission November 9, 2016 Page 2 of 3 The Board received inquiries about allowing more zoning flexibility for corporate and technology parks. A separate Ordinance being considered by the Commission, proposed Ordinance O16-40 (Attachment 4), would create an ICTP Overlay Zoning District for that purpose. The intent of the ICTP is to provide more flexibility of uses and to also ensure that buildings that house them would be in keeping with the architectural design and scale of the existing corporate or technology parks. The ICTP would be applied to such projects where at least 400,000 square feet of office space already exists or is approved. Buildings would be multi-story with a height between 40 feet and 80 feet. A variety of retail and personal service uses would be permitted. The ICTP would permit parking credits if a developer constructed a parking structure or garage. Quantico Corporate Center has a mix of M-1 and B-2, Urban Commercial zoning. The development has added B-2 zoning over time as an attempt to provide retail services for the office users in the park. The developers of Riverside Business Park also have a pending rezoning application for the purpose of allowing more flexibility of uses within that park. Comprehensive Plan Text Corporate and technology parks are not specifically addressed in the Comprehensive Plan. Proposed Resolution R16-298 would amend the Plan to add the following text to the end of Chapter 3.6, Future Land Use, following the “Special Uses” section:

Special Overlay Zoning Districts Overlay zoning districts allow for additional development regulations above the existing zoning district regulations, to address unique situations, reflect special environmental conditions or to help achieve desired development goals. Overlay zoning districts exist in the County’s Zoning Ordinance, such districts include the Floodplain Overlay Zoning District, Historic Resource Overlay Zoning District, and Highway Corridor Overlay Zoning Districts, to name a few. A new overlay zoning district is being introduced in the Comprehensive Plan, reflecting the needs of corporate and technology park developments. Integrated Corporate and Technology Park Overlay Zoning District (ICTP): The purpose of the ICTP is to promote the integration of uses to facilitate the growth and development of large scale corporate office and technology parks. Such parks have the need for and should include integrated uses such as Class A office space, hotel space for corporate clientele, supporting retail services, data centers, child care, and multi-family housing for employees working in the ICTP and nearby area. The ICTP should be designed to accommodate at least 400,000 square feet of existing or approved corporate office space for services such as engineering, security, computer systems development, computer software development, education, and research and development. Quantico Corporate Center and Riverside Business Park are recommended as locations for inclusion in the ICTP. Other office parks may be supported elsewhere in the County, if they have similar characteristics to Quantico and Riverside.

The Commission considered the issue on October 26th and initiated the public hearing with the above noted language. Areas of Impact of ICTP Overlay

Memorandum to: Stafford County Planning Commission November 9, 2016 Page 3 of 3 To identify where this new provision could apply across the County, staff has identified the location of M-1 and M-2 zoned properties over 20 acres. There are five concentrated areas that meet this criteria, including Quantico Corporate Center, Centerport Area, Westlake, Riverside Business Park, and Springfield Farm. Attachment 3 includes a countywide map and more detailed aerial images of the concentrated areas. Multi-family Dwellings The original request for the ICTP Overlay proposed permitting multi-family dwelling units within the district, with specific siting and design standards. Subsequent to the Comprehensive Plan Text Amendment public hearing being initiated on October 12th, the Commission continued consideration of the proposed ICTP Overlay Ordinance. On October 26th, the Commission modified the proposed ICTP Overlay Ordinance to remove multi-family dwellings from the list of uses permitted in the district. The Comprehensive Plan Amendment Language as proposed includes multi-family dwellings as a recommended use. The resolution that initiated this amendment, R16-297 (Attachment 5) allows for modifications of the text by the Planning Commission. RECOMMENDATION: Staff recommends approval of the text amendment to the Comprehensive Plan. This amendment highlights the need to address existing and new special conditions that may require additional development standards. Staff further recommends that the text of the Comprehensive Plan Amendment be harmonized with the proposed Ordinance regarding appropriate uses for the Overlay District. JAH:mz Attachments (5)

R16-298

PROPOSED

BOARD OF SUPERVISORS COUNTY OF STAFFORD STAFFORD, VIRGINIA

RESOLUTION

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 , 2016: ---------------------------------------------------------------------------------------------------------- MEMBERS: VOTE: Robert “Bob” Thomas, Jr., Chairman Laura A. Sellers, Vice Chairman Meg Bohmke Jack R. Cavalier Wendy E. Maurer Paul V. Milde, III Gary F. Snellings ---------------------------------------------------------------------------------------------------------- On motion of , seconded by , which carried by a vote of , the following was adopted:

A RESOLUTION TO AMEND THE STAFFORD COUNTY COMPREHENSIVE PLAN IN ACCORDANCE WITH VIRGINIA CODE § 15.2-2229, BY ADOPTING THE PROPOSED AMENDMENTS TO CHAPTER 3, “THE LAND USE PLAN,” OF THE TEXTUAL DOCUMENT ENTITLED, “STAFFORD COUNTY, VIRGINIA, COMPREHENSIVE PLAN, 2016-2036,” ADOPTED ON AUGUST 16, 2016 (COMPREHENSIVE PLAN)

