Project Name: AFD2009-27; AFD2009-45; AFD2009-65 Blue Run AFD Additions

Staff: Eryn Brennan, Senior Planner

Planning Commission Public Hearing: November 10, 2009

Board of Supervisors Public Hearing: December 2, 2009

Proposal: Additions to the Blue Run Agricultural and Forestal District

Comprehensive Plan Designation: Rural Areas

RECOMMENDATION: That the Planning Commission recommend approval of the additions to the Blue Run Agricultural and Forestal District.





The Albemarle County Code currently contains this description of the District:


Sec. 3-208 Blue Run Agricultural and Forestal District.

The district known as the "Blue Run Agricultural and Forestal District" consists of the following described properties: Tax map 35, parcels 22, 23, 24A, 26, 26B, 26C, 26D, 28A, 29, 31, 32A, 43; tax map 36, parcels 6A, 9, 20; tax map 49, parcels 4A5, 24; tax map 50, parcels 5, 5B, 32A, 45B, 47, 47A, 47B; tax map 51, parcel 13. This district, created on June 18, 1986 for not more than 8 years, since amended at its last review on July 10, 2002 to continue for not more than 10 years, shall next be reviewed prior to July 10, 2012.

(5-11-94; 7-13-94; 4-12-95; Code 1988, 2.1-4(d); Ord. 98-A(1), 8-5-98; Ord. 01-3(3), 8-8-01; Ord. 02-

3(3), 7-10-02)


The Blue Run Agricultural and Forestal District is located north of Cash Corner and east of Stony Point Road (Attachment A)  The district is characterized by evergreen and deciduous forest, open pasture, agricultural fields, hedgerows, as well as occasional residential and agricultural buildings.


The District was created in 1986, and originally included 1,184.97 acres. In 1989, 17 parcels and 3,045.15 acres were added, in 1995 three parcels and 60.21 acres were added, and in 2001 one parcel and 37.87 acres were added. However, during the 1994, 400.21were removed. The District now includes 29 parcels and 3,927.99 acres (Attachment B). 


Agricultural and Forestal District Significance: Of the 3,927.99 acres that comprise the Blue Run District, 900.64 acres are enrolled in the Forestry category of the land-use taxation program, and 383.73 are enrolled in the Agricultural category. An additional 1.80 acres is enrolled on the Horticultural category.


Land Use other than Agriculture and Forestry:  In addition to agricultural and forestry uses, the district includes 23 dwellings.


Local Development Patterns: The District primarily consists of large forested parcels and large farm parcels. Several parcels in the District are under conservation easements (Attachment C).


Comprehensive Plan Designation and Zoning Districts: The Blue Run District is entirely designated as Rural Areas in the Comprehensive Plan, and the parcels included in the District are zoned RA Rural Areas. The parcels adoining the parcels in the District are all zoned RA Rural Areas as well. (Attachment C).


Environmental Benefits: The District includes woodland and agricultural fields. Protecting and preserving these properties in an Agricultural and Forestal District will help protect forest and rich farm land, which the Comprehensive Plan and Rural Areas Zoning Ordinances seek to preserve.  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, and wildlife habitat. The northern most parcels in the District are located in the Blue Run watershed, while the one large parcel in the western portion of the District is located in the Happy Creek watershed and the parcels in the southern portion of the District are located in the Mechunk Creek watershed (Attachment C).


Time Period: The Blue Run District is currently on a 10-year review cycle. The District is scheduled to be reviewed on July 10, 2012.



Three applications have been submitted requesting to add three parcels to the Blue Run Agricultural and Forestal District, in accordance with Chapter 3, Sections 3-101, 3-201, 3-203 and 3-215 of the Albemarle County Code, which allows for additions of land to Agricultural and Forestal Districts.  The Blue Run Agricultural & Forestal District was created on June 18, 1986, and was last reviewed on July 10, 2002. The District currently includes 29 parcels and 3,927.99. The proposed addition of three parcels totaling 98.4 acres would increase the total number of acres in the Blue Run District to 4,026.39.69.     


The parcels, Tax Map 35, Parcel 41A, Tax Map 35, Parcel 41E, and Tax Map 49, Parcel 4A1 are located west of Stony Point Road and north of Burnley Station Road, along the north border of Albemarle County (Attachment A).


The parcels are zoned Rural Areas with agricultural, forestal, and fishery uses as the preferred land use and includes a residential density of .5 unit per acre.  The Comprehensive Plan identifies these parcels as Rural Areas; focusing on the preservation and protection of agricultural, forestal, open space, and natural, historic and scenic resources, including a residential density of .5 units per acre.


Agricultural and Forestal Districts Advisory Committee Recommendation: On October 19, 2009, the Agricultural and Forestal District Advisory Committee recommended approval of the proposed additions to the Blue Run Agricultural and Forestal District.


Staff Recommendation:

Staff recommends that the Planning Commission recommend approval of the proposed additions to the Blue Run Agricultural and Forestal District.



A.     Blue Run District - Proposed Additions

B.     Blue Run District - History

C.     Blue Run District - Conservation Easements & Zoning

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