HomeMy WebLinkAboutZTA201000004 Legacy Document 2010-12-07 (5)ATTACHMENT D
D: Agricultural Support Uses
Background:
Albemarle County has put a great emphasis on the importance of the agriculture and forestry to the local economy. An
evolving example is the local food production movement, defined as including animal husbandry, crop processing and
sales as well as value -added products (cider, vinegar, wine, baked goods, candy, sauces and cheeses), as evidenced by
the activity levels of direct sales (festivals and farmer's markets) and the increase in other venues for local sales (gourmet
stores, the Food Hub, and local restaurants selling menu items derived from local sources). Entrepreneurs and
consumers alike are seeking better health and the flavor afforded by fresh and local food. A primary consideration in
support of agriculture and forestry is the extent to which production, processing and supporting uses, such as retail, are
allowed in industrial districts. Uses considered supportive include sawmills and wood processing, food collection and
distribution, food and beverage manufacturing (canning, baking, abattoir, distilling or bottling). Nursery activities, such as
hydroponic or aquaponic greenhouses and aquaculture, also support agriculture.
Staff looked at some "peer" jurisdictions - Hanover, Culpeper, Louisa and Nelson Counties, and the City of Virginia Beach
- to see if there were any notable differences in their treatment of industry to support agriculture as all of these
jurisdictions rely on agricultural industry for overall economic vitality. The table below lists the main features of the
different jurisdictions' codes:
Recommendations:
Generally, Albemarle County's industrial allowances for activities that support agriculture and forestry compare favorably
to those of these comparison counties. The LI zoning district allows for "manufacturing, processing, fabrication, assembly,
distribution of products such as but not limited to" a specific list of activities including - "food products, such as bakery
goods, dairy products, candy, beverages, including bottling plants ". Staff proposes continued allowance of all aspects
of food and beverage production and clarifying other allowances under manufacturing, processing, fabrication,
assembly and distribution so as to not leave question as to whether particular agriculturally related activities are
permitted, including:
Forestry
Food Processing/Animal processing
Other
Louisa Co.
Temporary & permanent
Agricultural enterprise, farm sales &
Commercial & private
sawmills, forestry
wayside stand, livestock market,
stables
dairy
Nelson Co.
Manufacturing, processing,
warehouse, wholesaling (provided no
air discharge requiring smoke stack
approval)
Culpeper co.
Fabrication of wood products
Wholesale, warehouse operations,
By SP, fairgrounds, race
manufacture, assembly, & processing
tracks
of frozen foods, beverage,
confections, &horticultural products
Hanover Co.
In M -1: Agriculture and forestry,
M -1, Manufacturing of food,
By Conditional Use Permit,
(M -1, M -2, M -3)
nursery for growing or
beverages, bakery, cold storage.
commercial greenhouses,
propagating plants, trees,
Wineries, not vineyards. In M -2, flour
wholesale or retail. By SP,
shrubs. In M -2: lumber yards,
& feed milling and processing;
agricultural or farm
millwork. M -3 pulp, paper and
agricultural or farm implements,
implements, manufacture
paperboard, reconstituted wood
manufacture, sale, storage or repair,
sale, storage or repair; flour
products; wood trusses,
grain storage, greenhouses,
& fed milling, processing
sawmills & planing mills
commercial wholesale or retail,
and packaging; grain
poultry packing and slaughtering
storage; lumber and other
(wholesale), fertilizer storage. M -3,
building material storage
refining, blending animal fats & oils;
and sales. M -3 Conditional
fish curing, meat or fish product
uses: manufacturing
manufacturing, cider & vinegar,
pesticide, fertilizer and other
distiller
agricultural chemicals
City of Virginia
Firewood preparation
manufacturing, processing,
Heavy equipment sales &
Beach
packaging; wholesaling,
service, repair
warehousing, storage, distribution
establishments
Recommendations:
Generally, Albemarle County's industrial allowances for activities that support agriculture and forestry compare favorably
to those of these comparison counties. The LI zoning district allows for "manufacturing, processing, fabrication, assembly,
distribution of products such as but not limited to" a specific list of activities including - "food products, such as bakery
goods, dairy products, candy, beverages, including bottling plants ". Staff proposes continued allowance of all aspects
of food and beverage production and clarifying other allowances under manufacturing, processing, fabrication,
assembly and distribution so as to not leave question as to whether particular agriculturally related activities are
permitted, including:
ATTACHMENT D
1. Agricultural or farm implements (heavy equipment) manufacture and repair (sales and rental would also
be allowed as subordinate and /or supporting uses)
2. Wholesale greenhouse and /or commercial wholesale nurseries - - agriculturally based production
(aquaponics, hydroponics, etc.)