HomeMy WebLinkAboutZTA201000001 Legacy Document 2010-07-26STAFF PERSON: Susan Stimart, Amelia McCulley and Wayne Cilimberg
PLANNING COMMISSION: April 6, 2010
BOARD OF SUPERVISORS: TBD
ZTA: 2010 -00001 By -right Heavy Industrial (HI) uses in Light Industrial (LI)
districts by special use permit.
ORIGIN: Planning Commission resolution of intent (Attachment A), adopted
March 16, 2010.
PROPOSAL: Expand opportunity for HI uses in the County by allowing selected
HI uses in the LI district by special use permit. As with all uses in the LI and HI
districts, these uses will be subject to all of the requirements of Section 26.1
Industrial Districts, Generally, including the Performance Standards of Section
26.7. (Please see Zoning Ordinance Sections 26, 27 and 28, Attachment B)
PUBLIC PURPOSE TO BE SERVED: Expand economic opportunity for those
businesses reliant on the HI zoning district by expanding potential location
options to those parcels zoned LI. This will expand the opportunity for such
industrial uses in what is currently a limited inventory of zoned land for HI uses
County -wide.
BACKGROUND: In 2009 the County updated its Economic Development policy
and, in the process, identified a countywide shortage of land for the uses allowed
in the LI and HI zoning districts. In January 2010 the Board of Supervisors held a
work session to discuss an industrial land inventory. Report findings included a
capacity of only 40 acres vacant and available for HI uses. Actual viability is
much less: one 8 -acre parcel in Crozet is limited by proffer to woodworking and
warehouse uses only and a second 8 -acre parcel is separated from the road
system by a CSX rail -line. The remaining acreage is located immediately off of
Route 29 in the Places 29 area. The remaining three development areas,
Pantops, Southern Urban Area and Rivanna Village, have no inventory of HI
land. To help address both the shortage of industrial land and the limited
disbursement among development areas, the Board directed staff to research the
viability of allowing HI uses in the LI district by special -use permit.
STAFF COMMENT: Several of the business uses allowed under the HI zoning
district are subject to Federal and state statutes and permits in addition to County
requirements. With this zoning code amendment the same federal and state
regulations will still apply to these uses in the LI district.
Staff believes that the process of special use permit review for HI uses in the LI
District will provide for review and decision regarding the appropriateness of such
uses on a case -by -case basis. The special -use permit process allows the
Commission and ultimately the Board to regulate activity at a site - specific level
with necessary conditions. Conditions of approval will require the applicant to
mitigate, if necessary, any impacts such as noise, dust, hours of operation, water
discharge. With these regulatory controls, staff believes it is appropriate to allow
all HI uses in the LI district by special permit.
Administration / Review Process: The County's special use permit process
requires public hearings by both the Planning Commission and Board of
Supervisors. Federal and state statutes also affect many of the uses allowed in
the HI district. These uses are also subject to the County's performance
standards found in Section 26.7 of the Zoning Ordinance.
Housing Affordability: N/A
Implications to Staffing / Staffing Costs: This zoning code amendment
may increase the number of special use permit applications; however, the
overall impact is likely to be minimal as there is limited demand for such
applications expected. Review of special use permits, as with other zoning
applications, will be subject to the special use permit fees as provided in
Section 35 of the Zoning Ordinance ($1,020 for industrial uses).
STAFF RECOMMENDATION: Staff recommends adoption of the proposed
ordinance found in Attachment C.
Attachment A: Resolution of Intent
Attachment B: Sections 26, 27 and 28 of the Albemarle County Zoning
Ordinance
Attachment C: Draft Ordinance Amendment
Attachment D: Table Comparing Industrial Zoning Uses
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RESOLUTION OF INTENT
WHEREAS, one of the Objectives of the County's Economic Development Policy is to encourage infill
development of business and industrial uses in the Development Areas; and
WHEREAS, one of the strategies to achieve that Objective would be to expand the uses allowed in the
Light Industry zoning district by allowing heavy industry uses in the Light Industry zoning district by special use
permit; and
WHEREAS, it is desired to amend the Albemarle County Zoning Ordinance as provided hereinabove.
