COUNTY OF ALBEMARLE

STAFF REPORT SUMMARY

 

Project Name: 

AFD 2008-00001 Carter’s Bridge District Review

AFD 2008-00002 Lanark District Review

AFD 2008-00003 Panorama District Review

 

Staff: Scott Clark

Planning Commission Public Hearing:

June 17, 2008

Board of Supervisors Public Hearing:

July 9, 2008

Proposal:

·         AFD 2008-00001: 10-year AF District review

·         AFD 2008-00002: 10-year AF District review

·         AFD 2008-00003: 10-year AF District review

Comprehensive Plan Designation: Rural Areas

 

RECOMMENDATIONS:

 

·       AFD 2008-00001: The Agricultural/Forestal Districts Advisory Committee recommends renewal of the Carters Bridge district for a 10-year period.

·       AFD 2008-00002: The Agricultural/Forestal Districts Advisory Committee recommends renewal of the Lanark district for a 10-year period.

·       AFD 2008-00003: The Agricultural/Forestal Districts Advisory Committee recommends renewal of the Panorama district for a 10-year period.

 

 

District Reviews:

 

AFD 2008-00001 Carter’s Bridge District Review

 

The Albemarle County Code currently contains this description of the Carters Bridge district:

 

Sec. 3-210 Carter's Bridge Agricultural and Forestal District.

The district known as the "Carter's Bridge Agricultural and Forestal District" consists of the following described properties: Tax map 101, parcels 55A, 60; tax map 102, parcels 17A, 17B, 17B1, 17D, 18, 19, 19A, 19C, 20B; tax map 112, parcels 3, 15, 16, 16C, 16D, 16E, 16F, 17, 18H, 19E, 19F, 19G, 19H, 19I, 20, 21, 33A, 37D; tax map 113, parcels 1, 1A, 6A, 11, 11A; tax map 114, parcels 25A, 30, 51, 55, 56, 68, 69, 70; tax map 115, parcel 10; tax map 122, parcels 4, 4A, 6, 7, 8, 9, 10, 12, 12N, 33, 33A, 36; tax map 124, parcel 11. This district, created on April 20, 1988 for not more than ten years and last reviewed on September 9, 1998, shall next be reviewed prior to April 20, 2008.

 

The district is located near Keene, Carters Bridge, and Woodridge, and most of the parcels are located east of Route 20. The majority of the district is located in the Hardware River watershed, but the southernmost parcels drain to Totier Creek, and a few on the northeast to the Rivanna River. Land cover in the district is a mix of open pasture and forest. Forest lands tend to be deciduous in the western parts of the district, but are mostly pine plantations in the east. See Attachment A for a map.

                                                                                             

The district was created in 1988. Since then, there have been three major additions—in 1990 (3,505 acres), 1997 (169 acres), and 1999 (299 acres). At the last review, in 1998, 3,000 acres were removed from the district. It now contains 8,906 acres.

 

Additions and Withdrawals: Landowners can apply to join a District during the review process (as well as at other times). The addition received to date is:

 

 

Tax Map – Parcel

Acres

Owner

111-48

146.81

James Bonner1

1 Addition request received after AF Committee meeting

 

 

Landowners may withdraw their parcels from districts by right during a renewal at anytime before the Board of Supervisors takes final action to continue, modify, or terminate the district. Withdrawals requested to date are:

 

Tax Map – Parcel

Acres

Owner

113-11

119.78

Peter D. Nielsen

114-31E

39.24

Peter D. Nielsen

112-16

145.15

Greenmont Farms, LLC1

112-16C

97

Greenmont Farms, LLC1

112-16D

62

Greenmont Farms, LLC1

112-16F

307.49

Greenmont Farms, LLC1

112-17

13.75

Greenmont Farms, LLC1

112-19G

26.63

Greenmont Farms, LLC1

112-19H

23.53

Greenmont Farms, LLC1

112-19I

23.53

Greenmont Farms, LLC1

112-16J

268.85

Coles Valley, LLC1

 

 

 

Total

1126.95

 

1 Withdrawal request received after AF Committee meeting

 

The Greenmont Farms and Coles Valley properties are being withdrawn so that the owners can eventually receive a greater tax benefit for conservation-easement donations. (Being in a District can reduce the appraised value of the property.) No other owners have stated their reasons for withdrawing.

 

After the requested withdrawals and additions, the district it would contain approximately 7,926 acres. The district would be reduced by 11 percent in area. The withdrawals are located in the central and western portions of the district, but would not unduly isolate parcel remaining in the district.

 

Agricultural and Forestal District Significance: Of the 8,906 acres that comprise the Carters Bridge District, 1,480 acres are enrolled in the Agricultural category of the land-use taxation program, while 5,430 acres are enrolled in the Forestry category.  Enrollment in these tax categories is an indicator of active rural land uses.

 

Land Use other than Agriculture and Forestry: In addition to agricultural and forestal uses, the Carters Bridge district includes approximately 34 dwellings.

 

Local Development Patterns: The district is largely made up of large farm parcels, as are the surroundings. The area includes some land in smaller residential lots, but is largely rural in character.

 

Comprehensive Plan Designation and Zoning Districts: The Carters Bridge district is entirely designated as Rural Areas in the Comprehensive Plan, and the parcels included in the district are zoned RA Rural Areas. 

 

Environmental Benefits: Conservation of this area will help maintain the environmental integrity of the County and aids in the protection of ground and surface water, agricultural soils, mountain resources, critical slopes, and wildlife habitat.

 

Time Period: The Carters Bridge District is currently on a 10-year review cycle.

 

Agricultural-Forestal Districts Advisory Committee Recommendation: The Committee recommended that the Board of Supervisors continue the Carters Bridge District for a 10-year period.

