Gloucester County s Comprehensive Plan The Community Connection
Current Comp Plan Adopted in 1991 with a 20 year planning horizon Updated in 1995 with Part V- Implementation Recommendations and Appendix A The Gloucester Point Sub-Area Plan Updated in 2001 by amending the Natural Resources Section to comply with Chesapeake Bay Preservation Act Dragon Run Watershed Management Plan added as an Amendment in 2004
Community Profile Comp Plan describes Gloucester as a bedroom community Primarily single-family owner-occupied homes with limited rental or affordable housing other than mobile homes Most residents work and spend outside the County economic impact of Hampton Roads High reliance on property taxes to pay for growth The challenge is to ensure that public services, transportation and other facilities keep pace with growth and conversion of land from rural to suburban
Vision for the Future Growth Management is the central theme of the plan The plan recommends containing and managing the location of future growth to: Reduce costs by concentrating development where services are available or can be efficiently provided Preserve Rural Character especially in the northern portion of the County by protecting agriculture and forestry through reducing and avoiding land use conflicts between residential and agricultural uses
Land Use Plan to Implement Growth Management Development District, Village Centers, Rural Service Centers, PUD District and Suburban Residential and Countryside Districts represent about 40% of the County. Village Nodes, Commercial and Employment Parks Districts for Commercial Activities Rural Countryside, Bayside District and Resource Conservation Districts protect agricultural land and natural resources.
Quality of Development Ensuring a high quality of new development is also a major policy objective of the plan Village and commercial nodes discourage commercial and residential sprawl Residential Development calls for significant amounts of open space, amenities and quality design suburban with a rural flair Transportation Planning access management and pre-planned expansion of the highway system to protect everyday quality of life
Solid Foundation The Comp Plan still provides a solid foundation for forging a new vision for the next 20 years Community profile data needs to be updated to reflect the current conditions and analyze future trends For example, Gloucester is no longer just a bedroom community for HR, but a commercial hub for the Middle Peninsula The plan s overall vision is pertinent but the generalities need to be translated into specific details for implementing the vision into the future
Realizing the Vision Connecting the Vision to Reality
Plan Implementation A Comprehensive Plan s vision is achieved through adoption of land use ordinances that translate the recommendations of the plan into actions In order to preserve the vision, the County needs to have guiding ordinances These ordinances and regulations provide the direct connection between the Comprehensive Plan and its impact on the community
Evolution of the Current Comp Plan into County Ordinances The County adopted a revised Zoning Ordinance which included a County-wide rezoning in 1998 which was meant to implement the recommendations of the plan In December 1999, the County adopted a revised Subdivision Ordinance to further implement recommendations of the plan Other land use ordinances, such as the Chesapeake Bay Preservation Ordinance and the Water and Sewer Ordinances were also revised to coordinate with these changes and the Comp Plan.
Land Use Plan vs. Zoning Districts The Zoning Map is intended to implement the county s land use vision for the future, however there are discrepancies.
Other Ordinance Examples Implementation Through Regulation
Highway Corridor Overlay District Adopted as part of the 1998 Zoning Ordinance Implements the Comp Plan s recommendations for Access management Quality of development Improved aesthetics and buffering along the County s major Highways through landscaping and signage Works well for new development Will take longer to realize the vision on existing development and re-development proposals Existing structures and sites brought closer to conformity but may not fully comply with HCOD
HCOD Examples
Subdivision Ordinance No major subdivisions on existing state roads access management, quality of development No major subdivision in Agricultural Districts avoid conflicts with farming/forestry preserve rural character, insure adequate public facilities available Limit private roads improved quality of development, prohibit development where facilities are not provided
Residential Development This type of development along Hickory Fork Road is no longer permitted for major subdivisions. New internal state road required for subdivisions with more than 3 lots.
Public Water and Sewer Requirement for all subdivisions within the Development District to connect to public water and sewer or provide dry lines Concentrate development where facilities are available, discourage development outside Encourage developers to share in the cost of extending public facilities Coordinate development with County s master water and sewer plan manage the location of new growth
Cluster Ordinance Meant to implement the recommendations in the plan for preservation of open space, protection of rural character, and protection of environmental resources Allows for density bonuses to meet the objectives Implementation of the current ordinance within the certain districts does not necessarily meet the vision in the Comp Plan Lot sizes and density permitted in SC-1 may exceed the capacity of the soils for on-site septic system Density of the homes permitted under an SC-1 cluster may not be suitable for fire fighting without public water and sewer Major subdivisions not permitted in Ag Districts so cluster is not an option
SC-1 Cluster off Figg Shop Road
Net Density and Streetscape Requirements In 2004, we implemented 2 units per net acre density in the SF-1 zoning district as recommended in Gloucester Point Plan Reduce the overall density in the SF-1 District Flexibility to cluster on small lots with common open space or provide larger lots with larger yards Curb, gutter, sidewalks and street trees were required in small lot subdivisions in 2002 better quality of development, design amenities for increased density with flexibility for larger lots without these amenities Improved the design and value of smaller lot developments or encourage larger lots without these amenities. Improved the quality of development and visual appearance of subdivisions
SF-1 Options for Development Aerial Imagery 2002 Aerial Imagery 2002 Commonwealth of Virginia Commonwealth of Virginia Beaconsdale Subdivision Newport News 10,000 sf lots Circle Drive, Gloucester Point 20,000 sf lots
Flexibility in Design Circle Drive in Snug Harbor Subdivision Gloucester Town Commons, Gloucester CH
Amenities & Open Space
Quality of Life Initiatives Other Measures to Implement the Vision
Linking Corridors The Comp Plan recommends the following: Place high priority on selective acquisition, preservation, and recreational uses of areas with natural resources. Emphasize County s water resources in recreational planning Incorporate the dedication of adequate and suitable park and recreation lands in new subdivisions and planned unit developments and preservation of flood plains, marshlands and other ecologically significant areas. Coordinate open space and park acquisition and development programs so that they are in balance with the pace and direction of development in the County.