NOW, THEREFORE, BE IT RESOLVED THAT for purposes of public necessity, convenience,
general welfare and good zoning practices, the Planning Commission hereby adopts a resolution of intent to
amend Zoning Ordinance § 27 and any other sections of the Zoning Ordinance determined to be appropriate to
achieve the purposes described herein; and
BE IT FURTHER RESOLVED THAT the Planning Commission shall hold a public hearing on the
zoning text amendment proposed by this resolution of intent, and make its recommendation to the Board of
Supervisors, at the earliest possible date.
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Attachment A
ALBEMARLE COUNTY CODE
CHAPTER 18
ZONING
SECTION 26
INDUSTRIAL DISTRICTS - GENERALLY
Sections:
26.1
INTENT, WHERE PERMITTED
26.2
APPLICATION
26.3
PERMITTED ACCESSORY USES AND STRUCTURES
26.4
STANDARD RATIOS
26.5
OFF - STREET PARKING AND LOADING REQUIREMENTS
26.5.1
(Repealed 3- 18 -81)
26.5.2
(Repealed 3- 18 -81)
26.6
HEIGHT REGULATIONS
26.7
PERFORMANCE STANDARDS
26.8
SIGN REGULATIONS
26.9
MINIMUM LANDSCAPED AREA
26.10
MINIMUM YARD REQUIREMENTS
26.11
UTILITY REQUIREMENTS
26.12
SITE PLANNING - EXTERNAL RELATIONSHIPS
26.12.1
VEHICULAR ACCESS
26.12.2
SCREENING (Deleted 7- 10 -85)
26.13
BUILDING SEPARATION
26.1 INTENT, WHERE PERMITTED
It is intended that industrial districts hereby and hereafter created shall be for the purpose of
providing places of employment and strengthening the local economic base. To this end, activities
involving industrial and limited commercial land uses shall be encouraged in amounts and
locations designated for such purposes in the comprehensive plan. It is further intended that the
enlargement and expansion of existing uses shall be encouraged as well as development of new
uses appropriate to the character of industrial districts.
26.2 APPLICATION
Where industrial districts have been established prior to the enactment of this ordinance, and such
districts are recognized on the zoning map, the same shall be considered to have been established
under this ordinance in compliance with minimum area required for establishment of districts
(reference sections 27.3; 28.3; 29.3).
26.3 PERMITTED ACCESSORY USES AND STRUCTURES
Uses and structures which are customarily accessory and clearly incidental shall be permitted,
provided establishment of the same shall not be permitted until construction has commenced on
the principal building or the principal use has been established; and provided further that in no
case shall a parking structure, other than a parking lot or garage located entirely at or below grade,
be deemed to be accessory to any use in any industrial district. In no case shall a drive -in window
be deemed to be accessory to any use in any commercial district. (Amended 11 -7 -84)
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Attachment _ , 8
I
ALBEMARLE COUNTY CODE
26.4 STANDARD RATIOS
26.4.1 Floor area ratio. Maximum total floor area permissible for individual lots shall not exceed 0.70
times the land area of the lot.
26.4.2 Maximum land coverage by buildings of an individual lot shall not exceed 0.50 times the land area
of the lot.
26.5 OFF - STREET PARKING AND LOADING REQUIREMENTS
All off - street parking and all off - street loading space requirements shall be in accordance with
section 4.12. (Amended 3- 18 -81)
26.5.1 (Repealed 3- 18 -81)
26.5.2 (Repealed 3- 18 -81)
26.6 HEIGHT REGULATIONS
Except as otherwise provided in section 4. 10, structures may be erected to a height not to exceed
sixty-five (65) feet; provided that any structure exceeding thirty-five (35) feet in height shall be set
back from any street right -of -way or single- family residential or agricultural district; in addition to
minimum yard requirements, a distance of not less than two (2) feet for each one (1) foot of height
in excess of thirty-five (35) feet. (Amended 9 -9 -92)
26.7 PERFORMANCE STANDARDS
Each future occupant of an industrial character shall comply with standards set forth in section
4.14 and submit to the county engineer as a part of final site development plan approval, a
certified engineer's report describing the proposed operation, all machines, processes, products and
by- products, stating the nature and expected levels or emission or discharge to land, air and /or
water or liquid, solid or gaseous effluent and electrical impulses and noise under normal
operations, and the specifications of treatment methods and mechanisms to be used to control such
emission or discharge. The county engineer shall review the applicant's submittal and make
comment and recommendation prior to final commission action on the site development plan.
