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HomeMy WebLinkAboutZTA201800002 Executive Summary Zoning Text Amendment 2018-05-08 '97IN Southern1E1(41 201 West Main Street,Suite 14 Charlottesville,VA 22902-5065 Environmental 434-977-4090 Fax 434-977-1483 '•y Law Center SouthernEnvironment.org April 27, 2108 VIA EMAIL Re: ZTA2018-02–Commercial and Industrial Zoned Properties Not Served by Public Water Dear Amelia, Bill, and Rebecca, Thank you for hosting the public input meeting on this topic on April 16 and for accepting comments on the information and materials presented at that meeting. We are providing these comments based on our initial review of those materials, and we look forward to continuing to offer recommendations and input as this proposal works its way through the review process. As an initial matter, we want to commend the County for making a much-needed effort to address this issue and the two main problems embedded within it. First and foremost among those problems is the stale zoning on the parcels at issue. The commercial and industrial zoning on these parcels is in direct conflict with their Rural Area designation in the Comprehensive Plan, and it has been for decades. This conflict has resulted in a number of situations in which County residents have been frustrated by special use permit proposals for uses that are simply inappropriate for the County's Rural Areas, which have in turn undermined public trust in the Comprehensive Plan. The second problem arises from the challenges inherent in interpreting and enforcing the zoning provision that is currently being used to try to address the stale zoning on these parcels. The provision limiting by-right water consumption to 400 gallons per day has generated much confusion and consternation for the owners of these parcels, as well as the residents of the neighborhoods and communities that surround them. It also presents significant challenges for the members of County staff who are responsible for administering it. In short, the stale zoning on these parcels, and the zoning provision currently being used to try to address it, are causing difficulties for nearly everyone involved. In order to be effective, a solution must address both of these problems: (1)the inconsistency between the zoning and the Comprehensive Plan; and(2)the challenges with interpreting and administering the water usage provision. Based on the information we have reviewed, we are concerned that the proposal in its current form does not effectively address the first. Although it would eliminate the water usage provision that has been so challenging to administer,many of the uses proposed to be allowed on these parcels—as by-right uses or by special use permit—are simply inappropriate for parcels located in the Rural Areas. Charlottesville • Chapel Bill • Atlanta • Asheville • Birmingham • Charleston • 'Nashville • Richmond • Washington.I)C 100%roi'eletl paper Attachment D COUNTY OF ALBEMARLE PLANNING COMMISSION EXECUTIVE SUMMARY AGENDA TITLE: AGENDA DATE: ZTA2018-02 Commercial and Industrial Zoned May 8, 2018 Properties Not Served By Public Water 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. The proposed zoning ordinance changes will affect properties zoned commercially or industrially but not served by public water or a central water system. This Zoning Ordinance provision has led to several appeals to the Board of Zoning Appeals. The appeals arise because regulation on water consumption is not listed as a weekly or other periodic average limit, instead it is "per day", rendering peak days as the consumption standard. In addition, there is no universally accepted industry standard for water consumption, leading to debate as to projected consumptions. Because of the current ordinance provisions, most, if not, all uses on a private well require a special use permit. The Board has directed staff to draft an ordinance to eliminate the water limit provision and amend the list of uses in the various commercial and industrial districts to allow some uses not served by public water as by-right uses and to allow other more intensive uses not served by public water by special use permit. This will ensure that there are by-right use opportunities for property owners. The purpose of the proposed changes is to: • Eliminate the special use permit for uses permitted by right, not served by public water, involving water consumption exceeding four hundred (400)gallons per site acre per day • Create by-right use opportunities • Better align the Zoning Ordinance with not only goals for resource protection but other Rural Area goals and strategies of the comprehensive plan • Provide clarity and remove ambiguity in regulations Planning and Zoning History While the first zoning ordinance was adopted in1969, the first comprehensive plan was not adopted until 1971. The County updates its comprehensive plan every five years but the last comprehensive zoning map and zoning ordinance update was in 1980. The Zoning Ordinance regulations for Industrial (LI, HI and PDIP)zoning districts were amended in 1985, and Commercial (CO, Cl, HC, PDSC, and PDMC) districts were amended in 1989, to require a special use permit for by-right uses under the following circumstances: "Uses permitted by right, not served by public water, involving water consumption exceeding four hundred (400)gallons per site acre per day". The stated purpose of the regulations was to protect surface and groundwater supplies from overdraft and pollution. The water withdrawal limitation of 400 gallons was based on Health Department assumptions and regulations at the time for water consumption from a dwelling. Health department regulations employed a water usage rate of 150 gallons per day per bedroom. A four-bedroom house would have a daily consumption of 600 gallons. The minimum lot size for a dwelling not served by public water and public sewer was 60,000 square feet. Therefore, the per acre consumption would be 400 gallons per day. Water impacts remain a concern. Since 1989, new regulations have been put in place in the Water Protection Ordinance (WPO) requiring new construction to use water saving devices. These regulations serve to reduce water consumption and impact on groundwater resources. The County's Strategic Plan also sets out the following objectives relevant to the proposed ordinance changes: Thriving Natural Resources Stewardship: Thoughtfully protect and manage Albemarle County's ecosystems and natural resources in both the rural and development areas to safeguard the quality of life of current and future generations Rural Area Character: Preserve the character of rural life with thriving farms and forests, traditional crossroad communities, and protected scenic areas, historic sites, and biodiversity Economic Prosperity: Foster an environment that stimulates diversified job creation, capital investments, and tax revenues that support community goals Comprehensive Plan The County's Comprehensive Plan was last updated on June 10, 2015. It includes a number of objectives and strategies from the Growth Management, Economic Development, Rural Area, and Community Facilities chapters that are relevant and have been considered with regard to the proposed zoning ordinance changes. This Growth Management Policy directs development into Development Areas while conserving the remainder of the County for rural uses, such as agriculture, forestry, resource protection, and others that rely on these uses. Resource protection and protection of the water supply watersheds is one of the basic purposes behind the County's Growth Management Policy: Objective 1: Continue to consistently use the Growth Management