Procedures

Rezoning/Conditional Zoning

WHAT IS A REZONING/CONDITIONAL ZONING?

A rezoning is a legal change to the Official Zoning Map. Because a
rezoning is a legal matter, we strongly recommend you have an
attorney represent you and assist with the preparation of a rezoning
application. A rezoning may be initiated by the property owner, by a
contract purchaser with the owner’s written consent, or by the
owner’s agent.

A conditional zoning is a type of rezoning where the owner voluntarily

proffers certain conditions related to the development or use of the
property.

A process similar to a rezoning is used for an amendment of proffered

conditions. Once conditions are placed on a property as part of a
conditional zoning, they remain in effect until they are amended or
repealed.

HOW IS THE DECISION MADE?

A rezoning/conditional zoning decision involves two public hearings.
The Planning Commission considers the issue and makes a
recommendation to the Board of Supervisors. The Board of
Supervisors then makes a final decision.

HOW LONG DOES IT TAKE?

The process takes approximately 8-10 weeks once an application is
filed. However the Planning Commission and Board of Supervisors
can delay the process if desired.

HOW MUCH WILL IT COST?

A rezoning/conditional zoning requires a public hearing; all public
hearings are subject to a $300 dollar fee.
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WHAT IS THE PROCESS?
A rezoning, a conditional rezoning, or an amendment of proffered
conditions follows the same general process.

1. Pre-application conference with Planning Department;

2. Completing and filing the application;
3. Staff review and public notice;
4. County Attorney Review & Preparation of an Ordinance;
5. Planning Commission public hearing; and
6. Board of Supervisors public hearing.

PURPOSE
It is the purpose of conditional zoning to provide a flexible and
adaptable zoning method to cope with situations whereby a zoning
classification may be allowed subject to certain conditions voluntarily
proffered by the petitioner for the protection of the community that
are not generally applicable to land similarly zoned.

PRE-APPLICATION CONFERENCE
Applicants must schedule a pre-application conference with the staff
prior to submittal of the rezoning/conditional zoning application
package. Staff may reject any application without a pre-application
conference. Please schedule a conference with staff by calling (434)
946-9303. Staff will review submitted applications to ensure all
required materials and information is provided. If the application is
not complete, the required information must be provided prior to
formal staff review and acceptance of the application.

Applicants are strongly encouraged to discuss the proposed

rezoning/conditional zoning with neighboring properties prior to filing
an application.

APPLICATION REQUIREMENTS
A conditional rezoning application consists of three parts:

1. Rezoning/Conditional Zoning Application form;

2. Written voluntary proffers;
3. Site plan; and

1. Rezoning/Conditional Zoning Application Form: The

application is available in the Planning Department and may also
be found on the department’s website at
www.countyofamherst.com. It must be signed by all owners of the
property. If a legal representative signs for a property owner, a
copy of the executed power of attorney is required.
2. Written Voluntary Proffers form: All written proffers must be
signed by the property owner and applicant as provided on the
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 Proffers form. Written proffers shall be drafted in such a way so
that they are clearly understood and enforceable and shall adhere
to the following standards:
a. The rezoning itself must give rise for the need for the
conditions;
b. The conditions shall have a reasonable relation to the
rezoning;
c. The conditions shall not include a cash contribution to the
county;
d. The conditions shall not include mandatory dedication of
real or personal property for open space, parks, schools,
fire departments, or other public facilities not otherwise
provided for in Sec. 15.2-2241, Code of Virginia (1950), as
amended;
e. Such condition shall not include payment for or
construction of off-site improvements except those sewage
or drainage facilities otherwise authorized by law;
f. No condition shall be proffered that is not related to the
physical development or physical operation of the
property;
g. All such conditions shall be in conformity with the
County’s comprehensive plan.

