Disposition Summary

Approve the LI (Light Industrial) land use classification because it is consistent with adjacent development. The SP (Stream Protection) area would be retained.

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Staff Recommendation

Approve the LI (Light Industrial) land use classification because it is consistent with adjacent development. The SP (Stream Protection) area would be retained.

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SECTOR PLAN AMENDMENT REQUIREMENTS FROM GENERAL PLAN (May meet one of these):

CHANGES OF CONDITIONS WARRANTING AN AMENDMENT OF THE LAND USE PLAN:
1. The most significant changes recently in this area at the intersection of two minor arterial streets, Westland Drive and Ebeneezer Road, has been the replacement of a large plant nursery with a multifamily development and several service-oriented commercial businesses in 2022. This transition of land use occurred at the southeast corner of the intersection.
2. The subject property, located in the northeast quadrant of this arterial intersection, is owned by Pip's Iron Works, which has operated a steel fabrication business since at least 1990. This industrial operation utilizes its access to a freight rail line adjacent to the north.
3. The proposed Southwest County Sector Plan amendment from the MDR (Medium Density Residential) land use classification to the LI (Light Industrial) classification may not reflect the most recent changes in developmental conditions, but is a more practical land use designation considering the established and active industrial operations at this location.

INTRODUCTION OF SIGNIFICANT NEW ROADS OR UTILITIES THAT WERE NOT ANTICIPATED IN THE PLAN AND MAKE DEVELOPMENT MORE FEASIBLE:
1. In 2016, the intersection of Ebenezer Road and Westland Drive was expanded to provide an additional right-turn lane on Ebenezer Road and two additional lanes on Westland Drive. This improvement eases congestion and improves traffic capacity at this location.

AN OBVIOUS OR SIGNIFICANT ERROR OR OMISSION IN THE PLAN:
1. While the current MDR classification is not necessarily the result of an error, the sector plan could have considered the LI classification on this property that is adjacent to active industrial uses. The LI land use better reflects long-standing operations here as well as the advantageous access to a freight line.

TRENDS IN DEVELOPMENT, POPULATION OR TRAFFIC THAT WARRANT RECONSIDERATION OF THE ORIGINAL PLAN PROPOSAL:
1. Development in this area has been trending towards more residential uses with the ongoing development of the Crescent Ebenezer apartments to the southwest. However, this residential land use is heavily buffered from the proposed LI classification across Westland Drive by a Stream Protection area within a FEMA designated floodway area that comprises the majority of the subject property. This buffer area is densely forested, and it would be challenging for light industrial activities to occur anywhere but the northernmost areas of the lot that abut Pip's Iron Works and connect to the rail line.

OTHER CONSIDERATIONS:
1. The LI land use classification is described in the sector plan as older industrial areas used for the light manufacturing, assembling, warehousing and distribution of goods. Substantial landscaped buffers are expected between uses of lesser intensity, particularly residential, office and agricultural uses.
2. The subject property is part of an established industrial plant, and it is primarily comprised of a vegetative and floodway buffer between this more intensive use and the apartment development across an arterial street. These conditions meet the intent of the LI land use classification.