Rural Development District Draft

This is a DRAFT DOCUMENT

(NEW) §300-20.2 Planned Rural Development District (PRDD)

A. Purpose

The Town of Ashford has identified that the Town’s rural nature and pattern of development

has led to the presence of multiple large parcels, all of which possess unique development

potential. Given the increased complexity of developing large parcels in a manner that is

consistent with both the Town’s development and conservation goals, the Commission

hereby establishes the Planned Rural Development District (PRDD). Each PRDD district

shall be a special development district, applied in accordance with the provisions below.

B. Vision

The overall vision for the PRDD is one that balances the need for flexibility in exchange for

a higher-quality design and a diversity of buildings and uses. Developments within the

PRDD should demonstrate a strong focus on a site layout that makes the best use of the

physical characteristics of the property in a manner that is both supportive of economic

development and is in harmony with the site’s environmental characteristics.

C. Site Eligibility

1) The PRDD may be applied to a parcel or parcels of land provided the following criteria

have been met:

a. The parcel(s) of land subject to the application shall be at least 25AC,

b. The parcel(s) shall have frontage on, be contiguous with, or be accessible by a

State Highway,

c. The parcel is designated on the official zoning map as “General Commercial”

(GC), “Technology Development” (TD), or “Interstate Interchange Development”

(IID)

2) The boundaries of each proposed PRDD shall be delineated on the proposed Master Plan,

which shall be subject to final approval by the Commission. Following approval, the

official zoning map shall be amended to reflect the placement of the PRDD.

D. Application Process

All PRDD applications shall follow the following process in the order described below:

1) Zoning Verification Approval

The applicant shall submit a zoning verification request to the Commission, which shall

be reviewed by the Commission administratively. Such request shall include:

a. Suitable information or maps to demonstrate compliance with all site eligibility

requirements.

b. A narrative statement which includes the proposed primary and accessory use(s) for

the site and the anticipated total size of development.

2) Zone Map Amendment and Master Plan Approval

Approval of a Zone Map Amendment and Master Plan is required to apply the PRDD.

a. A Zone Map Amendment shall be submitted and reviewed by the Commission in

accordance with §300-25B.5-12-24 DRAFT

b. In conjunction with the Zone Map amendment, a Master Plan, reviewed in

accordance with §300-23C, shall be submitted. Such Master Plan shall also

include the following:

i. A narrative statement of use, which includes:

i. The intent of the proposed PRDD

ii. The proposed use(s) including the applicable trip generation code(s)

defined by the most recently adopted Institute of Transportation

Engineers Trip Generation Manual (ITE)

iii. Approximate building sizes

iv. v. An explanation of the expected

How such proposal is consistent with the Ashford Plan of

Conservation and Development

ii. A conceptual site plan depicting the proposed schematic design of the site,

including:

i. ii. Proposed building footprints, parking areas, and landscape buffers.

Information regarding the provision of water, sewer, fire suppression,

drainage, and other utilities.

iii. The location of any identified wetlands, watercourses, Natural

Diversity Database Areas, flood zones and proposed open space(s).

iv. Locations for the provision of low-impact development techniques, to

the extent practicable, to provide for the catchment, treatment and

improvement of stormwater generated from the proposed

development.

iii. Preliminary architectural drawings which include:

i. Preliminary floor plans

ii. Example architectural elevations similar to the proposed building(s) or

photographs of buildings similar to those proposed.

iv. Zoning Information Table

i. Total lot area and frontage

ii. Proposed building setbacks, yards and building separations

iii. Building and site coverage

iv. Proposed floor area by proposed use

v. Expected number of proposed parking spaces

v. Additional Information: Depending on the nature and/or intensity of the

proposed development, the following documentation may also be required

by the Commission:

i. A viewshed analysis

ii. A Municipal Fiscal Impact Assessment

iii. A Traffic Impact Assessment

iv. Any other information the Commission deems necessary to perform a

complete and thorough review of the submitted application.5-12-24 DRAFT

3) Site Plan Approval

a. Following approval of the Zone Map Amendment and Master Plan application,

development activity may only occur following approval of a Site Plan

application by the Commission. Such application shall be reviewed in accordance

with the following:

i. The valid and approved Master Plan

ii. §300-22A of these Regulations

iii. Any Special Standards as defined by Article 6 (§300-28 to §300-38.1) as

may be applicable.

E. Permitted Uses

The Commission recognizes the significance of matching any proposed development with

not only the spirit and intent of the Zoning Regulations and POCD but also the context of

development surrounding the proposed project. While there must be certain flexibility with

respect to the individual uses proposed within a PRDD, generally, such uses are expected to

include:

1) Residential Uses:

a. Single-family attached dwellings

b. Multi-dwelling unit complexes

2) Retail Uses:

a. Lawn/Garden Supply or Nursery

b. Grocery

c. Hardware

d. Apparel

e. General

3) Service Uses:

a. Medical

b. Fitness

c. Personal

d. Business

4) Employment Uses:

a. Office

b. Research

c. Skilled trade services

5) Industrial Uses:

a. Warehousing (primarily within a

building)

b. Wholesale and Distribution

c. Manufacturing

d. Assembly of Components

e. Vehicle Staging & Storage

(primarily within a building)

F. Approval Considerations

In consideration of any application made under the provisions of this Section, the

Commission shall act in its legislative capacity and, in doing so, may exercise legislative

discretion by approving, approving with amendments, or denying an application to amend

the official Zoning Map.

G. District Expiration

Approval of the Master Plan (only) shall automatically expire twelve (12) months from the

effective date of its approval unless a site plan application submitted in accordance with this

section has been filed with the Commission. The Commission may grant a twelve (12) month5-12-24 DRAFT

extension. Following the expiration of an approved Master Plan, a new Master Plan shall be

submitted to the Commission for review.

H. Modifications

1) Any modification to a proposed Master Plan shall require the review and approval of the

Commission.

2) Any modifications to a previously approved and valid site plan for which a Master Plan

approval has been issued shall be reviewed and approved by the Commission. Any

modification which is found to meet the criteria below may be reviewed administratively

by the Zoning Enforcement Officer in consultation with the Chair.

i. Such modification does not propose to increase building size, height, building or

impervious coverage by 10% or more.

ii. Any changes to proposed building use do not exceed 25% of the building square

footage and will not result in increased traffic.

iii. Such modification will not reduce on-site greenspace by less than 5%.5-12-24 DRAFT

This is a DRAFT DOCUMENT