It is the intent of this district to provide for industrial and manufacturing uses, as well as office, limited institutional, and commercial uses that serve such manufacturing and/or industrial uses, in an office park-like setting that complements the surrounding land uses in the community. The planned office and industrial (P-OI) district provides for the appropriate siting and screening of buildings, as well as landscaping and other amenities, to attract and enhance private and public infrastructure investment. It is intended that the planned office and industrial districts be located in areas having or able to have all of the following: water and wastewater facilities that meet acceptable standards, one (1) or more major highways or thoroughfares, and clear suitability for the intended uses in the context of the existing or anticipated development in the surrounding area.

(Ord. of 3-27-17, eff. 3-28-17)

In planned office and industrial district, P-OI district, any structure to be erected or land to be used shall be for one (1) or more of the following uses:

(1)

Agriculture and forestry as permitted in the A-2 agricultural district, including a single-family dwelling accessory to a farm of ten (10) acres or more.

(2)

Dwellings for resident watchmen and caretakers employed on the premises.

(3)

Retail and service establishments as follows as part of a master development plan that includes industrial and manufacturing uses:

a.

Automobile fueling stations, as defined, so long as bulk storage of inflammable liquids is underground, but not including major repair and not including storage of wrecked cars or storage or rental of luggage trailers, campers, vans or similar equipment.

b.

Banks and savings and loan offices.

c.

Business and office supply establishments.

d.

Child and/or adult day care facilities.

e.

Clinics, medical or dental, for humans.

f.

Convenience store, as herein defined, with a maximum of ten (10) fuel dispensing nozzles, none of which may exceed a diameter of five-eighths (⅝) of one inch.

g.

Employment service or agency.

h.

Restaurant or cafeteria, drive-in or otherwise.

i.

Security service office or station.

j.

Stores or shops for the conduct of retail business, including sale of accessories, antiques, appliances, art or art supplies, beverages (alcoholic or otherwise), carpets, clothing, drugs, fabrics, food, furniture, jewelry, office supplies and stationery, paint, wallpaper, sporting goods and stationery and similar stores and shops.

k.

Trade or business school, including heavy construction or materials handling equipment or similar vehicles or equipment.

(4)

Contractor office and storage yard.

(5)

Custom manufacturing.

(6)

Conference center.

(7)

Cosmetics and toiletries, perfumes, soaps, drugs and pharmaceutical products (compounding only).

(8)

Electrical appliances or electronic instruments and devices, medical and dental equipment, optical or drafting equipment, toys, novelties, games, stamps, musical instruments, watches and clocks manufacture or assembly.

(9)

Farm supplies, lawn and garden sales, equipment assembly, sales and service.

(10)

Food products, candy, chewing gum, cocoa, coffee, tea and spices, beverage blending or bottling, bakery products, dairy products, cheese and ice cream, oleomargarine, fruit and vegetable processing and canning, but not slaughtering of animals.

(11)

Heating, cooling, ventilating, cooking and refrigeration supplies, equipment and appliances.

(12)

Hotel, motel.

(13)

Janitorial service establishment.

(14)

Laboratories, research, experimental or testing, including indoor combustion engine testing.

(15)

Laundry, dry cleaning facility.

(16)

Microbrewery, distillery, cidery, including tasting facility.

(17)

Movie, music, or television studio.

(18)

Offices, studios, and the like, administrative, professional or business.

(19)

Park and ride facility for public transportation.

(20)

Plumbing and electrical supplies, manufacture, sale or storage.

(21)

Printing, publishing and engraving establishment, photographic processing, blueprinting, photocopying and similar use.

(22)

Radio or television tower with conditional use permit.

(23)

Renewable energy generation as an accessory use, utility scale, with conditional use permit.

(24)

Research and development facilities.

(25)

Sign painting and fabricating.

(26)

Spacecraft/aircraft or spacecraft/aircraft parts.

(27)

Warehouses, wholesale houses and distributors, wholesale market.

(28)

Wireless communication facilities per section 18-427 of this chapter.

(29)

Facilities and structures necessary for rendering public utility service, including poles, wires, transformers, telephone booths and the like for electrical power distribution and communication service, and underground pipelines or conduits for electrical, gas, sewer or water service, including regional stormwater BMPs, but not including buildings, treatment plants, water storage tanks, pumping or regulator stations, major transmission lines, storage yards and substations, which are permitted with a conditional use permit.