Subsequent occupants shall comply with the standards of section 4.14 whether or not additional
site development plan review is required.
26.8 SIGN REGULATIONS
Sign regulations shall be as prescribed in section 4.15.
26.9 MINIMUM LANDSCAPED AREA
See section 32.7.9 for landscaping and screening requirements. (Amended 7- 10 -85; 9 -9 -92)
26.10 MINIMUM YARD REQUIREMENTS
The minimum yard requirements in the industrial districts are as follows:
a. Adjacent to public streets. No portion of any structure, excluding signs, shall be erected closer
than fifty (50) feet to any public street right -of -way. No off - street parking or loading space shall
be located closer than ten (10) feet to any public street right -of -way. (Amended 7- 10 -85; 7 -8 -92)
b. Adjacent to residential or rural areas districts. No portion of any structure, excluding signs, shall
be located closer than fifty (50) feet to any residential or rural areas district and no off - street
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ALBEMARLE COUNTY CODE
parking space shall be closer than thirty (30) feet to any residential or rural areas district. In the
heavy industry (HI) district, no portion of any structure, excluding signs, shall be located closer
than one hundred (100) feet to any residential or rural areas district and no off - street parking shall
be closer than thirty (30) feet to any residential or rural areas district. (Amended 7- 10 -85; 7 -8 -92)
c. Buffer zone adjacent to residential and rural areas districts. No construction activity including
grading or clearing of vegetation shall occur closer than thirty (30) feet to any residential or rural
areas district. Screening shall be provided as required in section 32.7.9. (Amended 9 -9 -92)
1. Waiver by the commission. The commission may waive the prohibition of construction
activity, grading or the clearing of vegetation in the buffer in a particular case where the
developer or subdivider demonstrates that grading or clearing is necessary or would result in
an improved site design, provided that: (i) minimum screening requirements are met; and (ii)
existing landscaping in excess of minimum requirements is substantially restored. (Added 7-
10-85)
2. Waiver by the agent. In accordance with the procedures stated in section 2.5 of this chapter,
the agent may waive the prohibition of construction activity, grading or the clearing of
vegetation in the buffer zone in the following circumstances: (i) adequate landscape screening
does not currently exist and the installation of screening which meets or exceeds ordinance
requirements would result in disturbance to the buffer; (ii) an arborist or landscape architect
certifies that trees in the buffer are dying, diseased or will constitute a fall hazard; (iii) the
county engineer determines that disturbance of the buffer is necessary in order to address an
existing drainage problem; or (iv) disturbance of the buffer will result in improved screening
through the use of a berm, a retaining wall or similar physical modification or improvement.
In such a case, the developer or subdivider shall illustrate the result of both the existing
screening without disturbance of the buffer and the screening that would be provided as a
result of the disturbance of the buffer.
(12- 10 -80, §§ 26.10, 26.10.1, 26.10.2, 26.10.3; 7- 10 -85, 7 -8 -92, 9 -9 -92; Ord. 09- 18(1), 1- 14 -09, §26.10)
26.11 UTILITY REQUIREMENTS
All utility lines shall be placed underground where practical.
26.12 SITE PLANNING - EXTERNAL RELATIONSHIPS
Site planning within the district shall provide for protection of individual sites from surrounding
adverse influences, and for protection of surrounding areas from adverse influences within the
district.
26.12.1 VEHICULAR ACCESS
Vehicular access points shall be designed to encourage smooth traffic flow with controlled turning
movements and minimum hazards to vehicular and pedestrian traffic. Pavement widths and
strengths of both internal and external roads shall be adequate to accommodate projected traffic
generated from the district.
