Within the TFRD District, structures to be erected or land to be used shall be for the following uses:

10A-1-1 Uses permitted by right

(1)

Accessory uses and structures clearly subordinate and incidental to the permitted principal uses and structures.

(2)

Accessory uses, including cafeterias, daycare facilities, retail and health and fitness centers for serving employees and guests within the district.

(3)

Advanced manufacturing and assembly operations.

(4)

Co-working spaces or incubators supporting startups and entrepreneurial ventures.

(5)

Mobile food unit.

(6)

Office spaces supporting technology, design, and engineering services.

(7)

Pilot production facilities for testing new manufacturing technologies or products.

(8)

Public facilities

(9)

Public utilities.

(10)

Research and development facilities, including labs for technology, biomedicine, national security and engineering.

(11)

Temporary Events Zoning Permit as defined by 16-19.

(12)

Training and educational facilities focused on technology and industrial skills development.

10A-1-2 Uses permitted by special use permit.

(1)

Conference and event centers related to technological innovation.

(2)

Warehousing.

(Ord. of 02-25-2025(1), 2-25-25; Ord. of 07-08-2025(1))

(a)

Minimum lot size: Five acres.

(b)

Maximum lot coverage: 75 percent, including all impervious surfaces.

(c)

Minimum open space: 25 percent of the lot area shall remain landscaped or undeveloped to promote environmental sustainability.

10A-2-1 Relation to major transportation facilities. TFRD districts shall be so located with respect to major street and highways or other transportation facilities as to provide direct access to such districts. Access to major highways will be governed by the policies and recommendations of the county land use plan, the subdivision ordinance, and the Virginia Department of Transportation.

10A-2-2 Relation to utilities and public facilities. TFRD districts shall be so located in relation to sanitary sewers, water lines, storm and surface drainage systems, and other utility systems and installations that neither extension nor enlargement of such systems will be required in manner, form, character, location, degree, scale or timing resulting in higher net public cost or earlier incursion of public cost than would development in a form generally permitted in the area. However, if developers will:

(1)

Provide private utilities, facilities or services approved by the public agencies which would normally provide such items substituting on an equivalent basis, and assure their satisfactory continuing operation and maintenance permanently or until equivalent public utilities, facilities or services are available, or

(2)

Make provisions acceptable to the county for offsetting any added net public cost or early commitment of public funds necessitated by such development, the location of the TRFD district may be approved. In any computation of added net public cost, the difference in anticipated public installation, operation and maintenance cost, the difference in anticipated public revenue shall be given due consideration, among other pertinent factors. Cost for making such determinations, as may be required above, shall be paid by applicants. The determination shall be made by the county or by experts acceptable to the county.

(Ord. of 02-25-2025(1), 2-25-25)

10A-3-1 Structures except signs shall be located 50 feet or more from the edge of the right-of-way of any road. This shall be known as the setback line.

(Ord. of 02-25-2025(1), 2-25-25)

10A-4-1 The minimum side and rear yards adjoining or adjacent to a residential, agricultural, or conservation district shall be 50 feet.

10A-4-2 Accessory structures and uses, including parking areas, shall be located 20 or more feet from side and rear lot lines adjoining or adjacent to a residential district.

(Ord. of 02-25-2025(1), 2-25-25)

Buildings may be erected up to 45 feet in height from grade, except that:

10A-5-1 Belfries, cupolas, monuments, water towers, chimneys, flues, flagpoles, television antennae, and radio aerials are exempt. Parapet walls may be up to four feet above the height of the building on which the walls rest.

10A-5-2 The board of supervisors may authorize, by special exception, issued in accordance with all applicable procedural requirements, to increase the building height regulations

(Ord. of 02-25-2025(1), 2-25-25)

To generate minimal impacts of noise, smoke, gas, odor, dust and lighting while providing opportunities for collaboration, innovation, and workforce development, the following standards shall be required:

(1)

All outdoor storage shall be screened

(2)

All uses shall be conducted entirely within enclosed structures

(3)

Loading bays:

• All loading bays shall be located so that they are not visible from road right-of-way.

• All loading bays shall be screened from view by the building, landscaping, walls or decorative fencing.

• Except during the process of loading or unloading, trucks and trailers shall not be parked outside the building, unless parked in screened areas not visible from adjacent from adjacent road right-of-ways or properties.

• The zoning administrator may waive any and all of the loading bay location and screening requirements when a site is bordered by two or more road rights-of-ways. In no case shall a loading bay be visible from an arterial or collector road, as identified by the Greene County Comprehensive Policy Plan.

