On the agenda: Powhatan County meeting — datacenter (Apr 7)

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Powhatan County Planning Commission
Agenda: Regular Meeting
Tuesday, April ~1, 2026, 6 p. m.
Powhatan Village Building Auditorium

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1777

3910 Old Buckingham Road

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MEETING PROCEDURE AND PUBLIC PARTICIPATION
All PlanningCommission meetings are open to the publicand interested persons may participateon the dayand
time specified above. The meeting may be watched live at owhatanva. ov 432 Live-Stream-of-PowhatanCount -Meetin s.

1. Call to Order
Craig Hughes
2. Invocation

Bobby Hall
3. Adoption of Agenda
Request to postpone action, amend, or approve Agenda as presented
4. Administrative Items

a. Minutes from January 14, 2026 (workshop meeting), February 3, 2026 (regular meeting), and
February 11, 2026 (workshop meeting)
5. Public Comment Period

At this time, the Planning Commission will hear citizen comments on matters not scheduled for a public
hearing that involve the services, policies, and affairs of Powhatan County government related to
planning or land use issues. Individuals addressing the Commission shall only do so at the lectern when
recognized by the Chair and shall direct their comments only to the Commission, not to individuals, the

audience, orthe applicants. Publiccomments are limited to three (3) minutes each. Successive speakers
should address different issues and not be repetitive.
6. Pattern Book Review

a. 26-02-PB - Wawa Pattern Book (District 2/Powhatan Station). A Pattern Book review request
pursuant to the requirements of Powhatan County Code Chapter 83 (Zoning Ordinance) Section
83-477 (f) (2), for a 6, 372 square-footWawaconvenience store located on the southwest side of
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the intersection of Anderson Highway and Stavemill Road on Tax Map 42-6C. The property is
zoned Commerce Center (CC).

b. 26-03-PB - Foundry Golf Club (District 3/Lee's Landing). A Pattern Book review request pursuant
to the requirements of PowhatanCounty Code Chapter 83 (Zoning Ordinance)Section 83-477 (f)
(2), for a 3, 526 square foot Country Inn (8 bedrooms) located south of Huguenot Trail and west
of Lee's Landing on Tax Map 18-6. This portion of the property is zoned Crossroads (CR).
7. Adjournment

a. Next Regular Meeting: Tuesday, May 5, 2026 (6 p. m.)

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POWHATAN COUNTY PLANNING COMMISSION MINUTES
Workshop Meeting
January 14, 2026
AT A WORKSHOPMEETINGOF THE PLANNINGCOMMISSIONHELDIN THE
VILLAGE BUILDING CONFERENCE ROOM, AT 3910 OLD BUCKINGHAM ROAD

IN POWHATANCOUNTY,VIRGINIA,ONJANUARY14th,2026AT 3:00 PM

Planning Commissioners Present:

BobbyHall, District 1 (Vice Chair)
Darlene Bowlin, District 2
Jessica Winall, District 3

Kenneth Hatcher II, District 5
Craig Hughes, District 4 (Chair)
Planning Commissioners Absent:
County StaffPresent:

Ligon Webb,PlanningDirector
Kalli Jackson,CountyAttorney
Chloe Wines,Planner

1. Call to Order
Chair Hughes called the meeting to order.
2. Adoption of Agenda

Mr. Hatcher motioned to approve the agenda aspresented.
Mr. Hall seconded the motion.

ChairHughes,Ms. Bowlin, Mr. Hall, Mr. Hatcher, andMs. Winall all vote AYE
VOTE 5-0
MOTION PASSED
3. Discussion Items

A. Review ofCitizens Working Group's recommendations for Housing and Future
Mr. Webb gave a presentation that reviewed discussion items from the December 10th

meeting. Mr. Webb stated that the guiding principle for the discussion was the
County's Strategic Plan. He reviewed strategic priorities related to economic
prosperity, including expanding the County's tax base, supporting job creation and

business growth, andplanningfor appropriately located economic development. He
also discussed housing priorities, including increasing the availability anddiversity of
housingoptions, addressingaffordability forcurrent andfuture residents, andaligning
housing supply with workforce and demographic needs. Mr. Webb noted that these

big-picturepolicy itemswerepreviously discussedfocusedonhigh-level policy
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POWHATAN COUNTY PLANNING COMMISSION MINUTES
Workshop Meeting
January 14, 2026

concepts to build consensus. He explained that these concepts were intended to
inform updates to the Comprehensive Plan. Mr. Webb then introduced a topic

previously discussed at the prior meeting regarding private roads and large-lot rural
subdivisions. He reviewed the current zoning ordinance, which allows up to ten lots

on a private road, subject to Board of Supervisors approval. The concept explored at
the previous meeting, which involved potentially limiting private road subdivisions to
four lots by right, with private roads approved administratively. He noted that
exceptions could be considered, such as allowing additional lots for family
subdivisions. He stated that his interpretation was that the Commission was generally
supportive of exploring this idea.

Ms. Bowlin stated shewasnot supportive ofthis idea. Shestatedthatthe existingtenlot private road standard already meets state requirements, with the primary
difference being that the roads are not paved. She noted that requiring paving would
force landowners to incur additional costs, which would ultimately increase land

prices. Shebelieved thatmany residents choose to live in Powhatan specifically for
larger lots anda more rural character. Sheadvocated for maintaining a variety of
housing and lot-size options to preserve affordability and consumer choice.
Mr. Hatcher statedhe disagreed.He statedthathe has seenmanypeoplewantingto
buy small houses on one acre.