Policy as the basis on which to guide decisions on land use, capital expenditures, and service provision. Strategy 1 a: Continue to encourage approval of new development proposals in the Development Areas as the designated location for new residential, commercial, industrial, and mixed-use development. Only approve new development proposals in the Rural Area that are supported by Rural Area goals, objectives, and strategies. The Economic Development policy recommends: Objective 1: Promote economic development activities that help build on the County's assets while recognizing distinctions between expectations for the Development Areas and the Rural Area. PAGE 2 ZIA 2018-02 Commercial and Industrial Zoned Properties Not Served By Public Water Mny R 7P1 R Strategy 1 b: Promote agriculture, forestry, and agribusiness enterprises in the Rural Area that help support the Rural Area goals for a strong agricultural and forestal economy. The Rural Area chapter of the comprehensive plan includes a number of recommendations for considering new uses in the Rural Area with respect to zoning text amendments. While the list of criteria informed the recommendations for the proposed zoning changes, the criteria are not meant to be used as special use permit review criteria. The priority for the RA is to encourage uses that support agriculture, tourism, and crossroads communities. 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: relate directly to the Rural Area and need a Rural Area location in order to be successful, (e.g., a farm winery has to be located in the Rural Area and would be unlikely to succeed in the Development Areas); • be compatible with, and have a negligible impact, on natural, cultural, and historic resources; • not conflict with nearby agricultural and forestal uses; • reflect a size and scale that complements the character of the area in which they will be located; • be reversible so that the land can easily return to farming, forestry, conservation, or other preferred rural uses; • be suitable for existing rural roads and result in little discernible difference in traffic patterns; • generate little demand for fire and rescue and police service; • be able to operate without the need for public water and sewer; • be sustainable with available groundwater; and • be consistent with other Rural Area policies. Performance standards will be needed for any new uses to ensure that the size, scale, and location of the new commercial uses recommended for the Rural Area are appropriate. It is of prime importance that the appearance and function of new uses blend and not detract from the key features of the Rural Area. New uses should not overwhelm an area in terms of their function or visibility Strategy 1h: Change zoning regulations to permit appropriately-scaled collection and distribution facilities for local agricultural products in the Rural Area. Consider allowing these uses by-right. Strategy 1i: Consider amending the Zoning Ordinance to allow landscape services and storage of landscape materials in the Rural Area. Strategy 6c: Permit uses at rural interstate interchanges that support agriculture and forestry. PAGI 3 LTA 2018-02 Commercial and Industrial Zoned Properties Not Served By Public Water Pop,.,Q 201P Community Facilities The County's policy is to serve all properties within the Development Areas of the County with public water and sewer service. The Albemarle County Service Authority Jurisdictional Area (ACSAJA) is established by the Board of Supervisors and this designation establishes whether the properties can be served by ACSA or not. Requests for additional service and changes to the ACSAJA in the Rural Area are reviewed on a case by case basis after a property owner request has been made. The current policy states that service should not be provided unless the parcel is adjacent to existing service lines and there is a public, health, or safety danger. Strategy 9a: Continue to provide public water and sewer in jurisdictional areas. Water and sewer jurisdictional areas ensure the County's Growth Management Policy, Land Use Plan, and Develop Area Master Plans are implemented by guiding the direction of public utility placement. The areas also permit these services to be provided in a manner that can be supported by the utility's physical and financial capabilities. The jurisdictional areas are those portions of the County that can be served by water or sewer service, or both, and generally follow the Development Areas boundaries. The boundaries of the Development Areas are to be followed in delineating jurisdictional areas. Changes to these boundaries outside of the Development Areas should only be allowed when: (1)the area to be included is adjacent to existing lines; and (2) public health and/or safety is in danger. Access to the Crozet Sewer Interceptor between the boundary of the Crozet Development Area and the Urban Service Area boundary should continue to be prohibited as well as the installation of private central water and/or sewer systems in the Development Areas. In addition, the funding of public water and sewer capital improvements should be in accordance with the recommendations of the Comprehensive Plan. The proposed changes associated with this zoning text amendment will allow not only water consumption concerns to be addressed, but other potential impacts and the above stated comprehensive plan goals to be achieved. 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 and sewer service and are located outside the Development Area. Initial estimates by staff indicated approximately 125 parcels would be affected but that estimate included parcels that are designated for water service. The approximate acreage of parcels affected is 304 acres. These parcels range in size, location, and use. Additional parcel information and maps showing the zoning and • PAGE 4 ZTA 2018-02 Commercial and Industrial Zoned Properties Not Served By Public Water � �v R 7(11 ACSAJA designation for affected properties, along with neighboring properties, are provided as Attachment A. Free Union This text amendment does not propose to take away any entitlements/rights that Earlysville properties already have, including existing uses and existing prior approvals by the Stony Point County to designate properties (water only Hydraulic/Rio Rood W or water and sewer) for Albemarle County Jurisdictional Area service. The currentop • ' lvy processes requiring Board approval for Crozet/Yancey Mills Shadwell requesting Albemarle County Service Authority Jurisdictional Area amendments or O'` requesting a central water system will Richmond Road East remain in place. Existing uses may continue and already approved special use permits will remain in place as well as proffered North Garden rezonings. Properties with special use permits under the water consumption provision will require a new special use Covesville permit if they propose expansions or changes to their site not consistent with prior special use permit conditions. El Scottsville Public Input The County hosted an informational meeting on April 16, 2018 to discuss potential zoning changes. A postcard mailing was sent to owners of properties potentially affected by zoning changes and meeting notice was sent through the County's A-mail system. There were a total of 13 attendees at the meeting. This included one Planning Commissioner, four property owners or their representative, neighbors of a commercially zoned property proposed for development, and other interested parties. Staff made a presentation to the group that included the background and purpose of the proposed changes, relevant zoning and comprehensive planning history and