 

 

AFD 2008-00002 Lanark District Review

 

The Albemarle County Code currently contains this description of the Lanark district:

 

Sec. 3-221 Lanark Agricultural and Forestal District.

The district known as the "Lanark Agricultural and Forestal District" consists of the following described properties: Tax map 90, parcels 12, 14A; tax map 90B, parcel A-11; tax map 91, parcels 21, 21A, 21B, 31; tax map 92, parcels 64, 64A; tax map 102, parcels 33, 35B, 37, 40, 40A, 40B; tax map 103, parcels 1, 1A, 1B, 1C, 1D, 1E, 1F, 1G, 1H, 1J, 1K, 1L, 1M, 2A, 3, 5, 9, 10, 10A, 10B, 10C, 10D, 43, 43L, 43L1. This district, created on April 20, 1988 for not more than 10 years and last reviewed on September 9, 1998, shall next be reviewed prior to April 20, 2008..

 

The Lanark district is located on Carter’s Mountain and along the valley to the east, with a few parcels west of Carter’s Mountain. The lower elevations on the east face of the mountain are in pasture, while most of the remainder of the district is in forest (largely pine in the northeast, and deciduous elsewhere). See Attachment B for a map.

 

The district was created in April, 1988, and no land has been withdrawn. Additions occurred in 1992 (4,781 acres) and 1999 (39 acres and 154 acres). The district currently contains approximately 5,972 acres.

 

Withdrawals: Landowners may withdraw their parcels from districts by right during a renewal at anytime before the Board of Supervisors takes final action to continue, modify, or terminate the district. Withdrawals requested to date are:

 

Tax Map – Parcel

Acres

Owner

102-40A

7.582

Michaels, Nicholas A Or Gayle Taylor M

102-40

170.25

Lomnyckyj, Roman W & Margaret

102-40B

9.12

Lomnyckyj, Roman W & Margaret

102-40C

6.22

Lomnyckyj, Roman W & Margaret

 

 

 

Total

193.17

 

 

After the requested withdrawals, the district would contain 5,779 acres. The district would be reduced by 3 percent in area. The withdrawals are located at the southwestern edge of the district, and would not isolate other parcels included in the district.

 

The landowners have not stated their reasons for withdrawing.

 

Agricultural and Forestal District Significance: Of the 5,972 acres in the Lanark District, 2,554 acres are enrolled in the Forestry category of the land-use taxation program, while 747 are enrolled in the Agricultural category.

 

Land Use other than Agriculture and Forestry: In addition to agricultural and forestal uses, the Lanark district includes approximately 43 dwellings.

 

Local Development Patterns: The majority of the district is in large forested and farm parcels. The surrounding area has the same overall pattern, with some areas of small residential lots. Overall the pattern remains rural in character.

 

Comprehensive Plan Designation and Zoning Districts: The Lanark district is entirely designated as Rural Areas in the Comprehensive Plan, and the parcels included in the district are zoned RA Rural Areas.

 

Environmental Benefits: Conservation of this area will help maintain the environmental integrity of the County and aids in the protection of ground and surface water, agricultural soils, mountain resources, critical slopes, and wildlife habitat.

 

Time Period: The Lanark District is currently on a 10-year review cycle.

 

Agricultural-Forestal Districts Advisory Committee Recommendation: The Committee recommended that the Board of Supervisors renew the Lanark district for a 10-year period.


 

AFD 2008-00003 Panorama District Review

 

The Albemarle County Code currently contains this description of the Panorama district:

 

Sec. 3-224 Panorama Agricultural and Forestal District.

The district known as the "Panorama Agricultural and Forestal District" consists of the following described properties: Tax map 31, parcel 21E; tax map 44, parcels 9A, 9C, 12, 12Q, 12X, 12Y, 12Z; tax map 45A, section 1, parcel 27. This district, created on April 20, 1988 for not more than 10 years and last reviewed on September 9, 1998, shall next be reviewed prior to April 20, 2008.

 

The majority of the Panorama district is located on the west shore of the South Fork Rivanna Reservoir, in an area largely characterized by open fields. A few parcels are located on the opposite side of the reservoir, and are mostly wooded. See Attachment C for a map.

 

The district was created in April 1988. Minor additions occurred in 1995 (42.4 acres) and 1999 (7.12 acres). During the 1998 review of the district, 841 acres were removed. The district now includes 272.9 acres.

 

Withdrawals: Landowners may withdraw their parcels from districts by right during a renewal at anytime before the Board of Supervisors takes final action to continue, modify, or terminate the district. No withdrawals have yet been requested.

 

Land Use other than Agriculture and Forestry: The district includes approximately 8 dwellings.

 

Local Development Patterns: The surrounding area has some large farm parcels, but is increasingly characterized by large-lot residential development.

 

Comprehensive Plan Designation and Zoning Districts: The Panorama district is entirely designated as Rural Areas in the Comprehensive Plan, and the parcels included in the district are zoned RA Rural Areas.

 

Environmental Benefits: Conservation of this area will help maintain the environmental integrity of the County and aids in the protection of ground and surface water, agricultural soils, mountain resources, critical slopes, and wildlife habitat. The Panorama district is especially critical because of its location along the South Fork Rivanna Reservoir, the community’s largest source of surface water. Despite the reduction in the size of the district, it remains an important part of conservation in the Rural Areas, and there are several large parcels in the area that could be added to the district in the future.

 

Time Period: The Panorama District is currently on a 10-year review cycle.

 

Agricultural-Forestal Districts Advisory Committee Recommendation: The Committee recommended that the Board of Supervisors renew the Panorama district for a 10-year period.

 

Attachments

 

A.     Carters Bridge AF District Map

B.     Lanark AF District Map

C.     Panorama AF District Map

 

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