(4)

Deliveries arriving or leaving such uses located adjacent to residential areas shall not occur after 11:00 p.m. or before 6:00 a.m.

(5)

As required by Article 19 of the Greene County Zoning Ordinance, site lighting shall be provided by fixtures that are compatible in style and illumination levels with the architecture of the principal building on the site and are not greater than 25 feet in height. All fixtures shall be full cut off and meet the dark sky approved standards.

(6)

Such uses shall be designed to minimize the noise impact of trucks, forklifts, and other heavy equipment on adjacent or nearby residential properties and to prevent such noise from being audible on adjacent or nearby residential properties at any greater level than typical for residential areas.

(7)

Facades visible from an arterial or collector road, as identified by Greene County Comprehensive Plan Policy: The building shall have exposed exterior walls (above finished grade) of brick, natural stone, glass, stucco, exposed aggregated concrete or equivalent permeant architecturally finished material. Metal and/or aluminum may be incorporated for window and decorative treatments only.

(8)

The facilities shall utilize public water and sewer facilities.

(9)

On-site solar panels accessory to the primary use are allowed if they are flush mounted and integrated into the building design or if they meet the equipment screening of equipment requirements as listed below.

(10)

Screening of equipment:

• Rooftop accessory equipment shall be screened by a visually solid fence, screen wall or panel, parapet wall, penthouse or other visually solid screen constructed of materials compatible with those used in the exterior construction of the principal building.

• Ground level accessory equipment shall be screened by landscaping and/or a visually solid fence, screen wall or other visually solid screen constructed of materials compatible with those used in the exterior construction of the principal building.

(Ord. of 02-25-2025(1), 2-25-25)

All signage within the TFRD District shall conform to Article 14 of the Greene County Zoning Ordinance. Signage must also emphasize design consistency and complement the district's aesthetics.

(Ord. of 02-25-2025(1), 2-25-25)

(a)

Developments must provide adequate access for vehicles, pedestrians, and cyclists, connecting with existing transportation infrastructure.

(1)

Parking must meet the requirements listed in Article 16-8. Minimum Off-Street Parking. Shared parking and transit solutions that reduce land use and environmental impacts may be considered by the zoning administrator for reduced parking requirements.

(b)

Alternatives to Minimum Parking Requirements:

(1)

Off-site parking on private property: Off street parking may be located on a separate lot from the use served according to the following rules. The zoning administrator may grant an exception for the proposed parking, provided the conditions contained in subsections a through e of this article are met.

a.

Special location plan: A special location plan must be submitted with the application for off-site parking. The location plan must include a map indicating the proposed location of the off-site parking, the location of the use or uses served by the parking, and the distance and proposed walking route between the parking and the use(s) served. The map must be drawn to scale and include property boundaries, including boundaries of any intervening properties. In addition, documentation must be submitted providing evidence deemed necessary to comply with the requirements herein.

b.

Location of off-site parking:

1.

Any proposed off-site parking space must be located within 600 feet from an entrance to the use served.

c.

Approval criteria: In assessing a special location plan for off-site parking, the zoning administrator will consider the desirability of the proposed off-street parking and stacking spaces location; pedestrian and vehicular traffic safety; any detrimental effects on adjacent property; the appearance of the streetscape as a consequence of the off-street parking; and, in the case of nonrequired parking, the need for additional off street parking.

d.

Covenant for off-site parking: A written agreement between the property owners must be submitted with the application for off-site parking. The agreement must assure the retention of the parking and stacking spaces, aisles and drives and be binding upon their successors and assigns. The agreement must provide that it cannot be released, and its terms and conditions cannot be modified in any manner whatsoever, without prior written consent and approval from the zoning administrator. The written agreement must be reviewed and approved by the county attorney.

(2)

Minor modification for parking reduction: The zoning administrator may approve a minor modification to reduce the total number of parking spaces required by up to 50 percent if it meets the following standards:

a.

A parking demand analysis must be submitted that provides evidence that the amount of parking proposed will be sufficient to meet the parking demand, which depending on the complexity of the site, may require an engineered study, as determined by staff.

(Ord. of 02-25-2025(1), 2-25-25)

(a)

Flexibility of Use: The district encourages adaptive reuse of spaces and buildings to meet evolving technology needs

(b)

Collaboration with Education: Facilities are encouraged to partner with local schools and colleges to foster workforce development.

(Ord. of 02-25-2025(1), 2-25-25)