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HomeMy WebLinkAboutZTA201800002 Executive Summary Zoning Text Amendment 2017-05-22 COUNTY OF ALBEMARLE PLANNING COMMISSION EXECUTIVE SUMMARY AGENDA TITLE: AGENDA DATE: ZTA2018-02 Commercial and Industrial Zoned May 22, 2017 Properties Located in the Comprehensive Plan Public Hearing continued from May 8, 2018 Rural Areas not Served by Public Water or a Central Water Supply System PRESENTOR: Rebecca Ragsdale, Senior Planner ATTACHMENTS: Yes STAFF CONTRIBUTORS: Rebecca Ragsdale; Amelia McCulley, Zoning Administrator; Leah Brumfield, Senior Planner; Bill Fritz, Chief of Special Projects; John Blair, Deputy County Attorney BACKGROUND: This zoning text amendment (ZTA) was initiated by the Board of Supervisors with a resolution adopted on February 7, 2018. The Planning Commission received a brief update on this ZTA on April 10, 2018. At their May 9, 2018 public hearing the Planning Commission continued the public hearing to their May 22nd meeting. The Commission asked that the following information be provided to supplement the May 9 staff report and presentation: 1) Additional details on parcels affected by proposed changes and their characteristics 2) Additional detail on the basis for staff recommended by-right uses and special permit uses 3) Address property value concerns Affected Properties Staff has used GIS to identify properties that will potentially be affected by this zoning text amendment. A review of GIS indicates there are approximately 80 properties zoned commercially and industrially that are not designated for public water service and are located outside the Development Area. The approximate acreage of these parcels is 304 acres. These parcels range in size, location, and use. Additional parcel information and maps showing the zoning and Albemarle County Service Authority Jurisdictional Area (ACSAJA) designation for affected properties, along with neighboring properties, are provided as Attachment A. This attachment includes a listing of all parcels, their acreage and improved value listed by zoning district, along with map insets for undeveloped parcels. Comprehensive Plan & Recommended Uses With the updates to the comprehensive plan, zoning map and zoning ordinance in 1980, and with subsequent amendments to designated growth areas, the County has historically acted to leave the zoning in place for parcels outside the comprehensive plan growth boundary. This results in inconsistencies between the zoning map and the comprehensive plan. This zoning text amendment provides an additional tool, through the special use permit process, to mitigate impacts to the Rural Areas (RA) that may arise from commercial or industrial development on these properties. At the last Commission meeting, there was much discussion about why staff included the comprehensive plan language below. Some, but not all, of the criteria for new uses were utilized in determining appropriate uses for these properties located in the Rural Areas of the Comprehensive Plan. Staff does not expect all criteria for new uses to be met because the parcels are currently zoned Commercial/Industrial, not Rural Areas. Furthermore and as staff stated, these criteria are not meant to be used to evaluate special use permit proposals under the proposed ordinance. All special use permits are universally subject to review criteria stated within the zoning ordinance in §33.8. Staff has provided further information in response to the Commission's request for additional information about the basis for recommended uses by right and by special use permit. Please refer to "staff comment" within the table below for additional comments as to the relevancy of these criteria to staff's recommendation for uses. Consideration of New Uses in the Rural Area This Chapter recommends consideration of a few new land uses in the Rural Area, including supportive uses for agriculture, tourism, and crossroads communities. The County recognizes that a delicate balance exists between providing more opportunities for supporting rural uses and allowing so many of them that the Rural Area features are lost. Frequent tour buses along County roads can cause rapid deterioration of narrow gravel roads. Excessive noise can interfere with a horse or cattle operation. It is important that any change take place slowly with enough time to evaluate potential impacts. Analysis of the impacts of the recent Zoning Ordinance changes should be conducted before adopting new zoning regulations. Policies, programs and regulations that address only one aspect of the Rural Area to the detriment of others should be avoided or, where already in place, revised. Only by prudent and thoughtful decision making will the Rural Area resources be preserved while encouraging uses that benefit the economy. Criteria for Review of New Uses As new uses are proposed in the Rural Area, it is essential that they be able to meet the following standards. New uses should: Criteria Staff Comment relate directly to the Rural Area and Staff's focused most on this criteria when recommending by-right uses. These are uses believed to have a relationship to the RA, are specifically mentioned in the comprehensive plan for the RA, or are uses already listed as a use in the RA zoning district as either by-right or by SP. need a Rural Area location in order to be Staff believes that since the parcels associated with successful, (e.g., a farm winery has to be located in this zoning text amendment are already zoned the Rural Area and would be unlikely to succeed in commercially or industrially, that this criteria is not the Development Areas); applicable. be compatible with, and have a negligible impact, The majority of affected parcels are not located on natural, cultural, and historic resources; within a historic district. Many parcels are located along an Entrance Corridor and will continue to be subject to Architectural Review Board guidelines, including by right uses. The special use permit process will allow an additional opportunity to mitigate impacts to resources. not conflict with nearby agricultural and