Zoning Ordinance Proposed Structure and Industrial Uses October 201 8 z 1
Today’s discussion • Review of zMOD scope • Background on Land Use Regulations • Revised Structure • Industrial Uses • Discussion | 2
Scope • Improve format and structure of the Zoning Ordinance • Categorize and modernize land uses • Integrate additional amendments to the Zoning Ordinance | 3
Background on Land Use Regulations | 4
The BIG picture 1. New land uses emerge faster than most communities can update their Zoning Ordinances 2. Trying to define each narrow land use results in a “cubbyhole” approach that tends to over-emphasize small differences between defined uses 3. Defining fewer, broader land uses: o Helps accommodate the stream of emerging uses; and o Allows more flexibility to adapt to new technologies and ways of delivering services | 5
The BIG picture (cont’d) 4. Land uses need to be addressed in three ways: o Definitions (“What is it?”) o Permissions (“Where are they allowed, and who needs to review or approve the use?”) o Standards (“Are there any limitations or conditions to protect surrounding areas”) 5. Definitions should not include permissions or standards, because standards and permissions often need to be tailored to specific locations, but definitions need to be applicable everywhere | 6
Draft Revised Uses Structure 7
Proposed Revisions Not Related to Uses • Deletion of the R-P and the I-1 Districts • Changes in language, but not content, for readability (plain English) | 8
The Process for Modernizing Uses ) Definitions Use Standards Permissions Consolidate uses Consolidate current Consider whether where appropriate; standards for defined updated definitions and determine if new uses, including those standards address uses are required; relocated from current potential impacts so the and update use use definitions and other use could change from a definitions locations Special Exception or Special Permit Use to a Permitted Use *All changes throughout this process will be footnoted | 9
Structure Agriculture, Residential, • Use Classifications – Very Broad Public/Institutional/Community, Commercial, Industrial, Accessory, • Use Categories -- major subgroups Temporary of the use classifications that have common functional, product, or physical characteristics, such as the Ex: Food and Lodging is a type and amount of activity, type of occupants or users/customers, or category under the Commercial operational characteristics. classification Ex: Restaurant is a use under the • Uses – Specific Land Uses Food and Lodging Category | 10
Structure TABLE 4-101.3: Use Table for Residential, Commercial, and Industrial Districts TABLE 4-101.4: Use Table for Planned Development Districts P = permitted; SE = special exception; SP= special permit P = permitted on final develCIJlment plan/development plan and PRC plan; A= allowed as accessory l..l'5E! onJy, may requi.-e approval of special exception or special permit as indicated in use standards P/SE = permitted on final development plan/development plan and PRC plan, or as special exception if not on p1an(s) cont’d T = permitted as a temJXlrary use; blank cell = not allowed P/SP = permitted on develCIJlment plan and PRC plan, or as special permit if not on plans Re si den tial Districts SE= special exception; SP= special permit Ill 1111 A= allowed as accessory U5E! only, may require approval of special exception or special permit as indicated in use standards; T = permitted as a temporary~ cell = not allowed PDH PRC PDC PRM Two tables organize PTC m Freight Movement, Warehousing, and Wholesale Distribution: uses involving the movement, storage, and distribution of goods. ii Use Standa r ds Goods are generally delivered to other firms or the final consume r. '~ . Use t all information about ;; C 0 · g p p p p p p p p p p p Data Cente r . .9 .id J i 1 i ii m i -:! J -:! :ii i I !'5 1 § I p p p 1 § Fl-eigh t Disb'ibution Hub i8 :la 88 Self.storage SE p p p 4-102.2.A/" J: ,- J: J: SE “Permissions” p p p 4-102.2.B/" Warehoose INDUSTRIAL USES A SE p p p 4-102.2 .C /" Wholesale Fac il ity SE P F reigh t Movement Warehousing, and Wholesale Distribution: uses involving the movement, storage, and A . d istribution of goods _ G oods are generally delivered to other firms or the final consumer . Industrial Services and Extraction of Materia ls : uses inv olving the repair or servicing of industrial, business, or consumer . Data Center p p p machinery equipment, products or by-prod ucts, or uses involving the extraction of natural resources from the ground. Fe w ······ . customers from the &, enerat public c om e to th e site. Freight Distnbution Hub ...... Bui lding Mater ia ls SaJes. p p Se lf-storage P/SE P/SE 4-102.2.A/+ 1. One for Con tractor's Office and p p p p 4-102.2.D/" Warehouse 4-102.2.B/" p Shoe Wholesale Fa.c i1 ity P/SE 4-102.2.C/" Allowed as a SP use onty in a Natural Resource Overlay Dis tri cts as established in Extraction activities 4-102.2.E/" [reference ta reloccted current Part 3 of Article 7] . Residential, I ndustrial Servire5 and Extraction of Materials: uses involving the repair or servicing of indust rial, business, or consumer machinery equ ip ment, products or by-products, or uses involving the extraction of natural resources Petroleum Products SE 4-102.2. F/" -·-··- -··-- . S t orage Facility from the ground. Few customers from the g_ eneral p ublic come to the site_ . Spec ia l ized Equ ipment Bui ldi ng Mat eria ls Sa l es p p Commercial, and and H ea vy Ve hide Sale, p Rental, or Service . Contractor Office and Shop 4-102.2.D/" p p S t orage Yard Allowed as a SP use only in a N at ural Resource overlay . Extraction Acti\lities 4-102.2.Ef• Vehide Storage or p p p 4-102.2.G/" Petroleum Products Storage 4-102 .2.F/+ Industrial Zoning lmpoundment Yard Fa.c ility . Speci ali zed Equ ipment and •The general standards in Sect. 4-102 .1 also app ly . He avy Vehicle Sa l e, Rental, or . Service P roduct ion of Goods: uses i nvoMng the manufacturing, processing, production, fabrication, packag ing., or assembly of goods. Districts Products may be finished or semi-finished and are generally made for the wholesale market, transfer to other industrial Storage Yard operat ions, or for order by businesses or consumers. Vehid e Storage or 4-102.2.G/+ Craft Eeverage lmpoundment Yard p p p p p p 4-102.2.H/" Production p p Establishment P roduction of Goods : uses i nvolving the manufactur ing, processing, p roduction, fabrication, packaging, or p p p assemb ly of goods. Products may be finished or semHinished and are generally made for the wholesa le Production/ Processing p 4-102.2.1/" martet, transf er to other i ndust rial operatio ns, or for o rde r by businesses or consumers . Production/ Processing, SE 4-102.2.l /" Heavv Craft Beverage Production 4-102.2.H/+ 2. One for Planned Establishment Small.scale Production 4-102.2 .K /" Establishment •The genera l standards in Sect . 4-102 .1 also apply . Waste and Recycling Facilities: uses involving receiving solid or liQuld wastes from others for on-site disposal, storage, processing, or tr ansfer to another loc at ion for processing or disposal. This use category al so includes uses that manufacture or p Development Prod uction/ Processing 4-102.2.1/· produce goods or energy from the composting of organic material, and the reuse, recycling, or processing of scrap or waste material. Prod uction/ Processing, 4-102.2J/+ Heavy Junky ard SmaD--scale P ro duction Mixed Waste Districts 4-102.2.K/" 4-102.2.1/" Establ'ishment Reclamation Facility | 11
Use Standards - General Applicable to All Uses or Almost All Uses Consolidates identical standards that are currently repeated many times in chapters for different zoning districts, chapters for groups of special permit uses, and chapters for categories of special exception uses | 12
Use Standards - Specific Most uses are today, and will continue to be, subject to specific standards designed to: 1. Address their impacts on surroundings, regardless of where they are permitted or approved 2. Apply additional restrictions on locations or operations in some or all zoning districts 3. Allow or limit specific accessory uses that can occur with the primary use | 13
Industrial Uses | 14
Industrial Uses Today Self-Storage on Waples Mill Road Caboose Brewery Coresite Realty Reston Data Center | 15
Industrial Structure Use Classifications Industrial 1. Freight Movement, Warehousing & Wholesaling 2. Industrial Services & Extraction Use Categories of Materials 3. Production of Goods 4. Waste & Recycling Services Specific Land Uses 20 Specific Industrial Uses | 16
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