Board of Supervisors Meeting Date:

Planning Commission

July 13, 2006


Staff Lead:



W. Todd Benson, Assistant Zoning Administrator


Community Development




A Proposed Zoning Ordinance Text Amendment to Section 4-603 to Allow Primary Schools and Secondary Schools in a Planned Commercial Industrial Development (PCID) Overlay Zone as a Use By Right


Topic Description:


This proposed text amendment is designed to allow schools within a PCID Overlay Zone.


Requested Action of the Board of Supervisors:


Conduct a public hearing and consider adoption of the attached Ordinance.


Financial Impact Analysis:

No financial impact analysis has been conducted.


Summary Staff Report:


The Planned Commercial Industrial Development (PCID) District is intended to permit development of a mixed-use limited commercial and light industrial park which is under one ownership or control. Planned Commercial Industrial Developments shall be planned and developed as a single entity, subject to an approved Development Plan. The PCID shall be designed with a park-like atmosphere to complement surrounding land uses by means of appropriate siting of buildings and service areas, attractive architecture, and effective landscape buffering which protect property values in surrounding neighborhoods. PCID Districts shall be located within Service Districts and in locations designated for such use in the Comprehensive Plan.

The Comprehensive Plan envisions all of its nine service districts as traditional towns or villages that are centers of civic and commercial activity serviced by public facilities.  Chapter 9, page 3, states that public facilities and services should be sited in a manner which will efficiently and economically serve the greatest number of residents while keeping within the plans for the County growth as presented in this Plan.

At present, only day care facilities and technical schools are permitted in PCID Overlay Districts. While the proposed amendment  is to allow schools “by right,”  Section 4-605 of the Zoning Ordinance requires a special exception for “[a]ny use listed in Sections 603 and 604 above which was not specifically designated in the approved Development Plan establishing the PCID.”  Thus, the proposed amendment makes new schools a use allowed by special exception.

There is one school operating in the PCID Overlay District.  It is operated by the Fireside Wesleyan Church on Aiken Road.  At present, the church has 49 students ranging from preschool to high school.  It also teaches various classes as part of its ministry.  Included in such classes are Spanish classes for employers and English as a second language.  Should this amendment pass, the Fireside Wesleyan Church would have to secure the necessary permits for its teaching activities. The New Baltimore Service District Plan (both the existing plan and the plan scheduled to go the Planning Commission in June, 2006) identifies the need for schools in the service district. Accordingly, the proposed amendment is also consistent with the Comprehensive Plan.

This proposed amendment was initiated by the Planning Commission on May 25, 2006. On June 29, 2006 the Planning Commission unanimously recommended adoption.


Identify any other Departments, Organizations or Individuals that would be affected by this request:

Economic Development

Vint Hill Economic Development Authority

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