policy, overview of affected properties, and a list of potential changes to include by-right opportunities and those uses that would remain by special use permit. Detailed comments and staff response are provided in Attachment D. Recommended Uses Staff has proposed a list of by-right uses for properties not served by public or central water and sewer and a list of those that should remain as special use permit uses as provided in Attachment B. In doing so, we are seeking to strike a balance between the Rural Area (RA) comprehensive plan goals and economic vitality. Specific uses mentioned in comprehensive plan strategies to serve the RA have been added as by- right uses, such as storage, distribution, or processing of agricultural products. Other uses listed as by-right include those that may be uses that require more land, like storage yards, or are those that are frequently requested uses in the Rural Areas. Among other uses, the following uses are proposed by-right in the Commercial Zoning Districts: PAGE 5 ZTA 2018-02 Commercial and Industrial Zoned Properties Not Served By Public Water May 8,7018 • Veterinary offices and hospitals, commercial kennels, and animal shelters • Clubs and lodges, schools of special instruction • Daycare Centers • Farmers Markets and farm stands • Retail nurseries and greenhouses • Livestock sales • Feed and Seed Stores • Home and business services such as grounds care, cleaning, exterminators, landscaping and other repair and maintenance service • Storage/Warehousing/Distribution/Transportation of agricultural products less than 4,000 square feet • Manufacturing/Processing/Assembly/Fabrication and Recycling of agricultural products less than 4,000 square feet The following uses are proposed by-right in the Light Industrial zoning district: • Organic fertilizer manufacture or processing • Temporary or permanent sawmills, planing mills, wood yards • Storage yards • Storage/Warehousing/Distribution/Transportation of agricultural products; • Manufacturing/Processing/Assembly/Fabrication and Recycling of agricultural products This list does include uses that are now required to get a special use permit in the Commercial districts, including veterinary uses. Staff believes that encouraging use of existing Commercial or Industrial zoned properties for uses such as veterinary offices, rather than using RA zoned properties, would be beneficial to property owners in providing additional by-right opportunities. Rural Area property owners often request to use RA zoned properties for these types of uses. Staff believes that utilizing already zoned Commercial property for these uses may help preserve RA zoned parcels. Regulations limiting sound, light, setbacks, including undisturbed buffers, would remain in place for all uses. Those uses remaining as special use permit uses are those that staff believes should continue to receive a higher level of consideration so that factors in addition to water consumption such as size, scale, visibility, and traffic/capacity of adjacent roads can be considered. Special use permits will continue to be reviewed under the criteria of County Code §33.8: a. Factors to be considered when acting.The commission and the board of supervisors shall reasonably consider the following factors when they are reviewing and acting upon an application for a special use permit: 1. No substantial detriment.The proposed special use will not be a substantial detriment to adjacent lots. 2. Character of district unchanged.The character of the district will not be changed by the proposed special use. 3. Harmony.The proposed special use will be in harmony with the purpose and intent of this chapter,with the uses permitted by right in the district,with the regulations provided in section 5 as applicable,and with the public health,safety and general welfare. 4. Consistency with comprehensive plan.The use will be consistent with the comprehensive plan. b. Conditions.The commission may recommend,and the board of supervisors may impose,conditions upon the special use to address impacts arising from the use in order to protect the public health,safety or welfare.The conditions may pertain to,but are not limited to,the following: 1. The prevention or minimization of smoke,dust,noise,traffic congestion,flood and/or other hazardous, deleterious or otherwise undesirable substances or conditions. PAGE 6 ZIA 2018-02 Commercial and Industrial Zoned Properties Not Served By Public Water M<"R 70l R 2. The provision of adequate police and fire protection. 3. The provision of adequate improvements pertaining to transportation,water,sewage,drainage,recreation, landscaping and/or screening or buffering. 4. The establishment of special requirements relating to building setbacks,front,side and rear yards,off-street parking,ingress and egress,hours of operation,outside storage of materials,duration and intensity of use, building heights,and other particular aspects of occupancy or use. 5. The period by which the use must begin or the construction of any structure required for the use must commence. 6. The materials and methods of construction or specific design features,provided such a condition for residential uses shall comply with subsection(c). BUDGET IMPACTS: Amending the County Code to address the water consumption regulation should not result in budget impacts. The proposed amendment should save existing staff resources necessary for review under the current ordinance. While this provision doesn't arise frequently, it does involve staff time from multiple County divisions and departments including Planning, Zoning, Engineering, and the County Attorney's Office. RECOMMENDATION: Staff recommends that the Commission act to recommend an ordinance (Attachment D)to the Board of Supervisors for approval at their scheduled June 13, 2018 public hearing. ATTACHMENTS: A. Maps of Affected Properties B. Summary of Proposed Ordinance Tables C. Proposed Ordinance Changes D. Public Input Meeting detailed comments PAGI 7 LTR 2018-02 Commercial and Industrial Zoned Properties Not Served By Public Water -)nlP Attachment A ZTA2018-02 Commercial and Industrial Zoned Properties Not Served By Public Water 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 Commercial and Industrial that are not designated for public water and sewer service and are located outside the Development Area. Initial estimates by staff indicated approximately 125 parcels would be affected but that estimate included parcels that are designated for public water service. The approximate acreage of parcels affected is 304 acres. These parcels range in size, location, and use. Additional parcel information and maps showing the zoning and ACSAJA designation for affected properties, along with neighboring properties, are provided below. Parcel size ranges for commercially and industrial zoned properties range from 0.08 to 26.8 acres and the average parcel size is 3.87 acres. Larger parcels affected by these ordinance changes include four LI zoned properties over 20 acres in size, three of which are already developed. Heavy Industrial parcels (HI)will be not affected by proposed ordinance changes as all are designated for public water service. Zoning Undeveloped Developed Acres Total Approx. Acres GIS Acreage Cl Commercial 15 36 51 CO Commercial 0 16 16 HC Commercial 16 46 62 LI Light Industrial 36 140 176 Affected properties include some that were zoned commercially or industrially and pre-date the County's growth management policy. They do not include any parcels within rural Crossroads Communities. Many properties, but not all, are located in prior County growth areas such as Ivy, North Garden, Stony Point, and Earlysville. Most properties have access to primary roads or in the case of Yancey Mills and Shadwell, nearby interstate access. Attachment A General Location of Parcels Zoned Commercially and Industrially in the Rural Area not Served by Public Water Free Union Earlysville Stony Point Hydraulic/Rio Road W • dr • Ivy Crozet/Yancey Mills Shadwell Richmond Road East North Garden Covesvi ll e e Scottsville Attachment A ti) C L C t a. a) > O aA O R X _m > a+ LU •' a.) 