(30)

Public or governmental buildings and uses, including fire and rescue stations (volunteer or otherwise), sheriff's substations, with a conditional use permit, but not including uses such as K-12 schools, parks, or playgrounds.

(31)

The administrator may permit other manufacturing or industrial uses similar to those listed above which do not create any more danger to health and safety in surrounding areas and which do not create any more offensive noise, vibration, smoke, dust, lint, odor, heat, glare or electrical impulse than that which is generally associated with light industries of the types specifically permitted.

(Ord. of 3-27-17, eff. 3-28-17)

No application for approval of a planned office and industrial district development shall be considered or approved unless the following conditions are met:

(1)

Minimum tract size. Minimum area for the creation of a planned office and industrial district development shall be seventy-five (75) contiguous acres. Incremental additions to such districts shall be immediately adjacent to the existing P-OI district and shall be appropriately sized to accommodate proposed improvements. The minimum required area may be a parcel in single ownership or in combination with contiguous parcels. If an application is to be made for a zoning map amendment to the P-OI district in contiguous parcels, the applicant must provide legal agreements showing marketable title to the subject properties and the source of the applicant's title and interest in the subject properties.

(2)

Minimum lot area, frontage. There shall be no minimum lot area, width, or frontage requirements for a lot within a planned office and industrial district development other than as specified in an approved master development plan. Consideration shall be given during the design review process to location, orientation, spacing, and setbacks of buildings, maintenance of landscaped areas, access points to ensure the proposed development is compatible with surrounding, adjacent, and nearby developed and undeveloped properties.

(Ord. of 3-27-17, eff. 3-28-17)

A master site plan shall be required as part of the zoning map amendment request submittal in the planned office and industrial district. Such site plan will be approved as part of the amendment request by the board of supervisors after review and recommendation by the planning commission. Changes to the approved master site plan must be reviewed by the planning commission and approved by the board of supervisors.

Site planning within the district shall provide for protection of surrounding areas from any adverse effects which may be anticipated within the district. Yards, fences, walls, or vegetative screening shall be provided where needed to protect residential, commercial, and institutional properties or public streets from undesirable views, lighting, noise or other off-site influences. Strip commercial development, defined as an unbroken one-store-deep row of retail spaces aligned in a contiguous straight line of three (3) or more individual spaces parallel to a right-of-way and arranged so that each unit has direct access to the parking area or road, shall not be permitted. Outdoor storage, extensive off-street parking areas, service areas and loading areas shall be effectively screened so as to limit views year-round from off-site.

To promote a park-like character within the development, care should be taken to use the required landscaping, buffering, and stormwater features to maximize the effects of such green space as seen from public rights-of-way within and outside the development. Landscaping or other appropriate measures shall be used to screen development within the park from undesirable views as well, such as storage areas, loading areas, etc.

(Ord. of 3-27-17, eff. 3-28-17)

(1)

Setbacks, external. All structures except signs shall be located at least one hundred (100) feet from the right-of-way of any existing or planned roadway which abuts or borders the planned development. All structures including signs shall be at least one hundred (100) feet from the property line of any property with residential zoning or used in a residential manner which abut or border the planned development. All structures including signs shall be at least fifty (50) feet from the property line of any property with non-residential zoning or used in a non-residential manner which abut or border the planned development. Should building heights above fifty (50) feet be granted by the board of supervisors as described below, one (1) additional foot in setback from external property lines shall be provided for each additional one (1) foot in building height above the fifty (50) foot building height maximum.

(2)

Setbacks, internal. All structures except signs shall be located at least fifty (50) feet from roadways internal to the planned development. All structures shall be located at least thirty-five (35) feet from side and rear property lines internal to the planned development.

