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AGENDA BEDFORD COUNTY PLANNING COMMISSION
County Administration Board Room
122 E. Main Street, Bedford, VA March 19, 2012
7:00 p.m. – Regular meeting
1. Call to Order and Determination of Quorum
2. Approval of Agenda
3. Citizen Comment Period 4. Public Hearings
a) Rezoning RZ120002 B A Investors LLC
Reclassification of property from AR to PD-1. (Continuation of public hearing)
b) Rezoning RZ120003 Bedford County Board of Supervisors
Reclassification of property from C-2 to AV.
5. Old Business 6. New Business
7. Adjourn
RZ120002
BA Investors LLC
Reclassification of property from AR to PD-1
Presenter: Jordan Mitchell
540-586-7616 ext 1393
540-286-2059 (fax)
MEMORANDUM
TO: Planning Commission
THROUGH: Timothy L. Wilson, Director of Community Development ~ Mary A. Zirkle, Chief of Planning ~
FROM: Jordan Mitchell, Planner t;i!; DATE: March 16,2012
SUBJECT: Rezoning Application #RZ120002: Reclassification of property from AR District to PD-1 District, "Harmony in Bedford", B&A Investors
As you know, the Planning Commission opened a public hearing for Rezoning Application #RZ120002 on February 21,2012 at which you received report form staff, presentation by the applicant, and comments from citizens in attendance. Public hearing on this application request was not closed, but was continued to the Planning Commission's March 19, 2012 meeting date. Since this continuance on February 21, 2012, the applicant has changed the concept plan and master plan associated with the rezoning request. These changes were to address noted problems with the original submittal and additionally included changes initiated by the applicant which were significant enough in nature to require readvertisement of public hearing by the Planning Commission to provide the public adequate notices of the changes to the application and opportunity to comment on the proposed rezoning and accompanying master plan. Changes to the proposal include:
1) Increase the amount of area proposed for commercial development by 3.67 acres.
2) Added uses of multi-family residential housing (48 units) as upper level housing in the commercial area.
3) Added use option for multi-family residential housing (maximum of 144 units) in the transitional residential area where townhome lots are shown.
4) Address issues with the master plan and concept plan in order to comply with the minimum requirements of Section 30-67-3, developing a master plan for a PD-l district.
5) Three (3) additional proffers to the four (4) proffers that were that were previously submitted to the Planning Commission meeting, making for a total of seven (7) proffered conditions.
Staff submits the following staff report on the current application request, as amended by the applicant.
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SYNOPSIS B & A Investors (C/O George Aznavorian) is requesting to rezone multiple adjoining parcels totaling 49.47 acres from AR Agricultural Residential District to PD-1, Planned Development District. These properties collectively represent the site of the planned development. This site is located in both the jurisdiction of Bedford County and the City of Bedford, with the majority southern portion of the site being located in the County (subject to the authority of the County Zoning Ordinance) and the smaller northern portion of the site being located in the City (subject to the authority of the City Zoning Ordinance). The Zoning Administrator for the City of Bedford has advised the County that no rezoning of property for the portion of the site located in the City is required. The subject properties are located on the south side of Blue Ridge Avenue (Highway 460) between Woodhaven Drive and Pony Acre Road. The planned development is for a mixed use of various forms of residential uses and commercial uses. The project is located in Voting District 6. BACKGROUND
The applicant and property owner is B & A Investors (C/O George Aznavorian), P.O. Box 88, Moneta, VA 24121.
APPLICANT/OWNER
The subject parcels (Tax map # 128-A-32, 128-A-32A and 128-A-33) are located on the south side of Blue Ridge Ave (Highway 460) between Woodhaven Drive and Pony Acre Road. The remainder of the development is located in Bedford City and as noted above is not subject to the County Zoning Ordinance or part of this rezoning request.
LOCATION
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Stone MountainStone MountainStone MountainStone MountainStone Mountain
BedfordBedfordBedfordBedfordBedfordUnionUnionUnionUnionUnion
LynchburgLynchburgLynchburgLynchburgLynchburgOttervilleOttervilleOttervilleOttervilleOtterville
Coleman FallsColeman FallsColeman FallsColeman FallsColeman Falls
Big IslandBig IslandBig IslandBig IslandBig Island
Diamond HillDiamond HillDiamond HillDiamond HillDiamond Hill
Big Otter MillBig Otter MillBig Otter MillBig Otter MillBig Otter Mill
RebaRebaRebaRebaReba
Graves StoreGraves StoreGraves StoreGraves StoreGraves Store
Woodford CornerWoodford CornerWoodford CornerWoodford CornerWoodford CornerHendricks StoreHendricks StoreHendricks StoreHendricks StoreHendricks Store
Davis MillDavis MillDavis MillDavis MillDavis Mill Chestnut ForkChestnut ForkChestnut ForkChestnut ForkChestnut ForkWaltons StoreWaltons StoreWaltons StoreWaltons StoreWaltons Store
Body CampBody CampBody CampBody CampBody Camp
Meads StoreMeads StoreMeads StoreMeads StoreMeads Store
Flint HillFlint HillFlint HillFlint HillFlint Hill Otter HillOtter HillOtter HillOtter HillOtter Hill
Five ForksFive ForksFive ForksFive ForksFive ForksBunker HillBunker HillBunker HillBunker HillBunker Hill
Shady GroveShady GroveShady GroveShady GroveShady Grove
ForestForestForestForestForest
Kelso MillKelso MillKelso MillKelso MillKelso MillPenicks MillPenicks MillPenicks MillPenicks MillPenicks Mill
Cool SpringCool SpringCool SpringCool SpringCool Spring
Lone PineLone PineLone PineLone PineLone Pine
Bedford ReservoirBedford ReservoirBedford ReservoirBedford ReservoirBedford ReservoirPeaks Of Otter Recreation AreaPeaks Of Otter Recreation AreaPeaks Of Otter Recreation AreaPeaks Of Otter Recreation AreaPeaks Of Otter Recreation Area
Walnut GroveWalnut GroveWalnut GroveWalnut GroveWalnut Grove
Coltons MillColtons MillColtons MillColtons MillColtons Mill
Bear CampBear CampBear CampBear CampBear Camp
Marble SpringMarble SpringMarble SpringMarble SpringMarble Spring
KaseyKaseyKaseyKaseyKasey
DundeeDundeeDundeeDundeeDundee
RadfordRadfordRadfordRadfordRadford
HuddlestonHuddlestonHuddlestonHuddlestonHuddleston
MentowMentowMentowMentowMentowMonetaMonetaMonetaMonetaMoneta
MeadorMeadorMeadorMeadorMeador
GoodviewGoodviewGoodviewGoodviewGoodview
HardyHardyHardyHardyHardy
ChamblissburgChamblissburgChamblissburgChamblissburgChamblissburg
StewartsvilleStewartsvilleStewartsvilleStewartsvilleStewartsville
BellevueBellevueBellevueBellevueBellevueGoodeGoodeGoodeGoodeGoodeLowryLowryLowryLowryLowryThaxtonThaxtonThaxtonThaxtonThaxton
IrvingIrvingIrvingIrvingIrving
ClayClayClayClayClayNorwoodNorwoodNorwoodNorwoodNorwoodCentervilleCentervilleCentervilleCentervilleCenterville
MontvaleMontvaleMontvaleMontvaleMontvaleVillamontVillamontVillamontVillamontVillamont
PerrowvillePerrowvillePerrowvillePerrowvillePerrowvilleCifaxCifaxCifaxCifaxCifax
BoonsboroBoonsboroBoonsboroBoonsboroBoonsboro
CoffeeCoffeeCoffeeCoffeeCoffeeAntiochAntiochAntiochAntiochAntioch
CharlemontCharlemontCharlemontCharlemontCharlemontCurtisCurtisCurtisCurtisCurtis
AbertAbertAbertAbertAbertSedaliaSedaliaSedaliaSedaliaSedalia
Sunset FieldSunset FieldSunset FieldSunset FieldSunset Field
SnowdenSnowdenSnowdenSnowdenSnowden
Context Map
The applicant requests to change the existing zoning classification of the parcels from AR District to PD-1 District. The developer has requested to rezone the property to construct a proposed mixed use development consisting of a mixture of single family homes (attached and detached), townhouses, multi-family dwellings (apartments) and commercial uses. The developer’s proposal includes 55 single family dwellings in the residential area, 119 single family detached townhomes or a combination of 144 multi-family dwellings and 71 townhomes in the transitional residential area, and 48 multi-family dwellings as upper level housing in the commercial use area.
PROPOSED CHANGE
A neighborhood informational meeting was held on Wednesday, February 8, 2012 at the Bedford County Administration Building with approximately 41 citizens in attendance. The rezoning process was explained by staff during the meeting, and the applicant answered questions about the purpose of the proposed rezoning. The questions of most concern were regarding traffic improvements and the realignment of Woodhaven Drive. A summary of the meeting is attached for your reference. In addition, a representative of VDOT was present to
NEIGHBORHOOD INFORMATIONAL MEETING
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address questions about proposed road projects in the immediate area of the rezoning request that may affect property owners. ANALYSIS
The subject properties are part of an old farm that is undeveloped except for two houses (former Field’s property). The parcels feature a rolling terrain and a stream that runs across the rear of the properties. The parcels are currently in the Land Use program administered by the Commissioner of the Revenue.
Zoning/Land Use Compatibility
Adjacent properties include undeveloped farm land and a future Army Reserve Center. Within 1,500 feet of the subject parcel other parcels are zoned AR and C-2 (General Commercial). Properties within this area consist of commercial, residential and undeveloped farm land. City of Bedford adjoins the property to the north and that area is zoned B-2 (General Business).
Currently, the property is zoned AR which is intended primarily for very low density residential and institutional uses mixed with smaller parcels that historically contained agricultural uses, forest land and open space. This zoning district is generally suitable for low density residential development and other compatible land uses.
Zoning Ordinance
The PD-1 district is intended to allow greater flexibility than is generally possible under conventional zoning district regulations by encouraging ingenuity, imagination and high quality design and a mix of uses. The appropriate siting of buildings, controlled access points, attractive and harmonious architecture, and effective landscape buffering shall be characteristics of these planned communities. The PD-1 district should have a variety of uses (commercial, industrial, and residential) and should not be utilized only to increase residential densities. Additionally, a PD-1 district is intended to implement development within Urban Development Areas (UDAs) as recently defined by the Comprehensive Plan and amended in the zoning ordinance (2011). The AR District currently allows a set standard of 1 unit per 1.5 acres of land, which equates to a density of 0.66 units per acre (less than one unit per acre). Conversely, densities in the PD-1 District are flexible and are proposed by the applicant and established by the county through the rezoning process. The PD-1 District as proposed has three areas of development - Commercial, Transitional Residential, and Residential. The Commercial area of the development is approximately 7.91 acres in size. Forty-eight (48) one-bedroom multi-family dwellings (apartments) are proposed as upper level housing above commercial uses. The proposed residential density of the Commercial area is 6.07 units per acre.
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The Transitional Residential area is approximately 7.75 acres of the proposed development. This area will be developed with higher density residential housing in order to provide a transition between the Commercial and Residential areas of the development. A combination of 144 one-bedroom multi-family dwellings and 71 three-bedroom townhome units or 119 three-bedroom townhome units are proposed for this area of development. The proposed residential density of the Transitional Residential area is 27.74 units per acre for a combination of multi-family dwellings/ townhomes or 15.35 units per acre for townhomes. The Residential area of the development is approximately 10.08 acres in size. The concept plan indicates that the applicant intends to develop 55 single family detached residential units with an approximate building footprint of 2,000 square feet per unit. The proposed residential density of the Residential area is 5.46 units per acre for single family dwellings.
The master plan for a PD-1 rezoning becomes the ordinance for development of the project, governing all uses and development standards. As such, staff has reviewed the request for the provisions of the PD-1 District to ensure that the request has sufficient information to address each of the standards in the zoning ordinance.
Master Plan/Concept Plan – Site Development Regulation Analysis
Acreage and Lot Sizes
The applicant is proposing to rezone 49.47 acres to PD-1. The minimum acreage to create a new PD-1 District is 40 acres. Minimum lots sizes for the development will vary from 1,000 square feet to 10,000 square feet depending upon the type of development. The minimum sizes may be set at the time of the request. However, no zoning district has single-family detached residential lot sizes less than 8,000 square feet. Lots 1-5 in the residential area were of particular interest to staff. The applicant has provided a graphic example showing that a single-family detached dwelling with a footprint of 2,094 square feet would fit on lots 1-5 and meet the proposed setbacks and building/lot coverage requirements of the master plan (attached). Height
The maximum building height in all areas of the development is 45 feet or less. Section 30-67-3(E) limits any structure or building to 45 feet in height unless it is justified in order to receive approval. In this amendment, the applicant did not request that any structure or building exceed 45 feet in height. Grid Network
The PD-1 District “shall be designed in the form of interconnected streets, alleys and paths, modified as necessary to accommodate topography and parcel shape.” The applicant makes use of a roundabout to facilitate traffic movement and cul-de-sacs have not been proposed within the development. The applicant has extended one street to an adjacent parcel (Tax Map # 128-A-38A) but not to two other adjacent parcels (Tax Map #’s 128-A-38 and 128-A-37) that border the development. Additionally, a subdivision waiver request has been received to
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waive the “access to adjoining property” requirement of Article 6.7 and will be heard by the Planning Commission at a later date. Streets and Pedestrian Facilities
A public roadway design detail section has been provided. Section 30-67-3(G) requires street sections to be designed to serve multiple purposes, including motor vehicle, pedestrian and bicycles. Sidewalks are proposed through all use areas and the detail shown would meet the design requirements of Section 30-67-3(N). Bicycle traffic has been addressed with the addition of four (4) foot wide bicycle lanes on both sides of the street throughout the development. Alleys are proposed to provide rear access to lots in the Transitional Residential area. The proposed width of each alley easement (30 feet) exceeds the requirements of Section 30-67-3(G). Open Space
Of the total acreage, 30.20% is shown as “open space.” The largest area of open space along the southern border of the development will be passive in order provide a “natural state along the stream.” Other internal areas designated as open space in the development will be “utilized as park like settings.” While the applicant meets the percentage requirements of Section 30-67-3(P), staff does question the usability of the open space in the middle of the traffic circle and above lot 1 in the residential area. Landscaping/ Buffers Yards
The applicant states that all minimum landscaping requirements of Section 30-67-3(Q) will be met. Additionally, Type C buffer yards will be provided where commercial areas are adjacent to residential areas. The proposed buffer yard will be planted in accordance with Section 30-92-4. A voluntary proffer has been submitted to provide a Type A buffer along the southern border of the United States Army Corps of Engineers property in accordance with Section 30-15 of the Zoning Ordinance. Phasing
Three phases of development have been proposed with an anticipated build-out of 10 years, depending upon the economy. The proposed phases are as follows:
Phase Type of Development Estimated Start
1 Infrastructure and Commercial Next 6-12 months
2 Townhomes and Single Family Attached Next 24-36 months
3 Single Family Detached Next 36-60 months
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The applicant has submitted seven (7) proffers with the rezoning request pursuant to Section 3-15 of the Zoning Ordinance. These proffers as submitted by the applicant read as follows:
Proffers
1) The signal at the new crossover will be installed at such time as the warrants for the signal are met, and approved by VDOT.
