Zoning Text Amendment to Allow Hotels and Public Parking Lots as By- Right Uses in the M-1 Zoning District
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1 5 Board of Supervisors Robert Bob Thomas, Jr., Chairman Laura A. Sellers, Vice Chairman Meg Bohmke Jack R. Cavalier Wendy E. Maurer Paul V. Milde, III Gary F. Snellings September 28, 2016 C. Douglas Barnes Interim County Administrator MEMORANDUM TO: FROM: Stafford County Planning Commission J SUBJECT: Zoning Text Amendment to Allow Hotels and Public Parking Lots as By- Right Uses in the M-1 Zoning District ATTACHMENTS: 1. Proposed Ordinance O Resolution R Staff Project Manager: Jeffrey A. Harvey ISSUE: The Planning Commission is to consider proposed amendments to County Code Sec , Definitions of specific terms, and Sec , Table of uses and standards, to modify the definitions of parking garage/deck and public parking lot, and permit hotel and public parking lot uses by-right in the M-1, Light Industrial Zoning District. BACKGROUND: Currently, hotels are not permitted in the M-1, Light Industrial Zoning District. Quantico Corporate Center and Riverside Business Park are two office developments located in the County that have the M-1 zoning designation. The County has received inquiries about allowing hotels in the M-1 zone. Hotels can be complimentary to large office complexes. Office users at times have needs to bring in clients and employees from other sites for meetings, training, and sales opportunities. Parking lots are normally considered to be accessory to a primary use or building. The Zoning Ordinance requires minimum parking standards for occupancy of all buildings in the County. The Zoning Ordinance currently allows stand-alone parking lots without a primary use as a public parking lot. Public parking lots are permitted in the B-2, Urban Commercial and B-3, Office Zoning Districts upon issuance of a conditional use permit. The County received an inquiry regarding allowing stand-alone parking lots to serve office buildings in the M-1 Zoning District. The parking needs of office buildings can vary widely Courthouse Road, P. O. Box 339, Stafford, VA Phone: (540) Fax: (540)
2 Memorandum to: Stafford County Planning Commission September 28, 2016 Page 2 of 2 Buildings with hard wall interior office space usually have fewer employees per square foot than buildings with open floorplan office space. The minimum zoning ordinance parking requirement is 3.0 spaces per 1,000 square feet of office space. This minimum standard is insufficient for open floor plan offices. Some office buildings as they have changed floorplans have a need for additional off-site parking. Stand-alone public parking lots can be used to accommodate the additional parking demand. Proposed Ordinance O16-38 would amend the Zoning Ordinance to allow hotels and public parking lots as by-right uses in the M-1 Zoning District. The amendment would further clarify the definitions of parking garage and public parking lot. The definition of parking garage would be modified to say that they are considered to be parking lots. The definition of a public parking lot would stipulate that it would be a principal use of a lot. It could be considered as a stand-alone use and not have to be accessory to another building or use. On September 7, 2016, the Community and Economic Development Committee discussed this issue and forwarded the amendment to the Board for its consideration. On the same day, the full Board voted to forward this text amendment to the Planning Commission for their review and recommendations, pursuant to Resolution R (Attachment 2). The Resolution does not allow for modification to the Ordinance. RECOMMENDATION: Staff recommends the Planning Commission recommend adoption of proposed Ordinance O The deadline for Planning Commission action is September 30, Attachments (2)
3 Attachment 1 Page 1 of 2 O16-38 PROPOSED BOARD OF SUPERVISORS COUNTY OF STAFFORD STAFFORD, VIRGINIA ORDINANCE At a regular meeting of the Stafford County Board of Supervisors (the Board) held in the Board Chambers, George L. Gordon, Jr., Government Center, Stafford, Virginia, on the day of, 2016: MEMBERS: VOTE: Robert Bob Thomas, Jr., Chairman Laura A. Sellers, Vice Chairman Meg Bohmke Jack R. Cavalier Wendy E. Maurer Paul V. Milde, III Gary F. Snellings On motion of, seconded by, which carried by a vote of, the following was adopted: AN ORDINANCE TO AMEND AND REORDAIN STAFFORD COUNTY CODE SEC , DEFINITIONS OF SPECIFIC TERMS, AND SEC , TABLE OF USES AND STANDARDS WHEREAS, the County s Comprehensive Plan identifies future areas for Business and Industry land uses; and WHEREAS, Business and Industry areas encourage uses that support both business and industry; and WHEREAS, the M-1, Light Industrial Zoning District currently does not permit hotels or parking lots not associated with a principal use of a lot; and WHEREAS, the Board believes that hotels and parking lots are complimentary to other uses allowed in the M-1, Light Industrial Zoning District; and WHEREAS, the Board considered the recommendations of the Planning Commission and staff, and the public testimony, if any, received at the public hearing; and WHEREAS, the Board finds that public necessity, convenience, general welfare, and good zoning practices require adoption of this Ordinance;
4 Attachment 1 Page 2 of 2 O16-38 Page 2 NOW, THEREFORE, BE IT ORDAINED by the Stafford County Board of Supervisors on this the day of, 2016, that Stafford County Code Sec Definitions of Specific Terms, and Sec Table of Uses and Standards, be and they hereby are amended and reordained as follows, with all other portions remaining unchanged: Sec Definitions of specific terms. Parking garage/deck. An above grade and/or below grade structure used as a parking lot or intended to be used for the off-street parking of operable vehicles on a temporary basis, under public or private ownership. Parking lot, public. An open area of land, other than a street, or area within a parking garage/deck A parking area forming the principal use of a lot available to the public, or as an accommodation to employees, clients, or customers of a use on an adjacent or nearby lot, with or without a fee being charged, but shall not include any area wherein vehicles for sale, repair, or temporary impoundment are kept or stored. Sec Table of uses and standards. Table 3.1, District Uses and Standards, sets forth the uses and standards for each zoning district in Stafford County. No land or structure shall be used, occupied or developed except in accordance with the standards set forth therein. Table 3.1. District Uses and Standards M-1 Industrial Light. The purpose of the M-1 district is to establish areas of the county to provide for certain types of business and industrial uses characterized by light manufacturing, fabrication, warehousing and wholesale distribution, which are relatively free from offensive activities and which, with proper performance standards, will not detract from residential desirability of adjacent properties. It is intended that the M-1 district encourage the development of parks for the location of these uses. These [This] district should be located only where all necessary public utilities are available and where transportation systems are adequate. (a) Uses permitted by right: Hotel Public parking lot DB:JAH:sd
5 Attachment 2 Page 1 of 2
6 Attachment 2 Page 2 of 2
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