The purpose of this article is to create a special overlay-zoning district to be known as the economic development and transportation corridor overlay district, herein referred to as the "district," as part of the zoning regulations of King and Queen County. It is the intent of this district to provide for concentrated commercial development in economic development hubs at St. Stephens Church, Shacklefords, Shacklefords Fork, Mattaponi/Airport Road and York River Road within the economic development and transportation corridor overlay district as outlined in the comprehensive plan. It is also the intent of the district to discourage commercial development and preserve the rural residential and agricultural character of the county outside the district except in conformity with the comprehensive plan.

For the purpose enumerated above, a special overlay-zoning district is hereby established to be known as the economic development and transportation corridor overlay district. Within such overlay district, there is also established economic development hubs to be known as St. Stephens Church, Shacklefords, Shacklefords Fork, Mattaponi/Airport Road and York River Road.

The boundaries of the economic development and transportation corridor overlay district are established below and shown on the zoning district map. The regulations established therein are made a part of the applicable regulations for all properties that lie within the district boundaries as established herein. In addition, all other regulations that apply to said zoning district map shall apply to the economic development and transportation corridor overlay district unless modified by this article or other provisions of this zoning ordinance.

District boundaries are as follows:

A.

Route 360: Along U.S. Highway 360 for its entire distance through the county and running back on both sides a depth of 1,000 feet from the center right-of-way of Route 360; and

B.

Route 33: Along Virginia Route 33 for its entire distance through the county and running back on both sides a depth of 1,000 feet from the center right-of-way of Route 33.

A.

Shacklefords: From the intersection of Route 14 North and Route 33, the boundaries of the Shacklefords Economic Development Hub extends: one mile north of Route 14; one mile east of Route 33; and one mile west of Route 33. Along each of these lines, the boundaries of the hub runs back a depth of 1,000 feet on both sides of the center right-of-way of these roads.

B.

Shacklefords Fork: From the intersection of Route 14 South and Route 33, the boundaries of the Shacklefords Fork Economic Development Hub extends: one mile south of Route 14; one mile east of Route 33; and one mile west on Route 33. Along each of these lines, the boundaries of the hub runs back a depth of 1,000 feet on both sides of the center of the right-of-way of these roads.

C.

St. Stephens Church: From the intersection of Route 14 and Route 360, the boundaries of the St. Stephens Church Economic Development Hub extends: one mile south on Route 14; one mile east on Route 360; one mile west on Route 360; and one mile north on Route 721. Along each of these lines, the boundaries of the hub runs back a depth of 1,000 feet on [the] side of the center right-of-way of these roads.

D.

Mattaponi/Airport Road: From the intersection of Route 643 and Route 33, the boundaries of Mattaponi/Airport Economic Development Hub extends: one mile south on Route 643; one mile east on Route 33; [and] one mile west on Route 33. Along each of these lines, the boundaries of the hub run back a depth of 1,000 feet on both sides of the center of the right-of-way of these roads.

E.

York River Road: From the intersection of Route 605 South and Route 33, the boundaries of York River Road Economic Development Hub extends: one mile and 3/100 south to Route 658; one mile east on Route 33; and one mile west on Route 33. Along each of these lines, the boundaries of the hub run back a depth of 1,000 feet on both sides of the center of the right-of-way of these roads.

[A permitted use under this article is] any use permitted in an underlying primary zoning district, but under restrictions:

A.

Residential lab [lots]. Unless otherwise exempted in these provisions, no new residential lots may be established so that the major frontage abuts Route 360, Route 33 or areas within an economic development hub. All new subdivision lots shall be arranged so that the main access or driveway enters the property from a street as required for a minor or major subdivision.

B.

Site plan required.

1.

Except for certain single-family dwellings exempted below, a site plan shall be prepared according to the requirements of article 14 of this zoning ordinance for any proposed use of property within the district or an economic development hub. In addition, site plans shall be prepared using the development standards set out below in this article within the procedures set out in article 14.

2.

Single-family dwelling constructed on lots of record within the district or any economic development hub shall be exempted from the site plan requirements provided that such lots of record were recorded prior to the date of adoption of this article. A level two site plan is required for all other single-family residential dwellings in this district or [any] economic development hub.

C.

Standards of development within the district and economic development hubs.

1.

Where parking areas are required to serve uses permitted by right or by conditional use permit, such parking areas shall be engineered where practical so that the circulation among or between various businesses can occur without reentering the primary road.

2.

When determined by VDOT, businesses or other uses requiring off-street parking shall provide a turning lane or lanes at their intersections with primary highways. Such turning lanes shall be designed, spaced and constructed in accordance with VDOT standards.

3.

Site plans for uses which abut directly on Routes 360, 33 and areas within the economic development hubs shall include traffic management improvements sufficient to prevent undue traffic congestion and protect against other safety hazards related to ingress and egress.

4.

Each project will be evaluated for consistency with current county development policies including goals for economic development and visual screening.

The planning commission shall review each site plan submitted for a building, structure or use of property within the economic development and transportation corridor overlay district and/or within one of the economic development hubs. This review shall be pursuant to level two site plan review procedures established in article 14. In reviewing such site plans and in order to alleviate extenuating circumstances caused by preexisting conditions related to the property, the planning commission may, in response to a written request submitted with the site plan, authorize adjustments in the above standards of development consistent with the spirit of this article and the comprehensive plan. No adjustment may be authorized by the planning commission that amounts to a change of zoning regulations, or one that is required to be decided by the board of zoning appeals or the board of supervisors.