(Ord. of 3-27-17, eff. 3-28-17)

(a)

Buffers, external. Landscape buffers shall be required between the planned development and all land not part of the planned development. Should the planned development adjoin property outside the planned development with residential or institutional zoning or in residential or institutional use, the width of the buffer shall average one hundred (100) feet, with a minimum width of seventy-five (75) feet at any point. Averaging the buffer width encourages the development plan to retain existing healthy vegetation. Upper-story and understory trees may be grouped in areas to give the appearance of natural growth rather than planted in straight, even lines, at the discretion of the plan reviewer. Existing vegetation shall be retained to the extent appropriate to fulfill the buffer requirements. Buffers between the planned development and any abutting property not within the planned development with residential or institutional zoning or in residential or institutional use shall include:

• Upper-story trees (trees attaining a height of no less than sixty (60) feet), five (5) per one hundred (100) linear feet of buffer; and

• Understory trees (trees attaining a height of no less than eighteen (18 feet)), seven (7) per one hundred (100) linear feet of buffer; and

• Evergreen shrubs that attain a height of no less than six (6) feet spaced no wider than five (5) feet, height reached within three (3) years of planting.

At least fifty (50) percent of the upper-story and understory trees shall be evergreen and of species locally adapted to the area. Existing vegetation is encouraged to be retained and supplemented to achieve the required buffer. The buffer may include a wall, fence, landscaped earthen berm, planted vegetation, existing vegetation, or any appropriate combination of these elements.

Buffers between the planned development and any abutting property not within the planned development, with non-residential zoning or in non-residential use, shall average sixty (60) feet in width, with a minimum width of forty (40) feet at any point, and shall include:

• Upper-story trees (trees attaining a height of no less than forty (40) feet), four (4) per one hundred (100) linear feet of buffer, and

• Understory trees (trees attaining a height of no less than fifteen (15) feet), seven (7) per one hundred (100) linear feet of buffer, and

• Evergreen shrubs that attain a height of no less than six (6) feet placed five (5) to eight (8) feet on center, height reached within three (3) years of planting.

At least twenty-five (25) percent of the upper-story trees shall be evergreen and of species locally adapted to the area. At least fifty (50) percent of the understory trees shall be evergreen and of species locally adapted to the area. The buffer may include a wall, fence, landscaped earthen berm, planted vegetation, existing vegetation, or any appropriate combination of elements.

(b)

Buffers, streetscape. Buffers along external roads shall average one hundred (100) feet in width with a minimum width of seventy-five (75) feet at any point. Buffers along external roadways shall include:

• Upper-story trees (trees attaining a height of no less than sixty (60) feet), five (5) per one hundred (100) linear feet of buffer, and

• Understory trees (trees attaining a height of no less than eighteen (18) feet), seven (7) per one hundred (100) linear feet of buffer, and

• Evergreen shrubs that attain a height of no less than six (6) feet spaced no wider than five (5) feet, height reached within three (3) years of planting.

At least fifty (50) percent of the upper-story and understory trees shall be evergreen and of species locally adapted to the area. Existing vegetation is encouraged to be retained and supplemented to achieve the required buffer. The buffer may include a wall, fence, landscaped earthen berm, planted vegetation, existing vegetation, or any appropriate combination of these elements.

Buffers along internal roads shall average fifty (50) feet in width with a minimum width of thirty (30) feet at any point. Buffers along internal roadways shall include:

• Upper-story trees (trees attaining a height of no less than forty (40) feet), four (4) per one hundred (100) linear feet of buffer, and

• Understory trees (trees attaining a height of no less than fifteen (15) feet), five (5) per one hundred (100) linear feet of buffer, and

• Evergreen shrubs that attain a height of no less than four (4) feet spaced no wider than five (5) feet, height reached within three (3) years of planting.

At least fifty (50) percent of the upper-story and understory trees shall be evergreen and of species locally adapted to the area. Existing vegetation is encouraged to be retained and supplemented to achieve the required buffer. The buffer may include a wall, fence, landscaped earthen berm, planted vegetation, existing vegetation, or any appropriate combination of these elements.

(c)

Buffers, internal. Internal buffers function as an intermittent visual obstruction from the ground to a height of at least twenty (20) feet, and create the impression of spatial separation without eliminating visual contact between uses. Said buffers shall average forty (40) feet in width, with a minimum width of twenty-five (25) feet at any point. These buffers shall consist of

• Upper-story trees (trees attaining a height of no less than thirty (30) feet), three (3) per one hundred (100) linear feet of buffer, and

• Understory trees (trees attaining a height of no less than fifteen (15) feet), five (5) per one hundred (100) linear feet of buffer, and

• Shrubs attaining a height of no less than five (5) feet placed five (5) to eight (8) feet on center if the shrubs shield the view of a parking area, height reached within three (3) years of planting. If there is no parking area to shield, no shrubs are required.