forestal Most affected parcels are not located within AF uses; districts. There are several that are located near AF districts, but those are already developed. reflect a size and scale that complements the Many affected parcels are already developed with a character of the area in which they will be located commercial or industrial character. The uses that are listed by-right are those that are commonly found in the Rural Areas such as schools and religious institutions. The size, scale, and intensity of commercial uses not typically found in the RA would PAGE 2 ZTA 2018-02 Commercial and Industrial Zoned Properties Not Served By Public Water May 22,2018 Criteria Staff Comment be considered during the special use permit process. be reversible so that the land can easily return to Because these parcels are zoned commercially or farming, forestry, conservation, or other preferred industrially, there is no expectation that once rural uses; developed they would then be downzoned or revert to these uses. be suitable for existing rural roads and result in little Most of the affected parcels are located on primary discernible difference in traffic patterns routes such as 29, 250, Earlysville and Hydraulic Roads. VDOT would review by-right uses during the site plan process and has the ability to require entrance and sight distance improvements. Additional review and opportunity to mitigate traffic impacts would occur for special use permit uses. generate little demand for fire and rescue and police Staff believes that proposed ordinance changes will service; not create a greater demand for service. be able to operate without the need for public water Uses listed as by-right are those that are either and sewer; lower water users or are those that are commonly found in the RA and function without issues on well be sustainable with available groundwater; and and septic. This includes plant nurseries, vet offices, schools(Miller school), religious institutions or clubs/lodges such as the former Moose lodge on Richmond Road. be consistent with other Rural Area policies. The recommended ordinance changes are consistent with the RA policy and relevant recommendations for specific uses for the Rural Areas. The basis for staff recommendation for uses by-right are provided in Attachment B. This attachment also lists applicable supplemental regulations for the use found in Section 5. All uses of an industrial character are subject to the performance standards of Section 4. These performance standards address emmissions, discharges and impacts such as sound, vibration and the like. Through the special use permit process, SP uses may be subject to limiting conditions that act as performance standards if there are identified impacts. Rural Crossroads Communities Further discussion has occurred since the May 8th meeting regarding the recommendations of the Comprehensive Plan for Crossroads Communities. The comprehensive plan specifically mentions the following as rural crossroads communities: Advance Mills, Batesville, Covesville, Free Union, Proffit, Greenwood, and White Hall. None of the affected parcels are located in the communities listed. It goes on to say that other crossroads communities may be appropriate to consider for a future designation. Objective 5: Recognize and support crossroads communities which serve as rural-scale community meeting places and provide opportunities for residents to take part in community life. Staff is of the opinion that those uses deemed appropriate for crossroads communities would also be appropriate for these unique legacy properties that are zoned commercially. This opinion informed the list of by-right use recommendations. Strategy 5b: Consider amending the Zoning Ordinance to allow for small-scale, supportive uses in designated crossroads communities. Examples of such uses are country stores, offices, day care facilities, doctor/dentist offices, public institutional uses, such as post office. PAGE 3 ZTA 2018-02 Commercial and Industrial Zoned Properties Not Served By Public Water May 22,2018 Staff also believes, after further discussion with an affected property owner, that Earlysville is a Rural Area community that functions much like a Crossroads Community and should be included in future studies. Recommended Uses Staff's recommendation for by-right uses remains the same as the May 8 Commission public hearing. The supplemental information provided in handouts at that meeting is now attached to this report. This includes a table listing existing and proposed by-right and special permit uses for C1, HC, CO, and LI zoning districts. The proposed use categories are divided into one column for those served by private well and another for those served by public or central water supplies (Attachment C) Further staff comment on the basis for recommended specific by-right uses is provided in Attachment B. In summary, uses listed as by-right are those that staff believed: • Relate directly to the Rural Area or agriculture (farmers markets, retail nurseries and greenhouses, livestock sales, feed and seed stores, or agricultural product distribution or processing) • Are uses specifically mentioned as those that should be permitted in the RA: agricultural product distribution, daycares, and landscaping businesses) • Are uses that are permitted either by-right or by special use permit in the RA zoning district (schools, religious assembly uses, clubs) How Properties Will be Affected and Property Value Concerns If the proposed ordinance is adopted, existing uses may continue subject to the legal nonconforming regulations found in Section 6 of the Zoning Ordinance. Previously approved special use permits and proffered rezonings will remain in place. Properties with special use permits pursuant to the 400 gallon water consumption provision will need to amend their current special use permit if they propose expansions or changes to their site not consistent with prior special use permit conditions. It is difficult to evaluate impacts the proposed ordinance has on property values. As staff noted in the meeting, the current regulations relating