2) The rear of the perimeter residential lots that abut adjacent properties will have a landscaped or natural Type A Buffer
3) The Pony Acres Road entrance and the entrance at the proposed crossover in U. S. Route 460 will be landscaped and signed for the development.
4) There will be no low income or subsidized homes in this development.
5) There will be a Type A buffer along the southern border of the United States Army Corps of Engineers property.
6) All street lighting will be downward casting as to not light the fronts of the homes and businesses fronting public streets.
7) The project will be constructed and graded in phases. The actual phases and areas of land disturbance is to be determined at the time of site planning.
Voluntary proffers must be reviewed and formally accepted when offered with a rezoning request. Section 30-15(C) of the Bedford County Zoning Ordinance contains standards to guide the Commission and Board of Supervisors in reviewing proffers offered by an owner or developer (attached). The Planning Commission is not obligated to accept any or all of the submitted proffers in accordance with Section 30-15(E). However, the Planning Commission will need to state which (if any) proffers will be recommended for acceptance as part of any motion for approval of the rezoning application.
The Bedford County 2025 Comprehensive Plan contains goals and objectives relative to this rezoning, which includes:
Comprehensive Plan
1) Community Character, Design and Aesthetics
Preservation of the scenic beauty, pastoral character, and historic resources of the County
3.5 New development (residential, commercial and industrial) that has visually appealing architectural elements and complements the pastoral character of the Count
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3.6 Planned residential and commercial development that is compatible with adjacent and surrounding neighborhoods
The applicant is proposing a development that is attractive while maintaining the natural character of the property by providing passive open space.
2) Economic Development
A healthy, diversified economy that is environmentally sensitive and results in business opportunities and quality jobs
8.1 Commercial/industrial development that is consistent with the preservation of the scenic beauty, pastoral character, and historic resources of the County.
The proposed development will create new business opportunities while maintaining the scenic beauty of the County.
3) Housing
A variety of safe, sanitary and affordable housing for all County residents
4.1 A variety of dwelling units in all price ranges that are compatible with and sensitive to the environment
4.5 Well-planned and designed residential neighborhoods in areas equipped to provide essential public services
The development will offer a variety of housing option at different prices. However, a voluntary proffer has been submitted to exclude low income housing from the development.
4) Land Use
An orderly, efficient, and compatible growth and land use pattern that is sensitive to the natural environment
9.1 Future development directed to areas already or proposed to be served with adequate public facilities that is compatible with and sensitive to the natural environment
9.6 Plans and policies coordinated with the City of Bedford and adjacent jurisdictions
The proposed development will be compatible with and sensitive to the natural environment. Public utilities will be provided to this development by the City of Bedford (attached letter from City Manager).
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5) Urban Development Areas
Concentrate housing, commerce and public facilities in a mixed-use pattern within designated urban development areas (UDA).
14.1 Encourage higher density and alternative housing types that meet the requirements for urban development areas mandated in the Code of Virginia (15.2-2223.1).
14.2 Encourage a mixture of uses within the UDA in a pedestrian-oriented and pedestrian friendly manner.
14.3 Arrange land use designations so that the UDA witnesses distinct and discernable boundaries and creates a sense of place.
The proposed development is located in a UDA. A mixture of concentrated housing types and uses are proposed in a pedestrian friendly manner. The outer perimeter of the development is to remain as natural as possible and designated as open space to give the development a sense of boundary and place.
The Future Land Use map identifies the subject parcels and surrounding area as Rural Residential. It appears that this proposed future land use is consistent with the existing zoning which would allow for agricultural and low density residential uses. The Comprehensive Plan Land Use designation is excerpted below.
Small clusters of residential units with some low intensity agricultural uses. These areas are intended to preserve open spaces and the agricultural landscape while allowing clustered residential development that minimizes impervious surfaces across properties
Rural Residential
Transportation
Project Impacts
Virginia Code requires that rezoning requests be reviewed by the Virginia Department of Transportation (VDOT) through the Chapter 527 process. A Chapter 527 Traffic Impact Analysis (TIA)was submitted to VDOT for the initial project in 2008. The traffic study has been updated and was submitted by the applicant on March 6, 2012 for VDOT review. VDOT is afforded up to 45 days to review and comment on the TIA. No comments on the submitted TIA have been issued by VDOT as of the date of this report. The main entrance to the project is located in the City of Bedford on U.S. Highway 460, which is under the jurisdiction of VDOT. Public Facilities
Public schools along with emergency services will see an increased impact with the addition of between 222 and 318 residential units in the development and added commercial development. According to 2010 Census demographic profile data for Bedford County, owner
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occupied residential units have an average household size of 2.51 and renter occupied residential units has an average household size of 2.39. These numbers can be multiplied by the number of owner or renter occupied units when they are finalized. The provision of trash pick-up services has not been presented. Environment
Given the increase in development density and building/lot coverage, the amount of impervious area will be increased due to development. All proposed grading, land disturbance, and storm water run-off is regulated by the County’s Erosion and Sediment Control Ordinance and Stormwater Regulations. The stream located at the rear of the properties is proposed to be protected by the open space area as shown on the concept plan. The stream is not in a floodplain. Utilities
The City of Bedford will provide public water and sewer to the development as well as electricity. Public utilities are planned to be placed at the front of all lots within a utility easement. Private utilities, such as telephone and cable TV services, shall be placed at the rear of all lots as required in Section 30-67-3(S). CONCLUSION The applicant has proposed a mixed use development that is primarily residential in nature, with commercial use areas located adjacent to U.S. Highway 460. The submitted master plan and concept does comply with the standards listed in Section 30-67-3, developing a master plan for a PD-1 District, except for the connectivity to all adjoining properties. As proposed, 15.99% of the area proposed for the PD-1 rezoning is for commercial uses; the remaining 84.01% is for residential uses and open space required for the zoning district (including street right-of-way). Staff notes that there is additional commercial development and existing open space within the City of Bedford, which is outside of this request and the County’s ability to control or regulate. Revisions to the original Chapter 527 Traffic Impact Analysis have been submitted to VDOT for review. The applicant and the County await VDOT’s final comments on the TIA. The governing body shall not take action on the rezoning request until VDOT’s written comments have been received and entered into the public record in accordance with 24 VAC 30-155-7 of VDOT regulations. Additionally, the development is included in Phases 1 and 3 of the reversion process. As such, those parcels are intended to become part of the future Town of Bedford when the reversion process is finalized (as drafted). Based on the “Rural Residential” Future Land Use designation description, the proposed development is not compatible with the Future Land Use component of the Comprehensive Plan. However, the proposed PD-1 District meets and furthers the goals of the Comprehensive
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Plan by being located in an Urban Development Area with infrastructure and utilities available or planned with this development to accommodate the anticipated growth.
1. Zoning Map
ATTACHMENTS
2. Future Land Use Map 3. Aerial Map 4. Application 5. Master Plan, dated March 2, 2012 6. Concept Plan, dated March 2, 2012 7. Neighborhood Informational Meeting Summary 8. Article III, Section 30-34, AR (Agricultural Residential District) 9. Article III, Section 30-67, PD-1 (Planned Development District) 10. Graphic Example of Lots 1-5 developed in Residential Area 11. Signed Voluntary Proffers, dated February 29, 2012 12. Article I, Section 30-15, Conditional Zoning: Generally 13. Letter from City Manager to George Aznavorian regarding Public Utilities, dated February
17, 2012
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RD
ONY A
CRE
RO
AD
TURNPIKE
BA
LD
WIN
CHESTNUTROAD
WINDY RIDGE
DRIVE
ROAD
AVENUE
WINDYRIDGE
SWORD BEACHLANE
BLUE RIDGE
GREEN
MEADOW
WOODHAVEN
DRIVE
DRIVE
SALEM MACO
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WO
ODHAVEN
OLE TURNPIKE
OLETURNPIKE
Zoning Map
AR
AR
C-2
CITY OF BEDFORD
13
Future Land Use Map
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Aerial Photograph- Pictometry 2010
Bedford County Department of Community Development Division of Planning 122 E. Main Street, Suite G-03 Bedford, VA 24523 (540) 586-7616. Fax (540) 586-2059 www.bedfordcountyva.gov/planning
For stafJuse only
Date received:
Fee Paid: $
Application No.:
Project No. :
Rezonin A lication GENERAL I FORMATION:
Received by:
PC Dale:
BOSDate:
Section 30-14 (A): The Board of Supervisors may, by ordinance, amend, supplement, or change the regulations in the Bedford County Zoning Ordinance, district boundaries, or (zoning) classifications of property. Any such amendment may be initiated by:
1) Resolution of the Board of Supervisors; 2) Motion of the Planning Commission; 3) Petition of the owner, contract purchaser with the owner's written consent, or the owner's agent of
the property which is the subject of the proposed zoning map amendment.
APPLICATION PROCEDURE:
• Consultation with Planning Staff: You are required to meet with a planner to discuss feasibility of request prior to submission.
• Neighborhood Informational Meeting: This meeting is an opportunity for the public to learn about the request and allow exchange between the developer and affected property owners. The meeting is NOT a public hearing.
• Planning Commission: The Planning Commission will hold a public hearing and review the application in order to make a recommendation to the Board of Supervisors.
• Board of Supervisors: The Board of Supervisors will hold a public hearing and review the application in order to make a decision on the request.
Please make sure the following items are included BEFORE submitting:
D Application Fee: $300.00 plus $5.00 per acre (checks made payable to Bedford County). Applicant is also responsible for the costs of all public notifications including sign posting, mailings and legal advertisements.
D Concept Plan: A concept plan (one 24 x 36 copy and twenty-four 11 x 17 copies) prepared by a professional engineer, architect or surveyor must be submitted with application. (A PDF version submitted via email is also desired). The plan shall include at a minimum what is required of a site development plan in Article V of the Zoning Ordinance and address any potential land use or design issues arising from the request.
D Proffers: The applicant may proffer in writing reasonable conditions in addition to the requested zoning district regulations. All proffered conditions must be signed and presented prior to the Board of Supervisors public hearing.
D Traffic Impact Analvsis: If the proposed use meets VDOT's requirements for a traffic impact analysis, a VDOT rezoning package checklist must be completed for submission to VDOT.
Please print in blue or black ink or typewrite. Ifnot applicable, write N/A.
APPLICANT INFORMATION
Note: If applicant is not the property owner, an owner' s authority letter must be submitted with application.
Applicant Name: IGeorge Aznavorian
Address: B.A. Investors - P.O. Box 183, Thaxton, VA 24174
Phone: (540) 586-5713 Fax: Email: ap/[email protected]
Page 2 of3
Property Owner Name: _________________________________ _
Address: _______________________________________ _
Phone: __________ Fax: ____________ Email : ______________ _
Author~edAgenUContactPerson: ______________________________ _
Address: _______________________________________ __
Phone: Fax: _ ___________ Email: ________ ______ _
Engineer: Norman B. Walton, Jr.
Address: Perkins & Orrison, Inc. - 27 Green Hill Drive, Forest, VA 24551
Phone: (434) 525-5985 Fax: (434) 525-5986 Email: [email protected]
PROJECT INFORMATION
Location/Address of Property (directions from Bedford County Administration Building) : From the West end of Rt. 460 by-pass, travel west 1/2 mile & turn left onto Woodhaven Dr. The project is immediatly on the right.
Tax Map Number(s): _1_2_8_-A_-_3_2_, _3_2A __ , 3_3 ___________________________________ _
Magisterial District: _C_e_n_t_e_r ____ _________ Election District: _6 ____________ _
S~e ofParcel(s): In acres _4_9_.4_7 __________ In sq. ft. ________________ _
Amount of area to be utilized _4_9_.4_7 _______________________ _
Does the parcel meet the minimum lot area, width and frontage requirements of the requested district and use type? If NO, you must first seek a variance from the Board of Zoning Appeals.
( ) Yes ( ) No
Please describe the proposed project or explain the purpose of the request. This request is for a PD-1 mixed use project, including commercial, detached single family homes and apartment 1 town homes.
Current Zoning: _A_R _______________ Current Land Use: _A--.::g:..,.r_ic_u_lt_u_r_a_1 ________ _
Proposed Zoning: _P_D_-1 ______________ Proposed Land Use: Residential. Commercial, Mixed Use & Town homes
Future Land Use Map Designation: Proffers proposed? ( )Yes
Bedford County Department of Community Development 122 East Main Street, Suite G-03. Bedford, VA 24523. Phone (540) 586-7616. Fax (540) 586-2059
( )No
711/10
Page 3 of3
.IDSTmCATION FOR REZONING
The Planning Commission will study the rezoning request to determine the need and justification for the change in terms of publio health, saiety and general wel18re. Please ansWCt the following questions as thoroughly BS possible. Attach additional paper if necessary. .
Please explain how the request furthers the purposes of the Zoning Ord'nall~ (Section 30..3) as well as tbe plitpOSC found at the beginning oftba applICable zoning district elassificstioD In the Zoning OrdlnaDce.
This praJe!;! !Jre.IM a P~·1 development nearU1e City or Bedford, alonllihe RI, 460 c:orrtaor. ~ pI'!JJ~WiIT til a benellt to the 4J1'OIIlIlCOnomicelly. The design
Is intended to lak& into consideration thtllSlresms. mature bees and views offered by thiS ultu, The plan wDl ullr.z& a design 10 reduce the Impsd to tt\e
aile by minimizing gradtng 1'1£ n'nJct\ al! possible, while offering a variety Of shopping & housitlg needs 'Ie meet maIM! demands In tillS part of the county.
Please explain how the project conforms to the genen.l guidelines an~ policieS contained tn the Bedford. Coaniy Comprehensille PlM.
This project meets the Intel'\t of ~ coR1pl'9tieT'lsive plan for this area by offeiil1g eome c'ommerclBl retail space 8$ well as residential housing,
Please describe the lm,pact(s) of the request on the pro.,erty Itself, die adjoiniDg properties, aDd the surrounding area as well as the impacts OR pllblle services And f,sac:ilities, iDclQding w.terl5e'Wer~ roads, SQbools, parks/recreation :and fire/rescue.
CERTIFICATION
I hereby ~ertify that this application is complete and. ac~te. to the ~ of my ~owledge, and~( atJ:~o ' County representatiVes entry onto the pro for es of reYlewmg thIS I$luest. / .~
Owner/Agent Signature: Date: --~/f-~-+. "--f'f--'--""-';:"""'-
Bedford County Department of Comf11U1l11y DevaloPrmlnt 1?2East Main street, SIlite G-.G3. eedford, VA 24523 • Phone-(54l») 586-7616 • Fa'It (540) 586-21159 7/1/10
Lexington Lynchburg
Wes Perkins, LS Kenneth Knott, LS
Russ Orrison, PE, LS Norman Walton, PE
Susan Perkins Aaron Dooley, LS
Pierson Hotchkiss, LS
Dave Walsh
17 W. Nelson Street · P.O. Box 1567 27 Green Hill Drive
Lexington, Virginia 24450 Forest, Virginia 24551
540-464-9001 Fax: 540-464-5009 434-525-5985 Fax: 434-525-5986
Email: [email protected]
Harmony at Bedford
Rezoning Application Packet
January 6, 2012 Rev. January 24, 2012
Rev. February 29, 2012
Rev. March 2, 2012
prepared for
B. A. Investors, Inc.
prepared by
Perkins & Orrison, Inc.
