Comp Plan Chapter 2

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Chapter 2 Land Use


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Chapter 2 Land Use

Introduction

Land Use is considered by most people to be the heart of the

Comprehensive Plan. The Land Use Plan serves to coordinate

public and private decisions that affect the physical development

of Winfi eld. By establishing a vision for the future, the plan strives

to create a desirable pattern of development toward which present

activities can be directed.

In designating areas for various land uses, consideration must be

given to natural features, existing land uses, existing and proposed

public improvements as well as the current and future transportation

system. Overall, the Land Use Plan is intended to create a well-organized, cohesive community that functions effi ciently. While

future growth is encouraged, the unique character of Winfi eld must

be protected and the needs of existing residents and businesses

addressed.

The Land Use Plan designates areas as low density residential, low-

medium density residential, suburban and high density commercial

and public land uses. The designation of these areas is based on the

following underlying principles:

The costs to the Town of not managing growth will

be extremely high, thus, future development should

locate in those areas of the Town in which public

services and facilities are planned and can most

effi ciently and economically be provided;

Development should be located in such a manner as

to minimize impacts to the Towns environmental

resources, including, but not limited to, wetlands,steep slopes, highly erodible and highly permeable

soils, and aquifer recharge areas;

Highway oriented commercial areas should be

located in well-defi ned groupings and should be

accessible and convenient to Route 817.

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This chapter sets the policies and guiding principles for the

future development of the Town, based upon accepted growth

management and smart growth principles. Development trends

and their land use implications for the future are considered. Finally,recommended changes to land use will be discussed and goals,

objectives and action strategies to be pursued in implementing the

land use plan are set forth in this document.

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Growth Management

The concept of growth management has been around since the

1970s and is an extremely complex issue. Growth management has

often been misguided and used in ways to attempt to limit or control

growth. Instead, growth in Winfi eld should be shaped in such a

manner as to benefi t the entire community. How the Town responds

and attempts to guide or manage growth and the form of that

growth is the issue. Growth can either be benefi cial or detrimental.

Winfi eld, through its development policies, can infl uence the

quality, rate and timing of development.

Growth management brings together all aspects of comprehensive

planning. Its purpose is to encourage development in an orderly

manner and in a way that allows the Town to effi ciently and

effectively provide services together with development needs. This

concept involves many issues addressed elsewhere in the plan,

including natural resources, public facilities, transportation, cultural

and historic resources, as well as land uses.

Existing and future land use patterns will directly affect the

provision of services. Transportation, schools, utilities, parksand recreation, and public safety are all affected by land use

development patterns. As such, the following growth management

principles should guide Winfi elds planning and development

decisions:

Development should be accommodated in an orderly

manner, which takes into considera on physical and en-

vironmental constraints, the rural character of the Town,

and the quality of life of residents;

Development should be encouraged at a rate that does

not stress the Towns ability to pay for the cost of services

generated by development;

Public facili es should be provided in the most cost-eff ec-

ve manner possible, in a public-private partnership that

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spreads development costs to all who benefi t;

Environmentally sensi ve features and other natural re-sources should be protected from the adverse eff ects of

development;

Cultural and recrea onal facili es and opportuni es

need to be provided in conjunc on with development;

A variety of housing styles, prices and loca ons are need-

ed to meet the housing demands for exis ng and new

Town residents;

The Town should strive to maintain a manageable ra o ofresiden al to nonresiden al development;

Town policies should encourage the commercial tax base

to increase at an annual rate faster than that of residen-

al growth;

Sustainable development measures should be encour-

aged in all developments;

Signifi cant specimen trees or stands of trees should be

preserved during the development process and the clearcu ng of land should be discouraged;

The Town should manage its rate of growth in order to

ensure the demands of growth do not outpace the ca-

pacity to provide the necessary services and infrastruc-

ture; and Rezoning applica ons should be evaluated to

ensure that they meet adopted level of service standards

for transporta on, public facili es and u li es.

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Current Land Use Analysis

The overwhelming majority of land in Winfi eld is zoned R-1 and the

nature of the growth in Winfi eld since the 1970s has been single family

residential subdivisions. Zoning efforts in the Town are relatively

recent. The current Zoning and Subdivision Ordinance were enacted

on September 6, 1994. Signifi cant effort was made when creating the

required Zoning Map to honor prior land uses to the extent possible.

However some existing uses became and continue to be nonconforming

in nature. A copy of the current zoning map is attached as (Attachment

2-1). The following table delineates the breakdown of existing zoning

classifi cations in Winfi eld.

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RESIDENTIAL USES

Residential land uses in Winfi eld can be classifi ed in one of three categories:

R-1 (Single Family Residential), R-2 (Mixed Residential) and Manufactured

Housing. Single family residences are the most prominent feature of Winfi eld

and form the character of the Town. The Manufactured Housing designation

is not anticipated to be expanded during the twenty year span of this

Comprehensive Plan.