Conditions that can be proffered: The conditions that can be

voluntarily proffered cover just about every physical and operational
element of a development process. They go far beyond the matters
normally treated in a zoning review. They can include:
 Uses and mixture of uses
 Densities (both people and of buildings)
 Height, setbacks, orientation of facilities
 Landscaping (internal) and buffering (to the outside)
 Internal street systems and pedestrian pathways
 Exterior design and materials
 Lighting
 Method of handling and retaining storm drainage, effluent
discharge, and solid waste
 Staging and timing of development
 Security provisions (both internal and in regard to adjacent
areas)
 Restrictions on certain types of activities and/or uses
 Construction and maintenance by the developer of a
landscaped berm between certain abutting properties and
the facility
 Provision of recreation facilities within the development
(type, number of each, location, etc.)
 Controls on noise emissions during the construction process

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Examples of Conditions Proffered (R-2 to B-2)
a) Granting to the Virginia Department of Transportation
(VDOT) sufficient right-of-way for the construction of a
deceleration lane in the eastbound lane of Route 29.
b) Convey to the VDOT a 12’ additional right-of-way along
Route 29 for street widening.
c) Construction and maintenance of pathways to and from the
apartment dwellings lying to the west or rear of the subject
property.
d) Acquiring and conveying to the Amherst County Service
Authority an easement for water and sewer utilities to
service the subject property.
e) Those usages which will be prohibited from being
established on the property as follows: hotels and motels,
auditorium, banquet hall, vocational schools and colleges,
funeral or undertaking establishment, movie theaters,
gymnasiums, health salons, outdoor restaurants, fast food
restaurants, auto service stations, rentals, veterinary
hospitals, auto rentals, trailer rentals, or commercial
recreation areas.

3. Site Plan: An acceptable site plan is required per Section XI

Site Plan Review Requirements of the Amherst County Code.

POST FILING INFORMATION

1. Staff Review and Public Notices:
Once staff has accepted the complete application and filing
fees have been paid, adjoining property owners are notified
that a rezoning/conditional zoning request has been filed
and of the time and date of the public hearing. Notice of
public hearing is published as a legal advertisement, and
the subject property is posted with a notice for
rezoning/conditional zoning. Staff prepares a staff report
and recommendations for the Planning Commission and
Board of Supervisors.
2. Public Hearing: At the public
hearing, the staff presents the report and recommendation,
the applicant also presents the request. The Commission
takes public comment and the Commission discusses the
request and makes a recommendation to the Board of
Supervisors.

The Board of Supervisors considers a request that has been

heard by the Planning Commission. The Board of
Supervisors approves, denies, continues or refers the
matter back to the Commission.

FILING/FEES/DEADLINES
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 Rezoning/Conditional zoning applications, and
accompanying fees, are filed with the:
Department of Planning
P.O. Box 390
Amherst, VA. 24521
(434)946-9303

Public hearing fees are $300 dollars, paid with filing of

application.

APPLICATION FOR REZONING/

CONDITIONAL ZONING
Amherst County, Virginia
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The undersigned applicant wishes to petition Amherst County for an
amendment, supplement, or change in the district boundaries or zoning
classification on the Official Zoning Map. Please refer to Section 1004 of
the zoning ordinance regarding changes to the Official Zoning Map. Please
call the Department of Planning and Zoning at 434-946-9303 if you have
any questions regarding the County zoning map or zoning ordinance.

Applicant / Property Owner Information

______________________________________________________________________
Applicant Name

______________________________________________________________________
Applicant Address City/Town State Zip
Code

________________________________________________________________________
Applicant phone number Applicant fax number
Applicant E-Mail

You are the ( ) property owner; ( ) agent for the property owner.

If you are the agent for the property owner, do you have consent of the
owner attached? Please circle one: Yes/No

________________________________________________________________________
Property Owner Name

________________________________________________________________________
Property Owner Mailing Address City/Town State
Zip Code

________________________________________________________________________
Property owner telephone number Property owner fax number
Property owner E-Mail

Location of Property

________________________________________________________________________
Street Address Tax parcel ID
number

General Description of Property

________________________________________________________________________
________________________________________________________________________

Current Use(s) of Property

________________________________________________________________________

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________________________________________________________________________

Proposed Use(s) of Property

________________________________________________________________________
________________________________________________________________________

Total Acreage: ___________

Check all categories that apply for the parcels requesting to be rezoned:
Public water _______ Private wells ________
Public sewer _______ On-site septic systems ______ Mass drainfield(s)
_______

Comprehensive Plan Land Use

Designation:__________________________________

Current Zoning:
(please circle one)

P-1 A-1 R-1 R-2 R-3 V-1 B-2 M-1 FH

Other_______

Proposed Zoning:
(please circle one)

P-1 A-1 R-1 R-2 R-3 V-1 B-2 M-1 FH

Other_______

VDOT Review: Will the proposed development require Chapter 527

review? YES NO

Petitioner Comments (Continue on separate sheets if necessary.)