26.12.2 SCREENING (Deleted 7- 10 -85)
26.13 BUILDING SEPARATION
Whether or not located on the same parcel, main structures shall be constructed and separated in
accordance with Table 401 Fire Resistance Ratings of Structure Elements of the BOCA Basic
Building Code, 1984 Edition or its equivalent in the current edition of the BOCA Basic Building
Code. (Added 1 -1 -83) (Amended 10- 15 -86)
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ALBEMARLE COUNTY CODE
CHAPTER 18
ZONING
SECTION 27
LIGHT INDUSTRY - LI
Sections:
27.1
INTENT, WHERE PERMITTED
27.2
PERMITTED USES
27.2.1
BY RIGHT (Amended 10 -3 -01)
27.2.2
BY SPECIAL USE PERMIT
27.3
MINIMUM AREA REQUIRED FOR ESTABLISHMENT OF DISTRICT
27.4
ADDITIONAL REQUIREMENT
27.1 INTENT, WHERE PERMITTED
LI districts are hereby created and may hereafter be established by amendment to the zoning map
to permit industries, offices and limited commercial uses which are compatible with and do not
detract from surrounding districts. Uses and land previously established in industrial limited (M-
1) and research and technical manufacturing (RTM) districts, where in conformity to the
comprehensive plan, shall be encouraged to develop as active centers of employment on both
individual sites as well as within industrial parks. It is intended that LI districts may be
established in areas having all of the following characteristics:
-Areas served by water and sewer facilities or if such facilities are reasonably available;
-Areas served by major highway, rail or air service, or secondary road improved to standards
approved by the county; and
-Areas having clearly demonstrated suitability for intended uses with regard to physical
characteristics and relationship to surrounding development.
27.2 PERMITTED USES
27.2.1 BY RIGHT
Except as otherwise limited by section 27.2.2.10, the following uses shall be permitted by right in
the LI district: (Amended 2- 13 -85)
1. Compounding of drugs, including biological products, medical and chemical as well as
pharmaceutical.
2. Fire and rescue squad stations (reference 5.1.9).
3. Manufacture, processing, fabrication, assembly, distribution of products such as but not
limited to: (Amended 12 -2 -81; 2- 20 -91)
- Artists' supplies and equipment.
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ALBEMARLE COUNTY CODE
- Business, office machines and equipment.
- Cosmetics, including perfumes, perfumed toiletries and perfumed toilet soap.
- Drafting supplies and equipment.
- Electrical lighting and wiring equipment.
- Electrical and electronic equipment and components including radio, telephone, computer,
communication equipment, TV receiving sets, phonographs.
-Food products, such as bakery goods, dairy products, candy, beverages, including bottling
plants.
-Gifts, novelties including pottery, figurines and similar ceramic products.
-Glass products made of purchased glass.
- Industrial controls.
- Jewelry, silverware.
-Light machinery and machine parts, including electrical household appliances but not
including such things as clothes washers, dryers and refrigerators.
- Musical instruments.
-Paper products such as die -cut paperboard and cardboard, sanitary paper products, bags and
containers.
- Photographic equipment and supplies including processing and developing plant.
- Rubber, metal stamps.
-Small electrical parts such as coils, condensers, transformers, crystal holders.
- Surgical, medical and dental instruments and supplies.
-Toys, sporting and athletic equipment, except firearms, ammunition or fireworks.
- Watches, clocks and similar timing devices.
-Wood cabinets and furniture, upholstery.
4. Publishing, printing, lithography and engraving, including but not limited to newspapers,
periodicals and books.