Ms. Bowlin stated shewanteda diversity ofoptions for the public. Shefelt the
language in the ordinance pushed people towards smaller properties.
Mr. Hall observed that most recent subdivision activity has favored ten-acre lots

because they are simpler for developers to pursue. He stated that this shift has
contributed to rising land prices, noting that not long ago a ten-acre lot priced at
$100, 000 was considered high, but prices have since increased to $200, 000$250, 000, and more recently to $300, 000-$350, 000. Mr. Hall expressed concern that

atthese price points, young people in the County would no longer be ableto affordto
purchaseten-acre lots.
Mr. Webbstatedthere weremanywaysto look at the issue,notingthe lack of
consensushe continuedwithhispresentation. He then introducedthe Unified

POWHATAN COUNTY PLANNING COMMISSION MINUTES
Workshop Meeting
January 14, 2026

Development(UD) District, describingit as a standalonezoningdistrict. Mr. Webb
stated that the UD District was being considered as a replacement for the existing
Village Growth District, consolidatingmultiple zoningtools into a single district. He
explained that the district could accommodate residential, commercial, industrial, or
mixed-use development within identified growth areas, while still requiring rezoning

approval. He statedhe felt the PlanningCommissionappearedgenerally supportive of
a standalonemaster-plan districtthat could be appliedacrossvarious landuses,
includingcommercial, industrial, andmixed-usedevelopments.
Mr. Hatcher asked whatthe minimum acreage necessary for a Unified Development
Districtto function effectively.

Mr. Webb stated he believed 10 could be a good minimum, but that was open for
discussion.

Mr. Hatcher stated that it depends on what is marketable to developers.
Mrs. Winall confirmed the UDD could be used in any growth area.
Mr. Webb asked for the Commissioner's views.

Mr. Hatcher stated it seemed this would require coordination between many
developers.

Mrs. Winall stated the UDD appeared to build upon existing zoning tools by
modifying and expanding whatthe County already has in place. She clarified that
while the approach would not apply countywide, it would extend beyond a single
localized area. She stated that if the property is within one ofthe County's identified
growth areas, the UDD concept could be applied consistently using the same
framework as the Village Center Planned Development.

Mr. Webb continued with accessory dwelling units (ADUs). He statedthe County's
existing ADU ordinance is already relatively permissive. Mr. Webb explained that the
only potentialpolicy conceptdiscussedwas a modest increasein the maximum

allowable size ofADUs. Mr. Webbthen turned to cluster housing; he explained that
the current zoning ordinance does not provide a standalone framework for cluster

housing. He statedthat the concept discussed involved exploring cluster housing as a
targeted housing type within designated growth areas, allowing smaller homes with

POWHATANCOUNTYPLANNINGCOMMISSIONMINUTES
Workshop Meeting
January 14, 2026

sharedopen spacewhilemaintainingoverall site density andrequiring discretionary
review, likely through a conditional use permit.
Mr. Hatcher asked if the cluster housing would be near water and sewer connections.
Mr. Webbansweredyes.

Mrs. Bowlin stated shewouldbemore supportive ofcluster housingif the lot sizes
werebigger. Shealso wantedto make sure residential development in the County was
not outpacing commercial.
Mr. Hatcher asked if there will be a density limitation on commercial developments
in mixed use areas.

Mr. Webb stated there currently was not a minimum, but requirements such as
setbacks naturally limit density.

Mrs. Bowlin statedthatto promote affordabilityrequirements shouldbe setto ensure
housesarepriced in the mediumrange.
Mr. Hatcher stated restrictions like that might make building unprofitable leading to

no developerswillingto take ontheproject.
Mr. Webb stated the land trust was a method being looked at to make housing more
affordable.

Chair Hughes asked if any developer has approached the County about building
affordable housing.

Mr. Webbstated developers have expressedinterest. He thencontinuedhis
presentation. Mr. Webb discussed conservation subdivisions. He explained that the
Citizens Working Group (CWG) recommended modifying the existing framework to
allow a hisherdensitybonus. citing anexampleof an 85 percentbonus. He statedthat
under the revised concept, environmentally sensitive areas such as floodplains and
wetlands would be excluded from the density calculation, whereas the current

ordinanceallows densityto be calculatedusingthe entireparcel acreage.
Mr. Webbreviewedthe existingordinanceframework,whichpennits conservation
subdivisions by right with up to a 20 percent density bonus. The higher density bonus
would allow more flexibility in site design, enabling development to be shifted farther

POWHATAN COUNTY PLANNING COMMISSION MINUTES
Workshop Meeting
January 14, 2026
from the roadway and into wooded areas, reducing visual impacts and improving
preservation outcomes. Mr. Webb stated that the concept discussed involved allowing

densitybonusesabove20 percent only througha conditionalusepermit (CUP).
Mr. Bowlin stated that some ofthe Commissioners believed all conservation

subdivisions should require CUP. She asked if this would be a hinderance?

Mrs. Winall statedthis could be done sincea by rightoption is only requiredifthe
County is growing at a 10% rate.

Ms. Jacksonstatedthatremoving a by right option mightmuddle deedsthatrefer
back to the ordinance which allows it. Since these areas have rules that need to be

followed in perpetuity, it would be a bit more difficult than removing another
ordinance.