COMMERCIAL USES

Commercial land uses in the Town can be classifi ed in one of two categories:

C-1 (Suburban Commercial) and C-2 (High Density Commercial). A vastmajority of the commercial uses in Town are clustered around Route 817.

Many of them were constructed prior to the adoption of Zoning in Winfi eld

and they are neither located nor designed to any particular Town standard.

PUBLIC USES

Many parcels of land in Winfi eld are dedicated to public use. Winfi eld is the

County Seat of Putnam County and houses a substantial government complex

in the center of town. Winfi eld also has three schools (Winfi eld Elementary,

Winfi eld Middle and Winfi eld High), a sewage treatment plant, a Town Halland Community Center, and a City Park. These uses are long established and

are not likely to change in the future. As can be seen on the attached Zoning

Map (Attachment 2-1) the underlying Zoning on these parcels is R-1.

It is recommended that a Public Use Zoning Category might be established

to accommodate these varies uses in the future. This public use designation

would result in a more accurate depiction of actual real world conditions. To

the extent allowed by law, the Town should promote its right to apply current

Town standards to any future development on the publicly used properties.

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Land Use Plan

Overview

The initial Land Use Plan generated in this Comprehensive Plan

acknowledges and refl ects existing conditions and should be used as a

baseline against which future growth and development can be measured.

The plan provides a signifi cant amount of land to meet the development

needs over the next ten to twenty years. It also attempts to adequately

provide for suffi cient growth areas in a manner that can be effectively

served by public facilities and utilities. Finally, the plan recognizes the

need to develop in an orderly manner so as to not create a fi nancial burden

on residents.

The overall land use plan for the Town includes specifi c land use

categories and indicates that development within each of these areas

should be based on a comprehensive approach that provides the

mechanism to look at the overall benefi ts and impacts of a particular

development, as opposed to a parcel by parcel basis.

All of the area plans have been designed with the intent of incorporatingsmart growth concepts into the plans. Smart growth is a term for

policies that integrate transportation and land use decisions into one plan.

The components of smart growth include the following:

Create a Range of Dwelling Opportuni es and Choices - Provid-

ing quality housing for people of all income levels is an integral

component in any smart growth strategy.

Create Walkable Neighborhoods - Walkable communi es are

desirable places to live, work, learn, worship and play, and

therefore a key component o f smart growth.

Encourage Community and Stakeholder Collabora on - Growth

can create great places to live, work and play if it responds to a

communitys own sense of how and where it wants to grow.

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Foster Dis nc ve, A rac ve Communi es with a Strong Sense of Place - Smart

growth encourages communi es to cra a vision and set standards for develop-

ment and construc on, which respond to community values of architectural

beauty and dis nc veness, as well as expanded choices in housing and trans-

porta on.

Make Development Decisions Predictable, Fair and Cost Eff ec ve - For a com-

munity to be successful in implemen ng smart growth, it must be embraced by

the private sector.

Mix Land Uses - Smart growth supports the integra on of various land uses into

the community as a cri cal component of achieving be er places to live.

Preserve Open Space, Natural Beauty and Cri cal Environmental Areas - Open

space preserva on supports smart growth goals by bolstering local economies,

preserving cri cal environmental areas and improving quality of life within the

community.

Those who consult the Land Use Plan should keep in mind the following:

Boundaries of areas designated for specifi c land uses should be considered gen-

eral and approximate;

The plan is a statement of long range goals for achieving land use changes.

Current uses that are in confl ict with the plan will not change immediately, but

must be changed over me; and

The Land Use Map cannot simply be u lized by itself to make development de-

cisions, but must be consulted and used in conjunc on with specifi c area plans,

chapters of the plan, the goals, objec ves policies and implementa on strate-

gies within the plan, as well as other planning documents.


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The Winfi eld Future Land Use Map (See Attachment 2-2) is the

graphic representation of proposed land uses in the Comprehensive

Plan. The Land Use Map identifi es the following general land use

designations: low density residential, low-medium density residential,

suburban and high density commercial and public land uses. Each is

discussed below:

LOW DENSITY RESIDENTIAL AREAS These residential areas are

those areas developed exclusively for detached single-family dwellings

and should be preserved for that use. As long as the preference for this

dwelling type remains as strong as it is, the right to live in a single-

family area should be vigorously protected. Inplanning residentialareas, emphasis should be placed on proper relation to physical features,

focal points, transportation facilities and place names encourage

community interest, neighborhood pride and civic participation.

Densities should range from one to eight dwelling units per acre.

MEDIUM DENSITY RESIDENTIAL AREAS -A variety of housing

styles would be encouraged in these areas depending on the physical

features and existing residential character of the property in question.

Housing types typically found in this use are townhouses, duplexes and

apartments. Densities should range from eight to fi fteen dwelling units

per acre.

SUBURBAN AND HIGH DENSITY COMMERCIAL AREAS-

This classifi cation of permitted land uses includes commercial retail

development that serves the residents of Winfi eld and the surrounding

rural area. Some of these retail establishments serve a more regional

public and require convenient automobile and truck access.