State the purpose of rezoning request and its relationship to the

comprehensive plan and adjacent properties.
________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

Anticipate the effect of the proposed changes on public services and

facilities.
________________________________________________________________________

________________________________________________________________________

________________________________________________________________________
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Describe how the proposed change will further the purposes of the Zoning
Ordinance and general welfare of the community.
________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

Has the Planning Commission and/or Board of Supervisors heard a request

for rezoning of this property within twelve (12) months of the date of this
application? Yes/No

Proffers and Conditions

List any conditions or proffers currently associated with this property.

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

Proffers may be amended in writing prior to the Planning Commission

public hearing.

If this is an application for a conditional zoning, the following conditions

are voluntarily proffered: *See proffer form.

Application fee and other requirements

A $300.00 application fee must be paid to the County of Amherst upon

submission of this application for the cost of advertising and for expenses of
notifying the adjacent property owners and incidental to reviewing,
publishing, and processing the application.

A survey plat of the property by a certified land surveyor must accompany

this application. The scale must be 1”=100’.

Signatures

The undersigned Applicant hereby affirms that all information

contained herein is accurate to the best of his/her knowledge and
confirms that he/she has read the Application and its Instructions and
has paid all fees currently due and is aware of costs which may be
assessed to Applicant related to this Application process. The
undersigned Applicant (and Landowner, if applicable) also authorizes
entry onto the subject property by the Zoning Administrator, Planning
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Director and/or Board of Zoning Appeals and/or Board of Supervisors
during the normal discharge of their duties regarding the above
Applicant.

_____________________________ _____________________________
Property Owner Signature Date Property Owner
Signature Date

_____________________________ _____________________________
Agent Signature Date Agent Signature
Date

Proffers for Conditional Zoning

County of Amherst, Virginia
153 Washington Street, Amherst, VA. 24521

Mailing Address: Planning Department, P.O. Box 390, Amherst, VA.

24521
Phone: (434)-946-9303 Facsimile (434) 946-9370

___Original ___Amended Rezoning Case

Number____________

Pursuant to Section 1005.02 of the County Code, the owner or duly

authorized agent hereby voluntarily proffers the following conditions
which shall be applicable to the property, if rezoned:

___________________________________________ _________________
Signature of Owner or Applicant / Print Name Date

I, ______________, A NOTARY PUBLIC IN AND FOR ______________ COUNTY, IN THE

STATE OF ______________, DO HEREBY CERTIFY THAT THE OWNERS WHOSE
NAMES ARE SIGNED HEREON, HAVE ACKNOWLEDGED THE SAME BEFORE ME
THIS _____ DAY OF ______________, 20___. MY COMMISSION
EXPIRES:________________________

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 ________________________________________________
NOTARY PUBLIC

Please handwrite voluntary proffers below this line:

___________________________________________________________________________________

******DO NOT WRITE BELOW THIS LINE - OFFICE USE ONLY******

For use by the County of Amherst Department of Planning and Zoning

Case No._____________________________________

Actions Taken:

_________________________________________________ ______________________________
County Official Receiving Application Date

_________________________________________________ ______________________________
Public Hearing fee received by Date

_________________________________________________ ______________________________
Application returned for correction/additional information Date

_________________________________________________ ______________________________
Amended application received by Date

_________________________________________________ ______________________________
Public Hearing advertised in Date(s)

_________________________________________________ ______________________________
Adjacent property owner(s) notified by mail Date

_________________________________________________ ______________________________
Action by Planning Commission Date

_________________________________________________ ______________________________ 10
Action by Board of Supervisors Date