Mr. Webb stated he likes the idea ofmaking conservation subdivisions all require
CUPs. He then continued the presentation.

B. Land UseMaps & HousingAffordability StudyRecommendations
Mr. Webb introduced the discussion ofthe future land use maps and reviewed the
County's five future land use categories. Mr. Webb noted that at the prior meeting
there had been discussion about potentially consolidating the Gateway Business and
Economic Opportunity designations. He explained that the concept involved
combining these categories into a single flexible mixed-use land use designation in
selected growth areas. Mr. Webb explained that the policy rationale for consolidation
included reducing overlap between land use categories, improving clarity, providing
greaterflexibility, andbetterrespondingto market conditions, infrastructure
availability, andhousingneeds.

Ms. Winall suggested allowing parcels within growth areas to evolve based on their

characteristics andmarket conditions, rather thanprescribing specific uses for each
individualparcel.

Ms. Winall stated if any consolidation ofzoning was done, it should be done to
gatewaybusiness andeconomicpriority.
Mr. Hatcher agreed, believing they both served the same purpose.

POWHATAN COUNTS PLANNING COMMISSION MINUTES
Workshop Meeting
January 14, 2026
C. Review of Citizens Working Group's Future Land Use Map
Mr. Webb sharedthe future land use map developed by the CWG showingthe
different zoning designations in the software. He started with two large parcels under
considerationfor economicpriority.

Mr. Hatcheragreedwiththe designationbut addedmore connectionsneededto be
made. Pointing out where one could be made to Highway 288.

Mr. Webbthenzoomedin on someparcels on the east endofHighway60. He asked
abouttwo parcelsto the south ofClassic Granite. They are large andnot densely
developed.

Ms. Winallpointed out a 13-acrelot whichwouldbe economicopportunity if
designationswentby lot sizes. Shenoted some cluster housingcouldbe done onthe
backside of the lot.

Ms. Bowlinexpressedconcern for those on surroundinglots.
Ms. Winall statedthe biggestissuewiththe landuse maps is thatthey do not allow
for muchresidential growthsincethere are only a few economicopportunity zones.
Sheadvocatedfor mixingresidentialandcommercialwithingrowthareas.
Mr. Webb also supported mixing uses, noting it might be an option.

Ms. Bowlin statedthatthe currentpercentage ofeconomic opportunity neededto be
kept, not expanded.
Mr. Webb pointed out some parcels off County Line Road that could be included in
the growth area. He showed some more economic priority parcels south ofHighway
60 and parcels off Page Road were large enough to be included in economic
opportunity. Down Stavemill Roadthere were some parcels identified for economic
opportunity. Mr. Webb continued to point out different large parcels that could be
considered for economic opportunity zoning. He reviewed some ofthe zoning being
considered for the Village area.

Ms. Winall statedtherewaspotential for economic opportunity designations.
Mr. Webbsharedthe consideredareafor growthofthe Village areawhichtotaled
about 140 acers. He then asked about the addition of lots on the North side of

POWHATAN COUNTY PLANNING COMMISSION MINUTES
Workshop Meeting
January 14, 2026
Highway 60. Mr. Webb stated he favored leaving it somewhat open-ended as what
the parcels will be designated.

Ms. Winallagreed. Sayingshefelt the Countywas getting closerto its desiredtax
split but making little progress on keeping different generations within Powhatan. She

noted that the only way to get density is to expand the sewer and water systems.
Mr. Hatcher stated commercial development would only work if people from other
counties drive into Powhatan to work. Since there are too few residences at the time

to supportmorepeople whowill come for thejobs. He statedthat 300 housescould
be addedinto Powhatan,put on the watersystem, andnot make a dent in the amount
of water that is flushed from non-use.

Mr. Webb stated the question that needs to be discussed going forwardis: Where

does housing fit into gateway business andeconomic opportunity designations? He
suggested a subcommittee be assembled to do a deep dive on the parcels.
Ms. Bowlin noted that VDOT would needto have input into eventual decisions.
Mr. Hatcheraskedaboututilities betweenAcademyRoadandMannRoad.
Ms. Winall stated both water and sewer were on the north side.

D. Discussion: Future Workshop Meeting Dates (Wed., Jan 28, Wed., Feb 11, Wed.,
Feb25, and Wed.,March25, 2026- as needed)
The Commission discussed future meeting dates.
4. Adjourn - Next Regular Meeting: Tuesday, February 3, 2026 (6:00 p. m.)
ChairHughesadjournedthe meeting.

Ligon Webb, Planning Director

Craig Hughes, Chair

Date:

Date:

POWHATAN COUNTY PLANNING COMMISSION MINUTES
Regular Meeting

February 3, 2026
AT A REGULARMEETINGOF THE PLANNINGCOMMISSIONHELDIN THE
VILLAGEBUILDINGAUDITORIUM,AT 3910 OLD BUCKINGHAMROAD IN

POWHATANCOUNTY,VIRGINIA,ONFEBRUARY3RD,2026AT 6:00PM

Planning Commissioners Present:

BobbyHall, District 1 (Vice Chair)
Darlene Bowlin, District 2
Jessica Winall, District 3

Craig Hughes, District 4 (Chair)
Kenneth Hatcher II, District 5

Planning Commissioners Absent:

County Staff Present:

Ligon Webb, Planning Director
Kalli Jackson, County Attorney
Charity Gold, Planner

1. Call to Order

Chair Hughes called the meeting to order
2. Invocation
Mr. Hall led the invocation

3. Adoption of Agenda

Chair Hughes requested to postpone action, amend, or approve Agenda as presented
Mr. Hatcher motioned to approve the agenda.
Mr. Hall seconded the motion.