Fox Mill Natural Area Implementation at work - acceptance of dedication for future trail
Alternative Transportation Amenities Pedestrian/Bicycle Path Feasibility Study for the Gloucester County Courthouse and Beaverdam Park Area. Potential enhancement for both residents and tourists Incorporate into plan update
Economic Development EDA serves as the coordinating entity for economic development Attracting new businesses which provide in-county jobs Retail Development initiatives to encourage better development
Where is the Connection Lacking? Concepts that have not been implemented in the ordinances or actions that need further thought
Land Use Plan vs. Zoning As we discussed earlier, the Zoning Districts do not fully reflect the recommended Land Use Plan. Primarily in the lack of village & commercial nodes and blocks of incompatible districts within other districts.
Transportation Planning County did not adopt the Route 17 corridor study prepared by VDOT in 1995 which provided for alternative routes Need to plan for the expansion of the transportation system to insure that the function and viability of growth centers do not have a negative impact on the quality of life in the county. CIP to fund road improvements and construction that are not part of the 6-year plan.
Plan for Alternative Routes Potential Parkway linkages alternative routes
Use Transportation as Opportunity Gloucester Gateway Plan use widening of Route 17 as an opportunity to plan for Gloucester Point Village. Develop a detailed plan with community input to establish a vision for the Point. Use zoning classifications, CIP and grant funding and public/private partnerships to turn the vision into reality
Sub-area Plans - Courthouse Several plans have been done for the Court House but none have been adopted The Comp Plan stresses that development in the CH should reflect the character and qualities of the historic settlement The current ordinances to not adequately encourage or require these characteristics in new development in the Courthouse Area The County needs to be specific in the type of development it wants in certain areas to achieve the vision for that area
1998 Zoning Ordinance implemented the Plan s recommendations for manufactured homes, limiting them to parks and rural areas The Plan and subsequent ordinance revisions do not specifically address the issue of lack of affordable and/or the need for high density housing, especially rental, to meet the community s needs Housing
Economic Development The plan and ordinances focus on industrial and employment parks but do not address heavier industrial uses such as extractive manufacturing, contractors offices and storage facilities, wood product recycling The County needs to plan for these type of industries and determine where they should be located and how the should be developed
Historic and Archaeological Plan stresses the benefits of preserving our cultural resources from economic benefits through tourism to community pride County s current ordinances do little to protect historic resources and provide no protection for archaeological resources There is no local inventory of the County s cultural resources to serve as a basis to protect them or incorporate them into detailed plans or identify them as community assets Resources
Parks and Recreation Parks, recreation & open space are essential to the health, general welfare and well-being of the community Suburbanites tend to demand and participate in more recreational pursuits as shown by an increased enrollment in the County s recreational programs Plan identifies that the County is deficient in parkland need to plan for more acreage, variety and distribution where and what? in order to require dedication as part of subdivision and rezoning applications Need to concentrate on opportunities for seniors as well as others due to the County s aging population
Other Community Facilities Similar to planning for parks, the county needs to use the proposed land use to determine future needs for schools, fire and rescue services, roads, water supply, public safety etc. need for real comprehensive planning Provide details regarding size and location of needed facilities based on specific perimeters or levels of services Coordinate these plans and priorities with CIP Use plans as a basis for dedication of land as part of large developments or through proffers staff and developers will know County s needs prior to development proposals
Plan recommends designating certain non-commercial roads as greenways to protect rural character, preserve roadway capacity, decrease congestion and improve safety. Ordinances would provide for increased setbacks and/or buffering or landscaping requirements along these roadways Need to specify which roads need such designation and determine what regulations would achieve the desired results Greenways
Natural Resources & Environmental Quality The surrounding natural environment in Gloucester County is one of the main reasons Gloucester is the Land of the Life Worth Living Need to plan for protection of our existing resources from wildlife habitat to air and water quality Use GIS resources available through state to plan for green infra-structure as part of our planning for development or gray infra-structure Implement and enforce regulations that protect valuable resources work with other agencies that are also working to protect natural resources Educate the public on how regulations protect resources Encourage stewardship and pride in the community to support protection of our natural heritage
Plan for the Entire Community
Continue the Connection We need to plan, be specific and follow through to keep Gloucester as the Land of the Life Worth Living