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'. ,A;,4,),4141P_ „ di `�M��-¢° Se:.frAir`jam N.. ~• yam• 'A< e•-',......".-...-"-..' ' red ,1l di AT 1:: 4 4404 Attachment A 8 ,'13"27gS1 3 4* \4 , 0 ' W , ,, li JIM il 14i r 81 ''')' \ '' 4 ),-. '''' 1$4:- " L i ri c----/ -,, --.:J„. i:r ��' El I I I I I I I I vs { / ) ` \ 0 a ± ) \ j 2 k \ 7 ) § 3 § § t , s T.: ) ] k } / \ ) k ) } ) / i ;ium 1 0 P. rg < , 1 2 0,y,„ ,-3 �•Ntko \• C4 F c + CD & § Z § I 2 z» �r \( U i . ��§ «® co 7 ` ^ ^ en \} 0 / \ \ e, j �� .. \ ` \ {} '$ � 211 E-. . � 2,F. ¥ Z -- /Z G ) ) 0n A§1 X < /iii.v§ 22 - ® \ }/ gl . -- y \ '. \ / o !7 i if , •t4t� lkalAb i A ■ Attachment A V) C) 7 E a+ N COC in s-. ra 4 V G < 3 v > y o h 0 aa; VI Cn C C w y v C H a' Q °'� 's3 O O 4 Jth a ° 3 :a 3 3 z° a I !II t Gs t O. d r g 77^^y/`` E a /1=••••1 A E 6 4-.) y 4Q • vv N • <o O y(1�( E- U o E v, y mE V,I O c` e Y s i�• ilA 1 _-- °A 7, SvlyyS�0 z �iSC'O O E / coi ,/,' / CI cE O O _ "a. 4J 41 ,..,.‘,.. CO/8 ''',-. ti)) "= ,,..riti / c•P N CO t it,,,. . el IM1, • toi Attachment A 1 00 • 1 00 0 n3 c a a >• :.. a) CU U > u L) L •W a N 10 CO J 0 N -Q (o N C_ Q vi h vi N.. O.0 p H a .L-) c C (n • t S a) N a) y N in +>+ a) O U . U Ci N L U O .0 7o Cl a) u v) co C u CL. fil N o E aa) $ u a) f) c E N 3 ,o co 00 v a) C • c a C -a 0. t Q N Qco a)U• C13 0 •� N U C 73 N O 7-1 p C co ro a) C v N C d i.+ 4] C N a) C 0.0. .N co Cr) 440 N 'p > 0 CD. (o CO Vf •0. C t — > U 0 N vi 00 0. 'FsL. C @ E 4 CCD - (0 •c a.. 4) v 3 a) v E i Y p a) E O 0 N 0C) a.• 00 a) L O 0 U ' .0 L E vi vi UM TS C3 (60 _ N C - C L +' 0. LO C aL+ C O L CO 0 u U 3 •CLDcc a) L a) C 73 . 00 a' C OO E p To ° ai (� E o c cco i co - Ln 00 co C E h ✓ o p S m u 3 u 3 u $ m o U fl) a, 6 _� ns to Ln L o L E a, t °a L' o c - c 0 v L. o co p Z v < (.) 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N CU C Ql N -f3 C w 0 C ` N a) a-+ O a s r1 C C a' c cu U a) Cl E coo o c`o a) f° a.1 `^ co v 3 U U • Q o• `p (Co > v C u u E t � C c N > a) �' L o a) CL u C a; N a) o vl V N _o L O co a) 3 N w L 7 L N N N 0) U wt 13 CU `"(• • E i.. o Cr OC (. 0 > a) w E 3 C i;0 N E h 'n c "' °�' N iso " L a, °) N E a • _ � v = aC3 V) C C E 0 C° a) O Q -0 0 y N ` OU .-1 aa)) 00 .-1 4, CO L CO p N L. 3 Q M a) v U Lri C c U v m v Q m a,) c `-1Lri c a .N-•1 v c v°i °i E = 00 `(- a) U N > a1 a1 t OL Q. �"' N a) >,CD a ^-1 E p .c '~ 0 U 'i 'O 7 N U OL ''' uoo on> N w !�6 U �0 c u u u .!0 a) }; u - 3 U CL O X 7 d a) a " C C .0 (co c a N W ( (Co yN,, �' O. aN. 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O c f0 = 0 !" 0 O •41 v O v 0 G £ To v, a OO H E CU h N a V < O Q Ce U rii1-i r d N d H Attachment B m 00 CO CL ~ >. & 0 k\ \[ n § 2 2 0cu \ - � / s 2 30 2 � — @c f � — 3 t k C 6 CO \ \ § >. _ _ o " $ F 2 e 4 o \ 2 ■ 7 w w 0 c Q ®rNi \ k k CO _ t k ■ c k / E ea\ § 2 Q E m m 5 ■ ■ ■ f F � 2 $ 2 , — U c k $ C \ 0 $ x 401_ C C. 2 Eo _ u VI f CO c } 1 E m k / 44 / o § o al 03 d o a _ 5 \ % _ — 2 @ = § (13 \ 2 k k k C VI 7 Io k k d ma k k \ k • \ ° § \ co ® E 2 § k a V ■ a ; 7 e • % . ■ 0 fp 1 ' ® ° 2 U § C •W ..... / 2 c U c o .C ■ c o _ o 2 E E \ = w1:3 (5).. (0 I" 'a C 4), U ° 0 = b4= © U E c um 2 0 o E : - ■▪ ■ = 0 2 2 e • 5 = © § c • k a _ c _ 2 ' & co •- § f• < < 3 u = m LUM § k 0 3 et m in c k $ TI k § % Q E co _ ce in d d & G ( \ 01 • \ \ / @ Z /• $ 2f t % \ � @ \ § \ % — q 0 CU kf E. E o L / 2 . 0• c ■ 2 k / k U [ 2 q E \ ., � a U K \ � � U � \ N a \ y Attachment B .:I- 00 0 5 NCL N >. Cr a CUC a L. O U L) L .2.-• a ,� 4 a) v „ Do 'O O 0 r• 3 0 C a u N N T c�-I .p V (O _ `� a1 p_ - c (o u L L N C C a m o v a) c C axi a; N M v vi O C El- N O 03 y u E o c a) �+ O H i .p U "0 LC a U) c0 0 u 2 ra C d N •C C O a) O =• H co a) = p N o a c coo °� a) 4] a 'O U D L 3 0 vOi a) Y u a X O O C a) Q C a+ o `c O o s., c = c W -O i a) a . a s E D O a) i u al w Ou a) N +' C a) of C U N L d +� 4) w v Y ' N '- O ci O E d u u p u 0 c c .w a' c n a L Q3 ui E N a) "a -co_ ca C u co y r NO c Y O 'D O u i" U u a) O U v = u n 0 j m 'C O .a C aJ f:, O N C a a �° O Off. V v 3 0 o v v a L "O N p �. v }, OD N u N c v v, C _ a a) .0 y N .N 3 u a) w ooRI .y v v m u 'O in la +�.: U 7 i �, O E a) Y u L O a x a) 3 h V vi N DMO C L o �° O v, f0 N c0_, a.) U O O p C 7F 'O vi C vi -p 06 N H w E O o N I- i cTo C C a.• `V� E C O N ,•.-O C. 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Z. 2 a) 0 u 5 u. c ■ ■ \ vi % § v) •2 u Z o Cu k » © • .- § 2 .c o u o � U R 4 a U 0. E c § ■ . c 2 c u ai 0 = ' . Cu I& f m CIA k \ k cu \ $ E \ ( M _ - § ■ & % 2 2 VI E U ' 2 a £ £ "Co c Cu 2 i- k ■ I $ £ @ ■ c ■ . _ p I % 13 ® u 2 = ' c m § a) "a ■ 5 / & 2 . 0 0,• • El I § ® � 9 . LI _ IT 14 5 ■ 5 a o 5 o / C to@ o 0. 0ulO \ w to a) o e \ E © = In 0 ■ .0 112 ® e ■I. 2 u _§ ] _ i E 2 a 7 E CU t E __ _ 2 c I o ■ = g 5 E c § c 7 2 13 p 7 S 2 ■ § { 3 Tr § 2 5 z £ / S w 41 14 k g d k § 3 ( \ / \\c \o §a) a) VI \ 01 F 2f \ 42 Cu c. 0 � \ § • § \ � s V) Cr / . § 0 Ill k o - ou e P I E $ U £ E J Li § a) 2 U \ 3 W . f / . a.) c / % u ~ 0 0 ® E 0 w q• § k c § k \ } ao 0 k 2 v) E — . E o - 2 v 22 u / 2 . o \ ,"'i IA Q c . ni S .- a g D \ / O. A Attachment B CO -o a NI >, -cs cu c V a)L a) N 0 (0 a 0 U (0 .0 •� v; c a`, 0 0 • a') IA vs t .0 h u U' H C Y N Cy) (6 U 0 N a, Q C o ri Tosn Cis E vi u viC_c co u a 4r U C C CO ° C a) > C -c o .4- c 13 00 v' v 4.42 cA. 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Attachment B 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. A. If the use is not served by public water or an approved central water supply system: 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: a.Reli'ions assembl use cemeteries. Amended 8-9-17 b. Clubs,lodges(reference 5.1.02). c. Fire and rescue squad stations(reference 5.1.09). d. Nurseries da care centers reference 5.1.06 . Attachment C e. Water, sewer,energy and communications distribution facilities. 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). j. Stormwater management facilities shown on an approved final site plan or subdivision plat. k. Tier I and Tier II personal wireless service facilities(reference 5.1.40). 1. Veterinary office and hospital(reference 5.1.11). m. Animal shelter(reference 5.1.11). n. Manufacturing/Processing/Assembly/Fabrication and Recycling of agricultural products provided the gross floor area of the establishment does not exceed 4,000 square feet per site; rovided t at the • oss floor area of the establishment ma exceed 4 000 s•uare feet .er site b special exception approved by the board of supervisors. o. Storage/Warehousing/Distribution/Transportation of agricultural products provided that the floor area of the establishment does not exceed 4 000 s I uare feet per site• •rovided 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. B. If the use is served by public water or an approved central water supply system: 1. The following retail sales and service establishments: Antique, gift,jewelry,notion and craft shops. 2 b. Clothing, apparel and shoe shops. 3,c. Department store. 4. d. Drug store,pharmacy. 5,e. Florist. 6,f. Food and grocery stores including such specialty shops as bakery, candy,milk dispensary and wine and cheese shops. g. Furniture and home appliances(sales and service). 8 h. Hardware store. �-i. Musical instruments. Attachment C 4 .Newsstands, magazines,pipe and tobacco shops. 