to water consumption make it difficult for a use involving plumbing to be unequivocally proven as a by-right use. It's important, yet difficult, to be able to quantify the current value, subject to the current 400 gallon water consumption regulation, for these properties in order to evaluate the possible change in property values based on the proposed ordinance. Staff has had further discussion with property owners in consideration of the property value concerns. As a result, staff believes that in order to allow more economic versatility for property owners who have invested in property improvements, that all existing or vested structures should be permitted to avail themselves all current by-right Commercial or Industrial uses (based on the property zoning) even if on a private well water supply. Staff recommends the ordinance be updated to include this grandfathering provision before it is forwarded to the Board of Supervisors. Staff believes that any impacts or change in rural character has already happened with developed parcels and flexibility in future uses allowed in existing structures would not create additional or substantial detrimental impacts to the Rural Areas or surrounding properties. RECOMMENDATION: Staff recommends that the Commission act on the proposed ordinance (Attachment D) and forward their recommendation to the Board of Supervisors for their scheduled June 13, 2018 public hearing. PAGE 4 ZTA 2018-02 Commercial and Industrial Zoned Properties Not Served By Public Water May 22,2018 Actions may include: 1) Recommend approval of the proposed ordinance as provided in Attachment D, with the addition grandfathering all uses available for existing or vested structures. 2) Recommend approval of the ordinance with additional changes as requested by the Commission. 3) Recommend denial of the ordinance due to concerns as listed by the Commission. • ATTACHMENTS: A. Maps of Affected Properties B. Recommended By-right Uses with Staff Comment and Applicable Ordinance Definitions/Supplemental Regulations C. Summary of Proposed Ordinance Tables D. 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''.' v C. a+ V7 a) v) .' }+ °) t0 Y y a) U m CO m .N d° W a— E E E E a) a) L y N ro „,° •� o is .t z Q v 3 y a) y a) N y - .X- m > rNa ?� S' E 3 CC a W I Q a J D V) E )- F- )- F- = v) = Z o a) 3 'a L CO N N Z * 13 Attachment C ORDINANCE NO. 18-18(2) AN ORDINANCE TO AMEND CHAPTER 18,ZONING,ARTICLE III,DISTRICT REGULATIONS, OF THE CODE OF THE COUNTY OF ALBEMARLE,VIRGINIA BE IT ORDAINED By the Board of Supervisors of the County of Albemarle,Virginia,that Chapter 18, Zoning,Article III,District Regulations,are hereby amended and reordained as follows: By Amending: Sec.22.2.1 By Right Sec.22.2.2 By Special Use Permit Sec.23.2.1 By Right Sec.23.2.2 By Special Use Permit Sec.24.2.1 By Right Sec.24.2.2 By Special Use Permit Sec.26.2 Permitted Primary and Accessory Uses and Structure;Prohibited Uses and Structures CHAPTER 18.ZONING ARTICLE III.DISTRICT REGULATIONS 22.2 PERMITTED USES 22.2.1 BY RIGHT The following uses shall be permitted in any C-1 district,subject to the applicable requirements of this chapter.The zoning administrator,after consultation with the director of planning and other appropriate officials,may permit as a use by right,a use not specifically permitted; provided that such use shall be similar to uses permitted by right in general character and more specifically,similar in terms of locational requirements,operational characteristics,visual impact and traffic generation.Appeals from the zoning administrator's decision shall be as generally provided in section 34. .. 1" is -111 .1 x9 .9 . • - / •1 : •S / -S " I C: A e• 11" 1. The following retail sales and service establishments: a.Retail nurseries and greenhouses. b.Farmers' markets(reference 5.1.47). 2.The following services and public establishments: : - • _/ •. "III _ • II" - 4 II-1e-1 :-'- b.Clubs,lodges(reference 5.1.02). Proposed Ordinance 5/8/18 ATTACHMENT D 5.1.06). Updated term for consistency with ordinance use. - - A ' - 1- y .1 1 •11 11 . 1. . '•1 1' i• '•1 • •• •- f. Public uses(reference 5.1.12). g. Temporary construction headquarters and temporary construction storage yards(reference 5.1.18). h. Dwellings(reference 5.1.21). i. Temporary industrialized buildings(reference 5.8). •�I1 . . • 11. 1.••11.1 - 1• J1 •1 . 1 .•• • •1 1. • .1 • . 61. .81 • . k. Tier I and Tier II •erson.1 wireless service facilities(reference 5.1.40 . 14. 1 . •. S1• ' • 'I• : 01• / . • • '91 .91 ► '1' • .J • 81 •rovided the cross floor area of the establishment does not exceed 4,000 square feet per site; •rovided that the cross floor area of the es ablishment may exceed 4,000 square fee ser site • special exception anprovboard of supervisor is: _ • .•• x . -1• . •1•/11. '• ••1i . 1 ••r, '•1 • .L. 1.t2 • •1 • • .1.1 1. •• . . • 1- .• 101-1 1•: I• . ••moi 111 • • '1 • 1. .1 'J • fl••r . -. • h- - . •li hm-1 _ . -1 4 111 1 _.r- f-- •-r i - • •- i.1 -x -• ion approved by the board of supervisors. Changed order of uses to allow for exclusion of Veterinary office and hospital and Animal shelter from By Right uses on property served by public water or approved central water supply system. 1.The following retail sales and service establishments: -1a.Antique,gift,jewelry,notion and craft shops. 2:12.Clothing,apparel and shoe shops. c. Department store. 4-.d.Drug store,pharmacy. Florist. 6-f.Food and grocery stores including such specialty shops as bakery,candy,milk dispensary and wine and cheese shops. Proposed Ordinance 5/8/18 ATTACHMENT D g.Furniture and home appliances(sales and service). 8,h.Hardware store. 9:i.Musical instruments. 4& .Newsstands,magazines,pipe and tobacco shops. 44:k.Optical goods. 4-2,1.Photographic goods. 4-3,m.Visual and audio appliances. 444-n. Sporting goods. 16.Farmcrs' markets(referencc 5.1.17). 4- g.Laboratories/Research and Development/Experimental Testing;gross floor area of the establishment does not exceed 4,000 square feet per site;provided that the gross floor area of the establishment may exceed 4,000 square feet per site by special exception approved by the board of supervisors. 