WHEREAS, Virginia Code § 15.2-2229 authorizes the Board to amend the Comprehensive Plan; and

WHEREAS, the Board desires to amend the Comprehensive Plan to specifically recognize overlay zoning districts, and WHEREAS, the Board desires to include new recommendations in Chapter 3 of the Plan for Integrated Corporate and Technology Park Overlay guidelines, as identified in Exhibit A to proposed Resolution R16-298, entitled “Comprehensive Plan Amendments – Integrated Corporate and Technology Park Overlay,” dated September 20, 2016; and

WHEREAS, the Planning Commission conducted a public hearing on the proposed Comprehensive Plan amendments and provided its recommendations to the Board; and

Attachment 1 Page 1 of 2

R16-298 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 the adoption of the proposed Comprehensive Plan amendments will guide and accomplish a coordinated, adjusted, and harmonious development in Stafford County, Virginia, which will, in accordance with the present and probable future needs and resources of the County, best promote the health, safety, morals, order, convenience, prosperity, and general welfare of the citizens of the County, including the elderly and persons with disabilities; and WHEREAS, the Board finds that the proposed Comprehensive Plan amendments are consistent with good planning practices; NOW, THEREFORE, BE IT RESOLVED by the Stafford County Board of Supervisors on this the day of , 2016, that it be and hereby does adopt amendments to Chapter 3 of the textual document entitled, “Stafford County, Virginia, Comprehensive Plan, 2016-2036,” adopted on August 16, 2016, as identified in Exhibit A entitled “Comprehensive Plan Amendments – Integrated Corporate and Technology Park Overlay,” dated September 20, 2016. CDB:JAH:mz

Attachment 1 Page 2 of 2

Exhibit A: Comprehensive Plan Amendments – Integrated Corporate and Technology Park Overlay. September 20, 2016 Text to be added at the end of Chapter 3.6, Future Land Use, following the “Special Uses” section. Special Overlay Zoning Districts Overlay zoning districts allow for additional development regulations above the existing zoning district regulations, to address unique situations, reflect special environmental conditions or to help achieve desired development goals. Overlay zoning districts exist in the County’s Zoning Ordinance, such districts include the Floodplain Overlay Zoning District, Historic Resource Overlay Zoning District, and Highway Corridor Overlay Zoning Districts, to name a few. A new overlay zoning district is being introduced in the Comprehensive Plan, reflecting the needs of corporate and technology park developments. Integrated Corporate and Technology Park Overlay Zoning District (ICTP): The purpose of the ICTP is to promote the integration of uses to facilitate the growth and development of large scale corporate office and technology parks. Such parks have the need for and should include integrated uses such as Class A office space, hotel space for corporate clientele, supporting retail services, data centers, child care, and multi-family housing for employees working in the ICTP and nearby area. The ICTP should be designed to accommodate at least 400,000 square feet of existing or approved corporate office space for services such as engineering, security, computer systems development, computer software development, education, and research and development. Quantico Corporate Center and Riverside Business Park are recommended as locations for inclusion in the ICTP. Other office parks may be supported elsewhere in the County, if they have similar characteristics to Quantico and Riverside.

Attachment 2 Page 1 of 1

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Stafford CountyProduced by the Stafford County GIS Office540-658-4033 | www.StaffordCountyGIS.org

M1 and M2 Zoning

0 2 41 Miles ±Produced: 9/28/2016MXD Path: S:\Planning\Zoning\M1andM2Zoning.mxdCoordinate System: NAD 1983 HARN StatePlane Virginia North FIPS 4501 Feet

Data layers are compiled from various sources and are not to be construed or used as a "legal description." Data layers are believed to be accurate, but accuracy is not guaranteed.

LegendM1 - Light IndustrialM2 - Heavy Commercial

Attachment 3 Page 1 of 5

Quantico Corporate Center

Attachment 3 Page 2 of 5

Centerport Area

Attachment 3 Page 3 of 5

Weslake Area

Riverside Business Park

Attachment 3 Page 4 of 5

Springfield Farm

Attachment 3 Page 5 of 5

O16-40

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 , 2016:

----------------------------------------------------------------------------------------------------------

MEMBERS: VOTE:

Robert “Bob” Thomas, Jr, Chairman

Laura A. Sellers, Vice Chairman

Meg Bohmke

Jack R. Cavalier

Wendy E. Maurer

Paul V. Milde, III

Gary F. Snellings

----------------------------------------------------------------------------------------------------------

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. 28-33, “DISTRICTS GENERALLY;”

SEC. 28-34, “PURPOSE OF DISTRICTS;” SEC. 28-35, “TABLE OF

USES AND STANDARDS;” SEC. 28-39, “SPECIAL

REGULATIONS;” AND SEC. 28-102, “OFF STREET PARKING”

