By. Neil Williamson, President
Tonight (May 8th), the Albemarle County Planning Commission is discussing what is and is not a by-right use on commercially zoned property not served by public water or a central system. The problem is there are 80 parcels in the rural area zoned as commercial and the powers that be want to significantly limit commercial activity in the rural areas (95% of Albemarle County).
This is how the regulators are seeking to deal with “stale” zoning, create a process that is nearly impossible to gain approval and thus remove the ability for so called ‘noxious’ uses without conducting a controversial and legally challenging downzoning.
We think there is an alternative. The Free Enterprise Forum believes that objective metrics could be established to have some of the ‘Special Uses’ be by right uses with independently verified performance standards.
Please let me explain.
In zoning parlance, there are three types of uses on a property:
- By Right (that which you can do without additional government approval)
- Special use (that which the government may allow you to do on your property) and
- Prohibited use (that which the government indicates you can’t do on your property)
The fact that the land in question here is currently zoned commercial means that at one time a planner somewhere thought it would be a good idea to have commercial activity in this vicinity. This more flexible planning philosophy has given way to a much more restrictive vision limiting commercial activity in the rural areas.
Under the new proposal, if any of the ‘special uses’ [including sporting goods (bait shops?), drug store, food/grocery stores, and many more] proposed on commercial zoned property without water service would be measured against the following Comprehensive Plan criteria:
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.
Can you think of any proposal that could make it through this subjective labyrinth of approval?
Even if a staff recommendation could be acquired, do we anticipate any planning Commission making findings of any activity meeting all of these “standards”?
There has to be a better way. The Free Enterprise Forum has been impressed with the performance standard models we have reviewed where objective metrics were developed to verify the data points rather than subjectivity reflected above.
The Comprehensive Plan even speaks of creating such performance standards on the same page as this review criteria:
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.
We fear this proposal may indirectly and unintentionally create food and gas deserts in the rural areas that will put rural residents even further away from the services they require.
Considering this proposal impacts only 80 properties, we believe this would be an excellent candidate for developing objective performance metrics. Such an innovative program would protect the rural area AND Rural Property Rights – now would that be a good idea?
Neil Williamson, President
Neil Williamson is the President of The Free Enterprise Forum, a privately funded public policy organization covering the City of Charlottesville as well as Albemarle, Greene, Fluvanna, Louisa and Nelson County.
Photo Credit: Commonplacemagazine.org