4g g.Manufacturing/Processing/Assembly/Fabrication and Recycling;gross floor area of the establishment does not exceed 4,000 square feet per site;provided that the gross floor area of the establishment may exceed 4,000 square feet per site by special exception approved by the board of supervisors. -I-9 g.Drive-through windows(reference 5.1.60).(Added 3-2-16) 42. The following services and public establishments: fig.Administrative,professional offices. 212. Barber,beauty shops. 1. Clubs,lodgos(reference 5.1.02). •Se.Financial institutions. 6.Fire and rescue nquad stations(reference 5.1.09). 7i1.Funeral homes. $&.Health spas. 9f. Indoor theaters. 441g.Laundries,dry cleaners. 44h.Laundromat(provided that an attendant shall be on duty at all hours during operation). 4-21.Libraries,museums. 13.Nurseries,day care centers(reference 5.1.06). 44j.Eating establishments. 4-5k.Tailor,seamstress. 4-61.Automobile service stations(reference 5.1.20). • - , - - . .. • . -•• - - .. . .-. . . . Proposed Ordinance 5/8/18 ATTACHMENT D 18.Public uses(reference 5.1.12). 5.1.18). 20.Dwellings(reference 5.1.21). 24.(Repealed 4-3-13) 22.m Automobile,truck repair shop excluding body shop. 23.Temporary industrialized buildings(reference 5.8). 24n. Indoor athletic facilities. 25.(Repealed 5-5-10) 27. Tier I and Tier II •ersonal wirelo:c service facilities reference 5.1.10). Removed Veterinary office and hospital and Animal Shelter from 22.2.1(A)By Right Uses for parcels served by public water or approved central water supply system. 22.2.2 BY SPECIAL USE PERMIT The following uses shall be permitted only by special use permit approved by the board of supervisors: A. If the use is served by public water or a central water supply system: 1.Commercial recreation establishments including but not limited to amusement centers,bowling alleys,pool halls and dance halls. 2.Energy and communications transmission facilities. 3.Hospitals. 4.(Repealed 8-9-17) 5.Veterinary office and hospital(reference 5.1.11). 6.Unless such uses are otherwise provided in this section,uses permitted in section 18.0, residential-R15,in compliance with regulations set forth therein. 7.Hotels,motels and inns. 8.Motor vehicle sales and rental in communities and the urban area as designated in the comprehensive plan. 9. Stand alone parking and parking structures(reference 4.12,5.1.41). 10.(Repealed 3-2-16) -• - -• !! .- • - .- - .- •. . Uses permitted by right,not served by public sewer, involving anticipated discharge of sewage other than domestic wastes. 12.Body shop. Proposed Ordinance 5/8/18 ATTACHMENT D 13.Animal shelter(reference 5.1.11), 14.Tier III personal wireless service facilities(reference 5.1.40). 15. Storage/Warehousing/Distribution/Transportation B. If the use is not served by public water or a central water supply system: The following retail sales and service establishments: 1. Antique,gift, jewelry,notion and craft shops. 2.Clothing,apparel and shoe shops. 3. Department store, 4.Drug store,pharmacy. 5. Florist. 6. Food and grocery stores including such specialty shops as bakery,candy,milk dispensary and wine and cheese shops. 7.Furniture and home appliances(sales and service). 8. Hardware store. 9. Musical instruments. 10. Newsstands,magazines,pipe and tobacco shops. 11. Optical goods. 12.Photographic goods. 13. Visual and audio appliances. 14. Sporting goods. 15. Laboratories/Research and Development/Experimental Testing;gross floor area of the establishment does not exceed 4,000 square feet per site;provided that the gross floor area of the establishment may exceed 4,000 square feet per site by special exception approved by the board of supervisors. 16. Manufacturing/Processing/Assembly/Fabrication and Recycling of other than agricultural products;gross floor area of the establishment does not exceed 4,000 square feet per site; provided that the 'ross floor area of the establishment may exceed 4,000 square feet per sit by i.1 ex -. ion ,.. . -. • th- is.r. I upervisors. 17. Drive-through windows(reference 5.1.60).(Added 3-2-16) Proposed Ordinance 5/8/18 ATTACHMENT D The following services and public establishments: 18. Administrative,professional offices 19. Barber,beauty shops. 20. Financial institutions. 21. Funeral homes. 22. Health spas. 23. Indoor theaters. 24. Laundries,dry cleaners. 25. Laundromat(provided that an attendant shall be on duty at all hours during operation). 26. Libraries and museums. 27. Eating establishments. 28. Tailor, seamstress. 29. Automobile service stations(reference 5.1.20). 30. Automobile,truck repair shops,andbody shops. 31. Indoor athletic facilities. The following additional uses: 32. Commercial recreation establishments including but not limited to amusement centers, bowling alleys,pool halls and dance halls. 33.Energy and communications transmission facilities. 34.Hospitals. 35.Hotels,motels,and inns. 36. Tier III personal wireless service facilities. 37. Motor vehicle sales and rental in communities and the urban area as designated in the comprehensive plan. 38. Stand alone parking and parking structures(reference 4.12, 5.1.41). 39.Unless such uses are otherwise provided in this section,uses permitted in section 18.0. residential-R15, in compliance with regulations set forth therein. Proposed Ordinance 5/8/18 ATTACHMENT D 40. Storage/Warehousing/Distribution/Transportation 41. Uses permitted by right,not served by public water, involving water consumption exceeding four hundred(400)gallons per site acre per day,provided the use was approved by special use permit prior to June 13,2018. All conditions of the special use permit approved prior to June 13,2018 remain effective. Uses permitted by right,not served by public sewer,involving anticipated discharge of sewage other than domestic wastes. 23.2.1 BY RIGHT The following uses shall be permitted in the CO district, subject to the applicable requirements of this chapter: A. If the use is not served by public water or an approved central system: 1.Religious assembly use.(Amended 8-9-17) 2. Clubs,lodges(reference 5.1.02). 