5. Preparation of printing plates including typesetting, etching and engraving.
6. Research and development activities including experimental testing.
7. Scientific or technical education facilities.
8. Assembly and fabrication of light aircraft from component parts manufactured off -site.
9. Storage yard. (Amended 11- 12 -08)
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10. Engineering, engineering design, assembly and fabrication of machinery and components,
including such on -site accessory uses as machining, babbitting, welding and sheet metal work
and excluding such uses as drop hammering and foundry. (Amended 10 -3 -01)
11. Electric, gas, oil and communication facilities excluding tower structures and including
poles, lines, transformers, pipes, meters and related facilities for distribution of local service
and owned and operated by a public utility. Water distribution and sewerage collection lines,
pumping stations and appurtenances owned and operated by the Albemarle County Service
Authority. Except as otherwise expressly provided, central water supplies and central
sewerage systems in conformance with Chapter 16 of the Code of Albemarle and all other
applicable law. (Amended 5- 12 -93)
12. Public uses and buildings including temporary or mobile facilities such as schools, offices,
parks, playgrounds and roads funded, owned or operated by local, state or federal agencies
(reference 31.2.5); public water and sewer transmission, main or trunk lines, treatment
facilities, pumping stations and the like, owned and /or operated by the Rivanna Water and
Sewer Authority (reference 31.2.5; 5.1.12). (Amended 11 -1 -89)
13. Temporary construction uses (reference 5.1.18).
14. Business and professional office buildings.
15. Dwellings (reference 5.1.21). (Added 4- 17 -85)
16. Temporary nonresidential mobile homes (reference 5.8). (Added 3 -5 -86)
17. Warehouse facilities and wholesale businesses not involving storage of gasoline, kerosene or
other volatile materials; dynamite blasting caps and other explosives; pesticides and poisons;
and other such materials which could be hazardous to life in the event of accident. (Added
12 -2 -87)
18. Stormwater management facilities shown on an approved final site plan or subdivision plat.
(Added 10 -9 -02)
19. Tier I and Tier II personal wireless service facilities (reference 5.1.40). (Added 10- 13 -04)
(§ 27.2.1, 12- 10 -80, 12 -2 -81, 2- 13 -85, 4- 17 -85, 3 -5 -86, 12 -2 -87, 11 -1 -89, 5- 12 -93; § 18- 27.2.1, Ord. 98-
A(1), 8 -5 -98; Ord. 01- 18(6), 10 -3 -01; Ord. 02- 18(6), 10 -9 -02; Ord. 04- 18(2), 10- 13 -04; Ord. 08- 18(6), 11-
12 -08)
27.2.2 BY SPECIAL USE PERMIT
The following uses shall be permitted by special use permit in the Ll district:
1. Laboratories, medical or pharmaceutical.
2. Airport, helistop or heliport (reference 5.1.1).
3. Assembly of modular building units.
4. Moving businesses, including storage facilities.
5. Warehouse facilities not permitted under section 27.2.1.17. (Amended 12 -2 -87)
6. Wholesale business not permitted under section 27.2.1.17. (Amended 12 -2 -87)
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ALBEMARLE COUNTY CODE
7. Truck terminal.
8. Electrical power substations, transmission lines and related towers; gas or oil transmission
lines, pumping stations and appurtenances; unmanned telephone exchange centers; micro-
wave and radio -wave transmission and relay towers, substations and appurtenances.
9. Temporary events sponsored by local nonprofit organizations (reference 5.1.27). (Added 7 -7-
82)
10. Uses permitted by right, not served by public water, involving water consumption exceeding
four hundred (400) gallons per site acre per day. Uses permitted by right, not served by
public sewer, involving anticipated discharge of sewage other than domestic wastes. (Added
2- 13 -85)
11. Body shops (reference 5.1.31). (Added 12 -7 -88)
12. Towing and storage of motor vehicles (reference 5.1.32). (Added 6 -6 -90)
13. Uses listed under section 27.2.1 with subordinate retail sales exceeding fifteen (15) percent of
the floor area of the main use. (Added 2- 20 -91)
14. Supporting commercial uses (reference 9.0). (Added 6- 19 -91)
15. Indoor athletic facilities. (Added 9- 15 -93)
16. Stand alone parking and parking structures (reference 4.12, 5.1.41). (Added 2 -5 -03)
17. Tier III personal wireless service facilities (reference 5.1.40). (Added 10- 13 -04)
18. Heavy equipment and heavy vehicle parking and storage yards. (Added 11- 12 -08)
(§ 20- 27.2.2, 12- 10 -80; 7 -7 -82; 2- 13 -85; 12 -2 -87; 12 -7 -88; 6 -6 -90; 2- 20 -91; 6- 19 -91; 9- 15 -93; § 18- 27.2.2,
Ord. 98 -A(1), 8 -5 -98; Ord. 03- 18(1), 2 -5 -03; Ord. 04- 18(2), 10- 13 -04; Ord. 08- 18(6), 11- 12 -08)
27.3 MINIMUM AREA REQUIRED FOR ESTABLISHMENT OF DISTRICT
Minimum area required for establishment of an LI district shall be five (5) acres. Unless
otherwise provided in section 26.2, there shall be no minimum area requirements for additions to
an established LI district, provided such area to be added adjoins and forms a logical addition to
the existing LI district.