1-1-k. Optical goods. 1. Photographic goods. m.Visual and audio appliances. 4 n. Sporting goods. 15. Retail nurseries and greenhouses. 16. Farmers' markets(reference 5.1.17). 4-7 o. 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. 4-8 p. 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. 4-9 q. Drive-through windows(reference 5.1.60). (Added 3-2-16) 132. The following services and public establishments: 4-a. Administrative,professional offices. fib. Barber,beauty shops. 3.Religious assembly use,cemeteries. (Amended 8 9 17) 1. Clubs,lodges(reference 5.1.02). 5c. Financial institutions. 6. Fire and rescue squad stations(reference 5.1.09). 7d. Funeral homes. 8e. Health spas. 9f. Indoor theaters. 4-0g. Laundries,dry cleaners. 4-1-h. Laundromat(provided that an attendant shall be on duty at all hours during operation). moi. Libraries,museums. 13.Nurseries,day care centers(reference 5.1.06). 4-4j. Eating establishments. mak. Tailor, seamstress. 4-61. Automobile service stations(reference 5.1.20). 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. Attachment C 23.Temporary industrialized buildings(reference 5.8). 24n. Indoor athletic facilities. 25. (Repealed 5-5-10) 27. Tier I and Tier II personal wireless service facilities(reference 5.1.10). o.Uses listed in section 22.2.1A 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. 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: Attachment C 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 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) The following services and public establishments: 18. Administrative,professional offices. 19. Barber,beauty shops. 20. Financial institutions. 21. Funeral homes. Attachment C 22. Health spas. 23. Indoor theaters. 24. Laundries,dry cleaners. 25. Laundromat provided that an attendant shall be on dut at all hours durin. o seration 26. Libraries and museums. 27. Eating establishments. 28. Tailor, seamstress. 29. Automobile service stations(reference 5.1.20). 30. Automobile,truck repair shops,and body 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 .arkin. and .arkin' 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. 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 perm'tted b riht not served b public sewer involvin. anticipated discharge of sewa e other than domestic wastes. * * * Attachment C 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). 4. Nurseries, day care centers(reference 5.1.06). 5. Water, sewer, enerev and communications distribution facilities. 6. Public uses(reference 5.1.12). 7. Temporary construction headquarters and temporary construction stora•e ards(reference 5.1.18). 8. Dwellings (reference 5.1.21). 9. Temporary industrialized buildings(reference 5.8). 10. Stormwater mana'ement 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. B. If the use is served by public water or an approved central water supply s, sY tem: 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; Attachment C -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. Temporary nonresidential mobile homes(reference 5.8). 12. Day care, child care or nursery facility(reference 5.1.6). 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) * * * Attachment C 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 's served b_.ublic water or an a..roved central water su..l s stem: 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). 8. Uses permitted by right, not served by public water, involving water consumption exceeding . • . , .. • - _.. . • • 98. 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. 4-89. Hotels,motels and inns(reference 9.0). 4410. Supporting commercial uses(reference 9.0). 12. (Repealed 8 9 17) 13. (Repealed 8 9 17) 4-411. Indoor athletic facilities. 4312. Tier III personal wireless service facilities(reference 5.1.40). 4313. Storage/Warehousing/Distribution/Transportation. 4-14. Manufacturing/Processing/Assembly/Fabrication/Recycling. 15. Uses .ermitted b ri.ht not served b .ublic sewer involving anticipated discharge of sewage other than domestic wastes. B. If the use is not served b_.ublic water or an a.'roved central water sus el s stem: 1. Administrative and business offices. 2. Professional offices includin. medical dental and o.tical. Attachment C • 3. Financial institutions. 4. Libraries,museums. 5. Acces o uses and structures incidental to the .rinci•al ses .rovide• herein. The a• • e•ate 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 o.tica or .rosthetic a..fiances on sites containing medical dental or o.tical offices. -(Repealed 3-17-82) -Sale/ ervice of !•ods associated with the •rinci sal use such as but not limited to: musical instru ents musical scores text books artist's su.s lies and dancing shoes and apparel; -Barber shops; -Beauty shops. 6. Drive-throu•h 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 •ermitted b ri.ht not served b public water, involving water consumption exceeding four h d ed 400_!allons ser site acre ler da__.rovided the use was a•'roved .rior to June 13 2018. All conditions of the s.ecial use •ermit a.'roved .rior 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 .rovided in this section, uses •ermitted in section 18.0 residential R-15. in compliance with regulations set forth therein. 13. Hotels,motels and inns(reference 9.0). Attachment C 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 may exceed 4,000 square feet per site by special exception approved 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 se is not served b_•ublic water or an a.•roved central water sus.1 s stem: 1. Reli ious assembl 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 !rounds care cleanin! ext-rminators 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. Watersewer, energy and communications distribution facilities. Attachment C 12. Public uses(reference 5.1.12). 13. Tem..ra construction heads uarters and tem.ora construction stora a ards reference 5.1.18). 14. Farmers'market(reference 5.1.47). 15. S o wa er mana'ement facilities shown on an a..roved final site 'Ian or subdivision .lat. 16. Tier I and Tier II .ersonal wireles ervice facilities reference 5.1.40 . 17. Storage yards. 18. Manu acturin./Processin'/Assembl /Fabrication and Rec clin' of a.ricultural products; provided that the gross floor area of the establishment does not exceed 4,000 square feet per site; provided that the gross floor areaof the establishment may exceed 4,000 square feet per site by special exception approved by the board of supervisors. 19. Stora e/Warehousing/Distribution/Transportation of a.ricultural .roducts' provided that the 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 4 000 s•uare feet .er site b s.ecial exce.tion 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 L 23. Animal shelter(reference 5.1.11). B. If the use is served by public water or an approved central water supply s sy tem: 1. Automobile laundries. 2. Automobile,truck repair shops. 3. Automobile service stations(reference 5.1.20). 4. Building materials sales. 5. Churches, cemeteries. 6. Clubs, lodges(reference 5.1.02). 7. Convenience stores. 8. Educational,technical and trade schools. 9. Factory outlet sales-clothing and fabric. Attachment C 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. 22. Machinery and equipment sales, service and rental. 23. Manufactured home and trailer sales and service. 24. Modular building sales. 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. Wayside stands-vegetables and agricultural produce(reference 5.1.19). 34. Wholesale distribution. Attachment C 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. 