MOTION PASSED

5-0
4. Annual Organizational Meeting

a. Elect PlanningCommission Chair and Vice-Chairfor one-yearterms
Mr. Webb requested a motion a nomination for a chair andvice chair for a term

POWHATAN COUNTS PLANNING COMMISSION MINUTES
Regular Meeting

Februarys, 2026
ending January 31, 2027.
Mr. Hatcher nominated Mr. Craig Hughes as Chair.
Ms. Bowlin seconded the motion.

Mr. Hall, Mrs. Bowlin, Mrs. Winall, Mr. Hughes, andMr. Hatcher all vote AYE
MOTION PASSED
5-0
Mr. Hatcher nominated Mr. Hall as Vice Chair.
Ms. Bowlin seconded the motion.

Mr. Hall, Ms. Bowlin, Ms. Winall, Mr. Hughes,andMr. Hatcherall vote AYE
MOTIONPASSED
5-0

b. Adopt Planning Commission 2026-2027 Regular Meeting Schedule
Chair Hughes asked if there were any questions or concerns regarding the
Planning Commission 2026-2027 Regular Meeting Schedule.

Mr. Hatcher makes a motion to adoptthe meeting schedule aspresented.
Ms. Winall secondedthe motion.

Mr. Hall, Ms. Bowlin, Ms. Winall, Chair Hughes, and Mr. Hatcher all vote AYE
MOTIONPASSED
5-0

c. Adopt Planning Commission Rules of Order

Chair Hughes asks if there is any discussion regarding the Planning Commission
Rules ofOrderandrequests a motionto approve.
Mr. Hatcher motioned to approve the item.
Mrs. Bowlin seconded the motion.

Mr. Hall, Ms. Bowlin, Ms. Winall, Chair Hughes, andMr. Hatcher all vote AYE
MOTION PASSED
5-0

POWHATAN COUNTY PLANNING COMMISSION MINUTES
Regular Meeting
February 3, 2026

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d. Acknowledge Code of Ethics for Board of Supervisors' Appointees
ChairHughes asked if there were any concerns or questions for item 4d.

Ms. Jacksonnotedthatthe Boardof Supervisors adoptedthe Code ofEthicsat
their lastmeeting, andthattherewereno changesfrom the prioryear.
Mr. Hatchermotionedto acknowledgethe CodeofEthicsfor Boardof
Supervisors' Appointees.
Ms. Winall seconded the motion.

Mr. Hall, Ms. Bowlin, Ms. Winall, Chair Hughes, and Mr. Hatcher all vote AYE
MOTION PASSED
5-0

5. Administrative Items

a. Minutes from January 6, 2026, Regular Meeting

Ms. Winall noted that during the adoption ofthe agenda, the minutes stated that
she had seconded the motion when it was actually Ms. Bowlin.

Ms. Winallnotedthat atthe end ofthe Public Commentperiod, the minutes do
not statethatthe Chairclosedthe commentperiodbefore openingup to questions
from the commissioners.

Mrs. Bowlin motioned to approve the Minutes from January 6, 2026, Regular
Meeting as amended.
Ms. Winall secondedthe motion.

Mr. Hall, Ms. Bowlin, Ms. Winall, Chair Hughes, and Mr. Hatcher all vote AYE
MOTION PASSED
5-0

b. 2025 Annual Report of the Planning Commission

Ms. Gold provided an overview of the planning activities report included in the
packet, noting that it consolidates the highlighted items from the year. She
explained that meeting items included those presented to the Planning
Commissionor the BoardofSupervisors,regardlessofapproval status. These

POWHATAN COUNTY PLANNING COMMISSION MINUTES
Regular Meeting
February 3, 2026
consisted of eight rezonings, four conditional use permits, four zoning ordinance
text amendments, two subdivision ordinance amendments, four private roads

reviewedby the Boardof Supervisors, andtwo pattern booksprocessed
administratively. She stated that administrative items, which are reviewed at the
staff level and not directly by the Commission or Board, included 11 site plans,
one major subdivision (more than 10 lots), 33 code enforcement investigations,

sevenprivate roadstypically associatedwith family divisions,threetemporary
businesspermits, 21 temporary eventpermits, 54 signpennits, 176 business
license reviews, and 53 plat reviews, including resurveys, lot line adjustments,
easement plats, family divisions, and minor divisions. She added that future

reports mayprovidemore detailedbreakdownsofsubdivisioncategories. She
furtherreportedthatthe BuildingDepartmentissued 11 commercial building
pennits, 127 residential building permits, and 113 residential certificates of
occupancy. She concludedby stating that additionaldetails are available in the
full report and invited questions from the Commission.

Mr. Webbexpressedappreciationto Charityand Chloe for theirwork in
compilingtheplanningactivitiesreport overthepast severalweeks.He notedthat
the County now has a dedicated Code Enforcement Officer, which will likely
result in an increase in reported code enforcement activities due to a more focused

andconsistentapproach.Mr. Webbstatedthatthis hasbeena positive
development toward the end of 2025. He added that staff is working to categorize
items more thoroughly andanticipatesprovidingmore detailedbreakdownsin
next year's report.