27.4 ADDITIONAL REQUIREMENT
In addition to the requirements contained herein, the requirements of section 26.0, industrial
districts, generally, shall apply within all LI districts.
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Zoning Supplement #49, 11 -12 -08
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ALBEMARLE COUNTY CODE
CHAPTER 18
ZONING
SECTION 28
HEAVY INDUSTRY - HI
Sections:
28.1
INTENT, WHERE PERMITTED
28.2
PERMITTED USES
28.2.1
BY RIGHT
28.2.2
BY SPECIAL USE PERMIT
28.3
MINIMUM AREA REQUIRED FOR ESTABLISHMENT OF DISTRICT
28.4
ADDITIONAL REQUIREMENTS
28.1 INTENT, WHERE PERMITTED
HI districts are hereby created and may hereafter be established by amendment to the zoning map
to permit industries and commercial uses which have public nuisance potential and will therefore
be subject to intensive review for locational impact on surrounding land uses and environment.
Uses and lands previously established in industrial general (M -2) and certain industrial limited
(M -1) districts, where in conformity to the comprehensive plan, shall be encouraged to develop as
active centers of employment on individual sites.
It is intended that HI districts may be established in areas having all of the following
characteristics:
-Areas served by a major highway, rail or air service, or secondary road improved to standards
approved by the county;
-Areas either served by public water and sewer or meeting requirements of the local office of the
Virginia Department of Health; and
-Areas having clearly demonstrated suitability for intended uses with regard to physical
characteristics and relationship to surrounding development.
28.2 PERMITTED USES
28.2.1 BY RIGHT
Except as otherwise limited by section 28.2.2.14, the following uses shall be permitted by right in
the HI district: (Amended 2- 13 -85)
1. Automotive, farm and construction and machinery products assembly.
2. Brick manufacturing, distribution.
3. Concrete mixing plant, storage, distribution.
4. Dry- cleaning plants.
5. Fire and rescue squad stations (reference 5.1.09).
6. Machine shops, tool and die, blacksmithing, boiler shops and similar operations.
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Zoning Supplement #54, 8 -5 -09
ALBEMARLE COUNTY CODE
7. Manufacture of heavy household, commercial and industrial appliances.
8. Manufacture of building components.
9. Manufacture, distribution, service of individual sewage disposal systems.
10. Manufacture and recycling of tires.
11. Metal fabrication and welding operations.
12. Mobile home manufacturing, distribution.
13. Moving businesses, including storage facilities.
14. Petroleum, gasoline, natural gas and manufactured gas bulk storage (reference 5.1.20).
15. Recreational vehicle and components manufacturing, distribution.
16. Sawmills (reference 5.1.15), planing mills, wood preserving operations, woodyards.
17. Veterinary or dog/cat hospitals, indoor accessory kennels (reference 5.1.11).
18. Warehouse facilities.
19. Storage yards. (Amended 11- 12 -08)
20. Electric, gas, oil and communication facilities excluding tower structures and including poles,
lines, transformers, pipes, meters and related facilities for distribution of local service and
owned and operated by a public utility. Water distribution and sewerage collection lines,
pumping stations and appurtenances owned and operated by the Albemarle County Service
Authority. (Amended 5- 12 -93)
21. Public uses and buildings including temporary or mobile facilities such as schools, offices,
parks, playgrounds and roads funded, owned or operated by local, state or federal agencies
(reference 31.2.5); public water and sewer transmission, main or trunk lines, treatment
facilities, pumping stations and the like, owned and /or operated by the Rivanna Water and
Sewer Authority (reference 31.2.5; 5.1.12). (Amended 11 -1 -89)
