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Chapter 2 Land Use
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Chapter 2 Land Use
Introduction
Land Use is considered by most people to be the heart of the
Comprehensive Plan. The Land Use Plan serves to coordinate
public and private decisions that affect the physical development
of Winfi eld. By establishing a vision for the future, the plan strives
to create a desirable pattern of development toward which present
activities can be directed.
In designating areas for various land uses, consideration must be
given to natural features, existing land uses, existing and proposed
public improvements as well as the current and future transportation
system. Overall, the Land Use Plan is intended to create a well-organized, cohesive community that functions effi ciently. While
future growth is encouraged, the unique character of Winfi eld must
be protected and the needs of existing residents and businesses
addressed.
The Land Use Plan designates areas as low density residential, low-
medium density residential, suburban and high density commercial
and public land uses. The designation of these areas is based on the
following underlying principles:
The costs to the Town of not managing growth will
be extremely high, thus, future development should
locate in those areas of the Town in which public
services and facilities are planned and can most
effi ciently and economically be provided;
Development should be located in such a manner as
to minimize impacts to the Towns environmental
resources, including, but not limited to, wetlands,steep slopes, highly erodible and highly permeable
soils, and aquifer recharge areas;
Highway oriented commercial areas should be
located in well-defi ned groupings and should be
accessible and convenient to Route 817.
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This chapter sets the policies and guiding principles for the
future development of the Town, based upon accepted growth
management and smart growth principles. Development trends
and their land use implications for the future are considered. Finally,recommended changes to land use will be discussed and goals,
objectives and action strategies to be pursued in implementing the
land use plan are set forth in this document.
LAND USE
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Growth Management
The concept of growth management has been around since the
1970s and is an extremely complex issue. Growth management has
often been misguided and used in ways to attempt to limit or control
growth. Instead, growth in Winfi eld should be shaped in such a
manner as to benefi t the entire community. How the Town responds
and attempts to guide or manage growth and the form of that
growth is the issue. Growth can either be benefi cial or detrimental.
Winfi eld, through its development policies, can infl uence the
quality, rate and timing of development.
Growth management brings together all aspects of comprehensive
planning. Its purpose is to encourage development in an orderly
manner and in a way that allows the Town to effi ciently and
effectively provide services together with development needs. This
concept involves many issues addressed elsewhere in the plan,
including natural resources, public facilities, transportation, cultural
and historic resources, as well as land uses.
Existing and future land use patterns will directly affect the
provision of services. Transportation, schools, utilities, parksand recreation, and public safety are all affected by land use
development patterns. As such, the following growth management
principles should guide Winfi elds planning and development
decisions:
Development should be accommodated in an orderly
manner, which takes into considera on physical and en-
vironmental constraints, the rural character of the Town,
and the quality of life of residents;
Development should be encouraged at a rate that does
not stress the Towns ability to pay for the cost of services
generated by development;
Public facili es should be provided in the most cost-eff ec-
ve manner possible, in a public-private partnership that
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spreads development costs to all who benefi t;
Environmentally sensi ve features and other natural re-sources should be protected from the adverse eff ects of
development;
Cultural and recrea onal facili es and opportuni es
need to be provided in conjunc on with development;
A variety of housing styles, prices and loca ons are need-
ed to meet the housing demands for exis ng and new
Town residents;
The Town should strive to maintain a manageable ra o ofresiden al to nonresiden al development;
Town policies should encourage the commercial tax base
to increase at an annual rate faster than that of residen-
al growth;
Sustainable development measures should be encour-
aged in all developments;
Signifi cant specimen trees or stands of trees should be
preserved during the development process and the clearcu ng of land should be discouraged;
The Town should manage its rate of growth in order to
ensure the demands of growth do not outpace the ca-
pacity to provide the necessary services and infrastruc-
ture; and Rezoning applica ons should be evaluated to
ensure that they meet adopted level of service standards
for transporta on, public facili es and u li es.
LAND USE
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Current Land Use Analysis
The overwhelming majority of land in Winfi eld is zoned R-1 and the
nature of the growth in Winfi eld since the 1970s has been single family
residential subdivisions. Zoning efforts in the Town are relatively
recent. The current Zoning and Subdivision Ordinance were enacted
on September 6, 1994. Signifi cant effort was made when creating the
required Zoning Map to honor prior land uses to the extent possible.
However some existing uses became and continue to be nonconforming
in nature. A copy of the current zoning map is attached as (Attachment
2-1). The following table delineates the breakdown of existing zoning
classifi cations in Winfi eld.
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RESIDENTIAL USES
Residential land uses in Winfi eld can be classifi ed in one of three categories:
R-1 (Single Family Residential), R-2 (Mixed Residential) and Manufactured
Housing. Single family residences are the most prominent feature of Winfi eld
and form the character of the Town. The Manufactured Housing designation
is not anticipated to be expanded during the twenty year span of this
Comprehensive Plan.