3. Fire and rescue squad stations(reference 5.1.09). Updated term for consistency with ordinance use. 5. Water, sewer, energy and communications distribution facilities. 6. Public uses(reference 5.1.12). 7. Temporary construction headquarters and temporary construction stora'- . • - - -• 5.1.18). 8. Dwellings(reference 5.1.21). 9. Temporary industrialized building - - -i - : 10. Stormwater management facilities shown on an approved final site plan or subdivision plat. 11. Tier I and Tier II personal wireless service facilities(reference 5.1.40). 12. Farmers' Markets(reference 5.1.47). 13. Schools of special instruction 111111111111111 Inadvertently omitted B. If the use is served by public water or an approved central water supply system: Proposed Ordinance 5/8/18 ATTACHMENT D 1. Administrative and business offices. 2. Professional offices,including medical,dental and optical. 3. Financial institutions. 4. Religious assembly use.(Amended 8-9-17) 5. Libraries,museums. 6. Accessory uses and structures incidental to the principal uses provided herein. The aggregate of all accessory uses shall not occupy more than twenty (20) percent of the floor area of the buildings on the site.The following accessory uses shall be permitted: -Eating establishments; -Newsstands; -Establishments for the sale of office supplies and service of office equipment; -Data processing services; -Central reproduction and mailing services and the like; -Ethical pharmacies, laboratories and establishments for the production, fitting and/or sale of optical or prosthetic appliances on sites containing medical,dental or optical offices; -(Repealed 3-17-82) -Sale/service of goods associated with the principal use such as, but not limited to: musical instruments,musical scores,text books,artist's supplies and dancing shoes and apparel; -Barber shops; -Beauty shops. 7. Water,sewer,energy and communications distribution facilities. 8. Public uses(reference 5.1.12). 9. Temporary construction headquarters and temporary construction storage yards (reference 5.1.18). 10. Dwellings(reference 5.1.21). 11. - .. .. .. (reference 5.8). Updated term for consistency with ordinance use. 12. Day care,child care or nursery facility(reference 5.1.6). Proposed Ordinance 5/8/18 ATTACHMENT D 13. Stormwater management facilities shown on an approved final site plan or subdivision plat. 14. Tier I and Tier II personal wireless service facilities(reference 5.1.40). 15. Farmers' markets(reference 5.1.47). 16. Laboratories/Research and Development/Experimental Testing; gross floor area of the establishment does not exceed 4,000 square feet per site;provided that the gross floor area of the establishment may exceed 4,000 square feet per site by special exception approved by the board of supervisors. 17. Drive-through windows(reference 5.1.60). (Added 3-2-16) Inadvertently omitted. 23.2.2 BY SPECIAL USE PERMIT The following uses shall be permitted only by special use permit approved by the board of supervisors: A. If the use is served by public water or an approved central water supply system: 1. Hospitals. 2. Funeral homes. 3. Energy and communications transmission facilities. 4. Stand alone parking and parking structures(reference 4.12,5.1.41). 5. (Repealed 3-2-16) 6. School of special instruction. 7. Clubs, lodges(reference 5.1.2). . . Unless such uses are otherwise provided in this section, uses permitted in section 18.0, residential R-15 in compliance with regulations set forth therein. -1-02. Hotels,motels and inns(reference 9.0). Proposed Ordinance 5/8/18 ATTACHMENT D 4410. Supporting commercial uses(reference 9.0). 12. (Repealed 8 9 17) 13. (Repealed 8 9 17) -1411. Indoor athletic facilities. 4412. Tier III personal wireless service facilities(reference 5.1.40). 4613. Storage/Warehousing/Distribution/Transportation. 4� Manufacturing/Processing/Assembly/Fabrication/Recycling. 15. Uses permitted by right, not served by public sewer, involving anticipated discharge of sewage other than domestic wastes. B. If the use is not served by public water or an approved central water suppl_ _ -m: 1. Administrative and business offices. 2. Professional offices,including medical, dental and optical. 3. Financial institutions. 4. Libraries,museums. 5. Accessory uses and structures incidental to the principal uses provided herein. The aggregate of all accessory uses shall not occupy more than twenty (20) percent of the floor area of the buildings on the site. The following accessory uses shall be permitted: -Eating establishments; -Newsstands; -Establishments for the sale of office supplies and service of office equipment; -Data processing services; -Central reproduction and mailing services and the like; -Ethical •harmacies laboratories and establishment for the •roduction fitting and/or sale of o•tical or prosthetic appliances on sites containing medical,dental or optical offices; -(Repealed 3-17-82) -Sale/service of goods associated with the principal use such as, but not limited to: musical instruments, musical scores,text books,artist's supplies and dancing shoes and appal--1. -Barber shops; Proposed Ordinance 5/8/18 ATTACHMENT D -Beauty shops. 6. Drive-through windows(reference 5.1.60). (Added 3-2-16) 7. Hospitals. 8. Funeral homes. 9. Energy and communications transmission facilities. 10. Stand alone parking and parking structures(reference 4.12,5.1.41). 11. Uses permitted by right, not served by public water, involving water consumption exceeding four hundred(400)gallons per site acre per day,provided the use was approved prior to June 13, 2018. All conditions of the special use permit approved prior to June 13, 2018 remain effective Uses permitted by right,not served by public sewer,involving anticipated discharge of sewage other than domestic wastes. 12. Unless such uses are otherwise provided in this section, uses permitted in section 18.0, residential R-15. in compliance with regulations set forth therein. 13. Hotels,motels and inns(reference 9.0). 14. Supporting commercial uses(reference 9.0). 15. Indoor athletic facilities. 16. Tier III personal wireless service facilities(reference 5.1.40). 17. Storage/Warehousing/Distribution/Transportation. 