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: Attachment C A If the use is served by public water or an approved central water supply s_ sy tem: 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. 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). 154. Animal shelter(reference 5.1.11). 165. Tier III personal wireless service facilities(reference 5.1.40). 1.76. Body shops. 17. Uses sermitted b ri•ht not served b_.ublic sewer involvin. antici.ated dischar 4 e of Sewage other than domestic wastes. B. If the use is not served by public water or an approved central water su..1 s stem: 1. Automobile laundries. 2. Automobile truck re.air sho.s. 3. Automobile service stations(reference 5.1.20). 4. Building materials sales. Attachment C 5. Convenience stores. 6. Facto outlet sales-clothin• 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 disnensa and wine and cheese shops. 12. Hardware. 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. Eatin• establishment fast food restaurants. 23. Sale of major recreational equipment and vehicles. 24. Wholesale distribution. 25. Indoor theaters. 26. Heatin• oil sales and distribution reference 5.1.20 . 27. Tem.o a industrialized buildin.s reference 5.81. 28. Indoor athletic facilities. 29. Labora ori-s/Research and Develo•ment/Ex•erimental Testin!_•ross floor area of the establishment does not exceed 4 000 square feet per site; •rovided that the •ross floor area of the establishment ma exceed 4 000 s•uare feet .er site b s•ecial exce.tion a.'roved b the board of su.ervisors. 30. Manufacturin./Processin./Assembl /Fabrication and Rec clin• of other than a,ricultural products;gross floor area of the establishment does not exceed 4,000 square feet per site;provided that the Attachment C gross floor area of the establishment may exceed 4,000 square feet per site by special exception approved by the board of supervisors. 31. Stora,a arehousin./Distribution/Trans•ortation of other than a!ricultural •roducts• ...loss floor area of the establis ent does not exceed 4 000 s•uare feet .er site• •rovid-. that the •ross floor area of the establishm-nt a exceed 4 000 s•uare feet .er site b s.ecial exce.tion a..roved b the board of supervisors. 32. Drive-through windows(reference 5.1.60). 33. Comm-rci.1 recreation establishment includin• but not limited to amusement centers bowlin. alle s pool halls and dance halls. 34. Septic tank sales and related service. 35. Drive-in theaters(reference 5.1.08). 36. Hos•it:Is skilled nursin• facilities and assisted livin• facilities reference 5.1.13 . 37. Auction houses. 38. Unless such uses are otherwise .rovided in this section us-s •ermitted in section 18.0 residential-R- 15 in complia ce with regulations set forth therein. 39. Stand .lone .arkin. and .arkin• structures reference 4.12 5.1.41 . 40. Warehouse facilities not permitted under section 24.2.1 (reference 9.0). 41. Tier III •ersonal wireless service facilities reference 5.1.40 . 42. Body shops. 43. Ener•v and communications transmission facilities reference 5.1.12 . 44.Uses permitted by right in Cl (Commercial). 45. Uses permitted by right, not served by public water involvin. water consumption exceeding four hundred (410 to.er site acre iver daft,. •rovi.-. the use was a,proved by s ecial use permit prior to June 13 2018. All conditions of the s.ecial use .ermit as'roved •rior to June 13 2018 remain effective Us- •ermitt-: b ri.h not serv-d b_. .lic sew-r i volvin. .) 'ci.. -e e* hat-.- . sew. - .t er th,n 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: Attachment C 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: rt w • ...a Manufacturing/Processing/Assembly/Fabricatlon/Recycling* BR - BR Processing of Agricultural Product BR Asphalt mixing plants. N N Brick manufacturing,distribution. SP SP Cement,lime gypsum manufacture or processing. N N Chemical,plastics manufacture or processing. SP SP Dry cleaning plants(reference 5.1.49). SP SP Foundries(reference 5.1.50). N 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 bulk storage(reference SP SP 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 SP Sawmills, temporary or permanent; planing mills; wood yards (reference SP BR 5.1.15). Storage/Warehousing/Distribution/Transportation* BR Airports. SP SP Collection and distri,ution facilities for local a tricultural .roducts in theBR BR Rural Area Heavy equipment and heavy vehicle parking and storage yards. SP SP Heliports(reference 5.1.01). SP SP Helistops(reference 5.1.01). SP SP Junk yards(reference 5.1.10). N N Attachment C 7 a s ip t 4 r'' ; '`.'s w ��,y+ '"� �, �� ,, '� s. i *gym ,t ac 4*"aa,� A -^` ' „ " ` m "'iyn; e f `" ,kid xi �ttaii Warehouse facilities where there may be the storage of gasoline,kerosene or SP other volatile materials, dynamite blasting caps and other explosives, SP 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,kerosene or SP other volatile materials, dynamite blasting caps and other explosives, SP pesticides and poisons,and other materials which may be hazardous to life in the event of accident. Laboratories/Research and Development/Experimental Testing BR Independent offices; within structure existing or vested on or before April 3, BR SP 2014. Independent offices; within structure not established or not vested until after SP SP April 3,2014. Independent offices; within expanded portion of structure where expansion SP SP not established or not vested until after April 3,2014. Industrial offices. BR SP Energy and communications transmission facilities(reference 5.1.12). SP SP Fire,ambulance and rescue squad stations(reference 5.1.09). BR BR Personal wireless service facilities,Tier I(reference 5.1.40). BR BR Personal wireless service facilities,Tier II(reference 5.1.40). BR BR Personal wireless service facilities,Tier III(reference 5.1.40). SP SP Public uses(reference 5.1.12). BR BR Stormwater management facilities shown on an approved final site plan or BR BR subdivision plat. Water, sewer, energy, communications distribution facilities (reference BR BR 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 (reference SP SP 5.1.27). Temporary industrialized buildings(reference 5.8). BR BR Uses permitted by right or by special use permit in the Commercial (C-1), SP Commercial Office (CO) and Highway Commercial (HC) districts (collectively, "general commercial uses" as used in section 26.3) not SP 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 after May 5, SP BR 2010(reference 5.1.47). Attachment C d „;;.. +4* �'� x �. iso � � �� r 3"s.; a A� f i R! Farmers' markets conducted outdoors or within a temporary or a permanent BR BR 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 permitted SP 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 SP overlay district which 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 not exceedSP 25%of the gross floor area of the primary industrial use. BR Subordinate retail sales for any use permitted by right; use exceeds 25% of SE SP the gross floor area of the primary industrial use. Supporting commercial; use does not exceed 25% of the gross floor area of BR SP the freestanding building or multiple buildings on an industrial site. Supporting commercial; use exceeds 25% of the gross floor area of the SE SP freestanding building or multiple buildings on an industrial site. Parking structures,as part of an occupied structure(reference 4.12,5.1.41). BR BR Parking structures,stand alone(reference 4.12,5.1.41). SP SP Parking area,stand alone(reference 4.12,5.1.41). SP SP Uses permitted by right in the Light Industry (LI) or Heavy Industry (HI) SP districts, not served by public sewer, involving anticipated discharge of SP sewage other than domestic wastes. four hundred(400)gallons per site acre 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. Attachment