HomeMy WebLinkAboutZTA201000004 Legacy Document 2010-12-07AGENDA TITLE:
ZTA- 2010 -00004 — Phase III Industrial Uses
SUBJECT /PROPOSAL /REQUEST:
Work Session for Expansion of Uses in the
Industrial Districts
�'IRGII�ZP
COUNTY OF ALBEMARLE
EXECUTIVE SUMMARY
STAFF: McCulley, Cilimberg, Stimart, Baldwin,
Newberry
PLANNING COMMISSION DATE: December 14,
2010
BACKGROUND: In 2009, the Board of Supervisors adopted an update of the Economic Development Policy that
identified one of the short -term priorities as to "Initiate zoning text amendments that further enable business and industrial
uses of the appropriate zoning districts" (Objective II, Strategy 4). In August 2010, the Board adopted the revised
Economic Vitality Action Plan which included direction to remove obstacles and expand options and flexibility for industrial
land users through considering amendments to the zoning ordinance (Objective IV). This represents the third phase of
the zoning text amendment work to implement that objective.
At their June 2nd meeting, the Board passed Phase I of the industrial zoning text amendments (ZTA 2010 -001), which
added by -right uses from the Heavy Industrial (HI) zoning district to the Light Industrial (LI) zoning district by special use
permit. On June 8t ", the Commission adopted the resolution of intent (Attachment A) which in general terms provides for
the remaining work on the industrial districts and uses. A second amendment that amends and updates industrial
performance standards (ZTA 2010 -002) was discussed with the Planning Commission at a work session on August 17th
and is scheduled for public hearing with the Commission on January 11, 2011. The next step (Industrial Phase IV)
includes updating supplementary regulations applicable to certain industrial uses, addressing existing industrial uses and
updating permitted uses in order to better reflect and accommodate modern uses and processes.
Staff examined industrial uses currently permitted in the County, as well as in peer localities around the nation and then
identified opportunities to amend the ordinance to make our industrial districts more viable for modern industrial
operations. As part of this research, staff considered a variety of County policies, such as the Comprehensive Plan
(Economic Development, Land Use, and Neighborhood Model) and the Economic Vitality Action Plan. Recognizing that
industrial technologies and the market continue to evolve, these recommendations aim to increase flexibility within
industrial districts while preserving their integrity for true industrial uses.
DISCUSSION:
Following a review of Albemarle's adopted economic and land use policies and a review of industrial zoning codes from
selected localities nationwide, staff identified opportunities within four broad categories of uses in the industrial districts.
The purpose of this work session for Industrial Phase III is for staff to present recommendations in the context of industrial
zoning districts for the following:
a) Noxious and hazardous uses;
b) Office, supporting commercial uses and subordinate retail sales;
c) Agricultural support uses; and
d) Residential uses
A more complete discussion of the background in each of these categories is found in the attachments. Staff has
identified the following changes:
A. Noxious and Hazardous Uses (Attachment B):
1. The term "abattoir" should be updated to "slaughterhouse" and rendering operations should be
distinguished. An abattoir (or slaughterhouse) not involving rendering should be permitted by -right in
the Heavy Industry (HI) district while those involving rendering or a separate "rendering plant" should
be allowed only by special use permit.
B. Office Uses, Secondary Uses and Subordinate Retail Sales (Attachment C):
1. Office Uses:
a) Commercial office uses which are independent of an onsite industrial use should be
authorized by special use permit rather than by- right.
b) Data - mining and offices accessory to an onsite industrial use should be permitted by- right.
2. Secondary Uses / Supporting Commercial Uses:
a) Increase the permitted size of supporting commercial uses from 5% to 25% of the floor area
devoted to primary industrial uses.
b) Allow the Planning Commission approval (instead of requiring a Board action) to modify these
size limitations.
3. Subordinate Retail Sales:
a) Increase the permitted area devoted to retail sales associated with the industrial use from 15
to 25% of the floor area of that industrial use.
b) Allow the Planning Commission approval (instead of requiring a Board action) to modify this
area limitation.
C. Agricultural- Support Uses (Attachment D):
1. Clarification so as to not leave the question that certain agriculturally - related activities are permitted,
including:
a) wholesale nurseries (including aquaponics and hydroponics), and
b) agricultural or farm implement manufacture, sales and repair.
D. Residential Uses (Attachment E):
1. Allow residential uses by special use permit in the light industrial zoning district.
2. Clarify the by -right dwelling use in the light industrial district includes the families of owners,
employees, and night watchmen.
3. Add that these ( #D.2.) by -right residential uses must be subordinate to the primary industrial use and
be located above or behind such use.
RECOMMENDATION: Incorporate staff's recommended changes into an ordinance amendment and proceed to public
hearing.
ATTACHMENTS:
A: Resolution of Intent adopted June 8, 2010
B: Discussion of Noxious and Hazardous Uses
C: Discussion of Office Use, Secondary Uses and Subordinate Retail Sales
D: Discussion of Agricultural- Support Uses
E: Discussion of Residential Uses