COMMERCIAL USES
Commercial land uses in the Town can be classifi ed in one of two categories:
C-1 (Suburban Commercial) and C-2 (High Density Commercial). A vastmajority of the commercial uses in Town are clustered around Route 817.
Many of them were constructed prior to the adoption of Zoning in Winfi eld
and they are neither located nor designed to any particular Town standard.
PUBLIC USES
Many parcels of land in Winfi eld are dedicated to public use. Winfi eld is the
County Seat of Putnam County and houses a substantial government complex
in the center of town. Winfi eld also has three schools (Winfi eld Elementary,
Winfi eld Middle and Winfi eld High), a sewage treatment plant, a Town Halland Community Center, and a City Park. These uses are long established and
are not likely to change in the future. As can be seen on the attached Zoning
Map (Attachment 2-1) the underlying Zoning on these parcels is R-1.
It is recommended that a Public Use Zoning Category might be established
to accommodate these varies uses in the future. This public use designation
would result in a more accurate depiction of actual real world conditions. To
the extent allowed by law, the Town should promote its right to apply current
Town standards to any future development on the publicly used properties.
LAND USE
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Land Use Plan
Overview
The initial Land Use Plan generated in this Comprehensive Plan
acknowledges and refl ects existing conditions and should be used as a
baseline against which future growth and development can be measured.
The plan provides a signifi cant amount of land to meet the development
needs over the next ten to twenty years. It also attempts to adequately
provide for suffi cient growth areas in a manner that can be effectively
served by public facilities and utilities. Finally, the plan recognizes the
need to develop in an orderly manner so as to not create a fi nancial burden
on residents.
The overall land use plan for the Town includes specifi c land use
categories and indicates that development within each of these areas
should be based on a comprehensive approach that provides the
mechanism to look at the overall benefi ts and impacts of a particular
development, as opposed to a parcel by parcel basis.
All of the area plans have been designed with the intent of incorporatingsmart growth concepts into the plans. Smart growth is a term for
policies that integrate transportation and land use decisions into one plan.
The components of smart growth include the following:
Create a Range of Dwelling Opportuni es and Choices - Provid-
ing quality housing for people of all income levels is an integral
component in any smart growth strategy.
Create Walkable Neighborhoods - Walkable communi es are
desirable places to live, work, learn, worship and play, and
therefore a key component o f smart growth.
Encourage Community and Stakeholder Collabora on - Growth
can create great places to live, work and play if it responds to a
communitys own sense of how and where it wants to grow.
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Foster Dis nc ve, A rac ve Communi es with a Strong Sense of Place - Smart
growth encourages communi es to cra a vision and set standards for develop-
ment and construc on, which respond to community values of architectural
beauty and dis nc veness, as well as expanded choices in housing and trans-
porta on.
Make Development Decisions Predictable, Fair and Cost Eff ec ve - For a com-
munity to be successful in implemen ng smart growth, it must be embraced by
the private sector.
Mix Land Uses - Smart growth supports the integra on of various land uses into
the community as a cri cal component of achieving be er places to live.
Preserve Open Space, Natural Beauty and Cri cal Environmental Areas - Open
space preserva on supports smart growth goals by bolstering local economies,
preserving cri cal environmental areas and improving quality of life within the
community.
Those who consult the Land Use Plan should keep in mind the following:
Boundaries of areas designated for specifi c land uses should be considered gen-
eral and approximate;
The plan is a statement of long range goals for achieving land use changes.
Current uses that are in confl ict with the plan will not change immediately, but
must be changed over me; and
The Land Use Map cannot simply be u lized by itself to make development de-
cisions, but must be consulted and used in conjunc on with specifi c area plans,
chapters of the plan, the goals, objec ves policies and implementa on strate-
gies within the plan, as well as other planning documents.
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The Winfi eld Future Land Use Map (See Attachment 2-2) is the
graphic representation of proposed land uses in the Comprehensive
Plan. The Land Use Map identifi es the following general land use
designations: low density residential, low-medium density residential,
suburban and high density commercial and public land uses. Each is
discussed below:
LOW DENSITY RESIDENTIAL AREAS These residential areas are
those areas developed exclusively for detached single-family dwellings
and should be preserved for that use. As long as the preference for this
dwelling type remains as strong as it is, the right to live in a single-
family area should be vigorously protected. Inplanning residentialareas, emphasis should be placed on proper relation to physical features,
focal points, transportation facilities and place names encourage
community interest, neighborhood pride and civic participation.
Densities should range from one to eight dwelling units per acre.
MEDIUM DENSITY RESIDENTIAL AREAS -A variety of housing
styles would be encouraged in these areas depending on the physical
features and existing residential character of the property in question.
Housing types typically found in this use are townhouses, duplexes and
apartments. Densities should range from eight to fi fteen dwelling units
per acre.
SUBURBAN AND HIGH DENSITY COMMERCIAL AREAS-
This classifi cation of permitted land uses includes commercial retail
development that serves the residents of Winfi eld and the surrounding
rural area. Some of these retail establishments serve a more regional
public and require convenient automobile and truck access.