C Attachment D ZTA2018-02 Commercial/Industrial Zoned Properties Not Served By Public Water Public Input Meeting April 16,2018 Attendees(see sign up sheet below)and staff in attendance included:Amelia McCulley,Zoning Administrator; Bill Fritz, Chief of Special Projects; Rebecca Ragsdale,Senior Planner; Andrew Knuppel, Planner Agenda for the Meeting included: 1) Background and Purpose of the Ordinance Changes 2) Board direction and Resolution of Intent to align Zoning Ordinance more closely with the current comprehensive plan 3) Review relevant zoning and comprehensive planning history, including Albemarle County Service Authority Jurisdictional Area Boundaries 4) Affected Properties • Cl,CO, HC, LI, HI properties outside the Development Area and not served by public water or central system 5) Potential changes and review of by-right opportunities Detailed Public comments with staff response in italics: • Question about area E of 250/64 interchange at Shadwell o This area is outside the Development Area and the ACSAJA policy is not to serve those properties with public water or sewer unless there is a health issue and properties are adjacent to the line • What uses are we trying to get rid of here? o The proposed ordinance will keep all uses currently available in the commercial and industrial zoning district. The goal is to create a list of by-right uses that are consistent with all comprehensive plan goals, not just water consumption. • Are on left, by-right, low water consumption?Or are the ones on the right high water consumption? o Clarifying:looking for feedback, alignment with comp plan and recommendations were not based solely on water consumption o Plan to send "Criteria for Review of New Uses"in comprehensive plan to the mailing list • Why is this a water list if we're not only looking at water? o These are the remaining properties without prior County approvals in the RA that will be affected o Issues of rural appropriateness AND water o BZA:if Zoning Administrator can't guarantee won't be under gallon per acre per day limit, it has to have special use permit(SP)and is effective by SP. • Threshold of"high"vs"low"water users? o We're trying to get away from just water consumption limits. Staff is looking to balance water use with comp plan. Attachment D • Does this text amendment include uses not served by public water using 400 gallons per site acre per day and also sewer for not domestic waste? o Looking at only water, not sewer eliminating the special use permit requirement for uses not served by public sewer with discharge other than domestic waste. • How to test for sufficient water for proposals? Referring to Boyd Tavern Market proposal o No special use permit has been submitted for that site. No water study has been submitted. • Concern about losing some control of water review with the proposed by-right uses? o The current Water Protection Ordinance groundwater study requirements along with health department approval will remain in place. • Staff Clarification: There was an error in the list of Cl Commercial uses proposed by-right. Financial institutions are proposed by special use permit if not served by public water • Proposal would allow some SP uses by-right for commercially/industrially zoned properties in RA and without public water service? o These uses are believed by staff to be supportive of Rural Area comprehensive plan goals and included uses like farmer's markets. • Concerns that scale was not considered in list of uses: "sporting goods shop in a shack that doesn't use much water, now by SP?" • Taking away by-right uses by putting them in the Special Use category o Clarifying that all property owners affected received notice o Virtually impossible to prove under current language that a by-right use exists. Attempting to show that there are some by-right uses, consistent with the Rural Area component of the Comp Plan. • How much more difficult to achieve a Special Use Permit? o The special use permit process will remain the same and not be more restrictive for properties not served by public water. It will allow size,scale, traffic, and other impacts to be evaluated and mitigated based on individual proposals and their location. o Right now, most everything is by special use permit but with the proposed changes, some things can move to by-right o You can still apply,process doesn't change. • Could you put a livestock yard by 64 under the proposed changes? o Yes, because supporting of the Rural Area • How does affect value of property? • What do you mean there's no by-right use? o Because can't verify that won't exceed 400 gpd per site acre, can't determine it is by- right use o This determination has been upheld by the Board of Zoning Appeals(BZA) • Affected properties include those that may have been 1980 zoned HC,want to develop • Support for changes:thought that Zoning Ordinance was at odds with the Comp Plan • Why not implement flow restrictor valve provision? o Staff was directed to change the ordinance by creating the list of by-right uses and remaining special use permit uses,factoring in other policy goals of the comprehensive plan not just water. 7. Attachment D • Is a convenience store consistent with the Rural Areas comp plan? • Question about the Earlysville service station not on public water that was approved? o A special use permit was approved on a property zoned RA for a public garage.Also, an auto repair business moved into an existing building, the former Whyte's grocery store, which may be served by a central water system but staff would have to research further. • Under proposed ordinance changes,there would be a more predictable approval process • Concerned about well water availability:the provision was put forward to prevent environmental damage • Have considered that all uses under SP were once by-right? o The requirement for a special use permit for most all uses is already a requirement, we are trying to create clear by-right opportunities? • Concern that SP uses not served by water would be met with a denial because inconsistent with, can't meet water? o SPs are reviewed on a case-by-case basis. Not saying absolutely inconsistent with comp plan, but will need a higher level of review o This review right now looks at consistency with comp plan • In event of flow restrictor device or restrictions how would this affect farm buildings if the USBC building code changes to require buildings to meet fire safety standards? o Farm wineries are currently exempt from USBC except under certain circumstances o Changes don't affect the Rural Areas zoning district but properties in the RA are not served by public water • It seems the County is proposing to impose a greater restriction on these properties than ever before? o The requirement for a special use permit for most all uses is already a requirement, we are trying to create clear by-right opportunities. • Restrictor valve use: average versus peak measurements? o The current ordinance water consumption limit is peak not average • Thinks proposal is a good idea to make it clearer.Will either lose value from commercial side,or residential side. If business drains water from houses,will lose value. 