18. Manufacturing/Processing/Assembly/Fabrication/Recycling. 19. Laboratories/Research and Development/Experimental Testing, provided the gross floor area of the establishment does not exceed 4,000 square feet per site; provided that the gross floor area of the establishment ma exceed 4 101 s•uare feet ter ite b s.ecial exce.tion a..riv-. by the board of supervisors. 24.2.1 BY RIGHT The following uses shall be permitted in any HC district,subject to the applicable requirements of this chapter. The zoning administrator, after consultation with the director of planning and other appropriate officials,may permit,as a use by right,a use not specifically permitted;provided that such use shall be similar to uses permitted by right in general character, and more specifically, similar in terms of locational requirements, operational characteristics, visual impact and traffic generation. Appeals from the zoning administrator's decision shall be as generally provided in section 34. A. If the use is not served by public water or an approved central water supply system: Proposed Ordinance 5/8/18 ATTACHMENT 1. Religious assembly uses,cemeteries 2. Clubs,lodges(reference 5.1.02). 3. Educational,technical and trade schools. 4. Feed and seed stores(reference 5.1.22). 5. Fire and rescue squad stations(reference 5.1.09). 6. Home and business services such as grounds care, cleaning, exterminators, landscaping and other repair and maintenance services. 7. Light warehousing. 8. Retail nurseries and greenhouses. 9. Farm stands. 10. Wholesale distribution of agricultural products. 11. Water,sewer,energy and communications distribution facilities. 12. Public uses(reference 5.1.12). 13. Temporary construction headquarters and temporary construction storage yards (reference 5.1.18). 14. Farmers'market(reference 5.1.47). 1 . .rm ,t•r m.n..-m-n f. ili '• hewn .n .n ,.. e -. fin.l i - .1. . ..i i is .1. 16. Tier I and Tier II personal wireless service facilities(reference 5.1.40). 17. Storage yards. 18. Manufacturing/Processing/Assembly/Fabrication and Recycling of agricultural products; provided that the gross floor area of the establishment does not exceed 4,000 square feet per site; provided that the gross floor area of the establishment may exceed 4,000 square feet per site by special exception approved by the board of supervisors. 19. Storage/Warehousing/Distribution/Transportation of agricultural products- provided that the floor area of the - tablishment do- no exceed 4 100 s•uare f-et ser site- .rovi.es that the •ross floor area of the establishment may exceed 4,000 square feet per site by special exception approved by the board of supervisors. 20. Livestock sales. 21. Veterinary office and hospital (reference 5.1.11). 22. Commercial kennels- indoor only(reference 5.1.11). Proposed Ordinance 5/8/18 ATTACHMENT D 23. Animal shelter(reference 5.1.11). B. If the use is served by public water or an approved central water supply system: 1. Automobile laundries. 2. Automobile,truck repair shops. 3. Automobile service stations(reference 5.1.20). 4. Building materials sales. 5. cemeteries. Updated term for consistency with ordinance use. 6. Clubs,lodges(reference 5.1.02). 7. Convenience stores. 8. Educational,technical and trade schools. 9. Factory outlet sales-clothing and fabric. 10. Feed and seed stores(reference 5.1.22). 11. Financial institutions. 12. Fire extinguisher and security products,sales and service. 13. Fire and rescue squad stations(reference 5.1.09). 14. Funeral homes. 15. Furniture stores. 16. Food and grocery stores including such specialty shops as bakery,candy,milk dispensary and wine and cheese shops. 17. Home and business services such as grounds care, cleaning, exterminators, landscaping and other repair and maintenance services. 18. Hardware. 19. (Repealed 6-3-81) 20. Hotels,motels and inns. 21. Light warehousing. Proposed Ordinance 5/8/18 ATTACHMENT D 22. Machinery and equipment sales,service and rental. 23. Manufactured home_sales and service. Removed for term consistency. 24. Modular-building sales. Updated term for consistency with ordinance use. 25. Motor vehicle sales,service and rental. 26. New automotive parts sales. 27. Newspaper publishing. 28. Administrative,business and professional offices. 29. Office and business machines sales and service. 30. Eating establishment;fast food restaurants. 31. Retail nurseries and greenhouses. 32. Sale of major recreational equipment and vehicles. 33. -_ . . - -. ., . (reference 5.1.19). Updated term for consistency with ordinance use. 34. Wholesale distribution. 35. Water,sewer,energy and communications distribution facilities. 36. Public uses(reference 5.1.12). 37. Temporary construction headquarters and temporary construction storage yards (reference 5.1.18). 38. Indoor theaters. 39. Heating oil sales and distribution(reference 5.1.20). 40. Temporary industrialized buildings(reference 5.8). 41. Uses permitted by right pursuant to subsection 22.2.1 of section 22.1,commercial,C-1. 42. Indoor athletic facilities. Proposed Ordinance 5/8/18 ATTACHMENT D 43. Farmers'market(reference 5.1.47). 44. Stormwater management facilities shown on an approved final site plan or subdivision plat. 45. Tier I and Tier II personal wireless service facilities(reference 5.1.40). 46. Storage yards. 47. Laboratories/Research and Development/Experimental Testing; gross floor area of the establishment does not exceed 4,000 square feet per site;provided that the gross floor area of the establishment may exceed 4,000 square feet per site by special exception approved by the board of supervisors. 48. Manufacturing/Processing/Assembly/Fabrication and Recycling; gross floor area of the establishment does not exceed 4,000 square feet per site;provided that the gross floor area of the establishment may exceed 4,000 square feet per site by special exception approved by the board of supervisors. 49. Storage/Warehousing/Distribution/Transportation; gross floor area of the establishment does not exceed 4,000 square feet per site; provided that the gross floor area of the establishment may exceed 4,000 square feet per site by special exception approved by the board of supervisors. 