PUBLIC AREAS- Existing public educational, governmental, and

recreational areas in Winfi eld should be integrated into the fabric of the

Town. Pedestrian and vehicular access to and from these uses should

be enhanced. Uniform design standards should be implemented where

practical.

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Area Analysis - Future Land Use Map

Overview

The initial Land Use Plan generated in this Comprehensive Plan

acknowledges and refl ects existing conditions and should be used

as a baseline against which future growth and development can be

measured.

Description of the Historic Wellsburg & Bethany Scenic Byway


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Eastern Sec on- River to CR 817 Town Limits to Sco Lane

The por on of Winfi eld between the Kanawha River and Winfi eld Road

contains a series of residen al subdivisions and single family dwellings

and is planned predominantly for Low Density Residen al Development.

Also included are a few nonconforming businesses fron ng upon Win-

fi eld Road and Winfi eld Middle and High Schools.

A series of proper es abu ng the northern boundary of Winfi eld Road

running from the western boundary of the Riverdale Estates Subdivision

to Sco Lane are planned for Suburban and High Density Commercial

Development. Some of these proper es contain commercial uses and

some are vacant. Two developments south of Winfi eld Road across

from the Winfi eld Mobile Home Park contain mul -family units (Bri any

Point and Berry Hills). They are planned for Medium Density Residen al

Development.


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Old Town Winfi eld-Sco Lane to Bridge

The Old Town por on of Winfi eld located south of Winfi eld Road currently

contains a mix of small residen al lots and older business housed in repur-

posed and nonconforming structures. Current zoning is split between the R-1

and C-2districts. The land use plan designates that area between Third Street

and Winfi eld Road bounded by Sco Lane and Walters Street for Suburban

and High Density Commercial Areas. Flexibility in design that integrates and

encourages a mixture of commercial uses should be encouraged. The part of

Old Town located north of Winfi eld Road contains the historic Putnam CountyCourthouse and Hoge House, both of which are included in a County Govern-

ment Complex that is currently unregulated by Town Ordinances. Frontage

along both the northern and southern faces of Winfi eld Road in Old Town re-

mains essen ally unchanged since the mid 1900s.


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Southern Sec on- South of CR817 Ridgeline to Winfi eld Southern Cor-

porate Limits

This part of Winfi eld is currently undeveloped due to topographic

constraints and lack of access. Planned for Low Density Residen al De-

velopment, this por on of the Town will most probably be established

as soon as growth pressures render it economically feasible. This area

could serve as a primary growth area for the Town in the next ten to

twenty years.


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Western Sec on-River to Ridgeline Bridge to Western Corporate Limits

The western por on of Winfi eld located south of Winfi eld Road contains a mix

of subdivisions, some commercial development, Winfi eld Elementary School

and Winfi eld Town Park. Several parcels north of Winfi eld Road remain un-

developed. The areas between the River and CR 817 along with those parcels

abu ng it to the south are planned for Suburban and High Density Commer-

cial uses. The remaining southern por on of this sec on is planned for Low

Density Residen al Development.


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LAND USE / GROWTH/COMMUNITY DESIGN GOALS:

Ensure that adequate infrastructure, services and growth areas are available

to the citizens of Winfi eld by:

Goal 2-1 Identifying and planning for the physical expansion of Winfi eld

through the creation and implementation of an annexation plan that will

result in the normalization of Winfi elds town boundaries and will guide in

appropriately locating benefi cial expansion/growth areas

Task 2-1.1 Prepare and adopt an Annexa on Plan focusing on an ci-

pated growth pressures east and west of current corporate limits

Task 2-1.2 Seek out new funding partners, both public and private, to

share in growth-related costs that are not directly a ributable to new

development

Task 2-1.3 Develop a formal monitoring system to ensure that the

public investment decisions are consistent with adopted plans

Task 2-1.4 Adopt a system to monitor and maintain a desired balance

of residen al and nonresiden al development for tax base purposes

Task 2-1.5 Work with neighboring jurisdic ons to iden fy growth ar-

eas so that planning eff orts may be coordinated and poten al areas of

confl ict iden fi ed

Task 2-1.6 strive for a sustainable, long-term rate of growth and de-

velop implementa on mechanisms to ensure development does not

unduly burden Winfi elds infrastructure and services

Task 2-1.7 Encourage the development of a tourism program coor-

dinated with that being developed by the Rivers and Ridges Heritage

Trail Byway


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Goal 2-2 Continue to create, review and refi ne policies, regulations, and

procedures to ensure that all new development meets Winfi elds high quality

development standards

Task 2-2.1 - Rewrite the Winfi eld Subdivision Ordinance to bring it into com-

pliance with the Comprehensive Plan and to address other needed changes

Task 2-2.2 - Rewrite the Winfi eld Zoning Ordinance to bring it into compli-

ance with the Comprehensive Plan and to address other needed changes

Task 2-2.3 - Prepare and adopt a Design Guidelines Manual to ensure that

new development meets Winfi elds design standards

Documents

Comp Plan Chapter 2