6. Public Comment Period

Chair Hughes opened the floor for the public comment period.
ChairHughesclosedthe public commentperiod seeingasno one came forward.
7

Pattern Book Review

a. 26-01-PB - Powhatan Youth Wrestling (District 2/Powhatan Station). A
Pattern Book review request pursuantto the requirements ofPowhatan

POWHATAN COUNTS PLANNING COMMISSION MINUTES
Regular Meeting
February 3, 2026

County Code Chapter83 (Zoning Ordinance) Section 83-477 (f) (2), for a
12, 619 square foot recreational facility located on the south side ofAnderson

Highway(TaxMap 41-51). The property is zoned Commerce Center (CC).
Ms. Gold introducedthe agendaitem regardingapproval ofthe PowhatanYouth
WrestlingPatternBook. Sheexplainedthattheproject is locatedon a 2.8-acre
parcelzonedCommerce Center onthe south side ofAndersonRoad, eastof
Dorset Road, within District 2. The property is surrounded by existing and

planned commercial uses and is designated as Gateway Business in the future
landuse map. She statedthatthe proposal includes an approximately 12,000square-footbuildingfor PowhatanYouth Wrestling. Theproperty wasrezonedto
Commerce Center in 2019 alongwith adjacentparcels, anda site plan was
submitted in 2024. As part ofthe siteplanprocess, a pattern bookmust be
reviewedandapprovedpriorto siteplan approval, whichis the item currently
before the Commission.

Ms. Gold describedthe building'sorientation, notingthat it is positionedto face
the intersection ofAndersonRoad and Dorset Road. She explainedthat the

structure will be setbackbehindthe existingMcDonald's,withthe front fa9ade
oriented toward the intersection. The western facade will face Dorset Road but

will be buffered by existing residential development and landscaping, andwill be
approximately 300 feet from the roadway.
She reviewed the proposed elevations, stating that the building features a neutral
color palette in compliance with ordinance requirements. The front facade
includes articulation, an entry canopy, fabric awnings,large storefrontwindows,
andbrickveneer. The rear (south-facing)elevation abuts a vegetatedareaandwill
not be visible from public roadways. The east and west facades include 42-inchwide insulatedmetal panels designedto resemble stucco, withbrickwrapping
aroundthe buildingcorners andalongthe lowerportion ofthe structure. These
elevations also incorporate glazing and awnings. Shereiteratedthat the westfacing fa9ade toward Dorset Road will be visually mitigated by existing
residential development and vegetation.

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POWHATAN COUNTY PLANNING COMMISSION MINUTES
Regular Meeting

February 3, 2026
Ms. Gold stated that staff analyzed the proposal against pattern book requirements
and detennined it to be consistent with the Comprehensive Plan, the Countywide
Development Guidebook, and the Zoning Ordinance. Based on this analysis, staff
recommends approval of the pattern book as presented. She noted that the
applicant's representative was present and that the architect was available online
to answer any questions.

Ms. Winall askedabouttheproposedbuildmg height, notingthat it wasnot
shown on the elevations, and inquired whether the stmcture meets the 35-foot
height requirement for the Commerce Center zoning district

Ms. Goldrespondedthattheproposedbuildingdoesmeetthe 35ft height
requirement.

Ms. Bowlin motioned to approve item 7a.
Ms. Winall seconded the motion.

Mr. Hall, Ms. Bowlin, Ms. Winall, ChairHughes,andMr. Hatcherall votedAYE
MOTION PASSED
5-0

8. Public Hearings
a. District 4 - Case # 25-18-CUP Application by Super Structures GC, Inc.
requesting a conditional use permit (CUP) for automotive repair and

servicing and vehiclesales on 2.0 acres at 4601 Anderson Highway(Rt. 60)
on TaxMap No. 25-18C. The property is zoned General Commercial (C) and
containsthe "Hi and Buy" conveniencestore. The CUP is required by
County Zoning Ordinance Sec. 83-382. The Comprehensive Plan Future
Land Use Map designates this area as Bell Crossroads.

Mr. Webbpresented Case25-18-CUP.The applicant, Superstructures, is
requesting a Conditional Use Permit (CUP) for automotive repair and servicing
with limited vehicle sales on a 2-acre parcel located at 4601 Anderson Highway
(Tax Map 25-18C). The property is zoned General Commercial and currently

POWHATANCOUNTYPLANNINGCOMMISSIONMINUTES
Regular Meeting
February 3, 2026
contains the former Hi & Buy convenience store building. The CUP is required
pursuant to Section 83-382 of the County Zoning Ordinance.
Mr. Webb stated that the Comprehensive Plan designates the property as Bell
Crossroads. The designation supports small-scale rural service uses, such as gas

stationsandmarkets. Whileautomotive repairis not specifically listed, it is
considered a related rural service use historically found in crossroads areas,

providedit remainsmodestin scale and consistentwiththe rural character.He
reviewedthe surroundingzoning,notingthat at leastthree ofthe four comers of
the intersectionare commercially zoned, withadjacentareaszonedA-10 and
containing rural and conservation lands. The proposed CUP would allow a 2, 100square-foot structure with three service bays and a sales office. Vehicle spaces
would be capped at 27 total, including 14 display vehicles, seven customer
spaces, and six vehicles awaiting repair. All parking, display, and storage areas