Lexington Lynchburg
Wes Perkins, LS Kenneth Knott, LS
Russ Orrison, PE, LS Norman Walton, PE
Susan Perkins Aaron Dooley, LS
Pierson Hotchkiss, LS
Dave Walsh
17 W. Nelson Street · P.O. Box 1567 27 Green Hill Drive
Lexington, Virginia 24450 Forest, Virginia 24551
540-464-9001 Fax: 540-464-5009 434-525-5985 Fax: 434-525-5986
Email: [email protected]
Table of Contents
Table of Contents ........................................................................................................................................... 2
Table of Figures .............................................................................................................................................. 3
I. Legal Description of Property............................................................................................................... 4
II. Existing Property Information .............................................................................................................. 5
III. Existing Site Conditions ........................................................................................................................ 5
IV. Planning Objectives.............................................................................................................................. 6
V. Development Regulations .................................................................................................................... 8
A. Development Standards ......................................................................................................8
B. Landscaping..........................................................................................................................9
C. Lighting...............................................................................................................................10
D. Buildings.............................................................................................................................12
E. Signs ...................................................................................................................................13
VI. Permitted Uses................................................................................................................................... 17
VII. Circulation Plan and Traffic ................................................................................................................ 20
VIII. Public Services and Utilities........................................................................................................... 22
IX. Open Space Planning.......................................................................................................................... 23
X. Architectural Renderings.................................................................................................................... 24
XI. Development Schedule ...................................................................................................................... 27
Lexington Lynchburg
Wes Perkins, LS Kenneth Knott, LS
Russ Orrison, PE, LS Norman Walton, PE
Susan Perkins Aaron Dooley, LS
Pierson Hotchkiss, LS
Dave Walsh
17 W. Nelson Street · P.O. Box 1567 27 Green Hill Drive
Lexington, Virginia 24450 Forest, Virginia 24551
540-464-9001 Fax: 540-464-5009 434-525-5985 Fax: 434-525-5986
Email: [email protected]
Table of Figures
Figure 1. Overall Concept Development for Harmony at Bedford................................................................7
Figure 2. Utility Arlington Luminaries...........................................................................................................11
Figure 3. Utility Arlington Pole .....................................................................................................................12
Figure 4. Typical Wall Mounted Signs..........................................................................................................13
Figure 5. Wall Mounted Signs......................................................................................................................14
Figure 6. Painted Window Signs ..................................................................................................................15
Figure 7. Awning Signs..................................................................................................................................16
Figure 8. Road section with a typical pavement detail..................................................................................1
Figure 9. Illustrative Street Section .............................................................................................................21
Figure 10. Single Family Housing Examples.................................................................................................24
Figure 11. Townhome/ Apartment Housing Examples................................................................................25
Figure 12. Commercial Area Examples ........................................................................................................26
P a g e | 4
I. Legal Description of Property
DESCRIPTION OF BOUNDARY
DESCRIPTION of a 58.98 acre parcel of land located in the City of Bedford and County of
Bedford, State of Virginia in accordance with a plan entitled Composite Plat Showing
Property Line Vacation for B A Investors, LLC, dated January 6, 2012, by Perkins &
Orrison, Inc.
Said 58.98 acre parcel being more fully described as follows:
BEGINNING AT A POINT, said point being thence N 44°51'24" E, 416.68 feet to a point;
thence S 50°55'36" E, 93.47 feet to a point; thence S 53°03'33" E, 290.47 feet to a point;
thence S 63°32'30" E, 253.29 feet to a point; thence S 72°38'24" E, 327.79 feet to a
point; thence S 81°59'55" E, 443.41 feet to a point; thence N 10°03'07" E, 360.04 feet to
a point; thence N 12°47'40" E, 306.56 feet to a point; thence N 22°51'39" E, 37.61 feet
to a point; thence N 29°47'04" E, 117.32 feet to a point; thence S 62°49'45" E, 174.15
feet to a point; thence, along a tangent curve with a radius of 1957.86 feet, a central
angle of 10°48'38", the chord of which bears S 68°14'04" E for a distance of 368.86 feet,
thence along the arc of said curve for a distance of 369.41 feet to a point; thence
S 08°53'22" E, 65.24 feet to a point; thence S 15°46'47" E, 77.75 feet to a point; thence
S 64°30'29" E, 183.49 feet to a point; thence N 89°58'26" E, 103.08 feet to a point;
thence S 75°59'24" E, 104.00 feet to a point; thence, along a tangent curve with a radius
of 1387.39 feet, a central angle of 07°22'56", the chord of which bears S 72°17'56" E for
a distance of 178.63 feet, thence along the arc of said curve for a distance of 178.76 feet
to a point; thence S 14°08'08" W, 604.77 feet to a point; thence S 23°58'57" W, 396.65
feet to a point; thence S 40°45'15" W, 187.00 feet to a point; thence S 49°40'53" W,
208.00 feet to a point; thence S 15°57'44" E, 200.00 feet to a point; thence
S 23°20'44" W, 99.52 feet to a point; thence N 60°06'36" W, 956.57 feet to a point;
thence N 62°44'32" W, 185.87 feet to a point; thence N 62°44'32" W, 112.05 feet to a
point; thence N 54°37'59" W, 296.61 feet to a point; thence N 74°02'47" W, 336.15 feet
to a point; thence N 47°25'36" W, 836.76 feet to a point the POINT OF BEGINNING.
CONTAINING: 2569135 square feet or 58.98 acres of land, more or less.
Perimeter: 8322.4718 feet
Property within the County of Bedford is approximately 49.47 Ac.
P a g e | 5
II. Existing Property Information
This development consists of the following tax map numbers: 128-A-32, 32A, and 33.
All of these parcels are currently undeveloped, with their common zoning of Agricultural
Residential (AR). A portion of this property is under contract to be sold to the United
States Army Corps of Engineers for use as a training facility (tax map number 128-A-31)
and is not being considered with this rezoning.
This site is within Zone X per FEMA Map No. 51019C0308D. None of the tax map
numbers referenced above have a 100 year flood level shown to impact them.
III. Existing Site Conditions
The current site is an old farm that is undeveloped at this time. The farm land has been
reasonably maintained, but not utilized as a farm in some time. There is a scenic stream
that runs the rear of the property. The rolling terrain also is very attractive.
The site development plan is intended to utilize the existing topography as much as
possible, for two reasons. One, the more grading and land disturbance for the site, the
higher the construction costs. Obviously, one aspect of good design principles is to
reduce cost as much as practical. Two, the beauty of the existing landscape is intended
to be maintained.
B. A. Investors contracted with renowned landscape planner Randall Arendt for the
preliminary layout that is used for the basis of this design. Arendt came to the site and
spent several days walking the site and working with the design team to best capture
the topography and beauty of the property, while still managing to produce adequate
yields for the developer.
P a g e | 6
IV. Planning Objectives
This project is a Planned Development District (PD1) project with a mix of
townhome/apartment areas, single family detached areas, and commercial areas. A
portion of the overall project is being utilized by the United States Army Corps of
Engineers as a training facility. This portion of the property is not being considered in
this rezoning or as a portion of the nature of the development.
The project will front US Route 460 just west of the Woodhaven Drive intersection. The
principal project entrance will be aligned with a crossover proposed by VDOT, and in
conjunction with other VDOT proposed improvements to US Route 460.
The commercial area of the project is planned for a big box or grocer area as an anchor
store with shops flanking that building. Three outparcels are also available for sale
along US Route 460, with another property internal to the development available as
commercial. The two 10,000 sq ft. commercial buildings are planned to have 3 floors
with commercial on floor 1 and residential multi-family on floors 2 and 3.
There is a large portion of the property that will be designated for use as townhome or
rental apartment housing. There are 119 townhome style lots available for sale per this
plan or 144 apartment buildings. The combination of apartments and townhomes shall
not exceed 357 bedrooms. This will result in a maximum of 119 townhome units with
no apartments; or a maximum of 144 apartments with and 71 townhomes. Each
townhome is planned with three bedrooms and each apartment is planned with one
bedroom. This higher density residential area is intended to provide a transition
between the commercial and the single family residential area of the project.
It is our belief, and based on some market research, that this style of housing will be the
new starter homes for young couples. The days of purchasing a single family detached
home as a starter home are slowly passing by. As the residential market and lending
market changes, we believe that this style of living will flourish.
There are also 55 single family detached housing lots provided with this plan. These lots
are located at the rear of the development to provide the more marketable lots to these
homes. We foresee these homes to be in the 2000 square feet range of house, making
them attractive to the current residential home market.
This project seems to be located ideally between Lynchburg and Roanoke, to hopefully
market to the young professional couple that may have spouses working in opposite
directions (i.e. one spouse working in Roanoke and the other in Lynchburg).
P a g e | 7
A portion of this project does lie within the Bedford City Limits. This area is primarily
commercial and is zoned adequately for the uses shown on the master plan. We have
been working in conjunction with the City and County to assure that the needs of both
the City and County are met.
Figure 1. Overall Concept Development for Harmony at Bedford
Dark Red Commercial Area
Orange Transitional Residential Area
Yellow Residential Area
Green Open Spaces
Table 1. Color Chart
P a g e | 8
V. Development Regulations
The following criteria shall be utilized for the development of Harmony at Bedford.
A. Development Standards
Residential Area
Lot size: Minimum lot size: 5,000 sq. ft.
Minimum lot frontage at right-of-way: 50 feet
Setbacks:
Principal Structure Auxiliary Structure
Front Yard: 15 ft 30 ft
Rear Yard: 5 ft 5 ft
Side Yard: 5 ft 5 ft
Height of structures: 35 feet Maximum
Lot Coverage:
Building: 50%
Total: 75%
Transitional Residential Area
Lot size: Minimum lot size 2,000 sq. ft.
Minimum lot frontage at right-of-way: 25 feet
Setbacks:
Principal Structure
Front Yard: 15 ft
Rear Yard: 5 ft
Side Yard: 0 ft (with a 20’ separation between buildings)
Height of structures: 40 feet Maximum
Lot Coverage:
Building: 50%
Total: 75%
Commercial Area - Commercial Outparcels
(any parcel subdivision of the commercial parcel shown will be considered an outparcel)
Lot size: Minimum lot size 10,000 sq. ft.
Minimum lot frontage at right-of-way: 100 feet
Setbacks:
Principal Structure
Front Yard: 10 ft
Rear Yard: 5 ft
P a g e | 9
Side Yard: 10 ft
Height of structures: 45 feet Maximum (1)
Lot Coverage:
Building: 50%
Total: 75%
Commercial Area - Commercial Internal Developed Parcels
Lot size: Minimum lot size 1,000 sq. ft.
Minimum lot frontage at right-of-way: 20 feet
Setbacks:
Principal Structure
Front Yard: 0 ft
Rear Yard: 0 ft
Side Yard: 0 ft
Height of structures: 45 feet Maximum
Lot Coverage:
Building: 100% (1)
Total: 100% (1)
Notes:
(1) The commercial area shall not have more than 75% ground
cover for the development. The 0 ft setbacks and 100% lot coverage is
to allow the sale of the building, with all elements outside (i.e. parking,
sidewalks, landscaping areas, etc.) to be owned and maintained by a
property owners association.
B. Landscaping
Landscaping for the Commercial Area shall comply with section 30-92 of the Bedford
County Zoning Ordinance, unless modified by the text that follows.
In general, all commercial parking areas shall have internal landscaping for 5% of the
parking area. All loading areas and dumpster pads shall be screened either by fencing or
landscaping.
Landscaped buffer yards shall be provided between commercial areas and residential
areas where they adjoin. This buffer yard requirement shall a type C buffer yard per the
Bedford County Zoning Ordinance, section 30-92-4.
P a g e | 10
Streets shall be landscaped with street trees spaced evenly, with a spacing of no more
than 40'.
Open Areas shall be landscaped if not to remain in natural ground cover. The intent of
the internal open areas is to be utilized as park like settings. The majority of the open
space shall be grassed for use by residents and their guests. Landscaping shall be
required at a rate of 5 shade trees per acre with 3 small to medium shrubs per tree
required. The landscaping shall be grouped to maintain a spacious nature of the open
areas.
For this PD-1 development, a Type A buffer will be a 7’ area for landscaping, with one
row of evergreen trees spaced every 20’ for screening. A good example of a desired
evergreen species is the Leland Cypress.
C. Lighting
All lighting for this development shall comply with section 30-67-3 of the Bedford
County Zoning Ordinance. Street lighting shall be required with poles spaced no more
than 75 feet apart, alternating sides of the street. All luminaries shall have downward
directional lighting, as to not light the fronts of houses or businesses that front public
streets. The pole height shall be no more than 15 feet.
P a g e | 11
Figure 2. Utility Arlington Luminaries
P a g e | 12
Figure 3. Utility Arlington Pole
D. Buildings
The character of the residential and commercial buildings shall be in accordance with
the Architectural Renderings shown herein. For the Commercial Area, a balance of
horizontal and vertical elements for the buildings shall be maintained. The fronts of the
buildings shall be offset or the mass broken to provide a visual variety along a block or
grouping of buildings.
The residential buildings shall be in accordance with the Architectural Renderings shown
herein. The style of structure shall be more traditional in nature.
All buildings may be a mix of wood, vinyl, textured siding, brick, stone, textured
concrete units, stucco, exterior insulating finish systems, terra cotta, or ceramic tile.
Metal roofs are allowed.
All proposed buildings shall be submitted to the Harmony Architectural Review Board.
This board shall render decisions on all proposed structures.
P a g e | 13
E. Signs
A freestanding monument sign will be located at the primary (western) entrance onto
US Route 460 to identify the development. The sign will be a freestanding monument
sign, primarily constructed of brick, depicting the logo and name of the development.
The surrounding area of the sign will be landscaped.
Commercial buildings will be allowed to have signage at the storefront within the block.
The signs may be wall-mounted on the sides of the building which face streets. These
signs shall be no more than thirty (30) inches high and no more twenty-five (25) square
feet, plus one square foot per linear foot of storefront with over twenty-five (25) square
feet, but not to exceed a maximum of fifty (50) square feet.
Figure 4. Typical Wall Mounted Signs
P a g e | 14
Figure 5. Wall Mounted Signs
One hanging sign attached perpendicular to the façade of the building facing the street
is allowed. The hanging sign shall not exceed six (6) square feet and shall not extend
from the building more than forty-two (42) inches. There shall be 8.5 feet of clearance
below the bottom of the sign.
