General Industry

Areas located within the PSA that are suitable for industrial uses which, because of their potential for creating dust, noise, odor, and other adverse environmental effects, require buffering from adjoining uses, particularly residential uses.
General Industry uses usually require access to interstate and arterial highways, public water and sewer, adequate supply of electric power and other energy sources, access to a sufficient labor supply, and moderate to large sized sites with natural features such as soils, topography, and buffering suitable for intense development.

Recommended Intensity
  • Recommended FAR range: 0.2 - No limit Lower Floor Area Ratios (FAR) are acceptable if the site includes open space for future expansion or buffering purposes.
  • Primary uses include uses that maximize the industrial opportunities of an area. Typical uses can be found in the M-2, General Industrial, section of the Zoning Ordinance.
Recommended Uses
Secondary uses in General Industry areas may include office uses and a limited amount of commercial development generally intended to support the needs of employees and other persons associated with an industrial development.

Compatibility
  • Locate proposed commercial and industrial developments adjacent to compatible uses (public or other similar uses, etc.). Where a commercial or industrial development desires a location near a sensitive area, the site should be designed so that transitional uses such as offices and/or buffers are located between conflicting uses. During such evaluation, emphasis would be placed on the provision of open space; protection of the environment and historical and archaeological resources; preservation of farm and forestal lands, agricultural structures, and rural and scenic vistas; natural features; adjoining land uses; capacities of public facilities and services; the quality and effectiveness of pedestrian circulation systems and facilities; and the ability to meet the public needs of the development.
  • Commercial uses, and particularly Neighborhood Commercial areas, will have a limited impact on adjacent residential areas especially in terms of visible parking areas, lighting, signage, traffic, odor, noise, and hours of operation.
  • Acceptable Neighborhood Commercial uses should be compatible with surrounding or planned residential development in terms of scale, bulk, size, building design, materials, and color, and should provide strong, safe, and convenient pedestrian access to nearby residential neighborhoods and adjacent sites.
  • For Neighborhood and Community Commercial parcels, where existing zoning permits development of a parcel, by right or by Special Use Permit, which would exceed the collective square footage limit for a particular area, measures should be taken where possible to ensure that the development proposal is otherwise in conformance with the Comprehensive Plan.
  • For Limited Industry areas, dust, noise, odor, and other adverse environmental effects (but not size) are primary considerations for determining whether land uses are acceptable in these areas.
  • Each Community Commercial area should be clearly separated from other Community Commercial areas to retain the small town and rural character of the County, provide a sense of place, and promote transportation mobility.
  • Mitigate objectionable aspects of commercial or industrial uses through an approach including performance standards, buffering, and special setback regulations.
Public Services, Utilities & Adequacy of Infrastructure
  • Permit the location of new uses only where public services, utilities, and facilities are adequate to support such uses. The need for public services (police, fire, education, recreation, etc.) and facilities generated by a development should be met or mitigated by that development. Means to address public service needs include proffers involving cash, construction, project phasing, uses, density, intensity, dedication, facility construction, and cost sharing.
  • Timing and intensity of development is controlled by the maintenance of an acceptable level of service of roads and other public services, the availability and capacity of public utilities, the availability of skilled labor for Industrial uses, growth of County population adequate to provide a market for community-scale business activity, and growth of nearby population to provide adequate market support for limited business activity.
Environmental Protection
  • Protect environmentally sensitive resources including high-ranking Natural Areas and significant natural heritage resources, the Powhatan Creek watershed, historic and archaeological resources, designated CCCs and CCAs, and other sensitive resources by locating conflicting uses away from such resources and utilizing design features, including building and site design, buffers, and screening to adequately protect the resource.
  • Protect land designated as conservation areas on development plans by perpetual conservation easement held jointly by James City County and a qualifying second party or dedicated to a land trust.
Transportation
Minimize the impact of development proposals on overall mobility, especially on major roads by limiting access points and providing internal, on-site collector and local roads, side street access, and joint entrances. When developing large master planned communities, provide new public collector and arterial roads that will mitigate traffic impacts on existing public collector and arterial roads. Provide for safe, convenient, and inviting bicycle, pedestrian, and greenway connections to adjacent properties and developments in order to minimize such impacts and to provide adequate access between residential and nonresidential activity centers and among residential neighborhoods. Vehicular connections to adjacent properties and developments should also be provided wherever possible in order to maximize the efficiency of the entire street network. Include bikeways and/or pedestrian facilities within and between major developments and among residential neighborhoods. Integrate sidewalks into the design of streets so that pedestrian movement is safe, comfortable, and convenient. Pedestrian activity should be given an equal priority to motor vehicle activity.

Industrial and commercial areas should be planned and located to avoid traffic through residential and agricultural areas except in special circumstances where residential and nonresidential areas are both part of an overall master plan and special measures are taken to ensure that the residential or agricultural uses are adequately protected. Industrial uses to be located on Rural Lands may be permitted more than 1-half mile from such transportation facilities where such a location is essential to the use (i.e., resource related such as a borrow pit) and direct access to an adequate public road is provided.

Provide for ultimate future road, bicycle, and pedestrian improvement needs and new road locations through the reservation of adequate right-of-way and by designing and constructing roads, drainage improvements, and utilities in a manner that accommodates future road, bicycle, and pedestrian improvements. Require facilities to support bus and transit services in tourist areas, Moderate Density Residential areas, activity/employment centers, and at transit dependent uses.

Streetscapes
Provide landscaped areas and trees along public roads and property lines, and develop sites in a manner that retains or enhances the natural, wooded character of the County.