must confonnto the submitted conceptual site andlandscapingplans, andno
expansionbeyondthe approvedplan wouldbepermitted.
Mr. Webb reviewed the conceptual site layout, including the proposed entrance

from LockinRoad,the garagefootprint, display areas, andlandscapingalongthe
roadfrontageand southernproperty line adjacentto residentialproperty. He also
describedbuildingdesignrequirements, notingthat anynew structure would
require site plan approval andPatternBookreview. At least 70%ofroad-facing
facadesmust consistofhigh-quality,rural-appropriatematerials suchaswood,
brick, or stone, with limited stucco or block. Metal or vinyl siding would require

specific approval. Roofing materials must be standing seam metal or architectural
shingles. He summarized key CUP conditions, including limits on vehicle display,
parking layout conformity, screening requirements, prohibition of outdoor storage
ofparts or fluids, non-illuminated wall signage with one externally lit monument
sign, downward-shielded lighting, and an expiration date ofDecember 31, 2031,
afterwhichrenewalwouldbe required. All CUP conditionswouldbe enforceable.
Mr. Webb stated that since the November hearing, the property owner has
indicated that the former Hi & Buy building will not be used as a convenience

POWHATAN COUNTY PLANNING COMMISSION MINUTES
Regular Meeting

February 3, 2026
store or gas station. Instead, it is proposed to be used as a professional office,
which is pennitted by right in the General Commercial district and would operate
separately from the proposed automotive repair and sales area. Access to the

officewouldbe from the proposedentranceon LockinRoad. The applicantalso
indicatedan intentto shifttheproposedautomotive repairlot 20 feetnorthwest,
increasing the setback to approximately 45 feet from the adjacent parcel (Tax
Map 25-81). Staffrequested revised conceptual site and landscaping plans in
December 2025 to reflect these changes; however, updated materials have not yet
beensubmitted. Regardingthe existingstructure, Mr. Webbclarifiedthatthe
building has not been condemned. A stop-work order was issued, and approved
constmction plans are required before improvements may resume. The Building

Official has identified structural deficiencies that will require engineered plans
and approval prior to issuance of a building permit. Staffresearch indicated that
the last Hi & Buy businesslicensewas issuedin 2022. Staffconsidersthe former
convenience store and gas station use to have been discontinued and not eligible

for reestablishment underthe County's nonconforming useprovisions (Section
83-501).
Mr. Webb reviewed the nonconforming structure reuse standards (Section 83502E). He stated that reuse ofthe structure as a professional office appears
permissible, provided there is no expansion ofthe nonconformity, the use is
permitted by right in the district, development standardsaremet, andno structural

alterations increase square footage. A site plan andbuildingpermit would be
required prior to occupancy. Because revised concept andlandscaping plans have
not been submitted reflecting the proposed changes, staffrecommend denial of
the applicationatthis time until updatedmaterials are receivedandcanbe
incorporated into the CUP conditions.

Ms. Bowlin inquired whether vehicular traffic from Route 60 would utilize the

sameproposed entrance serving the new automotive repair building in orderto
accessthe existingbuilding.

POWHATAN COUNTY PLANNING COMMISSION MINUTES
Regular Meeting
February 3, 2026

Mr. Webbrespondedthattherewouldnot be an additionalentrance.He clarified
thatthe only accessto the site, includingbothbuildings,wouldbe from Lockin
Road. He noted that, while staff are awaiting a new concept plan, the current

proposal could serve as a compromise. The existing Hi & Buy building would
operate as an office, and adjustments such as rear access, expanded parking, and
shiftingthe proposedgarageto increasethe buffermay help mitigate
neighborhoodconcernsregardingthe conditionofthe Hi & Buy structure.
Mr. Hatcherquestionedwhether, in the caseofa non-conformingstructure like
the Hi & Buy building, if it were demolished, a new building could be constructed
in the same location despite not meeting current setback requirements firom Route
60.
Mr. Webb responded that he did not believe that to be the case. He referenced the
non-conformingstructure standards.He explainedthat a non-conforming
structure abandonedfor morethantwo years may only bereusedunderlimited
circumstances. The first condition is that the nonconformity must be limited to

yard configuration or setback issues, meaning the structure can be reused as long
asthe nonconfonnitydoesnot extendbeyondthese aspects.
Mr. Hatcher questioned how the reuse ofanon-conforming structure would work
if the proposed use must comply with current development standards, such as
parking, landscaping, signage, and access management, when the existing
stmcture and site currently do not meet these requirements.

Mr. Webb responded that part of addressing these issues could involve relocating
the entrance, using Lockin Road instead ofthe front entrance off Route 60, and
closing offthe front access, which may help the site better comply with current
development standards.

Mr. Hatcheraskedwhatthe setbackrequirement is for a newbuildingor business
along Route 60.

Mr. Webb responded that he believes the requirement is 75ft from the main
roadway.

POWHATAN COUNTY PLANNING COMMISSION MINUTES
Regular Meeting
February 3, 2026
Ms. Winall explained that the existing building can still be used even though it

doesnot meetcurrent setbackrequirements. However, all other site elements,
parking, landscaping,andsignage,must comply with current standards.For
example, parking cannot remain in front ofthe building and must be relocated to
the rear. Essentially, the building's walls remain, but everything else must
conformto modem developmentrequirements.
Mr. Hatcheraskedhowfar offofRoute 60 the Hi andBuy is located.
Mr. Webbresponds 30 or 40 feet.
Mr. Hatcher noted that the building does not meet the setback requirements.