At least twenty-five (25) percent of the upper-story trees shall be evergreen and of species locally adapted to the area. At least fifty (50) percent of the understory trees and seventy-five (75) percent of the shrubs shall be evergreen and of species locally adapted to the area. The buffer may include a wall, fence, landscaped earthen berm, planted vegetation, existing vegetation, or any appropriate combination of elements.

(Ord. of 3-27-17, eff. 3-28-17)

The maximum lot area covered by buildings is limited to sixty (60) percent. The maximum lot area covered in total is limited to seventy-five (75) percent, including acreage used for parking. The minimum open space calculated using the entire area included in the planned office and industrial district development as one (1) tract is twenty-five (25) percent, excluding rights-of-way, required buffers, slopes over twenty-five (25) percent, BMPs and undevelopable areas such as protected wetlands.

(Ord. of 3-27-17, eff. 3-28-17)

Buildings in the P-OI district shall be limited to fifty (50) feet in height, except that belfries, cupolas, monuments, water towers, chimneys, flues, flag poles, television antennae and radio aerials less than 150 feet in height are exempt. Parapet walls may be up to four (4) feet above the height of the building on which the walls rest. The board of supervisors, upon recommendation by the planning commission, may consider on a case-by-case basis, requests to exceed the maximum building height during the master development plan process. Should building heights above fifty (50) [feet] be granted by the board of supervisors, one (1) additional foot in setback from external property lines shall be provided for each additional one (1) foot in building height above the fifty (50) foot building height maximum.

(Ord. of 3-27-17, eff. 3-28-17)

Principle vehicular access for the general public and users of the development shall be only from arterial and collector streets. Access points shall be designed to minimize traffic hazards and congestion. The design for internal circulation shall be appropriately related to access points and provide for the safe and efficient movement of vehicles and pedestrians with special attention given to crossing conflicts and suitable visibility. All streets within the district shall be public unless approved by the board of supervisors as private.

(Ord. of 3-27-17, eff. 3-28-17)

Parking shall be provided as outlined in §§ 18-421 and 18-422. Shared parking shall be encouraged as appropriate as outlined in § 18-421.

(Ord. of 3-27-17, eff. 3-28-17)

Covenants shall be established by the developer and such covenants shall bind all property in the development. Such covenants shall be submitted as part of the site plan approval package for review by the planning commission and the board of supervisors. Such covenants shall provide requirements for building materials, lighting, building orientation and facades that face public rights-of-way both internal and external to the development, signage, screening of loading and storage areas visible from any public right-of-way external to the development site, signs, provisions for shared parking and ride-sharing facilities, mail delivery systems, security, landscaping, facility maintenance, and provisions for nonmotorized transportation as appropriate. All utilities within the master planned area must be underground. Appurtenances to said utilities that must be above ground require year-round screening. Site plan guidelines as found in the County Code shall apply to all developments, including submittal materials to be provided in addition to covenants.

(Ord. of 3-27-17, eff. 3-28-17)

In conjunction with the submittal of a request for a zoning map amendment to the planned office and industrial district, the following documents shall be submitted:

(1)

Traffic impact analysis. Pursuant to the Code of Virginia, § 15.2-2222.1, a traffic impact analysis shall be prepared and submitted to the agent at the time of request for a zoning map amendment to the office and industrial district. The traffic impact analysis shall include sufficiently detailed information to reasonably determine the impact of the proposed development on the existing and planned transportation network and systems and shall be prepared in accordance with the relevant provisions of the zoning ordinance. The traffic impact analysis shall include all pertinent information relative to the proposed development phasing and shall be correlated with that phasing.

All zoning map amendment requests to planned office and industrial district must include estimated driveway traffic volumes based on the anticipated traffic generation, using the Trip Generation Manual (Institute of Transportation Engineers, Seventh Edition or as it may be amended from time to time). Where only a portion of the entire property is being used, the traffic projections for the balance of the land remaining to be developed shall be based on the most traffic-intense uses permitted under existing zoning. The applicant shall provide driveway (street intersection) volume data for 24-hours, AM peak hour, PM peak hour, and peak hour of use for weekday and weekend. In addition, the development proposal must show the existing volume of adjacent streets.