P a g e | 15
Figure 6. Painted Window Signs
Painted window or door signs are also allowed. These signs shall not exceed 10% of the
area of the window or window portion of the door. The total painted area shall not
exceed a maximum six (6) square feet.
P a g e | 16
Figure 7. Awning Signs
Awning signs are also allowed. The lettering for such signs shall be on the front lower
panel of the awning. This style sign shall not be more than twelve (12) inches in height
and no more than ten (10) square feet in area. All awnings are subject to the review of
the Architectural Review Committee.
P a g e | 17
VI. Permitted Uses
Commercial Area
Civic Uses
Administrative Services
Animal Shelter
Crisis Center
Cultural Services
Day Care Center
Educational Facilities, College/University
Guidance Services
Home for Adults
Life Care Facility
Nursing Home
Post Office
Religious Assembly
Safety Services, Public
Utility Services, Minor
Office Uses
Clinic
Financial Institutions
General Office
Laboratories
Medical Office
Commercial Uses
Agricultural Services
Antique Shops
Automobile Dealership, New
Automobile Dealership, Used
Automobile Parts/Supply, Retail
Automobile Repair, Minor
Automobile Rental/Leasing
Bed and Breakfast
Business Support Service
Business or Trade Schools
Carwash
P a g e | 18
Commercial Indoor Amusement
Commercial Indoor Entertainment
Commercial Indoor Sports and Recreation
Communications Services
Construction Sales and Services
Consumer Repair Services
Convenience Store
Dance Hall
Equipment Sales and Rentals
Funeral Services
Garden Center
Gasoline Station
Hospital
Hotel/Motel/Motor Lodge
Laundry
Pawn Shop
Personal Improvement Services
Personal Services
Restaurant, Drive-in and Fast Food
Restaurant, Family
Restaurant, General
Retail Sales
Studio, Fine Arts
Surplus Sales
Veterinary Hospital/Clinic
Residential Uses
Multi-family Dwelling
Accessory Apartments (apartments above commercial)
Transitional Residential Area
Alternative Discharging Sewage Systems
Home Beauty/Barber Salon
Home Occupation, Type I
Multi-family Dwelling
Residential Human Care Facility
Townhouse
Two Family Dwelling
Residential Area
P a g e | 19
Accessory Apartment
Alternative Discharging Sewage Systems
Home Beauty/Barber Salon
Home Occupation, Type I
Home Occupation, Type II
Residential Human Care Facility
Single Family Dwelling, Detached
Single Family Dwelling, Detached (Zero Lot Line Option)
P a g e | 20
VII. Circulation Plan and Traffic
Pedestrian and Vehicular traffic are considered as integral aspects of this development.
Harmony at Bedford is planned with a similar mindset as a Traditional Neighborhood
Development (TND). There is a commercial core with residential surrounding that
commercial core. This design invites pedestrian traffic between the residential areas of
the neighborhood and the commercial areas of the neighborhood.
The roadway section for the development is based on a 50’ right-of-way and sidewalks
as shown on Figure 2. This roadway section is designed for multi-modal traffic, as per
the PD-1 requirements.
This section may be widened to accommodate on street parking. The 50’ right-of-way,
however, will be maintained.
Figure 8. Road section with a typical pavement detail.
P a g e | 21
Figure 9. Illustrative Street Section
There will also be 30’ wide alley easements through some of the residential areas to
provide rear loading of garages.
We have prepared preliminary traffic count information. This is based on the nature of
the development and uses designated therein.
Table 2, the Land Use Table summarizes our preliminary trip generation numbers.
Land Use Quantity Units Traffic Count
ADT
Single Family Homes 56 Dwelling Units 560
Residential Townhome/
Apartment
119 Townhomes
/144 Apartments
Dwelling Units 1068
Commercial / Apartment 118,620 sq ft/ 48
Apartments
Sq feet of
commercial space/
Dwelling Unites
7736
Military Base 50 Employees 853
Total Trips 10217
Table 2. Land Use Table
The summary of traffic counts is for the entire development, including areas that are
within the Bedford City Limits.
P a g e | 22
There will be two primary points of access for the site. The main entrance at US Route
460 is planned in conjunction with the improvements to US Route 460 proposed by
VDOT, and with consideration to adjacent City and County revenue sharing projects.
There is a new crossover to be constructed on US Route 460, which will provide a
signalized intersection for the entrance of this development. VDOT will allow the
installation of the signal at such time as the traffic warrants are met.
The second entrance is a right-in, right-out at the current Woodhaven Dr entrance.
Reconstruction of the existing Woodhaven connection is planned. There is a means
provided through the site to allow Woodhaven traffic to access US Route 460 through
the future signalized intersection.
There is a third entrance planed to the site off of Pony Acres. This will be an auxiliary
means of ingress/egress, and we do not foresee a significant amount of traffic using this
entrance. We believe that it will be primarily utilized by some of the residential housing
at the rear of the proposed development.
A future access is provided to the adjacent undeveloped tract of land to the South of
this project for future connectivity.
We have submitted a Chapter 527 traffic impact study to VDOT for the initial project
several years ago. We have met with VDOT and determined the manner in which the
traffic study will need to be updated and revised. We have started the revisions to the
traffic study to satisfy the requirements of VDOT.
VIII. Public Services and Utilities
Both Public Water and Sewer will be served through the City of Bedford’s water and
sewer network. The Bedford County Public Service Authority does not have either
water or sewer in the vicinity to serve this site. The City, however, does have water
and sewer in very close proximity to the site, if not onsite, to serve this development.
The entire site is planned to be served with gravity sewer. The water system will be
design to provide a level of service for both the domestic and fire suppression demand
for a development of this size.
Public utilities are planned to be placed in the fronts of all lots, with easements for
public utilities at the fronts of all lots. Services, where practical, will be at the fronts of
the single family detached homes and the townhomes. Private utilities shall be placed
in the rear yards of all lots.
P a g e | 23
IX. Open Space Planning
There are numerous open spaces designated throughout the property, both passive and
active. All of these areas are to be maintained by the property owners association that
will be established with this development.
All of the open spaces near or adjacent to the developed area of the site are intended to
be active open areas. This would allow for picnic areas, park benches, gazebos, and the
like to provide the residents and shoppers areas for recreation and relaxation.
There are passive areas of open space within the development as well. The large area of
open space along the southern property border is a passive area, intended on
maintaining its natural state along the stream.
There is one traffic circle planned, which has a green space in the middle of the circle.
This area will be utilized for landscaping and will be maintained by the property owners
association.
P a g e | 24
X. Architectural Renderings
The architecture of this development is very important to the integrity of the
development. The intent is for the residential sections of this project to provide
affordable housing, but not to ignore the aesthetics of the community.
The figures below demonstrate the style of housing that is planned at Harmony at
Bedford.
Figure 10. Single Family Housing Examples
Single family homes are planned to be in the 2000 square foot range, keeping the price
point between $200,000 and $250,000 in today’s market.
P a g e | 25
Figure 11. Townhome/ Apartment Housing Examples
Figure 4, above, demonstrates the style of townhome or apartment that is planned for
this area. A mix of board or vinyl siding with brick façade mix is planned to allow for a
contemporary and pleasing aesthetic façade, but allow construction costs to be
manageable. These homes will be marketed at a very attractive price point as well.
P a g e | 26
The commercial area of the development will be the “front door” to the development.
The aesthetic considerations here will impact the entire development feel and nature.
Figure 12. Commercial Area Examples
Figure 12 demonstrates the various facades that will be allowed throughout the
commercial portion of the development, including a “big box” example. The developer
feels that having the big box or grocer anchor is essential to the success of the
commercial portion of this development.
P a g e | 27
Figure 13 Apartment Complex
Figure 13 demonstrates the fashion of apartment buildings that will be utilized in Harmony. The
construction materials will be brick, hardy plan, or vinyl (just as in other building construction within the
development). The architectural style will compliment both the commercial areas as well as the
residential areas. These apartments are scheduled to be up-scale apartments, which will be rented in
the $500 to $1000 per month basis.
XI. Development Schedule
Any project of this size and nature will have its development schedule dictated by the
market and economic climate during which the development is built. We are in the
midst of a very sluggish economy, but with the sale of the Army Corps of Engineers
property, the development for this property will begin.
P a g e | 28
We anticipate full construction of the Army Corps of Engineers site over the next 24
months. With that, the developer has obligated to provide construction of roads, water
and sewer to the site for the Army’s development. This construction will begin this
spring.
The first phase of construction will be the infrastructure required for the Army Corps of
Engineers. This will include the principal entrance to US Route 460. This roadway
construction will extend to the entrance of the Army Corps of Engineer's site. The
parallel road to US Route 460 will be built and the connection to US Route 460 at
Woodhaven Drive. This infrastructure will need to be in place within the next 6 to 12
months.
This construction and grading will define the commercial parcels for Harmony. The
initial development is planned here, with sales for the outparcels along US Route 460.
The second phase of the development is the sale and development of the townhome/
apartment area of the development. It is our opinion that the townhome/ apartment
market will allow the sales of these parcels early in the development of the project. This
development is planned to happen within the next 24 to 36 months. It is believed that
the Army Corps of Engineer's development will create a need for some of this housing.
The third and final phase of the development will be the sale of the single family
detached housing. This development is planned within the next 36 to 60 months.
All time estimates provided herein are based on anticipated sales, and a recovering
economy. These timelines are subject to change as the economy improves and possible
market trends change.
The site is currently being marketed for interested commercial tenants and sales. We
anticipate the commercial portions of the property to begin to development after the
opening of the Army Corps of Engineers Training Facility.
During this time, the residential area will begin to be developed. We will develop the
residential in phases. We have not determined the exact number of phases or sizes of
each phase as of yet. We do anticipate, however, that this full development will be built
out in 10 years.
VICINITY MAP NTS - -----
.-.-.-._._.-
U.S. ARMY CORPS OF ENGINEERS
r
I i , ::1
~I 19J1 9'1 , " " ,
I I I
SUBDIVISION AGENT BEDFORD COUNlY BOARD OF SUPERVISORS
27 GREEN HILL DRIVE, FOREST, VIRGINIA 24551 PHONE: 434-525-5985 FAX: 434-525-5986
EMAIL:
HARMONY IN BEDFORD
SITE 1 FOR B & A INVESTORS
BEDFORD COUNTY, VIRGINIA
REV:
ISSUE: 1 2012
CONTOUR INTERVAL:
DRAWN BY: MJD
CHECKED BY: NBW
WID U8E STATJ511C6 (COUNTY): 49.47 AC I LDT5
] ~ UNITS 55 119" 144 U~ (1) 'N/A NIA
TOTAL SIZE 7.91 AC
10.06 AC
7.~ AC
14.94 AC 6.79 AC
TOTAL 49.47 AC
WID USE 5TATJ511C6 (CIN): 9.61 AC U8E: • LDT5 TOTAL SIZE ro.t.ERCIAL 5 5.94 AC OP~ 6PACE NIA 1.96 AC RaN Nl.eA NIA TOTAL 1.71 AC
TOTAL 9.61 AC "TOTAL COMB"""TlON OF T~ mD t.tJLTl fM1ILY I7NEWNG6 tIHIOT EXCEED '!f)7 5EDRClOMS.
PERCg.rrN;E 15.99\ 20.301.
15.67\
W.201o 17.76't
PERCg.rrN;E 61.611. 2O . ..a7. 17.M
B'A ItMf)TOR6
N01E5: 1. 1M' COUNTY: 128-A-32, 321\, 33
CIlY: 109-A-5, 190-A-10 9.61 ACRES IN THE CIlY AND 49.47 ACRES IN THE COUNTY
5OU~ PRCNlDED BY OWNER ZONED:AR PROPOOED USE: MIXED USE DEVElOPMENT
2. TOTAL ACR'fI6E. 15 69.00 AC THI5 DEVELOPMENT stW.l. BE SERVED BY PUBUC WATER AND PUBLIC fW4ITARY SEWER.
4. SETIW:K6/LOT REQUIREMENTS (COUNTY):
PD-1 RESIDENTW.. AREA: TRAN6ITIOI'W. REalDENTW. AREA: C<M.lER~ OUTPARCELS: FRONT: 15' SIDE: 5' REAR: 5'
FRONT: 15' (FRON11NG 1m: 400): SIDE: 0' FRONT: 10'
WoX BLDG HGT: 35' LOT COVERAGE:
REAR: 5' SIDE: l~' WoX BLDG HGT: 40' ~Er'.R: 6 , LOT WJE~: w.x WILDING HEIGHT: 45
BUILDING 60" TOTAL: 75"
BUILDING 60'1. tHIX LDT CtJ.IERJG'.:. TOTAL' 751. 5UllDING: 501.
. TOTM;~\
cot.t.1ERCIAL INTERWU. DEVElOPED PARCELS WoX LOT COVERAGE: FRONT: 0' BUILDING: 100"·
SIDE: 0' TOTAL: 100"·
REAR: 0' -TOTAL IMPElM0U5 COVERAGE atW.L
WoX BUILDING HEIGHT: 45' NOT BE MORE lliAN
5. SEmACKS/LOT REQUIREMENTS (CIlY): 75" FOR THE TOTAL
cot.MRCIAL: eot.t.1ERCIAL AREII
FRONT: 0' SIDE: 0' REAR: 0' WoX BUILDING HEIGHT: NI A
6. THERE IS NOT A SUBDIVISION 6I9J CURRENTLY PROPOSED. IF ADDED IN THE RJlURE, ALL 5I6Na weT BE APPROVED BY BEDFORD COUNTY.
7. BEDFORD COUNTY DOES NOT APPROVE OR ENFORCE RESTRICTNE COVENANTe.
8. BOUNDARY INFORM\11ON SUPPUED BY OWNER; TOPOGRAPHY BA6ED UPON A FIElD SURVEY.
9. DtMEN6IONa ARE FROM THE FN;E OF CURB UN!£OO OTHERWISE eTAlED. STORMNATER ~ Will BE PRCNlDED 0NeITE IN ARWJ I.A&ElED "s1M". STORMNATER M'N4oGEMENT 15 CURRENTLY PLW-IED 16 MXNE Gli!OUND DETENTlON. A HOMEOWNERS A6OOCVlTION WIll BE CREIIlED FOR THI5 SUBDIVISION. THE HOMEOWNERS AS6OCVlTlON WIll M\INI'AlN ALL OPEN SPACES AND BUFFER YARDe.
12. WoXWM HEIGHT OF UGHT POI.EB etW1 BE 15 FEET AND l.DCIIlED TO BE DETERMINED AFTER COORDt~TION WITli PawER COMPANY.
13. ALL PROP06ED STREET5 ARE PUBUC STREETS. 14. STREET STUBBED TO PRCNlDE INTERCONNECTMTY WITH
AOJ\CENT PROPER1lES. 15. PROPERTY DOES NOT UE IN THE lOO-YEAR R.DDDPlAIN. THE
FIRM PANEL NUMBERS ARE: 5loo100125A , 51OO15OOO5C. 16. A DEMOUllON PERMIT WILL "E OBTAINED FOR EACH EXI6Y1NG
STRUCtURE ON THE PROP06ED PARCEL PRIOR TO Flt-W. PLAT APPR(NN.... EXI6l1NG STRUCtURES TO Rf).WN WILL HAVE PROPER SETBACKS.
