HomeMy WebLinkAboutZTA201000004 Legacy Document 2010-12-07 (6)ATTACHMENT E
Residential Uses In Light Industrial (LI)
Background:
The following is a summary of applicable Comprehensive Plan provisions for residential uses in industrial districts:
Land Use Chapter of the Comprehensive Plan
Recommends providing flexibility to allow various residential densities in light industrial districts, where appropriate,
as outlined in Industrial Land Use Standards:
"OBJECTIVE: Establish flexible residential land use densities for the designated Development
Areas ( #3, pg. 24):"
And, as recommended in the Industrial Service Land Use Designations for Designated Development Areas (pps.24-
30):
"Residential uses may be appropriate in the Industrial Service designation if such uses are compatible with the
nearby and adjacent Industrial Service uses. Care should be taken to insure that the impacts of the Industrial
Service uses, including traffic, noise, odors, and vibrations do not affect residential uses. Where residential is
provided, both vehicular and pedestrian interconnections are expected to nearby industrial areas (pg. 30). "
Neighborhood Model (Appendix A of the Comprehensive Plan)
Makes specific recommendations that relate to introducing residential uses into non - residential districts:
• Promote Mixed Uses and Housing Types, where appropriate (Chapters 8 and 9)
• Provide opportunities for housing near places of employment (Chapter 8)
Economic Development Policy Objectives, per the Comprehensive Plan and recent supporting reports and
updates accepted by the Board of Supervisors
• Provide control and flexibility in the use of industrial -zoned land and provide expansion opportunities for
small home businesses (pg.8, Assessment of the Availability and Demand for Industrial Zoned Property in
Albemarle County, January 11, 2010. "Industrial Assessment')
Recommendations:
By -right Dwellings in Industrial Districts
Currently, Section 5.1.21 of the Zoning Ordinance permits one dwelling unit per establishment by -right in industrial
districts:
a. Dwellings in ... industrial districts are limited to owners or employees of establishments including night
watchmen;
b. Such dwellings may be located individually or in the same structure as the main use, subject to Albemarle
County building official and fire official approvals;
c. Not more than one (1) dwelling unit shall be permitted per establishment;
d. No mobile home shall be permitted as a dwelling unit for a period in excess of six (6) months.
The ordinance does not specify that the intent of permitting dwellings in association with industrial uses is that the
residential component is to be subordinate to the industrial use, and is intended to support the industrial use. Therefore,
staff proposes clarifying that by -right residential in industrial districts should be subordinate to the primary
industrial use. Furthermore, staff proposes clarifying the appropriate location of a subordinate residential use in
industrial districts is above or behind the primary use.
Also, immediate family of the owner or employee occupying a subordinate residence is not explicitly permitted to live in
the unit. This reduces the practicality of having true live /work and cottage industry possibilities. The neighborhood model
calls for an increase in opportunities to live near your work, and for an increase in variety of housing types. Staff
proposes explicitly allowing the families of the owners and employees to reside in the dwelling.
Introducing Residential by Special Use Permit (SP) in LI
To allow the possibility to provide residential uses close to where people work, but also recognize that the County must
protect its inventory of industrially zoned land, staff proposes the opportunity be provided for general residential in
Ll by SP.
ATTACHMENT E
The following will be important to consider with any residential SP in LI:
• How residential may co -exist with industrial uses varies from very light and little impacts, such as with research and
technology /development offices, to potentially heavy and noxious impacts, such as with a manufacturing and
distribution facility.
• Industrial -zoned land ranges from a single parcel surrounded by other uses, such as commercial, to large parks such
as the University of Virginia Research Park. Thus, the appropriateness of residential varies depending on the
industrial setting.
• Both the existing use and zoning of adjacent properties and the potential for impacts (noise, odor, dust, vibrations,
etc...) from existing and potential uses on those properties.
• Does the proposal respect the integrity of the primary purpose of industrial land while furthering the principles of the
Neighborhood Model?