The submitted traffic impact analysis shall contain the information and analysis and be in the format as required in 24 VAC 30-155, as amended.

All existing or planned intersections, commercial entrances, median breaks, pavement markings, driveways, or other roadway features potentially affecting traffic flow located within five hundred (500) feet of the proposed development as well as all intersections and driveways internal to the development shall be considered and either shown or clearly noted on a scaled plan submitted with traffic impact statement.

The developer shall be responsible for paying all review fees required by the Virginia Department of Transportation for the review of traffic impact statements. Such fees shall be submitted by check paid directly to the Virginia Department of Transportation.

(2)

Community impact assessment. An assessment of the impact on the immediate vicinity of the proposed office and industrial district property as well as the greater Southampton County community shall be prepared and submitted to the county with zoning map amendment request. The report shall be prepared by a professional acting within his or her competency, shall be presented in written form and shall analyze in specific terms the probable impact of the project on the vicinity and community over time. Specific attention, as may be appropriate to the individual proposal, should be given but not be limited to the following elements:

a.

Anticipated direct revenues to the county from real estate and personal property taxes.

b.

An assessment of the short and long term economic impact of the proposed development. If the development is replacing an existing enterprise, an assessment of the impact the current enterprise has on the local economy and how the local economy will be impacted by the loss of the existing enterprise.

c.

An assessment of employment opportunities to be created by the proposed development.

d.

Parks and recreation activities and needs as compared to existing capacities and facilities.

e.

Fire, rescue, and law enforcement requirements as compared to existing capacities and facilities.

f.

Water, sewer and stormwater management needs as compared to existing capacities and facilities to address:

1.

Adequacy of existing utilities, water, sewer, public services and public facilities in the vicinity of the development.

2.

Public and private improvements both offsite and onsite that are proposed for construction and a cost estimate for providing these improvements.

g.

Other public and quasi-public facility and service impacts including refuse collection and disposal systems intended to serve the development.

h.

Socioeconomic changes and impacts to result from the proposed development.

i.

The costs in both capital and operating funds of providing services to the proposed development.

j.

What efforts, if any, are proposed to mitigate the service demands or costs to the county.

The Board of Supervisors may waive certain elements of the community impact assessment where the nature of the proposed development makes such elements inapplicable.

(3)

Environmental resource impact analysis. The Southampton County comprehensive plan stipulates that the natural and scenic beauty of the county shall be protected and preserved through the development process. The inventory and analysis requirements contained herein implement that stipulation and are coordinated and compatible with other environmental resource protection measures in this Code including erosion and sediment control, stormwater management, wetland protection, and floodplain management.

a.

A natural resources inventory, prepared and submitted in accordance with the provisions established herein, shall be required for all properties seeking a zoning map amendment to planned office and industrial district and shall be the basis for environmental resource impact analysis and mitigation efforts. The inventory shall meet the following requirements:

1.

The inventory shall be prepared and certified by a professional qualified to perform environmental inventories. Evidence of the professional qualifications of the person preparing the inventory shall be submitted as a part of the inventory.

2.

The inventory shall contain a plan sheet that clearly depicts the extent and location of any sensitive or environmentally significant features and areas. For each feature and area, descriptive information such as: flood plains; tree lines to be impacted (including the limits of clearing and where buffers will be installed); slope percents (with topography shown at five-foot contour intervals); wetlands classification; groundwater to be impacted (to include ponds, lakes, stream, rivers, etc.); soil type; habitat (including endangered native plant and animal life); etc. shall be provided.

3.

The applicant is responsible for having a site-specific in-field determination for perennial flow made by a qualified professional. The agent shall confirm the site-specific in-field perennial flow determination. For the purpose of determining whether waterbodies have perennial flow, a state approved, scientifically valid system of in-field indicators of perennial flow must be used.

4.

The inventory shall also contain a narrative element that describes and defines the relative values of the natural resources which are found to be present on the site, including flora and fauna.

5.

Natural resources inventories shall be submitted to the agent for review and approval concurrent with the submission of applications for a zoning map amendment. The agent shall not approve the submitted documents unless the natural features and ecological relationships inherent on the site have been identified as deemed appropriate by the agent and plans for avoidance and/or mitigation of environmental impacts are fully incorporated into the proposed plan of development for the district.

b.

