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Staff
Report:
Comprehensive Plan Amendment:
The parcel
is located in the southern quadrant of the Route 17 and
Route 622 intersection. It is the property just south of
the McDonalds/BP Convenience Station. Route 622 eventually
extends into the project known as 17/66. The applicant
proposes to change the land use designation of this parcel
to Mixed Use to allow for the companion rezoning for
commercial development. The Comprehensive Plan envisions
this parcel as Low Density Residential (1 -3 dwelling units
per acre), and the current zoning is R-4.
The
Marshall Service District Plan, which was adopted in
November 2003, outlines goals for the community and its
business district, while maintaining the quality of life
currently enjoyed by its residents. Development in keeping
with grid patterned layout and architectural and aesthetic
guidelines is encouraged in the Plan. The applicant
envisions this corner to become a gateway to the downtown
historic corridor of Marshall. It notes that a proper
entrance can add character and establish a sense of place,
and calm approaching traffic.
The
Marshall Plan designates a substantial area for “Mixed
Use.” This piece was considered though not included within
that area designation. The Marshall Service District went
through a significant planning process with a Citizen
Committee. Main Street business development and its
relationship with an expanded mixed-use area was carefully
considered. That consideration and rezoning are detailed
both in the land use plan and text. The Board of
Supervisors adopted the Plan on November 17, 2003 after
public hearings and Planning Commission recommendation.
In the
Statement of Justification, the applicant indicates that
this project would help further the goals and intent of the
Comprehensive Plan. It notes that by changing this parcel
to commercial land it would maintain the area as a service
center for the surrounding agricultural community. The
applicant asserts that it would preserve the rural landscape
by reinforcing the edges of the village. The proposed
development would create both jobs and provide services for
the surrounding residents, according to the applicant.
Staff
Comments:
The
Marshall Service District Plan set forth key principles
regarding business development and the vitality of its Main
Street. The Plan stated:
“The community has determined that new development should
be focused in and around the village core, along Main
Street, and that all new development should serve to
reinforce the vitality of Main Street, rather than compete
with it or undermine it. Thus, the core of Marshall will
continue to serve as the market center and economic engine
of surrounding agricultural and rural residential area, and
to serve as a central meeting place for local residents,
employees, and visitors.”
The adopted
Plan did not envision expanding mixed-use any further than
that represented on the Future Land Use Plan. Care was
taken to establish a balance and coordination between Main
Street redevelopment and the Winchester/Old Stockyard Road
areas. Even an incremental increase, as proposed in this
application, is inconsistent with the Strategies to
Achieve the Planning Goals for the Marshall Service District
regarding 3.b (Main Street) and 3.d (New Mixed-Use and
Industrial Areas). The mixed-use area designated provides
potential for over 1.7 million square feet of commercial
space, with existing business development in place
representing only 29 percent of that total. There appears
to be no need to expand that planned area at this time.
Rezoning:
The
applicant requests that the parcel be rezoned to Commercial
Highway (C-2) to allow for commercial development. The
Statement of Justification further proposes a two story
structure to be occupied by a financial institution (with a
drive-thru) on the first floor and professional offices on
the second floor. As described, the building materials
would be brick with details typical of early American
architecture and be sited close to the street. The
applicant indicates that the architecture would help create
a visual connection between the southern gateway of Marshall
to the historic village center, much of which is listed on
both the Virginia Landmarks and National Register.
The
Planning Commission considered the rezoning and determined
that the requested uses (from the C-2 zoning district) would
be compatible with the adjacent mixed-use and residential
areas. Typically, the C-2 district (Highway Commercial) is
not a compatible zoning category with mixed-use, as
designated within the approved Comprehensive Plan, unless
the uses are proffered out. The C-1 and the Planned
Development Mixed-Use districts are more preferred due to
the uses permitted and scale of development allowed.
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