50. Drive-through windows(reference 5.1.60).(Added 3-2-16) (§20-24.2.1, 12-10-80;6-3-81;3-5-86; 11-1-89;6-19-91;9-9-92;5-12-93;9-15-93; 10-11-95; § 18- 24.2.1,Ord.98-A(1), 8-5-98;Ord.02-18(6), 10-9-02;Ord.04-18(2), 10-13-04;Ord.08-18(6), 11-12-08; Ord. 10-18(4),5-5-10;Ord. 13-18(2),4-3-13;Ord. 16-18(2),3-2-16;Ord. 18-18(1), 1-10-18) 24.2.2 BY SPECIAL USE PERMIT The following uses shall be permitted by special use permit in the HC district: A. If the use is served by public water or an approved central water supply system: 1. Commercial recreation establishment including but not limited to amusement centers,bowling alleys,pool halls and dance halls. 2. Septic tank sales and related service. 3. Livestock sales. 4. Veterinary office and hospital(reference 5.1.11). 5. Drive-in theaters(reference 5.1.08). 6. Energy and communications transmission facilities(reference 5.1.12). 7. Hospitals,skilled nursing facilities,and assisted living facilities(reference 5.1.13). 8. Auction houses. Proposed Ordinance 5/8/18 ATTACHMENT D 9. Unless such uses are otherwise provided in this section, uses permitted in section 18.0, residential -R-15,in compliance with regulations set forth therein. 10. Commercial kennels-indoor only(reference 5.1.11). 11. Stand alone parking and parking structures(reference 4.12,5.1.41). 12. (Repealed 3-2-16) . _ - - -- - , - -- _ ___ - . - , - _ • - - - - . . 143, Warehouse facilities not permitted under section 24.2.1 (reference 9.0). 134. Animal shelter(reference 5.1.11). 165. Tier III personal wireless service facilities(reference 5.1.40). 1q6. Body shops. 17. Uses permitted by right,not served by public sewer,involving anticipated discharge of Sewage other than domestic wastes. B. If the use is not served by public water or an approved central water supply system: 1. Automobile laundries. 2. Automobile,truck repair shops. 3. Automobile service stations(reference 5.1.20). 4. Building materials sales. 5. Convenience stores. 6. Factory outlet sales-clothing and fabric. 7. Financial institutions. 8. Fire extinguisher and security products, sales and service. 9. Funeral homes. 10. Furniture stores. 11. Food and grocery stores including such specialty shops as bakery,candy,milk dispensary and wine and cheese shops, 12. Hardware. Proposed Ordinance 5/8/18 ATTACHMENT D 13. Hotels,motels,and inns. 14. Machinery and equipment sales,service and rental. 15. Manufactured home sales and service. 16. Industrialized building sales. 17. Motor vehicle sales, service and rental. 18. New automotive parts sales. 19. Newspaper publishing. 20. Administrative, business and professional offices. 21. Office and business machines sales and service. 22, Eating establishment; fast food restaurants. 23. Sale of major recreational equipment and vehicles. 24. Wholesale distribution Clarified distinction between wholesale distribution of agricultural products(by right on all parcels)and other than agricultural products (by SP on parcels not.served by public water or approved central water system) 25, Indoor theaters. 26. Heating oil sales and distribution(reference 5.1.20). 27. Temporary industrialized buildings(reference 5.8). 28. Indoor athletic facilities. 29. Laboratories/Research and Development/Experimental Testin•• • • •• . if h- establishment does not exceed 4,000 square feet per site;provided that the g • i••r.r-. if the establishment may exceed 4,000 square feet per site by special exception approved by the board of supervisors. 30. Manufacturing/Processing/Assembly/Fabrication and Recycling of other than ag is 1 .r.l products;gross floor area of the establishment does not exceed 4,000 square feet per site; provided that the g • floor.r- •f h- - .• m-n m. -. --• 4 111 •uare feet per site b special exception approved by the board of supervisors. 1. Storage/War-h• .sin! Distributi• Tr. s•ort.ti•n of other th.n a•ricultural •rodu • gross floor area of the establishment does not exceed 4,000 square feet per site;provided that the gross floor area of the establishment may exceed 4,000 square feet per site by special exception ap•roved by the board of supervisors. Proposed Ordinance 5/8/18 ATTACHMENT D 32. Drive-through windows(reference 5.1.60). 33. Commercial recreation establishment including but not limited to amusement centers, bowling alleys, pool halls and dance halls. 34. Septic tank sales and related service. 35. Drive-in theaters(reference 5.1.08). 36. Hospitals, skilled nursing facilities,and assisted living facilities(reference 5.1.13). 37. Auction houses. 38. Unless such uses are otherwise provided in this section, uses permitted in section 18.0, residential-R- 15, in compliance with regulations set forth therein. 39. Stand alone parking and parking structures(reference 4.12,5.1.41). 40. Warehouse facilities not permitted under section 24.2.1 (reference 9.0). 41. Tier III personal wireless service facilities(reference 5.1.40). 42. Body shops. 43. Energy and communications transmission facilities(reference 5.1.12). 44 permitted by right in Cl (Commercial). Updated phrase for consistency with ordinance use. 45. Uses permitted by right, not served by public water, involving water consumption exceeding four hundred (400) gallons per site acre per day, provided the use was approved by special use permit prior to June 13,2018. All conditions of the special use permit approved prior to June 13, 2018 remain effective Uses permitted by right, not served by public sewer, involving anticipated discharge of sewage other than domestic wastes. 