Proposed planned office and industrial district development shall be planned and undertaken in accordance with the following standards, depending on the type(s) of natural features and resources present on the site:

1.

Wetlands delineation shall be performed in accordance with the comprehensive onsite determination method specified in the Federal Manual for Identifying and Delineating Jurisdictional Wetlands, 1987, as it may be amended from time to time.

2.

All construction within flood plain areas shall be in accordance with the requirements of erosion and sediment control, chapter 6 of the County Code and the most recent version of the Virginia Uniform Statewide Building Code and any special requirements of the National Flood Insurance Program applicable to such area.

3.

In areas having excessive slopes or having highly erodible soils, no roads, driveways, structures, or land disturbing activities shall be allowed except where no other practical option exists, as determined by the agent, and then, such activities shall be conducted in a manner which does not contribute to increased stormwater run-off velocities or erosion.

4.

Clear cutting of trees shall not be permitted as a part of planned office and industrial district development except to accommodate roads, drainage, utilities and other required improvements. However, the agent may permit selected thinning in areas based upon best management practices and in accordance with an approved plan. The provision shall not be deemed to preclude cutting or thinning necessitated by disease or infestation and recommended by the Virginia Department of Forestry or other qualified professional.

5.

Preparation and submission of a stormwater management plan if applicable as prescribed in chapter 13.5 (stormwater management ordinance) of this Code.

(4)

Historic resource impact analysis. In accordance with the objectives of the adopted comprehensive plan and specifically with § 15.2-2306, Code of Virginia, the purpose of the historic resources impact analysis is to protect the historic cultural resources of the county by ensuring that historic buildings and archeological sites are acknowledged and incorporated into the overall design of a planned office and industrial district.

Specifically, these provisions apply to all development in areas of the county which have or are predicted to have historic and archaeological resources present on the site. However, because of the high potential that any land in the county could contain resources of sufficient historical value as to warrant additional study, any planned office and industrial district comprising twenty-five (25) acres or more in any location in the county shall prepare and submit the studies and reports in the manner specified below. The historic resource impact analysis for a proposed office and industrial district development should identify historic resources to be impacted including, but not limited to locally identified historic areas, sites and structures, all historic places designated by the state, and all historic places designated by the National Register of Historic Places.

Special requirements for archaeological sites and structures are as follows:

a.

Archaeological sites.

1.

A Phase I archaeological study, as defined by the Virginia Department of Historic Resources in Guidelines for Archaeological Investigations in Virginia Department of Historic Resources (1996, as amended), shall be undertaken for all developments described above.

2.

If, based on the "Guidelines for Preparing Archaeological Resource Management Reports" of the Virginia Department of Historic Resources, the Phase I study indicates the desirability for additional studies, a Phase II (as defined by the Virginia Department of Historic Resources, above) and, if warranted, a Phase III (as defined by the Virginia Department of Historic Resources, above) study of the site shall also be completed. The recommendations of such studies shall be incorporated into the plan of development and any clearing, grading, or construction activities.

3.

Alternatively, instead of performing additional studies, the archaeological resource may be preserved in place provided, whoever, that the county shall require that sufficient study analysis are performed which shall determine the location al extent of the resource so as to ensure its future accessibility.

b.

Architectural structures.

1.

The secretary of the interior's Standards for the Rehabilitation and Guidelines for Rehabilitating Historic Buildings shall be used in performing appropriate architectural studies or analyses of standing structures.

2.

In the case of demolition of historic standing structures, the county may require that a set of measured drawings be prepared by a licensed architect and filed with the county and the state historic preservation office prior to demolition occurring.

c.

All archaeological and architectural studies shall be submitted to the county for review and approval and shall be made a part of any development plan approval.

Upon written request from the developer, the board of supervisors may waive any of the above requirements deemed not to be necessary for the proposed project or where it is determined in writing by competent authority recognized by the agent or state historic preservation officer that the value of the historic resource is insignificant in comparison to the cost of required studies, recovery, or preservation plans.

(Ord. of 3-27-17, eff. 3-28-17)

As part of the master plan submitted for review in conjunction with a zoning map amendment to the planned mixed use district, a phasing plan shall be provided. Such plan shall show in general how the property will develop so as to be able to discern the timing for necessary infrastructure extension.

(Ord. of 3-27-17, eff. 3-28-17)