17. ALL OPEN SPACE WIll C7NNED AND t.WNTAlNED BY THE HOMEOWNERS Ae6ClCVITION AND DE6lGWlTED FOR w.t.1ON USE OF THE cot.UJNIlY.
18. THI5 PROJECT WIll unUZE SHARED PARKING. ACTUAL PARKING CALCULAll0N6 Will BE DETERMINED AT THE TIME OF THE SITE PLAN. GRAPHIC SCALE
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1"=250' ~VE 24 UNIT5, A M\XWM OF 6 5UIlDING6
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P:\2011\ 11243 Harrrlony\dwg\C-MP-11243-C3D-COLOR.dwg
RZ120002 Neighborhood Informational Meeting Wednesday, February 9, 2012 - 7:00 PM
Bedford County Administration Building (Ground Floor Training Room) Meeting Start Time: 7:04 PM Staff: Jordan Mitchell, Planner Mary Zirkle, Chief of Planning Tim Wilson, Director Presenters: George Aznavorian (B&A Investors) and Norman Walton (Perkins & Orrison)
1) Will VDOT consider putting in a left turn lane for access to Baldwin Street (dangerous intersection)? Deferred to VDOT, crossover will be analyzed with Traffic Impact Analysis.
Questions/Concerns Raised (answers in bold)
2) Where is the park or community green space? 2,000 square feet for the park, will meet the requirement of 30% open space (greenspace).
3) Will open space to the southern portion of the lot be developed in the future? No, that is not part of the proposed plan now or in the future (topography issues).
4) Do you feel that the traffic impact study is a formality or essential (not happy with it not being finished)? Not at all, the traffic study was previously done in 2007 and just needs to be updated with the changes in development.
5) How much will be low-income housing? None of it, will put it in writing.
6) How long to finish in the current economic climate? 10-15 years depending on the market.
7) What are the plans for the shopping center after the 20 year period of life expectancy is over and they have moved on? Could become several different things, hard to forecast that far into the future.
8) What type of business will be permitted? Guidelines will be within the development plan, lots will be sold and not leased by the developer.
9) When will the project be completed? Phase 1 will being immediately, probably looking at a 15 year build out.
10) Where will the traffic light be located? Where Old Turnpike Rd. intersects with 460, directly across will be the entrance to the new development.
11) Are you the sole developer and are you the builder? I am not the builder, I construct the roads and infrastructure, will have building department look and make sure that the homes are built to code and a review committee will approve of designs within the development (architectural review board).
12) Will the development all be on public water and sewer? Yes both will be provided, future sewer may be provided to Pony Acre residents if the county/city wants to in the future.
13) How will the phases be done, will they be a mix of different types? Its going to come as the need is presented. Could be a mix or not, depends on the demand.
14) How many businesses will be going into the community? 3 businesses with the appropriate parking.
15) What type of view of the Peak of Otter will we have? You will still have a nice view of the peaks, the development is designed to take in the rural aspects and a landscaping architect has designed the project to help preserve that.
16) What type of construction access will the site have while under construction? Woodhaven won’t be cut off from 460 until the infrastructure in the development is ready for use.
17) Where will the army core enter the site? Will come in from interior roads within the development, will not be coming in from pony acre or route 460.
18) Will residents on Pony acre be able to use the open space? Yes, it’s open for those to walk and use the facilities.
19) How do you grade the property and maintain continuity with adjacent properties? Will use roadways and terracing to get water to storm water pond, no grading in open space.
20) When first time home buyers move out, the new group of first time buyer will want to go to a new development. What is your thought on your neighborhood not being a target for first time home buyers? Development will still be marketable due to prices of the homes within and location.
21) Will the tax values go up on surrounding properties? Not sure, that would be up to the county to evaluate property values.
22) When will the realignment of woodhaven take place? Will take place with the VDOT improvements on 460, will take place within that timeline and subject to when those improvements are done. VDOT – changes should be completed by 2014 unless the schedule is changed.
23) Is the plan to connect to Woodhaven and get $700,000 from the citizens of Bedford County in order to make this improvement? BOS voted to approve that connection and costs have been reduced with the current design layout
24) Will a cost benefit be presented at the BOS level? Yes, we can do that just as we did with the Mayberry Development. The development will bring traffic and services to the area that will benefit Bedford County
25) When will the Army Reserve Center development begin? Looks like this summer is a possibility.
26) Do they (Army Corps) have to go through zoning approval? No, they are the federal government and do not have to get local approval.
Meeting End Time: 8:47 PM
SEC. 30-34 AR AGRICULTURAL/RESIDENTIAL DISTRICT
Sec. 30-34-1 Purpose These areas are generally characterized by very low density residential and institutional
uses mixed with smaller parcels that have historically contained agricultural uses, forest land and open space outside the urban service area. These areas provide an opportunity for rural living in convenient proximity to urban services and employment. Agricultural uses should be encouraged to be maintained however, over time these areas are expected to become increasingly residential in character, with residential development becoming the dominant use over agricultural and more rural type uses.
The purpose of the AR District is to maintain these areas essentially in their rural state, consistent with the level of services anticipated by the county. These areas are generally suitable for low density residential development and other compatible land uses.
Sec. 30-34-2 Permitted Uses
Permitted uses shall be as listed in Section 30-79.
Sec. 30-34-3 Site Development Regulations
General Standards. For additional, modified, or more stringent standards for specific uses, see Article IV - Use and Design Standards.
(A) Minimum lot requirements 1. All lots, regardless of sewer and water provisions.
a. Area: 1.5 acre (65,340 square feet).
b. Frontage: 150 feet on a publicly owned and maintained street. (B) Minimum setback requirements
1. Principal structure:
a. Front yard/rear yard: i. Combined front yard and rear yard: 75 feet. ii. Minimum front yard: 35 feet. iii. Minimum rear yard: 25 feet. b. Front yard/side yard (applies to corner lots): i. Combined front yard and side yard: 70 feet. ii. Minimum front yard: 35 feet. iii. Minimum side yard: 15 feet.
c. Side yards: i. Combined side yards: 40 feet. ii. Side yard minimum: 15 feet. 2. Accessory structure:
a. Front yard: 50 feet or behind the front building line, whichever distance
is less.
b. Side yard: 10 feet.
c. Rear yard: 10 feet. 3. Where a lot fronts on more than one street, front yard setbacks shall apply to all
streets. (C) Maximum height of structures
All structures: 45 feet. (D) Maximum coverage
1. Building coverage: 10 percent of the total lot area.
2. Lot coverage: 30 percent of the total lot area. (E) Maximum subdivisions of a single tract allowed Up to ten separate lots, provided each lot meets the requirements of this section. The maximum of ten lots shall include an further subdivision of these newly subdivided lots. The subdivision of more than ten lots shall require a rezoning as set forth in Article I.
Ordinance # Rllll-148Rl
At a regular meeting of the Board of Supervisors of the County of Bedford, Virginia, held at the Bedford County Administration Building on the 12th day of December 2011, beginning at 7:30 p.m. MEMBERS: VOTE: Annie S. Pollard, Chairman Gary M. Lowry, Vice-Chairman Dale C. Wheeler Charles Neudorfer Roger W. Cheek John Sharp Steve Arrington
On motion of Supervisor Wheeler, which carried by a vote of 5-0, the following was adopted:
Absent Absent Yes Yes Yes Yes Yes
AN ORDINANCE TO AMEND AND READOPT THE BEDFORD COUNTY ZONING ORDINANCE WITH MODIFICATIONS TO THE PD-l WNING DISTRICT FOR
URBAN DEVELOPMENT AREAS
BE IT HEREBY ORDAINED, that the Bedford County Zoning Ordinance is hereby amended and readopted by revising certain provisions of the Zoning Ordinance text as described as follows:
WHEREAS, in 2007, the General Assembly added Section 15.2-2223.1 to the Code of Virginia requiring high growth localities to designate Urban Development Areas in their comprehensive plans by July 1, 2011; and
WHEREAS, Bedford County received a grant from the Virginia Department of Transportation's Urban Development Area Local Government Assistance Program to assist staff with amending the Bedford County Comprehensive Plan in June 2011; and
WHEREAS, the grant also requires amendments to the zoning and subdivision ordinances that incorporate principles of traditional neighborhood design as required by Section 15.2-2223 of the Code of Virginia for urban development areas; and
WHEREAS, the Planning Commission held a public hearing on September 19, 2011, held pursuant to Section 15.2-2204 of the Code of Virginia, and unanimously recommended the Zoning Ordinance amendment to the Board of Supervisors for their consideration; and
WHEREAS, the Board has carefully considered the public record, the public testimony, and the recommendations of the Planning Commission; and
WHEREAS, the Board has determined that the requested Zoning Ordinance amendment meets the goals and objectives of the Comprehensive Plan and the purposes of the Zoning Ordinance; and
WHEREAS, the Board finds that the public necessity, convenience, general welfare, and for good zoning practice requires adoption of an ordinance to amend the Zoning Ordinance.
Ordinance # Rllll-148RI
NOW, THEREFORE, BE IT ORDAINED, by the Bedford County Board of Supervisors that the Bedford County Zoning Ordinance be and it hereby is amended and readopted by amending Article III, Section 30-67 as follows:
SEC_ 30-67 PD-1 PLANNED DEVELOPMENT DISTRICT
Sec_ 30-67-1 Purpose
The purpose of this district is to promote the efficient use of land by allowing a wide range of land uses at various densities and allowing the flexible application of development controls, while protecting surrounding property, natural and cultural resources, and the scenic beauty of the land.
The PD-I district is intended to allow greater flexibility than is generally possible under conventional zoning district regulations by encouraging ingenuity, imagination and high quality design. Incorporation of significant areas of open space is a primary component of this district. The PD-l district is particularly appropriate for parcels which contain a number of constraints to conventional development. The PD-I district is intended to implement development within Urban Development Areas (UDAs) as defined in the Comprehensive Plan. In addition to an improved quality of design, the PD-I district creates an opportunity to reflect changes in the technology of land development, provide opportunities for new approaches to home ownership, and provide for an efficient use of land which can result in reduced development costs.
The Planned Development shall be a visual asset to the community. T·he appropriate siting of buildings, controlled access points, attractive and harmonious architecture, and effective landscape buffering shall be characteristics of these planned communities. The PD-l district should have a variety of uses (commercial, employment and residential) and should not be utilized only to increase residential densities. Development within the PD-I district shall promote"
(A) Compact development with defined edges and a distinct neighborhood center.
(B) Human scale buildings and streets that are pedestrian and transit oriented.
(C) A mix of uses, including residential, commercial, civic, and open space uses located close to one another to reduce traffic congestion, travel demand and dependence on automobiles.
(D) A mix of housing styles, types, and sizes to accommodate households of all ages, sizes and incomes.
(E) A system of, interconnected streets with sidewalks, bikeways and transit that offer multiple routes and transportation alternatives for motorists, pedestrians and bicyclists, and that provide for the connection of those streets to existing and future developments.
(F) Public transit options as viable alternatives to the automobile by allowing building types, densities and land use groupings that support transit.
(G) Preservation and adaptive use of existing buildings with historical significance or architectural features that enhance the visual character of the community.
(H) Preservation of significant environmental features and incorporation of such features into the design of new neighborhoods.
(I) Design and development consistent with the county's comprehensive plan.
Ordinance # Rllll-148RI
For the purposes of this section, "neighborhood center" shall be a distinct, contiguous area and shall contain the designated focal point of the PD-I District. The neighborhood center shall contain residential, civic, commercial and open space uses.
(Ord. of 06.13.05)
Sec. 30-67-2 Permitted Uses
Permitted uses shall be those uses specifically included in the final master plan approved pursuant to Section 30-67-5.
(Ord. of 06.13.05)
Sec. 30-67-3 Site Development Regulations
Each planned development shall be subject to the following site development standards.
(A) Acreage requirement. Minimum acreage required to create a planned development district shall be 40 acres of contiguous land. Land under common ownership, but separated by an existing public street may be counted in total; however, this is not desirable. Land adjacent to an existing PD-I district, regardless of size, may be incorporated into the development if reviewed and approved following the procedures and requirements of Section 30-67-5.
(B) Lot sizes, lot frontage and density. Minimum lot sizes for allowable uses, minimum lot [rontag~ requirements, and residential densities shall be established during review and approval of the preliminary master plan.
(C) Lot coverage. Maximum lot coverage shall be established during the review and approval of the preliminary master plan but in no case shall exceed 75%. However lot coverages over 75% may be approved for mixed use neighborhood centers only if deemed necessary to achieve superior design quality and to promote viable public transit.
(D) Building setbacks and spacing.
(I) Minimum fi·ont setbacks: All structures proposed to front on existing public streets external to the PD-I shall be located a minimum of30 feet from the existing public right-of-way.
(2) Minimum setback and spacing requirements shall be specifically established during the review and approval of the preliminary master plan. The following guidelines shall be used in establishing the building spacing and setbacks:
(a) Building spacing shall provide privacy within each dwelling unit;
(b) Building spacing shall ensure that each room has adequate light and air;
(c) Areas between buildings used as service yards, storage of trash, or other utilitarian purposes should be designed so as to be compatible with adjoining dwellings;
(d) Building spacing and design shall provide privacy for outdoor activity areas (patios, decks, etc.) associated with individual dwelling units.
Ordinance # Rllll-148RI
(E) Height of buildings/structures. The height of buildings and structures shall be established during tbe review and approval of the preliminary master plan. Buildings and structures over 45 feet in height will need to be justified in order to receive approval.
(F) Architectural standards. Planned developments shall complement and enhance the best characteristics of surrounding communities. A variety of architectural features and building materials should be utilized to provide the development with a unique character, while maintaining compatibility with the surrounding area's architecture. Architectural renderings shall be submitted with the rezoning application and any subsequent site development planes) for different phases of the development. The renderings shall include the features, materials, and the articulation ofthe fa,ade of a building for all sides visible from a public right-of-way.
(G) Streets. Streets in the PD-l district shall be built in accordance with VDOT and Bedford County standards. hl reviewing the preliminary master plan, the Planning Commission may recommend, and the Board of Supervisors may approve, one or more private streets within the proposed district. Private street standards, specifications and a proposed maintenance agreement shall be submitted with the preliminary master plan. Street sections in the PD-l district shall be designed to serve multiple purposes, including motor vehicles, pedestrians and bicycles. A typical street section should include a planting strip (between 3 feet and 6 feet) and sidewalk on both sides of the street.
Alleyways shall have a minimum 20-foot right-of-way. Dead end alleys are not permitted unless approved by the Board of Supervisors through a waiver approved at the time of rezoning, but in no circumstances shall an alley have a dead end length of over 100 feet. Dead end alleys shall have hammerhead turnarounds.
Bicycle traffic shall be accommodated through the provision of designated, well-marked bicycle lanes and for paths suitable for bicycle traffic.
(H) Grid. network. The transportation system in the PD-I district shall be generally in the form of a grid of interconnected streets, alleys and paths, modified as necessary to accommodate topography and parcel shape.