WHEREAS, corporate and technology parks have been established in the M-1,

Light Industrial Zoning District; and

WHEREAS, the M-1, Light Industrial, Zoning District does not permit the

variety of uses that support corporate and technology parks, such as child care center,

clinics, commercial retail, convention facility, hotels, and employee housing; and

WHEREAS, the Board desires to create an Integrated Corporate and

Technology Park Overlay Zoning District to allow for a variety of uses for specific

areas of the County where corporate and technology parks exist; and

WHEREAS, the Board carefully considered the recommendations of the

Planning Commission and staff, and public testimony, if any, received at the public

hearing; and

Attachment 4 Page 1 of 5

O16-40

Page 2

WHEREAS, the Board finds that public necessity, convenience, general welfare,

and good zoning practice require adoption of such an ordinance;

NOW, THEREFORE, BE IT ORDAINED by the Stafford County Board of

Supervisors on this the day of , 2016, that Stafford County Code Sec. 28-33,

“Districts Generally;” Sec. 28-34, “Purpose of Districts;” Sec. 28-35, “Table of Uses

and Standards;” Sec. 28-39, “Special Regulations;” and Sec. 28-102, “Off Street

Parking;” be and it hereby is amended and reordained as follows, with all other

provisions remaining unchanged:

Sec. 28-33. – Districts generally.

Land may also be classified into the following special overlay zoning districts:

ICTP, Integrated Corporate and Technology Park Overlay

Sec. 28-34. - Purpose of districts.

In order to carry out and implement the purposes and objectives of this chapter, the land

use districts herein established shall have the following purposes, respectively.

ICTP, Integrated Corporate and Technology Park. The purpose of the ICTP district is

to promote the integration of uses to facilitate the growth and development of large

scale corporate office and technology parks. Such parks have the need for and shall

include integrated uses such as Class A office space, hotel space for corporate clientele,

supporting retail services, data centers, and child care for employees working in the

district and nearby area. Such districts shall be designed to accommodate at least

400,000 square feet of existing or approved corporate office space for services such as

engineering, security, computer systems development, computer software development,

education, and research and development.

Sec. 28-35 – Table of uses and standards.

Table 3.1, District Uses and Standards, sets forth the uses and standards for each zoning

district in Stafford County. No land or structure shall be used, occupied or developed

except in accordance with the standards set forth therein.

Attachment 4 Page 2 of 5

O16-40

Page 3

Table 3.1. District Uses and Standards

ICTP, Integrated Corporate and Technology Park Overlay.

The purpose of the ICTP district is to promote the integration of uses to facilitate the

growth and development of large scale corporate office and technology parks. Such

parks have the need for and shall include integrated uses such as Class A office space,

hotel space for corporate clientele, supporting retail services, data centers, child care,

and multi-family housing for employees working in the district and nearby area. Such

districts shall be designed to accommodate at least 400,000 square feet of existing or

approved corporate office space for services such as engineering, security, computer

systems development, computer software development, education, and research and

development.

(a) Uses permitted by right:

Bank and lending institution.

Child care center.

Clinic, medical and dental.

Convention facility.

Dance studio.

Data and computer service centers.

Drug store.

Flex office.

General office.

Hotel.

Low intensity commercial retail.

Light manufacturing.

Medical/dental office.

Medium intensity commercial retail.

Attachment 4 Page 3 of 5

O16-40

Page 4

Printing, publishing, engraving.

Professional office.

Public facilities/utilities not including wastewater treatment facilities, and propane

and heating fuel distribution facilities.

Public works excluding wastewater treatment facilities.

Restaurant.

School.

School, vocational.

(b) Conditional use permit:

Hospital.

(c) Special Exception:

Microbrewery.

Adult day care.

(d) Requirements:

(1) Intensity: Ratio

Maximum floor area ratio …..1.0

Open space ratio…………….0.2

(2) Minimum yards: Feet

Front ……………………………………………40

Side ……………………………………………25

Back ……………………………………………25

(3) Minimum height (in feet)for primary buildings …………40

(4) Maximum height (in feet)…………………….………………80

Attachment 4 Page 4 of 5

O16-40

Page 5

Sec. 28-39- Special regulations.

(w) Special provisions for Integrated Corporate and Technology Park Overlay

(1) Sidewalks shall be provided connecting buildings, streets, alleys and common

areas.

(2) All buildings shall have integrated architectural designs that utilize common

themes and building materials throughout the district, and comply with the

Neighborhood Design Standards element of the Comprehensive Plan.

Sec. 28-102. Off-street parking.

Every use, unless otherwise specified in this chapter, shall be provided with parking

in accordance with the following standards:

(14) Parking credits. Credit toward the required number of parking spaces for an

individual use may be permitted with the following:

c. A credit of up to twenty (20) percent of the required parking may be

permitted where a parking deck, parking structure or garage with more than

20 parking spaces is utilized.

CDB:jah

Attachment 4 Page 5 of 5

Attachment 5 Page 1 of 2

Attachment 5 Page 2 of 2