may 2021 work session

Other May 5, 2021 · 5 page(s)

This April 30, 2021 memorandum from the Town Planner to the Planning Commission previews the May 5 work session on the draft 2040 Community Land Use Plan and related zoning changes. It outlines proposals to create a “Residential Reserve” category (to limit full development until public facilities/benefits are provided), establish Open Space and Institutional zoning districts, link open space and institutional lands with the town trail network, and make multiple zoning map amendments to better align zoning with the new land use plan.

2040 Community Planland use planzoning mapResidential ReserveOpen Space zoning districtInstitutional zoning districtzoning map amendmentstrail/open-space network

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Memorandum
To: Town of Centreville Planning Commission
From: Christopher Jakubiak, AICP, Town Planner
Date: April 30, 2021
Re: Community Plan Land Use: 2040
At the work session on May 5th, I’d like to share with you a number of slides on the topic of town
land use. A land use plan focusses on the general pattern and distribution of activities. A land
use plan map is not a zoning map. Instead it is a guide to the use, conservation, and
development of land. It shows the preferred use of every parcel. A land use plan is a guiding
policy document, and the map is the reference we use to express that policy.
By contrast the zoning map is part of the Town’s zoning laws. It divides Centreville into districts,
each having its own set of use and development regulations. For example, some districts
(zones) permit housing while excluding most commercial uses and others favor commercial or
industrial uses over housing. While a zoning map is not a land use plan, it is required to be
consistent with an adopted land use plan.
The new 2040 Community Plan will of course advance many of the current plan’s
recommendations and policies as it guides future land use and development. Following or
concurrent with adoption of the updated Plan, the Planning Commission will consider a new
zoning map. It is my hope that the new zoning map will be much more consistent with the new
land use plan than it is with the current plan. So I’d like to discuss the creation of at least two
new formal zoning districts and several types of zoning map amendments.
The land use plan should of course be interrelated with many of the other sections of the
Community Plan including most notably the Municipal Growth. As I mentioned at the last work
session, I’d like to recommend a land use plan that brings potential development (future land
use) into balance with available and planned water and sewerage facilities.
On the next pages, please see attached the currently adopted land use plan, the current zoning
map, and my working draft for a new land use plan for 2040. (Note on this draft plan you will
notice that the separate land uses in the downtown area are not shown—this part of the map is
still blank for now. ) On May 5, I’d like to suggest we focus on some larger topics. Here is a list
of items for discussion, presented here as general topics:
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• Creating a “Residential Reserve” land use category. This can be seen on the working
draft land use plan. Several of the major currently undeveloped infill parcels are given
this land use designation. If adopted, a new zoning district or overlay district could be
applied that would allow for a nominal amount of new housing. Full scale development
however would be restricted until public facilities are made available and certain
community objectives / benefits are met (to be discussed).
• Creating an Open Space zoning district which would cover sensitive environmental
areas, public parks, and municipal or County owned lands that are not proposed for
development.
• Creating an Institutional zoning district which would cover public schools, nursing care
facilities, County office buildings, and similar institutional uses.
• Creating a network of Open Space uses and Institutional uses that can be linked
together via the Town’s existing and future trail system. Please see the working draft
land use plan map.
• Changing the zoning classification on a number of parcels.
I look forward to seeing you on May 5th. In preparation, please study and compare the attached
maps and consider what a new zoning map might eventually look like. The legends on each
map describe what each color on that map represents.
NOTE:
PAGE 3 shows both the current (top) and updated working draft (bottom) land use plans.
PAGE 4 shows the current zoning map.
PAGE 5 shows the updated working draft land use plan again, but this time somewhat larger.
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