\. Proposed streets within the PD-I district shall be extended to the boundary lines of the parcel being developed and terminated with stub outs to provide access to adjacent tracts not presently being subdivided or developed.
2. Cul-de-sacs shall not exceed ten percent (10%) of tbe total length of streets in the PD-l district or 500 feet in length. Alleys are exempt from this calculation.
3. hlstallation of roundabouts, as opposed to traffic signals at major intersections, shall be used where feasible to facilitate traffic movement and enhance the streets cape.
(1) Block size. Street layouts must provide for rectilinear or curvilinear blocks that are generally in the range of 200-400 feet deep by 300-600 feet long, measured along the interior edge of the street right-of-way, except where prohibited by natural grade.
(J) Lot Access.
1) All lots shall front on a public or private street or on a square or plaza.
2) The use of rear alleys is encouraged; alleys shall serve only the rear or sides of lots or uses.
Ordinance # RIIII-148Rl
(K) Entrances. In order to promote safe ingress and egress for the development, the minimum separation distance between entrances to the existing public right-of-way shall be 300 feet, except for single-family dwellings which shall front intemal streets, squares or plazas. Additional access between adjoining lots such as frontage roads and shared parking areas are strongly encouraged. The principal entrance into the PD-I district shall be sufficiently landscaped to comply with the purposes ofthis district. In addition, the first one hundred linear feet of street, leading through this principal entrance into the PD-I, shall have a landscaped median of sufficient width and planting density to meet the purposes of this district.
(L) Parking. The applicant may propose a reduction to the number of parking spaces required by this ordinance for each use type, if justified. This proposal will be reviewed with consideration given to potential future uses of the site, parking demand and expansion potential. The use of shared parking arrangements shall be encouraged. Parking should be located to the side or rear of the principal structures on the lot, wherever feasible. During review, consideration will be given to topographical constraints, innovative site design, buffering and landscaping factors. The use of on-street parking is also encouraged, provided that the design and placement of such spaces are approved by the Virginia Department of Transportation (VDOT). On-street as well as off-street parking spaces may be counted toward satisfying the use-based parking requirements contained within Article V, Section 30-91 of this ordinance.
(M) Loading areas. Loading areas shall be screened from public view and shall not be placed in front yards.
(N) Pedestrian facilities. The platUled development should be designed at a walkable scale. In residential areas, sidewalks shall be a minimum of 5 feet in width if separated from the curb by a planting strip and shall be on both sides of the street. If the sidewalk directly abuts the curb, it shall be a minimum of 6 feet in width and the planting strip shall begin at the outside face of the sidewalk. In industrial areas, sidewalks may be replaced with a paved trail with a minimum width of 6 feet. Sidewalks or trails outside of the public right-of-way shall be located within a permanent easement at least 8 feet in width. Additional pedestrian facilities (benches, pocket parks, trash receptacles, etc.) should be incorporated into all areas of the planned development.
(0) Lighting. Exterior lighting shall follow Section 30-94 of this ordinance. Street lighting shall be provided along all public streets. Generally, more, low-intensity lights, as opposed to fewer, high-intensity lights, shall be used. Pedestrian scaled decorative street lights (12' to 15' in height) shall be installed by the developer on both sides of the street with a maximum average spacing of 75 feet on center. Floodlights or directional lights (maximum 100-watt metal halide bulbs) may be used to illuminate alleys, parking garages and working (maintenance) areas, but must be shielded or aimed in such a way that they do not shine into other lots, the street or direct light out of the PD-I district. Floodlighting shall not be used to illuminate building walls (i.e. lights should not be placed on the ground so that a beatl1 of light is directed upward).
(P) Open Space. Minimum common open space and/or recreational areas shall be 15 percent of the gross area of the PD-I district. For developments with a density greater than 8 units per acre in the residential areas, the minimum common open space and/or recreational areas shall be 30 percent of the residential areas of the PD-I district. Common open space shall not include proposed street right-of-ways, open parking areas, driveways, or sites reserved for schools or places of religious assembly. Common open space and/or recreational areas shall be of an appropriate nature and location to serve the residents of the district.
Ordinance # RIIII-148Rl
(Q) LandscapinglBnffer Yards. Planned development districts shall be well landscaped and have a park-like atmosphere. The overall composition and location of landscaping shall complement the scale of the development and its surroundings. Minimum landscaping requirements shall generally follow those set forth in Section 30-92 of this ordinance. Street trees shall be required in all residential areas and shall be planted on both sides of the street at a minimum of one tree per 40 feet of street frontage. Canopy street trees shall be planted along both sides of all streets at an average center to center spacing based on the mature spread of the particular street tree, a minimum of one tree per 40 feet of street frontage, with a goal of achieving tree canopy coverage of between 30% and 70%. Trees may be clustered and do not have to be evenly spaced. Street trees planted to meet these requirements shall be native species; no understory trees shall be used as street trees. A consistent variety and species of street tree shall be maintained by street, but adjacent streets shall diversify species as a precaution against blight. Existing invasive species of trees shall be removed, as shall existing exotic species of trees, unless the local urban forester from the Virginia Department of Forestry shall determine that the exotic species poses no risk to native species and is suitable as a street tree.
Parking area interior landscaping shall follow Section 30-92-4 of this ordinance. In large parking areas containing more than 200 spaces, an additional landscaped area in the parking area of 300 square feet shall be provided for every 50 spaces or fraction thereof.
Maintenance and replacement of landscaping and buffer yards shall be the responsibility of the property owner or property owners' association.
(R) Arrangement of areas:
(I) The location and arrangement of structures, parking, access drives, outdoor lighting, signs and other uses and developments within the PD-I, in addition to achieving these development standards, shall be accomplished in accordance with an approved final master plan to assure compatibility with the existing and future land use in the vicinity.
(2) Areas designed for future expansion or not intended for immediate improvement or development shall be specified as reserve areas on the preliminary master plan. The future use and the limitations on future use of such area shall be specified, or else such areas shall not be included as part of the PD-I application. Reserve areas included in the PD-I shall be landscaped or otherwise maintained in a neat and orderly manner.
(S) Utilities. Planned development districts shall be served by public water and public sewer systems. If existing public water and public sewer facilities are not available to the property, then the applicant/developer shall provide assurances that such facilities will be in place within a reasonable period oftime not to exceed 24 months. Final subdivision plats and/or final site development plans will not be approved until public water and public sewer are available Unless a waiver is granted by the Board of Supervisors at the time of rezoning, underground utilities (and associated pedestals, cabinets, junction boxes and transformers) including electric, cable TV, telephone and natural gas service shall be required and shaH be located to the rear of properties in alley rights-of-way or the rights-of-way of minor· streets and not along the streetscape frontage.
(T) Fire Prevention Systems and Hydrants. The placement of fire hydrants or other fire prevention systems shall be reviewed by the local Fire Marshall to insure compliance with the standards set forth by the National Fire Protection Association, or NFPA.
Ordinance # Rllll-148Rl
(U) Miscellaneous.
(1) Any outside storage area shall be fully screened so that no materials so stored are visible from the public right-of-way.
(2) Fences shall not be placed in front yards except as necessary for security purposes or on individual lots where decorative fencing, not to exceed 3' in height, is used as an architectural element to separate private yards from public sidewalks, squares or plazas. Fencing shall be uniform and well kept.
(Ord. of 06.13.05)
Sec. 30-67-4 Relationship to Existing Development Regulations
All zoning regulations shall apply to the development of the PD-!, unless modified in the approval of the final master plan.
Sec. 30-67-5 Application Process
(A) Prior to submitting a formal application for review and approval under these provisions, the applicant and county staff shall meet to discuss the requirements of this section. The purpose of the meeting is to obtain a mutual understanding of the application requirements and process. The applicant is encouraged to submit information on the scope and nature ofthe proposal to allow staff to become familiar with the proposal in advance of this meeting.
(B) To initiate an amendment, the applicant shall complete a rezoning application packet. This information shall be accompanied by graphic and written information, which shall constitute a preliminary master plan. All information submitted shall be of sufficient clarity and scale to clearly and accurately identify the location, nature, and character of the proposed district. At a minimum this information shall include:
1. A legal description and plat showing the site boundaries, and existing street lines, lot lines, and easements.
2. Existing zoning, land use, and ownership of each parcel proposed for the district.
3. A general statement of planning objectives to be achieved by the PD-! district, including a description of the character of the proposed development, the existing and proposed ownership of the site, the market for which the development is oriented, and objectives towards any specific man-made and natural characteristics located on the site.
4. A description and analysis of existing site conditions, including information on topography, archeological and historic resources, natural water courses, floodplains, unique natural features, tree cover areas, etc.
5. A land use plan designating specific uses for the site, both residential and non-residential uses, and establishing site development regulations, including setback, height, building coverage, lot coverage, and density requirements.
Ordinance # Rllll-148RI
6. A circulation plan, including location of existing and proposed vehicular, pedestrian, bicycle, transit and other circulation facilities and location and general design of parking and loading facilities. General information on the trip generation, ownership and maintenance and proposed construction standards for these facilities should be included. A Traffic Impact Statement may be required per County or Virginia Department of Transportation guidelines.
7. A public services and utilities plan providing requirements for and provision of all utilities, sewers, and other facilities to serve the site.
8. An open space plan, including areas proposed for passive and active recreational uses, natural and undisturbed areas, and proposed buffer areas proposed around the perimeter of the site. Information on the specific design and location of these areas and their ownership and maintenance should be included.
9. Architectural renderings and community design guidelines shall be submitted in sufficient detail to provide information on building designs, orientations, styles, lighting plans, etc.
10. A development schedule indicating the location, extent and sequence of proposed development. Specific information on development ofthe open space, recreational areas, and non-residential uses shall be included. Common community amenities shall be completed in sequence with residential and commercial areas.
(C) The completed rezoning application and supporting preliminary master plan materials shall be submitted to the Planning Commission for review and analysis. The Planning Commission shall review this information and make a report of its findings to the Board of Supervisors. The Planning Commission shall as part of its review hold a public hearing pursuant to Section 15.2-2204 of the Code of Virginia, as amended. The proposed district shall be posted with signs indicating the date and time ofthe Planning Commission public hearing.
(D) The Planning Commission shall make a repOli of its findings to the Board of Supervisors within 90 days of the receipt of the materials, unless the applicant requests, or agrees to an extension of this time frame. The Planning Commission's report shall recommend approval, approval with modifications, or disapproval of the preliminary master plan. Failure of the Planning Commission to make a report of its findings to the Board of Supervisors within this period shall constitute a Planning Commission recommendation of approval.
(E) If the Planning Commission recommends denial of the preliminary master plan, or approval with modification, the applicant shall, if requested, have 60 days to make any modifications. If the applicant desires to make any modifications to the preliminary master plan, the Board of Supervisor's review and action shall be delayed until such changes are made and submitted for review.
(F) The Board of Supervisors shall review the preliminary master plan, and act to approve or deny the plan within 12 months from the date of application. Approval ofthe preliminary master plan shall constitute acceptance of the plan's provisions and concepts. The plan approved by the Board of Supervisors shall constitute the final master plan for the PD-l. Once approved by the Board of Supervisors, the zoning administrator shall authorize the revisions to the official zoning map to indicate the establishment of the PD-l district.
Ordinance # Rllll-148RI
Sec. 30-67-6 Revisions to Final Master Plan
All revisions to the final master plan shall be reviewed by the Planning Commission. The Planning Commission shall determine if the revisions to the final master plan are major or minor. Major revisions shall be reviewed and approved following the procedures and requirements of Section 30-67-5. Minor revisions shall be reviewed and approved by the Planning Commission. Major revisions include, but are not limited to changes such as:
(A) Any increase in the density of the development;
(B) Substantial change in circulation or access;
(C) Substantial change in the mixture of dwelling unit types included in the project;
(D) Substantial changes in grading or utility provisions;
(E) Substantial changes in the mixture of land uses or an increase in lot coverage or the amount of land devoted to non-residential purposes;
(F) Reduction in the approved open space, landscaping or buffering;
(G) Substantial change in architectural or site design features of the development;
(H) Any other change that the zoning administrator finds is a major divergence from the approved final master plan.
Sec. 30-67-7 Approval of Preliminary and Final Site Development Plans
(A) Following the approval of the final master plan, the applicant or its authorized agent, shall be required to submit preliminary and final site development plans for approval. Final site development plans for any phase or component of the PD-l that involves the construction of structures or facilities, shall be approved prior to the issuance of a building and zoning pennit, and the commencement of construction.
(B) Subdivision review nnder the subdivision regulations will be carried out simultaneously with the review of a planned development under this section. The plans required under this section shall be submitted in a fonn which will satisfy the reqnirements of the subdivision regulations.
(C) Preliminary and final site development plans submitted for review shall be in compliance with the final master plan approved by the Board of Supervisors. Bedford County shall review and approve or disapprove any final site development plan within 45 days of the monthly filing deadline.
(D) No Planned Development shall be approved and no work shall be authorized on construction until all property included in the final master plan is in common ownership.
Sec. 30-67-8 Failnre to Begin Development
Ordinance # RIIII·148RI
Failure of the applicant to submit a preliminary site development plan for at least one portion ofthe planned development within 18 months ofthe approval of the final master plan, shall constitute an application on the part of applicant to rezone the PD·] to the district designations in effect prior to the approval of the final master plan.
Sec. 30-67-9 Control Following Approval of Final Development Plans
The zoning administrator shall periodically inspect the site and review all building permits issued for the development to ensure that the development schedule is generally complied with. The provision and construction of all of the common open space and public and recreational facilities shown on the final development plan must proceed at the same rate as the construction of dwelling units. If the zoning administrator finds that the development schedule has not been followed, no permits, except for the above mentioned facilities, shall be issued until the developer complies with the development schedule, unless the developer has provided a performance bond or similar instrument to guarantee that such common open space and/or public and recreational facilities will be provided for at a specific date.
Now, THEREFORE, BE IT FURTHER ORDAINED, that should any portion or provision of this ordinance be held by any court to be unconstitutional or invalid, that decision shall not affect the validity of the ordinance as a whole, or any part of the ordinance other than the part held to be unconstitutional or invalid. This ordinance shall become effective immediately upon its adoption.
A Copy-Teste:
February 29, 2012
Bedford County Department of Planning 122 E. Main Street Suite 0-03 Bedford, VA 24523
RE: Harmony PD-I Development Proffers
Dear Jordan Mitchell,
BA Investments, LLC POBox 88
Moneta, VA 24121 (540)871-4168
[am a partner in B. A. Investments, LLC. From discussing this project with the County, VDOT, the residents at the Neighborhood Information Meeting I offer the following proffers for the Harmony, PD-l rezonmg:
I. The signal at the new crossover will be installed at such time as the warrants for the signal are met, and approved by VDOT. 2. The rear of the perimeter residential lots tbat abut adjacent properties will have a landscaped or natural Type A Buffer 3. The Pony Acres Road entrance and tbe entrance at the proposed crossover in U. S. Route 460 will be landscaped and signed for the development. 4. There will be no low income or subsidized homes in this development. 5. There will be a Type A buffer along the southern border of the United States Army Corps of Engineers property. 6. All street lighting will be downward casting as to not light the fronts of the homes and businesses fronting public streets. 7. The project will be constructed and graded in phases. The actual phases and areas of land disturbance is to be determined at the time of site planning.