22. Temporary construction uses (reference 5.1.18).
23. Temporary nonresidential mobile homes (reference 5.8). (Added 3 -5 -86)
24. Stormwater management facilities shown on an approved final site plan or subdivision plat.
(Added 10 -9 -02)
25. Tier I and Tier II personal wireless service facilities (reference 5.1.40). (Added 10- 13 -04)
26. Heavy equipment and heavy vehicle parking and storage yards. (Added 11- 12 -08)
27. Body shops (reference 5.1.31(a) and (b)). (Added 8 -5 -09)
28. Towing and temporary storage of motor vehicles (reference 5.1.32(b)). (Added 8 -5 -09)
(§ 20- 28.2.1, 12- 10 -80; 2- 13 -85; 3 -5 -86; 11 -1 -89; 5- 12 -93; § 18- 28.2.1, 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. 09- 18(7), 8 -5 -09)
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ALBEMARLE COUNTY CODE
28.2.2 BY SPECIAL USE PERMIT
The following uses shall be permitted by special use permit in the HI district:
1. Abattoirs.
2. Airport, helistop or heliport (reference 5.1.01).
3. Asphalt mixing plants.
4. Cement, lime gypsum manufacture or processing.
5. Chemical, plastics manufacture or processing.
6. Fertilizer manufacture or processing.
7. Food processing plants such as meat, poultry and fish processing and packing and rendering
plants.
8. Junk yards, screened (reference 5.1.10).
9. Kennels for boarding of domestic pets (reference 5.1.11).
10. Petroleum refining, including by- products (reference 5.1.20).
11. Pulp, paper manufacture or processing.
12. Electrical power substations, transmission lines and related towers; gas or oil transmission
lines, pumping stations and appurtenances; unmanned telephone exchange centers; micro-
wave and radio -wave transmission and relay towers; substations and appurtenances (reference
5.1.12).
13. Uses permitted by right, not served by public water, involving water consumption exceeding
four hundred (400) gallons per site acre per day. Uses permitted by right, not served by
public sewer, involving anticipated discharge of sewage other than domestic wastes. (Added
2- 13 -85)
14. Motorcycle and off -road recreation vehicles sale and service. (Added 10- 15 -86)
15. Supporting commercial uses (reference 9.0). (Added 6- 19 -91)
16. Stand alone parking and parking structures (reference 4.12, 5.1.41). (Added 2 -5 -03)
17. Tier III personal wireless service facilities (reference 5.1.40). (Added 10- 13 -04)
(§ 20- 28.2.2, 12- 10 -80; 2- 13 -85; 10- 15 -86; 6- 19 -91; § 18- 28.2.2, Ord. 98 -A(1), 8 -5 -98; Ord. 03- 18(1), 2 -5-
03; Ord. 04- 18(2), 10- 13 -04; Ord. 08- 18(6), 11- 12 -08)
28.3 MINIMUM AREA REQUIRED FOR ESTABLISHMENT OF DISTRICT
Minimum area required for establishment of an HI District shall be five (5) acres. There shall be
no minimum area requirements for additions to established HI districts, provided the area to be
added adjoins and forms a logical addition to the existing HI district.
28.4 ADDITIONAL REQUIREMENTS
In addition to requirements contained herein, the requirements of section 26.0, industrial districts,
generally, shall apply in all HI districts.
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Attachment C
ORDINANCE NO. 10 -18( )
Draft: 03 /09/10
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, is hereby amended and reordained as follows:
By Amending:
Sec. 27.2.2 By special use permit
Chapter 18. Zoning
Article III. District Regulations
Sec. 27.2.2 By special use permit
The following uses shall be permitted by special use permit in the LI district:
19 Uses permitted by right in the Heavy Industry (HI) zoning district that are not otherwise permitted by
right under section 27.2.1.
I, Ella W. Jordan, do hereby certify that the foregoing writing is a true, correct copy of an Ordinance duly
adopted by the Board of Supervisors of Albemarle County, Virginia, by a vote of to , as recorded
below, at a regular meeting held on
Ave Nay
Mr. Boyd
Mr. Dorrier
Ms. Mallek
Mr. Rooker
Mr. Snow
Mr. Thomas
Clerk, Board of County Supervisors
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Attachment L`
Attachment D
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Attachment D
IS