Mr. Webbresponded thatthe existing building, likely built 75 years ago or more,
is a non-conforming structure. It can be reused in its current location under

limited circumstances. However, if the building were demolished, it could not be
rebuilt in the same spot and a new structure would have to meet current setback

requirements. He reiterated that the reuse allowance applies because the
nonconformity is limited to yard configuration or setbacks, and all other site
elements would need to comply with current development standards.
Mr. Hatcher stated that he has a different interpretation ofwhat constitutes a non-

confonning structure. He noted thatthe standards saytheproposed use must
comply with current development standards, including landscaping, signage, and
access management, and that a new building must meet the required setback from
Route 60. He emphasized that the existing structure cannot meet that setback if it
were rebuilt.

Mr. Webb andMs. Winall noted thatwhile the existing building doesnot have to
meet the current setback requirements, all other site elements must comply with
current development standards.

Mrs. Bowlin questioned whether, ifthe current site plan is approved, the applicant
could later submitan applicationto construct an additionalstructure on the same
property.

Mr. Webb responds that they would have to come in and amend it to have a new

hearing.
10

POWHATAN COUNTY PLANNING COMMISSION MINUTES
Regular Meeting
February 3, 2026
Ms. Winall noted that this site plan doesn't address everything because it does not
addressparking for the office building.

Ms. Bowlin suggestedthat if the applicantwere everallowedto construct an
additional structure on the property, it should be set back a specified distance
from the road. Mrs. Bowlin suggests more than 75 feet, ideally around 105 feet, to
help maintain appropriate site layout and buffer.
Mr. Webb responded that any future changes, including adding another structure,
wouldbetiedto the approvedconceptplan. Ifthe applicantwantedto make
changes, they would need to return to amend the CUP. Additionally, if the
existingbuildingwere demolished, any new structure wouldberequiredto
conform to current setbackrequirements.

Mr. Hall questioned whether, in line with Mr. Hatcher's earlier point, the existing
building's footprint is grandfathered as a non-confonning structure regarding the
setbackfrom Route 60, butthat any addition, even a small feature like a 3x3 stoop
or covered porch, would violate current setback requirements, andthus the
buildingitselfwouldbe consideredin violation.
Mr. Webb responded that that is correct.
Ms. Winall asked what was the last requirement listed.
Mr. Webb states the structure must be maintained in its existing size and
condition with no structural alterations that increase square footage.

Ms. Winall noted that she doesn't believe a stoop would constitute that level of
change.
Mr. Hall statedthat he has encountered a casewhere installing handicapramps to

provide proper accessibility violated the existing building footprint.
Ms. Winall questioned whether that would be counted towards square footage.
Mr. Hall responds that ramps and porches are considered when counting square
footage.

Mr. Webbstatedthatwhile an interpretation couldbe soughtregardingadditions
like ramps, any required features might need to be relocated to another entrance to
avoid violating the building footprint. He noted that the Hi & Buy building
11

POWHATAN COUNTS PLANNING COMMISSION MINUTES
Regular Meeting
February 3, 2026
requires extensive work, including building, utility, and site improvements. Most

concernshave centeredon the existingbuildingratherthanthe proposedgarage.
He acknowledgedthe applicant's compromise to convert the buildingto office
use as reasonablebut emphasizedthatnumerousregulatory requirements must
still be addressed. Mr. Webb concluded that the first step is obtaining an updated
conceptplanto guide compliancewithall applicablestandards.
Mrs. Winall questionedifthere is anyreasonwhythe applicantdidn'tdefer since
they didn't have the concept plan.

Mr. Webbinvitedthe applicantforwardto speakandanswerquestions from the
Commissioners.

Mr. Webb questioned whether it would be allowable to defer the item at the

Planning Commission in order to allow the applicant more time to submit a
reconfigured concept plan, and if doing so might create any issues with the review
timeline. He suggested that this might be a question for the County Attorney.
Ms. Jacksonstatedthat if the applicantrequests a deferral, he must submit a
deferral form, whichfreezesthe reviewtimeline. However, sincethe item has
already been advertised for a public hearing, the Planning Commission must vote

onwhether to approve the deferral. Ifthe deferral is approved, the applicant could
deferbetweenthe PlanningCommissionandthe Boardbutwouldthenbe bound
by the Planning Commission's vote as it stands.

Ms. Winall noted that they cannot defer again because they have maxed out their
90 days.
Ms. Jackson stated that if the applicant requests a deferral and signs the deferral

form to pausethe review timeline, andifthe Planning Commission accepts that
deferral, thenthe deferral couldproceedin thatmanner.
Ms. Winall questioned why the applicant did not request a deferral, since the
concept plan and all necessary information for a complete review ofthe

Conditional Use Permit packet were not available for consideration at tonight's
meeting.

12

POWHATAN COUNTY PLANNING COMMISSION MINUTES
Regular Meeting
February 3, 2026

Mr. Webbstatedthathe hadsuggestedthe applicantcould deferif desired.His
recommendationwas to vote on the item tonight, but if the applicantwishedto

defer, particularly for Board consideration, they could do so. From staffs
perspective, they request updated materials, but have not received them, which is
why the matter was before the Commission tonight. He noted that staffare willing
to workwiththe applicantto allow additionaltime to finalizethe conceptplan
before it proceeds to the Board, if the applicant chooses to defer.
Mr. Hatcheraskedfor clarificationbeforethe public hearing,notingthatthe
property is partially zoned General Commercial and that there are numerous
permitted uses the applicant could establish without Planning Commission
approval, requiring only staff review for site compliance. He further inquired
about the parking requirements for the proposed professional office building
withinthe existing structure.