Should you have any questions or comments regarding these proffers, please feel free to contact me.
SEC. 30-15 CONDITIONAL ZONING; GENERALLY (A) In accordance with the authority granted to Bedford County per 15.2-2297(B) of the Code of
Virginia, as amended, the owner of property for which an amendment is requested may voluntarily proffer in writing reasonable conditions, in addition to the applicable regulations for the requested zoning district. All proffered conditions must be signed by the owner of the property.
(B) Bedford County's acceptance of proffers pursuant to this authority shall be in accordance
with the procedures and standards contained in 15.2-2298 of the Code of Virginia, as amended.
(C) All conditions proffered by the owner shall meet the following standards:
1. The rezoning itself must give rise for the need for the conditions. 2. The conditions shall have a reasonable relation to the rezoning. 3. The conditions shall be in conformity with the comprehensive plan. 4. The conditions must be clearly understood and enforceable. 5. The conditions must not require or allow a design or standard that is less restrictive
than the general provisions of this ordinance. (D) Any such conditions should be submitted prior to the start of the planning commission's
public hearing on the amendment. All conditions shall be submitted prior to the start of the board of supervisors' public hearing, and shall also be submitted in accordance with any adopted board of supervisors’ policy pertaining to the submittal of proffers. If proffered conditions which substantially modify the nature or impact of the proposed use are made by the owner after the planning commission's recommendation on the amendment, the zoning administrator shall recommend to the board of supervisors that the amendment be referred back to the planning commission for further review and action. The planning commission shall have the authority to schedule a new public hearing for any request so referred. The applicant shall be responsible for all advertising costs associated with the new public hearing.
(E) The planning commission and the board of supervisors shall not be obligated to accept any or
all of the conditions made by the property owner. Sec. 30-15-1 Enforcement of Conditions (A) The zoning administrator shall be vested with all necessary authority on behalf of the board
of supervisors to administer and enforce conditions attached to a rezoning or amendment to a zoning map, including:
1. The ordering in writing of the remedy of any noncompliance with such conditions. 2. The bringing of legal action to insure compliance with such conditions. 3. Requiring a guarantee satisfactory to the zoning administrator in an amount
sufficient for and conditioned upon the construction of any physical improvements required by the conditions; or a contract for the construction of such improvements,
and the contractor's guarantee, in like amount and so conditioned; which guarantee shall be reduced or released by the zoning administrator upon the submission of satisfactory evidence that construction of such improvements has been completed in whole or in part.
(B) Failure of a property owner to meet all conditions accepted by the board of supervisors shall
constitute cause to deny approval of a site development plan, or deny issuance of a zoning permit, building permit, or certificate of zoning compliance, as may be appropriate.
Sec. 30-15-2 Records of Conditions The zoning map shall show by an appropriate symbol on the map the existence of conditions
attached to the zoning on the map. The zoning administrator shall keep and make available for public inspection a conditional zoning index. The index shall provide ready access to the ordinance creating the conditions in addition to the regulations provided for in a particular zoning district or zone.
Sec. 30-15-3 Review of Zoning Administrator's Decisions Any zoning applicant, or any other person aggrieved by a decision of the zoning
administrator made pursuant to the provisions of Section 30-15, may petition the board of supervisors for the review of the decision of the zoning administrator. All such petitions for review shall be filed with the zoning administrator and clerk of the board of supervisors within 30 days from the date of the decision for which review is sought. All such petitions shall specify the grounds upon which the petitioner is aggrieved.
Sec. 30-15-4 Amendments and Variations of Conditions (A) Any request by an applicant to amend conditions that were voluntarily proffered and
accepted by the board of supervisors shall be considered an amendment to the zoning ordinance, and shall be reviewed pursuant to the provisions contained in Section 30-14.
(B) There shall be no amendment or variation of conditions created pursuant to the provisions of
this ordinance until after a public hearing by the planning commission and board of supervisors advertised pursuant to the provisions of Section 15.2-2204 of the Code of Virginia, as amended. The cost of all public advertisements shall be the responsibility of the applicant.
215 East-Main Street Bedford, Vlrginl~ 24523 Phore(540) 587-6001
• Fax (540.) 587~6143
City of Bedford, Virginia Office of the City Manager
February 17,2012
Mr. George Aznovorian B A Investment 1169 Cranbeny Court Moneta, VA 24121
Dear Mr. Aznovorian:
Your engineers have indicated to us that the estimated water and sewer requirements for the proposed Anny Reserve and Harmony developments would be an estimated 135,065 gallons per day. The City Water Treatment plant production capacity is three [3] million gallons per day with a current utilization of one [1] million gallons per day. The City Sanitary sewer treatment facility has a treatment capacity of two [2] million gallons per day with a current utilization of just under one [1] million gallons per day. There is sufficient current capacity to accommodate your proposed development.
If you have any questions, please feel free to contact me.
Sincerely,
Charles P. Kolakowski City Manager
CPK:dba
'~ Main Street City /I
RZ120003
Greater Montvale Properties, LLC
Reclassification of property from C-2 to AV
Presenter: Brad Robinson
540-586-7616 ext 1390
540-286-2059 (fax)
TO:
FROM:
THROUGH:
DATE:
SUBJECT:
MEMORANDUM
Planning Commission
Brad Robinson, CZA, Plannee,dl-..
Timothy L. Wilson, Director of Community Developmen~
March 19,2012
Rezoning Application #RZI20003: Greater Montvale Properties, LLC
Attached for your consideration is a rezoning request initiated by the Board of Supervisors on February 27, 2012 to change the zoning district classification on a portion of Tax Map 87A-173A from C-2 (General Commercial District) to AV (Agricultural Village Center District) (Resolution attached). The parcel is owned by Greater Montvale Properties and located in Montvale along West Lynchburg Salem Turnpike (Route 460) and Stayman' Road (private). While the total acreage of the property is 0.955 acres, only 0.624 acres is proposed for rezoning.
Parcel 87-A-173 was originally designated AV upon adoption of zoning in 1998. The current C-2 designation is the result of a County-initiated rezoning that involved several other parcels in this area in 2001 (Ordinance attached). The proposed change would therefore result in a portion of the parcel reverting back to its original 1998 zoning designation. The remainder of the parcel zoned C-2 would be given back to the owners' parents who own the adjoining parcel, Tax Map 87-A-173, which contains Thomas Motors as approved by special use permit SU020010 in 2002. As part of the recombination of parcel 87-A-173A with 87-A-173, frontage on Route 460 West would be removed.
The subject parcel was originally part of Tax Map 87-A-173 and was subdivided in 2009 for the establishment of a commercial beauty salon. A site plan (#SP110068) was subsequently approved in 2011 for "Personal Services". The proposed rezoning to A V will allow more flexibility for commercial and residential use. "Personal Services" is permitted in the A V district by right, as is "Single-family Dwelling". The owner wishes to have both uses available. All uses allowed in both the C-2 and A V districts are attached in the Permitted Use Table 30-79-2.
Based on the presence of adjacent AV zoning to the north and east across Stayman Road, staff notes that rezoning to A V is not incompatible with surrounding zoning districts. The request will also comply with the Bedford County 2025 Comprehensive Plan, which designates the rear portion of the subject parcel for "mixed use" on the Future Land Use Map (attached).
1
2
Please note the limits of the Corridor Overlay (CO) district will remain as mapped and unaffected by the change to the underlying zoning district classification. Attachments:
Existing Zoning Map Future Land Use Map Aerial Photograph April 9, 2001 Ordinance Letter from Planning dated December 10, 2008 Board of Supervisors’ Initiating Resolution dated February 27, 2012 Permitted Use Table
3
Zoning Map
W LYNCHBURG SALEM TPKE
460
ST
AY
MA
N R
D
W LYNCHBURG SALEM TPKE
460
Portion to rezone AV 0.624 acres
Portion to remain C-2 0.331 acres
4
Future Land Use Map
Urban Development Areas
Agricultural/Resource Stewardship
I ••• Commercial
Commercial/Light Industrial
Industrial
Mixed Use
Residential
Rural Resjdential
Subject Parcel
I
5
Aerial Photograph (2010) © Copyright Pictometry
At a regular meeting of the Board of Supervisors of the County of Bedford, Virginia,
held at the Bedford County Administration Building on the 9th day of April 200 I, beginning at
7:30 p.m.
AN ORDINANCE TO AMEND AND READOPT THE BEDFORD COUNTYZONING ORDINANCE BY CHANGING THE ZONING DISTRICT
DESIGNAllON OF CERTAIN AREAS ON THE OFFICIAL ZONING MAPDESCRIBED IN THE FOLLOWING PARAGRAPHS:
BE IT HEREBY ORDAINED, that the Bedford County Zoning Ordinance ishereby amended and readopted by changing the zoning district designation of certainareas on the Official Zoning Map described as follows:
Parcel 156-double circle A-28, 29, designated R-1, Low Density ResidentialDistrict, and R-MH, Manufactured Housing Overlay District, and located in ElectionDistrict 1, shall be redesignated R-1, Low Density Residential District, all as shownon the proposed official Zoning Map.
Parcels 156-double circle 7-Al, B, designated R-l, Low Density ResidentialDistrict, and located in Election District 1, south of Route 24 and east of Route 635,shall be redesignated R-MH, Manufactured Housing Overlay District, all as shown onthe proposed official Zoning Map.
Parcel 208-A-27, designated all R-2, Medium Density Residential, and located inElection District 2, along Route 655, between Routes 616 and 750, shall beredesignated NC, Neighborhood Commercial District, all as shown on the proposedofficial Zoning Map.
Parcels 147B-double circle 1-3 through 6, 8, 10 through 33, designated all AP,Agricultural/Rural Preserve District, and located in Election District 3, south of theBedford City Limits between Routes 43 South and 714, shall be redesignated R-1,Low Density Residential District, all as shown on the proposed official Zoning Map.
Parcels 117-double circle 4-A, B, I-A, 2, 3, designated R-1, Low DensityResidential District, and R-2, Medium Density Residential District, and located inElection District 4, south of Norfolk Western Railway and east of Route 811, shall beredesignated 1-1, Low Intensity Industrial District, all as shown on the proposedofficial Zoning Map.
Parcels 63-double circle 5-5, A, and 64-double circle 7-1 through 3, and 64-double circle 881-1, 2, and 64-double circle 10-19, 20, and 64-double circle A-15A, 15C, and 64A-double circle 2-9 through 22, 127 through 139, and 64B-2-A,and 64C-double circle I-A, B5 through B8, and 64C-double circle 2-6 through10, and 64C-double circle 3-A, 1 through 5, designated all or partially A V,
Agricultural Village Center District, and located in Election District 5, north of Route 501, shall be redesignated R-l, Low Density Residential District, all as shown on the proposed official Zoning Map.
Parcel 86-A-59, designated AV, Agricultural Village Center District, and C-2, General Commercial District, and located in Election District 6, north of Route 460 West and south of Norfolk Western Railway, shall be redesignated AV, Agricultural Village Center District, all as shown on the proposed official Zoning Map.
Parcels 87-double circle A-170, 170A, 171 through 173, designated all AV, Agricultural Village Center District, and located in Election District 6, north of Route 460 West and east of Route 607 near Montvale, shall be redesignated C-2, General Commercial District, all as shown on the proposed official Zoning Map.
Parcels 87D-double circle 4S5-1 through 4, 17, 18, and 87D-double circle 5S4-1 through 8, and 87D-8-1, and 87D-double circle 8S1-1 through 6, 11 through 16, and 87D-double circle 8S2-1 through 12, 16, 17, designated all or partially C-2, General Commercial District and located in Election District 6, north of Route 827, between Routes 695 and 607, shall be redesignated AV, Agricultural Village Center District, all as shown on the proposed official Zoning Map.
Parcel 87A-2-5A, designated AV, Agricultural Village Center District, and located in Election District 6, north of Route 460 West and south of Norfolk Western Railway, shall be redesignated R-MH, Manufactured Housing Overlay District, all as shown on the proposed official Zoning Map.
Parcels 106-double circle A-28 through 30, 30A, designated all AR, Agricultural Residential District, and located in Election District 6, north of Route 460 West and south of Norfolk Western Railway, shall be redesignated C-2, General Commercial District, all as shown on the proposed official Zoning Map.
Parcels Ill-double circle A-7, 8, 8A, 9,10, lOA, 11 through 15, 16B, 17, 18A 19, 20,21,26 through 33, 36 through 44, 45A, 47, 48, and 111A-double circle I-A, B, 5 through 14, 21 through 26, 51 through 56, 63 through 72, and 111A-double circle 2-1 through 8, and 112-double circle 1-4A, 4B, and 112-double circle 2-3, and 112-double circle 4-7, 8, and 112-double circle 5-1, 2, and 112-7-1, and 112-double circle 9-1 through 3, and 112-double circle A-18 through 20, 20A, 21 through 25, 26A, 27, 28, 32 through 34, 34A and B, 35 through 45, 47, 48, designated all or partially 1-2, Industrial District, and located in Election District 7, shall be redesignated AR, Agricultural Residential District, all as shown on the proposed official Zoning Map.
Parcel 128-6-13, designated AR, Agricultural Residential District, and C-2, General Commercial District and located in Election District 7, shall be redesignated AR, Agricultural Residential District, all as shown on the proposed official Zoning Map.
Parcels 92-3-3, and 92-double circle A-9, 11, 22 through 24, designated all orpartially AR, Agricultural Residential District, and located in Election Districts 5 and7, west of Route 43 North, shall be redesignated A V, Agricultural Village CenterDistrict, all as shown on the proposed official Zoning Map.
Parcels liS-double circle A-13, 14, 37, 38, 38A, 41 through 46, and 134-doublecircle I-A through C, and 134-double circle A-23, 24, 24A, 24B, 25, 26, 26A, 28,designated all or partially AR, Agricultural Residential District, and located inElection Districts 3, 4 and 7, south of Norfolk Western Railway along Route 622,shall be redesignated R-l Low Density Residential District, all as shown on theproposed official Zoning Map.
Severability
Should any portion or provision of this ordinance be held by any court- to beunconstitutional or invalid, that decision shall not affect the validity of the ordinanceas a whole, or any part of the ordinance other than the part held to be unconstitutionalor invalid.
Effective Date
This ordinance is effective upon adoption.
After reviewing the public testimony, the public record, the Planning Commission's
recommendations, and the goals and objectives of the County's Comprehensive Plan,
Supervisor Bashore made a motion to amend and readopt the Bedford County Zoning
Ordinance by changing the zoning district designation of certain areas on the Official
Zoning Map as described in the above noted ordinance.
Voting yes: Mr. Wheeler, Mr. Richardson, Mr. Cheek, Mr. Bashore, Mr. Ware,
Mr. Pollard and Mrs. Boggess .