PUBLIC AREAS- Existing public educational, governmental, and
recreational areas in Winfi eld should be integrated into the fabric of the
Town. Pedestrian and vehicular access to and from these uses should
be enhanced. Uniform design standards should be implemented where
practical.
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Area Analysis - Future Land Use Map
Overview
The initial Land Use Plan generated in this Comprehensive Plan
acknowledges and refl ects existing conditions and should be used
as a baseline against which future growth and development can be
measured.
Description of the Historic Wellsburg & Bethany Scenic Byway
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Eastern Sec on- River to CR 817 Town Limits to Sco Lane
The por on of Winfi eld between the Kanawha River and Winfi eld Road
contains a series of residen al subdivisions and single family dwellings
and is planned predominantly for Low Density Residen al Development.
Also included are a few nonconforming businesses fron ng upon Win-
fi eld Road and Winfi eld Middle and High Schools.
A series of proper es abu ng the northern boundary of Winfi eld Road
running from the western boundary of the Riverdale Estates Subdivision
to Sco Lane are planned for Suburban and High Density Commercial
Development. Some of these proper es contain commercial uses and
some are vacant. Two developments south of Winfi eld Road across
from the Winfi eld Mobile Home Park contain mul -family units (Bri any
Point and Berry Hills). They are planned for Medium Density Residen al
Development.
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Old Town Winfi eld-Sco Lane to Bridge
The Old Town por on of Winfi eld located south of Winfi eld Road currently
contains a mix of small residen al lots and older business housed in repur-
posed and nonconforming structures. Current zoning is split between the R-1
and C-2districts. The land use plan designates that area between Third Street
and Winfi eld Road bounded by Sco Lane and Walters Street for Suburban
and High Density Commercial Areas. Flexibility in design that integrates and
encourages a mixture of commercial uses should be encouraged. The part of
Old Town located north of Winfi eld Road contains the historic Putnam CountyCourthouse and Hoge House, both of which are included in a County Govern-
ment Complex that is currently unregulated by Town Ordinances. Frontage
along both the northern and southern faces of Winfi eld Road in Old Town re-
mains essen ally unchanged since the mid 1900s.
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Southern Sec on- South of CR817 Ridgeline to Winfi eld Southern Cor-
porate Limits
This part of Winfi eld is currently undeveloped due to topographic
constraints and lack of access. Planned for Low Density Residen al De-
velopment, this por on of the Town will most probably be established
as soon as growth pressures render it economically feasible. This area
could serve as a primary growth area for the Town in the next ten to
twenty years.
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Western Sec on-River to Ridgeline Bridge to Western Corporate Limits
The western por on of Winfi eld located south of Winfi eld Road contains a mix
of subdivisions, some commercial development, Winfi eld Elementary School
and Winfi eld Town Park. Several parcels north of Winfi eld Road remain un-
developed. The areas between the River and CR 817 along with those parcels
abu ng it to the south are planned for Suburban and High Density Commer-
cial uses. The remaining southern por on of this sec on is planned for Low
Density Residen al Development.
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LAND USE / GROWTH/COMMUNITY DESIGN GOALS:
Ensure that adequate infrastructure, services and growth areas are available
to the citizens of Winfi eld by:
Goal 2-1 Identifying and planning for the physical expansion of Winfi eld
through the creation and implementation of an annexation plan that will
result in the normalization of Winfi elds town boundaries and will guide in
appropriately locating benefi cial expansion/growth areas
Task 2-1.1 Prepare and adopt an Annexa on Plan focusing on an ci-
pated growth pressures east and west of current corporate limits
Task 2-1.2 Seek out new funding partners, both public and private, to
share in growth-related costs that are not directly a ributable to new
development
Task 2-1.3 Develop a formal monitoring system to ensure that the
public investment decisions are consistent with adopted plans
Task 2-1.4 Adopt a system to monitor and maintain a desired balance
of residen al and nonresiden al development for tax base purposes
Task 2-1.5 Work with neighboring jurisdic ons to iden fy growth ar-
eas so that planning eff orts may be coordinated and poten al areas of
confl ict iden fi ed
Task 2-1.6 strive for a sustainable, long-term rate of growth and de-
velop implementa on mechanisms to ensure development does not
unduly burden Winfi elds infrastructure and services
Task 2-1.7 Encourage the development of a tourism program coor-
dinated with that being developed by the Rivers and Ridges Heritage
Trail Byway
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Goal 2-2 Continue to create, review and refi ne policies, regulations, and
procedures to ensure that all new development meets Winfi elds high quality
development standards
Task 2-2.1 - Rewrite the Winfi eld Subdivision Ordinance to bring it into com-
pliance with the Comprehensive Plan and to address other needed changes
Task 2-2.2 - Rewrite the Winfi eld Zoning Ordinance to bring it into compli-
ance with the Comprehensive Plan and to address other needed changes
Task 2-2.3 - Prepare and adopt a Design Guidelines Manual to ensure that
new development meets Winfi elds design standards