26.2 PERMITTED PRIMARY AND ACCESSORY USES AND STRUCTURES; PROHIBITED USES AND STRUCTURES (Formerly Application,Repealed 4-3-13) Uses and structures within the industrial districts are permitted as follows: Proposed Ordinance 5/8/18 ATTACHMENT D a. Primary uses and structures. Primary uses and structures within the industrial districts are permitted by right, by special use permit, and by special exception as provided in the following table, subject to the applicable requirements of this chapter: LAW LI Not Served Public Water by Public Water Use or Central or Central !Water Supply Water Supply System Manufacturing/Processing/Assembly/Fabrication/Recycling* BR SP Processing of Agricultural Products BR BR. Asphalt mixing plants. N Brick manufacturing, distribution. SP Cement, lime gypsum manufacture or processing. N Chemical,plastics manufacture or processing. SP Dry cleaning plants(reference 5.1.49). SP Foundries(reference 5.1.50). N Inorganic fertilizer manufacture or processing. N N Materials recovery facilities,privately owned and operated. SP SP Organic fertilizer manufacture or processing. SP BR Petroleum, gasoline, natural gas and manufactured gas bulkSP SP storage(reference 5.1.20). Petroleum refining, including by-products(reference 5.1.20). N N Pulp or paper manufacture or processing. N N Recycling processing center. SP sp Rendering plants(reference 5.1.53). SP Sawmills, temporary or permanent; planing mills; wood yardsSP BR (reference 5.1.15). Storage/Warehousing/Distribution/Transportation* BR SP Airports. SP Collection and distribution facilities for local agricultural productsBR BR in the Rural Area = Heavy equipment and heavy vehicle parking and storage yards. SP SP Heliports(reference 5.1.01). SP SP Proposed Ordinance 5/8/18 ATTACHMENT D LI Served" J i Not Served A by Public Water Use or Central or Central Wat_ Suggim Water Supply ystem System Helistops(reference 5.1.01). SP SP Junk yards(reference 5.1.10). N N Warehouse facilities where there may be the storage of gasoline, SP kerosene or other volatile materials, dynamite blasting caps and SP other explosives, pesticides and poisons, and other materials which may be hazardous to life in the event of accident. Wholesale businesses where there may be the storage of gasoline, SP kerosene or other volatile materials, dynamite blasting caps and SP other explosives, pesticides and poisons, and other materials which may be hazardous to life in the event of accident. Laboratories/Research and Development/ExperimentalBR SP Testing Independent offices; within structure existing or vested on orBR SP before April 3,2014. Independent offices;within structure not established or not vested SP until after April 3, 2014. Independent offices; within expanded portion of structure whereSP SP expansion not established or not vested until after April 3,2014. Industrial offices. BR SP Energy and communications transmission facilities (reference SPP 5.1.12). Fire,ambulance and rescue squad stations(reference 5.1.09). BR BR Personal wireless service facilities,Tier I (reference 5.1.40). BR Personal wireless service facilities,Tier II(reference 5.1.40). BR BR Personal wireless service facilities,Tier III(reference 5.1.40). SP Public uses(reference 5.1.12). BR BR Stormwater management facilities shown on an approved final siteBR BR plan or subdivision plat. Water, sewer, energy, communications distribution facilities BR BR (reference 5.1.12). Temporary construction headquarters(reference 5.1.18). BR BR Temporary construction storage yards(reference 5.1.18). BR BR Temporary events sponsored by local nonprofit organizations SP512 (reference 5.1.27). Proposed Ordinance 5/8/18 ATTACHMENT D 1 IL Served by 1.1 Not Served Public Water by Public Water Use or Central or Central Water Water Supply 4IstaaSystem Temporary industrialized buildings(reference 5.8). BR BR Uses permitted by right or by special use permit in the Commercial SP (C-1), Commercial Office (CO) and Highway Commercial (HC) districts (collectively, "general commercial uses" as used in SP section 26.3) not otherwise expressly authorized by this section either by right or by special use permit; within structure existing or vested on April 3,2013. Farmers' markets conducted in a permanent structure established SP BR after May 5,2010(reference 5.1.47). Farmers' markets conducted outdoors or within a temporary or aBR BR permanent structure existing on May 5,2010(reference 5.1.47). Hotels, motels, inns. SP SP Outdoor storage,display and/or sales serving or associated with a SP permitted use,other than a residential,agricultural or forestal use, any portion of which would be visible from a street within the entrance corridor overlay district to which it is contiguous or from any other street within the entrance corridor overlay district which SP is located within five hundred (500) feet; provided that review shall be limited to determining whether the outdoor storage, display and/or sales is consistent with the applicable design guidelines. Subordinate retail sales for any use permitted by right; use does SP not exceed 25% of the gross floor area of the primary industrial BR use. Subordinate retail sales for any use permitted by right;use exceeds SP 25%of the gross floor area of the primary industrial use. S t Supporting commercial; use does not exceed 25% of the gross SP floor area of the freestanding building or multiple buildings on an BR industrial site. Supporting commercial; use exceeds 25% of the gross floor area SP of the freestanding building or multiple buildings on an industrial SE site. Parking structures,as part of an occupied structure(reference 4.12, BR BR 5.1.41). Parking structures,stand alone(reference 4.12, 5.1.41). SP Parking area,stand alone(reference 4.12,5.1.41). SP SP Uses permitted by right in the Light Industry (LI) or Heavy SP Industry (HI) districts, not served by public sewer, involving SP anticipated discharge of sewage other than domestic wastes. Proposed Ordinance 5/8/18 ATTACHMENT D Li Served 4 LI Not Served I ublic Water by Public Water Use or Central or Central Water Supply Water Supply IS.Y.ston System Uses permitted by right in the Light Industry (L1) or Heavy N SP per-day: Dwellings and sleeping quarters,on-site(reference 5.1.21). BR BR Fill areas(reference 5.1.28) BR BR Waste areas(reference 5.1.28) BR BR *Applies to all uses within this use classification,as defined,except for those uses expressly identified in unshaded text below that use classification. **Heading is for organizational purposes only and is not a use classification. BR:The use is permitted by right. SP:The use is permitted by special use permit. SE:The use is permitted by special exception. N: The use is not permitted. Proposed Ordinance 5/8/18 ATTACHMENT D