Voting no: None
Adopted Unanimously.
A Copy-Teste:
William C. RolfeCounty Administrator
ord/mapchanges
fiLE COpy ~eb-fodt <!IountrJ
DEPARTMENT OF COMMUNITY DEVELOPMENT
December 10. 2008
Trish Orange 1076 1 West Lynchburg SaJcm Turnpike Montvale, VA 24121
Subject: Minor Subdivision Plat #SD090091
Dcar Ms. Orange:
This Ictter is regard ing recent submittal of tbe above referenced plat by Shrader Engineering to our office for review. As a result of your initial inquiry to our office. the pial proposes 10 subdivide Tax Map 87-A-173 zoned C-2 (General Commercial) with CO (Corridor Overl ay) to accommodate a new building for your beauty salon with li ving quarters. The new lot is proposed as a family subdi vision lot with frontage on Stayman Road (which is a private road). Agricultural and family subdivision lots are exempt from having to front on a public road per Section 6. 1 of the Bedford County Subdivision Ord inance.
After further study of the Bedford County Zoning Ordinance. however. we have determined Lhat famil y subdivisions are not pemliLlcd in a commercial di strict. Section 30· 100- 11 states " family exemption subdivisions pursuant to Section 15.2-2241 through 15.2·2246 of the Code of Virginia, as amended, shall be allowed in all agricultural and residential districts ."
Starr has met wi th the engineer and discussed alternati ves (summarized below) in order to a llow you some options to proceed with your project :
I. Another commercial building can be bui lt on Tax Map 87-A- 173 without baving to subdivide the property;
2. Bring the portion of Stay man Road fronting the proposed lot up to VDOT standards for acceptance;
3. Reconfigure the proposed lot to have frontage on Route 460 which is a public road: or
4. Rezone Ta.x Map 87-A-173 fTom C2 (General Commercial) to a zoning di stri ct thai allows residential uses (which was the ori ginal intent or your inquiry to staff).
" )~ •• [r ,v. 24 ,F e ,_ It.'WW.CO. e f "d."c! JS
Regarding altemative #4, I would like to mention lhat a review o[ zoning districts in Bedford County is currently underway and it may be beneficial for you to postpone your project until futurc zonjng is confinned [or lllis property.
As you proceed. I would also like to stress for clarity that any approvals from our office wi ll be with the understanding that a commcrcial building will be constructed on the new lot. Residential dwellings arc not pennilled in the C-2 district; therefore the proposed build ing cannot resemble a residence. A commercial usc is pcmliued to have an accessory apartment per Section 30-82-1 (D) of the Zoning Ordinance. but the commercial use musl occupy alleasl 50% of the gross floor area of the building.
Please respond 10 this leiter upon receipt and indicate how you wish to proceed with your proposal and tbe above referenced plat. Our sta ff wi ll be glad to ass ist you as beSI as we can in accordance will] county zoning and subdivision regulations. If you have any questions or concems, contact me at (540) 586-7616 ex t. 1390 or [email protected].
cc: David Mitchell, Shrader Engineering G. Carl Boggess, County AtLomey
Sincerely, COUNTY OF BEDFORD
Brad Robinson, CZA. Planner Division of Planning
Janel Daniels, Planning/Zoning Technician
Resolution # R0212-26
At a regular meeting of the Board of Supervisors of the County of Bedford, Virginia held at the Bedford County Administration Building on the 27th day of February 2012, beginning at 7:30 p.m.
MEMBERS: VOTE: Charles Neudorfer, Chairman Roger W. Cheek, Vice-Chairman Annie S. Pollard Tammy Parker Bill Thomasson John Sharp Steve Arrington
On motion of Supervisor Pollard, which carried by a vote of 6-1, the following was adopted:
No Yes Yes Yes Yes Yes Yes
RESOLUTION INITIATING AMENDMENT TO THE OFFICIAL MAP OF THE BEDFORD COUNTY ZONING ORDINANCE
PORTION OF COUNTY TAX MAP PARCEL 87-A-173A
WHEREAS, Bedford County Tax Map Parcel 87-A-173A is a 0.955 acre lot of irregular shape located with frontage on both U.S. Highway 460 and Stayman Road in the community of Montvale; and
WHEREAS, said parcel is presently classified C-2 General Commercial District and is bounded to the south and west by other properties also classified C-2 General Commercial District, and bounded to the north and east by properties classified A V Agricultural Village Center District; and
WHEREAS, the Board of Supervisors desires to relocate the zoning district boundaries in this vicinity of the Montvale community by reclassifying the northem portion of Tax Map Parcel 87-A-173A fronting upon Stayman Road from C-2 District to A V District as shown on the vicinity map accompanying and adopted as part of this Resolution,
NOW, THEREFORE, BE IT RESOLVED, that in the furtherance of promoting the public necessity, convenience, general welfare, and for good zoning practice the Bedford County Board of Supervisors hereby initiates an amendment to the official map of the Bedford County Zoning Ordinance as described above,
AND BE IT FURTHER RESOLVED, that this proposed zoning map amendment be referred to the Bedford County Planning Commission for public hearing, study, and recommending action in accordance with the provisions of Section 30-14-2 of the Bedford County Zoning Ordinance.
A Copy-Teste:
Q ;=~~~--~~,~,,~~--~/ Frank J. RogersU C?
Interim County Administrator
Article III Permitted Use Table
III-1
SEC. 30-79 PERMITTED USES BY DISTRICT
Sec. 30-79-1 Purpose
The purpose of this table is to show the uses permitted in each of the zoning districts. Specificrequirements for districts and uses are found in Article III and Article IV herein.
Sec. 30-79-2 Permitted Use Table
Permitted uses by district shall be as shown in the following table where:"R" indicates a use by right"S" indicates a special use, and an"*" indicates more stringent standards as specified in Article IV
USES
Agricultural and Forestry Uses AP AR AV R-1 R-2 R-3 R-4 PRD RMH C-1 C-2 NC PCD I-1 I-2 PID EP
Agriculture R R R RAgricultural Subdivision R R R S SCommercial Feedlots R* R* S*Farm Employee Housing R* R*Forestry Operations R* R*Sawmill S SSewage Sludge Storage SStable, Commercial R* R* S* S* S* S* S* R*Stable, Private R* R* R* S* S* S* S* S*Wayside Stand R* R* R* R* R* R* R*
Residential Uses AP AR AV R-1 R-2 R-3 R-4 PRD RMH C-1 C-2 NC PCD I-1 I-2 PID EP
Accessory Apartment R* R* R* R* R* R* R* R* R* R* S* S*Alternative Discharging Sewage Systems S* S* S* S* S* S* S* S* S* S* S* S* S* S* S* S*Home Beauty/Barber Salon R* R* R* R* R* R* R* R* R* R* R* R* R*Home Occupation, Type I R* R* R* R* R* R* R* R* R* R*Home Occupation, Type II R* R* R*Kennel, Private R* R* R* R* R* R* R* R*Manufactured Home R* R* R* R* R* R*Manufactured Home, Class A R* R* R* R* R* R* R* R* R* R* R*Manufactured Home, Accessory R* R* R*Manufactured Home, Emergency R* R* R* R* R* R* R* R* R* R* R* R* R* R* R* R*Manufactured Home Park S* R* S* S*Multi-family Dwelling S* S* R* R* R* R* S* S*Residential Human Care Facility R R R R R R R RSingle Family Dwelling, Attached R* R* R* R* R* R* R* R*Single Family Dwelling, Detached R R R R R R R R R RSingle Family Dwelling, Detached (Zero Lot Line Option) R* R* R* R* R* R* R*Townhouse S* S* R* R* R* S* S*Two Family Dwelling R* R* R* R* R* R* R* R*
Civic Uses AP AR AV R-1 R-2 R-3 R-4 PRD RMH C-1 C-2 NC PCD I-1 I-2 PID EP
Administrative Services R R R R R R R R R R R R R R R R RAnimal Shelter S* S* S* S* S* S* S* S* S*Camps S* S* S* R*Cemetery S* S* S* S* S* S* S* S* S* S* S*Civic Clubs R* R* R* R* R* R* R*Community Dock S* S* S* S* S* S*Community Recreation R* R* R* R* R* R* R* R* R* R* R* R*Correctional Facilities SCrisis Center R R R R R R R R R R R R RCultural Services S S R S S S S S R R R R R R R RDay Care Center S* S* R* S* S* S* S* R* R* R* R* R* R* R* R*
Article III Permitted Use Table
III-2
USES
Civic Uses (continued) AP AR AV R-1 R-2 R-3 R-4 PRD RMH C-1 C-2 NC PCD I-1 I-2 PID EP
Educational Facilities, College/University R* R* R* R* R* R* R*
Educational Facilities, Primary/Secondary S* S* R* S* S* S* S* R* R* R* R* R* R* R* R*Family Day Care Home R* R* R* R* R* R* R* R* R* R* R* R* R* R* R*Guidance Services R R R R R RHalfway House S S S SHome for Adults S S S S S S S SLife Care Facility S S S S S SNursing Home S S S S S S SPark and Ride Facility R* R* R* R* R* R* R* R* R* R* R* R* R* R* R*Post Office R R R R R R R R R R R R R R R RPublic Assembly S S S S R S S S RPublic Maintenance and Service Facility R R R R R R R R R R R R R R R R*Public Parks and Recreational Areas R* R* R* R* R* R* R* R* R* R* R* R* R* R* R* R*Religious Assembly R* R* R* R* R* R* R* R* R* R* R* R* R* S* S* S* R*Safety Services, Private S* S* R* S* S* S* S* R* R* R* R* S* R* R* S* R*Safety Services, Public R* R* R* R* R* R* R* R* R* R* R* R* R* R* R* R* R*Utility Services, Major S* S* S* S* S* S* S* S* S* S* S* S* R* R* S*Utility Services, Minor R R R R R R R R R R R R R R R R
Office Uses AP AR AV R-1 R-2 R-3 R-4 PRD RMH C-1 C-2 NC PCD I-1 I-2 PID EP
Clinic S* S* S* R* R* R* R* R* R*Financial Institutions R* R* R* R* R* R* R* R* R* R*General Office R* R* R* R* R* R* R* R* R* R*Laboratories S S S R S S R R R Medical Office S* S* R* R* R* R* R* R* R* R* R*
Commercial Uses AP AR AV R-1 R-2 R-3 R-4 PRD RMH C-1 C-2 NC PCD I-1 I-2 PID EP
Adult Entertainment S*Agricultural Services R* R* R* S* R* S* R* R* R*Antique Shops S* R* R* R* R* R* R*Automobile Dealership, New R* R* R*Automobile Dealership, Used S* S* S*Automobile Graveyard SAutomobile Parts/Supply, Retail S* R* S* R* R*Automobile Repair Services, Major S* S* S* R* R* S*Automobile Repair Services, Minor S* R* R* R* R* R* R*Automobile Rental/Leasing S R R R SBed and Breakfast R* R* R* S* S* S* S* S* S* R* S* S* S*Boarding House S S R R S R S SBusiness or Trade Schools R R R R R R R RBusiness Support Services R R R R R R R R R*Campgrounds S* S* S* S* S* S* S* R*Carwash S* S* S* S* S* S*Commercial Indoor Amusement S S R S S S S S S R Commercial Indoor Entertainment S S R R S R R R R RCommercial Indoor Sports and Recreation S S S R S S S S S R Commercial Outdoor Entertainment S S R S S S S R Commercial Outdoor Sports and Recreation S S S S S S S S RCommunications Services S R R R R R R RConstruction Sales and Services S* R* S* R* R* R* R*Consumer Repair Services R R R R R R R RConvenience Store S* R* R* R* R* R* R* R* R*Dance Hall S S S S SEquipment Sales and Rental S* S* S* R* R* S*
Article III Permitted Use Table
III-3
USES
Commercial Uses (continued) AP AR AV R-1 R-2 R-3 R-4 PRD RMH C-1 C-2 NC PCD I-1 I-2 PID EP
Flea Market S S S SFuneral Services R R R R R RGarden Center R* R* R* R* S* R* R* R* R*Gasoline Station S* R* R* S* S* R* R* S* R*Golf Course S* S* S* S* S* R* R* R* R*Hospital R R R R RHotel/Motel/Motor Lodge R R R R R R R R Kennel, Commercial R* S* S* S* R* S* R* R* R* R*Landscaping and Lawn Care Services S* R* S* R* R* R* R*Laundry R R R R RManufactured Home Sales S* R* S* R* R* R*Marina S S S S R RMini-warehouse R* R* R* R* R*Pawn Shop R R R R RPersonal Improvement Services R R R R R R R RPersonal Services R R R R R R R R RRecreational Vehicle Sales and Services S* R* R* R* R* R*Restaurant, Drive-in and Fast Food S* R* S* R* S* R* R* R* R* R*Restaurant, Family R* R* R* R* R* R* R*Restaurant, General R* R* R* R* R* RRetail Sales R R S R R R R R R R*Studio, Fine Arts R R R R R R R R R RSurplus Sales R S R R STruck Stop S* S* S* S* S* S*Veterinary Hospital/Clinic R R R R R R R R R R R
Industrial Uses AP AR AV R-1 R-2 R-3 R-4 PRD RMH C-1 C-2 NC PCD I-1 I-2 PID EP
Asphalt Plant S* S*Composting R* R* R* R* R*Construction Yards S* S* R* R* R* R* R* R*Custom Manufacturing R* S* R* S* R* R* S* R* R* R* R*Industry, Type I R S S S R R RIndustry, Type II S R SIndustry, Type III S SLandfill, Sanitary S S S SMeat Packing and Related Industries S SRailroad Facilities R RRecycling Centers and Stations S* S* S* S* S* S* S* R* S*Resource Extraction S* S* S* S* S*Scrap and Salvage Yards S* S*Transfer Stations S* S* S* S* S* S* S* S* S* S* S* S* S* S* S* S*Transportation Terminal S S S R R STruck Terminal R R RWarehouse and Distribution R R R RWinery S* S* S* R* R* R* R*
Miscellaneous Uses AP AR AV R-1 R-2 R-3 R-4 PRD RMH C-1 C-2 NC PCD I-1 I-2 PID EP
Amateur Radio Tower R* R* R* R* R* R* R* R* R* R* R* R* R* R* R* R*Aviation Facilities, Private S* S* S* S* S* S* S* S*Broadcasting Tower, Radio S* S* S* S* S*Outdoor Gatherings S* S* S* S* S* S* S* S* S* S* S* S* S* S* S*Parking Facility S* S* R* R* R* R* R* R*Shooting Range, Outdoor S* S* S*Transportation Terminal R*Wind Energy System, Small R* R* R* R* R* R* R* R* R* R* R* R* R* R* R* R* R*Wireless Communication S* S* S* S* S* S* S* S* S* S* S*
(Ord. of 07.09.01; Ord. of 02.11.02; Ord. of 10.12.04; Ord. of 03.07.05; Ord. of 07.23.07; Ord. of 05.27.08; Ord. of 11.12.08; Ord. of 11.12.09; Ord. of 02.28.11; Ord. of 09.26.11; Ord. of 11.28.11)
