Oxford Mount Zion Baptist Church leaders and some members of its congregation were on hand at the most recent Caroline County Board of Supervisors meeting to express support for an industrial mixed-use complex around Jericho Road and Zion Road off U.S. Route 1.
Deacon Trey Taylor and Deacon Stanley Jones – the former superintendent of schools in the county – spoke to the supervisors about the economic impact of the project brought forth by sand and gravel provider Luck Stone, including estimates that 5.6 million square feet of industrial space will generate $28 million annually in tax revenue.
Luck Stone also pledged to build a community center for the church near its property on Zion Road.
Details of the community center aren’t yet known, said Bishop Duane Fields Sr., the pastor of the church.
But after the board voted 6-0 to approve the comprehensive plan amendment to change the land use in that area from Rural Transition to Industrial, plans are underway for Luck Stone to construct a gathering space called the OMZBC Community Outreach Center that Fields said will be a tremendous asset to the county.
“Back in 2005, God gave us a vision as a means to solve problems and enhance opportunities for success within our community,” Fields said. “The OMZBC Community Outreach Center will provide opportunities for generations to learn technical skills, trade skills and preparation for college. It will also offer a safe inter-generational environment for citizens to come, fellowship and participate in recreational activities within their community.”
While the vote to approve Luck Stone’s application was unanimous, there was discussion from Supervisor Jeff Sili of the Bowling Green District that perhaps the company should assist the county in its two-year long effort to build a community center in the Dawn area 11 miles away instead.
But Supervisor Reginald Underwood, who represents the Reedy Church District that includes Dawn, said it makes sense to build the center near the church that will be impacted by the project.
Jon Riley, the general manager of Luck Stone Real Estate Ventures, the real estate division of the company, noted that some of the property included in the project belongs to Oxford Mount Zion.
“When we engaged in this process two years ago, one of the community needs that was identified as part of that conversation was the church engaged us and said they’re trying to build a community center to help an under-served community with opportunities,” Riley said. “If that’s an opportunity that this project can afford, we think that’s a good thing for the county.”
Sili noted that the area was slated for low-density residential in the comprehensive plan. He also expressed concern that several projects in the county have been approved over the years, but developers are slow to act on them. Underwood, however, responded that each project must be judged on its own merits and that Luck Stone should not be punished for the inactivity of other developers.
Resident Kevin Collins said that while Luck Stone has shown itself to be “a good neighbor to Caroline County,” officials should be wary of companies coming in and making promises to the community.
Collins said corporations with “deep pockets and lawyers” prey on small communities and entice them with promises of elaborate benefits without explaining the potential pitfalls.
“Large industrial users come in and now we have substations popping up in people’s backyards,” Collins said. “It’s just a ploy. You’ve already heard [Luck Stone representatives] say as soon as this goes through, they’re asking to rezone 1,200 acres from Rural Preservation to Industrial and I think it’s ludicrous. We have all these people that come into Caroline and promise great, grandiose things and yet we still have no shovels in the ground.”
Collins suggested that a data center may be the end result of the industrial park, stating that “Carmel Church Station has been approved for 15 years and the first thing that got approved there was a data center.”
Charlie Payne, the attorney representing Luck Stone, said that while a data center could become a part of the complex, it is not in the preliminary plans.
“I think it’s just fair to say that Luck Stone has been very transparent. They have been good corporate citizens for a long time,” Payne said. “They are a known commodity.”
Luck Stone, which is headquartered in Richmond, has operated off U.S. Route 301 in Caroline for the past 30 years. Riley said it has owned the property involved in this project the same amount of time.
Underwood said Luck Stone went through all the proper channels by holding community meetings and gaining approval from the planning commission before going before the supervisors. He said the project represents progress for the county.
“Whether you like it or not, Caroline County is growing and is going to continue to grow,” he said. “This area is a growth area and Caroline County is a growth area for the state.”
In other business, the county voted 4-2 to hire a retail recruitment consulting firm for $55,000 rather than adding an assistant economic developer position for $120,622 annually, including benefits.
Underwood and Chair Jeff Black voted against the motion because they prefer to hire a full-time staff member to assist in recruiting retail, an area that Supervisor Clay Forehand said is a constant struggle for the county. Forehand said it would be helpful for the firm to collect data to know where Caroline stands in attracting retail businesses.
“They all have a business model, and we don’t seem to fit a lot of the models at this point,” he said.
