Board of Supervisors Meeting Date: 

Ray Graham, Cedar Run District Supervisor

April 21, 2003

Staff Lead:


Kimberley Johnson, Zoning Administrator

Community Development


A Resolution Referring to the Planning Commission a Zoning Ordinance Text Amendment to Section 3-315 (Wholesaling and Processing) to Allow an Abattoir; a Zoning Map Amendment for the Portion of the Property Referenced as PIN #7808-52-4186; and a Waiver of Fees for an Associated Special Exception Application


Topic Description:

This text amendment and map amendment, in conjunction with a special exception application to be filed by the applicant, would permit the operation of an abattoir (a commercial slaughterhouse) on a portion of the property owned by Calvin Ritchie located at 5177 Ritchie Road (PIN# 7808-42-4186).    

The subject property is a 96-acre site zoned partially I-1/Industrial, with proffers and partially RA/Rural Agriculture.  Mr. Ritchie and the prospective slaughterhouse operator, Mr. Andy Wilfong, proceeded through a series of County approvals last year with the goal of opening an abattoir on the property.   On May 20, 2002 the Board of Supervisors approved a rezoning request to amend zoning proffers on the I-1 portion of the site to allow the abattoir use.   On June 6, 2002 , the Board of Zoning Appeals approved a special permit request to locate a meat processing facility and conduct associated retail sales pursuant to Section 3-317 of the Zoning Ordinance.   

Mr. Ritchie and Mr. Wilfong have been unable to proceed through the process and begin construction and operation of the facility, primarily because of an error in the County’s zoning map, on which they relied.  It was determined, after they received their approvals, that the County’s zoning map incorrectly showed the portion of the lot zoned I-1 and therefore the proposed facility was partially located on land zoned RA, where the use is not allowed.  Attempts to move the use to be entirely within the I-1 zoned area led to an intrusion into the floodplain.  Difficulties in siting the use and its drainfield within the one acre limitation of the zoning category also arose.   

Changing the official zoning line between the I-1 and RA zoning to the line that has been shown on the County Zoning map for over a decade will provide the necessary space within the I-1 area for the proposed use and will allow it to be located where it was originally planned, just south of an existing shed and driveway/parking area.   The text amendment will make the abattoir a separate use under the Zoning Ordinance, removing the restriction that the use occupy no more than one acre.  While the proposed building is no larger than originally anticipated, the drainfield location expands the area to more than an acre.    

Mr. Wilfong and/or Mr. Ritchie will need to file a special exception under the proposed language of the text amendment.  A waiver of fees for that application is also requested, as the applicants have already paid fees for a rezoning and special permit application for this precise use.

Requested Action of the Board of Supervisors: 

Consider adoption of the attached resolution.

Financial Impacts Analysis:

No financial impact analysis has been conducted.

Identify any other Departments, Organizations or Individuals that would be affected by this request:

Community Development

Agricultural Development Office