3 Attachment D Name Company/Affiliation/Organization Email/Contact Address Gordon Sutton Tiger Fuel Co suttong@tigerfuel.com Shirley McCormick 1523 Black Cat Road, Keswick,VA 22947 Greg Duncan gregdun@ntelos.net 4810 Mechunk Rd, Keswick,VA 22947 Pat Young youngpc@comcast.net 4770 Mechunk Rd, Keswick,VA 22947 Bill Johnson 1073 Black Cat Rd, Keswick,VA 22947 Linda Sprouse 4714 Mechunk Rd, Keswick,VA 22947 Jo Higgins PDLLC musxit@aol.com Justin Shimp Shimp Engineering Morgan Butler SELC mbutler@selcva.org Randolph Kohr II Positive Returns rk2@kohrbros.com Julian Bivins Lambs Road ibivins@albemarle.org Dana Tarrant Mechunk Road keswickhoo@gmail.com Cameron Vest Mount Ida cvest@mountidafarm.com 4 Attachment D 17,1 Southern 201 West Main Street,Suite 14 Charlottesville,VA 22902-5065 Environmental 434-977-4090 Law Center Fax 434-977-1483 SouthernEnvironment.org April 27, 2108 VIA EMAIL Re: ZTA2018-02–Commercial and Industrial Zoned Properties Not Served by Public Water Dear Amelia, Bill, and Rebecca, Thank you for hosting the public input meeting on this topic on April 16 and for accepting comments on the information and materials presented at that meeting. We are providing these comments based on our initial review of those materials, and we look forward to continuing to offer recommendations and input as this proposal works its way through the review process. As an initial matter, we want to commend the County for making a much-needed effort to address this issue and the two main problems embedded within it. First and foremost among those problems is the stale zoning on the parcels at issue. The commercial and industrial zoning on these parcels is in direct conflict with their Rural Area designation in the Comprehensive Plan, and it has been for decades. This conflict has resulted in a number of situations in which County residents have been frustrated by special use permit proposals for uses that are simply inappropriate for the County's Rural Areas, which have in turn undermined public trust in the Comprehensive Plan. The second problem arises from the challenges inherent in interpreting and enforcing the zoning provision that is currently being used to try to address the stale zoning on these parcels. The provision limiting by-right water consumption to 400 gallons per day has generated much confusion and consternation for the owners of these parcels, as well as the residents of the neighborhoods and communities that surround them. It also presents significant challenges for the members of County staff who are responsible for administering it. In short, the stale zoning on these parcels, and the zoning provision currently being used to try to address it, are causing difficulties for nearly everyone involved. In order to be effective, a solution must address both of these problems: (1) the inconsistency between the zoning and the Comprehensive Plan; and(2)the challenges with interpreting and administering the water usage provision. Based on the information we have reviewed, we are concerned that the proposal in its current form does not effectively address the first. Although it would eliminate the water usage provision that has been so challenging to administer, many of the uses proposed to be allowed on these parcels—as by-right uses or by special use permit—are simply inappropriate for parcels located in the Rural Areas. C:h,rlottes\ilk (_:hapelIlilt Atlanta • asheVille • Birmingham • Charleston • • Richmond • \N;shint;on.DC /OU°i,7o t'clyd pnp Attachment D It appears that the draft lists of proposed uses for the stale-zoned parcels at issue may have been developed by taking the existing uses allowed within each commercial and industrial zoning district at issue, and simply reshuffling the by-right and special uses within each district. Very few of the uses currently allowed within a district would now be unavailable to a parcel that does not have public water, and some new uses have even been added. While we understand and appreciate why this approach may have guided the first attempt to propose new delineations of uses for the parcels at issue, it has resulted in many uses being proposed to be permissible on these Rural Area parcels that conflict quite drastically with the Comprehensive Plan's guidance for determining what uses are appropriate in the Rural Areas. This is especially the case with many of the uses proposed to be allowed on these parcels by special use permit. Some particularly problematic examples of intensive uses that are proposed to be allowed on these Rural Area parcels include: • Hotels and motels, department stores, factory outlets, sporting goods stores, indoor theaters, motor vehicle sales, groceries, and convenience stores Looking at the set of criteria the Comprehensive Plan lists as being"essential" for new uses proposed in the Rural Area(see page 7.5 of the Rural Area chapter), these uses do not relate directly to the Rural Area or need a Rural Area location to be successful, they generally are not suitable for existing rural roads and would result in significant changes in traffic patterns, and they are typically incompatible with natural, cultural, and historic resources. • Automobile laundries, Laundromats, and restaurants These uses have similar inconsistencies with the criteria listed above, and they also seem very unlikely to meet the criterion for being able to operate without the need for public water and sewer,which is a particularly relevant criterion for the parcels at issue here. • Chemical or plastics manufacture or processing, brick manufacturing In addition to conflicting with many of the criteria cited above and being inconsistent with other Rural Area policies,these uses seem likely to be difficult to reverse so that the land can easily return to rural uses. We find it very challenging to think of situations in which these uses—as well as a number of others included as potential special uses on the draft lists—would be appropriate on the parcels at issue in light of their Rural Area designation and their lack of public water service. 2 Attachment D In addition, if we are reading the documents accurately, the draft materials propose to allow some uses on these stale zoning parcels that would go even further than what is allowed in the current commercial and industrial districts. In other words, it appears that there are some uses that would be available by-right to a parcel that is located in the Rural Areas and does not have public water service that would require a parcel included in the same zoning district that has public water service and is located inside the Development Area to obtain a special use permit. These include: • Veterinary offices and hospitals, commercial kennels, and animal shelters • Clubs and lodges, schools of special instruction • Organic fertilizer manufacture or processing • Permanent sawmills,planing mills, wood yards These are just some of the examples of where the proposed uses for these stale-zoned parcels strike us as too intensive. A number of other proposed uses raise serious questions as well, such as creating a by-right allowance for retail nurseries and greenhouses—presumably water-intensive uses—on C l and HC properties that are not served by public water. We believe it makes sense to revisit each set of the by-right and special uses proposed for the uses without public water. But rather than have the default assumption be that every use that is either allowed by-right or as a special use in the existing zoning district must continue to be allowed for parcels in that district that do not have public water, we believe the better approach would be to start with the existing Rural Areas zoning uses, and then determine which commercial and industrial uses might also make sense to add using the factors outlined in the Comprehensive Plan. If those factors guide the assessment,the list of any additional uses should be much more narrowly tailored than what has been proposed in the initial set of draft documents—particularly for the uses proposed to be allowed by special use permit. Thank you for your consideration of these comments and for your work on this proposal. Sincerely, Morgan Butler 3 Attachment D