Mr. Webb responded that the professional office building is approximately 1, 800

square feet, andthe parking ratio is one spaceper 200 square feet. He estimated
that an additional six to nine parking spaces would likely need to be addedto
accommodate that building.

Mr. Hatcherstatedthat initially it wasn'tclearwhetherthe proposedbuildingwas

just an office or a professional office building. He noted that if it were an office
directly for the business operation, it could be considered an accessory stmcture,
whichis not allowedto be builtbeforethe primary use. He soughtclarification
and confirmed that the building would be a separate professional office, not
accessory to the automotive repair operation.

Chair Hughes opened the public hearing period.
Am Martin4561 LockinRdMs. Martin statedthatherproperty backsup to the
subject site. She expressed concerns about safety and traffic if a large service
businesswereplacedonthat comer, particularlywithno improvements to
Anderson Highway. She noted that turning out ofLockin Road is currently
hazardous due to limited visibility and the curve. Ms. Martin raised issues
regarding drain fields and the existing gas tanks, emphasizing potential
13

POWHATAN COUNTY PLANNING COMMISSION MINUTES
Regular Meeting

February 3, 2026
environmental andsafety risks. Shealso statedthatthe comer is too small to
accommodate a body shop, auto sales, and a professional office building.
Additionally, she explained that existing foliage and vehicles parked on the
property obstmct visibility, making it dangerous for residents to exit their
driveways. Ms. Martin concluded by stressing that these concerns are serious and

go beyondparkingor buildingplacement, urgingthe Commissionto carefully
considerthe safety andoperational impacts onthe neighborhood.
Dale Goodman 4604 Anderson Hi hwa Ms. Goodman stated that she lives

acrossthe street from the subjectproperty andspoke in oppositionto any
development at that comer, including the proposed new building. She emphasized
that the area is very congested and expressed concern for traffic safety, citing her
experiencecalling 911 for accidentsin the areaandnotingthat schoolbusestravel
along Lockin Road. Ms. Goodman expressed disappointment that only a few
neighboring residents were notified ofthe previous hearing, leaving many
residents along Bell Road unaware and concerned. She mentioned that some

neighbors, including members ofher church, considered starting a petition
opposing the proposed development. Ms. Goodman questioned the designation of
the area as "Bell Crossroads, " asking whether that is an official name or simply
Bell Road as it has traditionally been known. She reiterated her opposition, stated
thather concernshadbeenraisedpreviously in November, andthankedthe
Commission for hearing her comments.
Veronica Sanders4602 Anderson Hi hwa Ms. Sanders stated that she lives

across the street from the proposed business site and attended the meeting with an
open mind. She expressed concern that the applicant did not provide updated
plans for parking, signage, or site layout, noting it seemed as if no effort hadbeen
made since the November meeting. Ms. Sanders questioned why the Board would

consider approval without complete information. Shealso raised safety concerns
regarding the site's location on Route 60, highlighting the dangerous traffic
conditions, the need for vehicles to stop and turn onto Lockin Road, and the
potential for increased accidents. She urged the Board to deny approval until
14

POWHATAN COUNTY PLANNING COMMISSION MINUTES
Regular Meeting
February 3, 2026
VDOT addresses traffic safety by widening the road, reducing the speed limit, or
adding traffic signals, emphasizing that these measures should be in place

regardless ofthe type ofbusiness proposed. She concluded by thanking the Board
for their time.

Chair Hughes closed the public comment period and asked ifthe Planning
Commission had any further comments or concerns.

Ms. Winall questionedthe VDOTletter, notingthat it appearsVDOTis deferring
most issues, such as turn lane warrants, comer clearance, and minor side street

requirements, to the site plan review stage, and asked for confirmation on this
interpretation.

Mr. Webbrespondedthatthe projectwill needanAccessManagementException
(AME) because the driveway spacing is close to, but does not fully meet, VDOT
standards. He addedthat, in his experience, anyone who applies for an AME has
alwaysbeengrantedapproval.
Ms. Winall noted that, according to item four ofthe old plan, the layout showed
frontage along Route 60 for the existing use and a separate entrance along Lockin
Road for the proposed use; however, she acknowledged that this configuration
will no longerbethe caseunderthe revisedproposal.
Mr. Webb responded that if a new conceptual plan is submitted, VDOT would
need to review the site plan again to ensure compliance with their standards.
Mr. Hatcheraskedwhether, in responseto Ms. Winall's concern aboutturning
onto Route 60, there wouldbe some indicationor signageto showthatthe areais
no longer a pulloff and that vehicles should not attempt to enter from Route 60 at
that point.

Mr. Webb responded that he was not certain what form it would take, but
suggested that some type ofvisual indication, such as landscaping or other
measures, couldbe usedto showdrivers thatthe areais no longer a pullofffrom
Route 60.

Mr. Hatcher stated that the discussionabout"Crossroads"is related to zoning,

noting that if the applicant were requesting to rezone the parcel to Crossroads,
15

POWHATAN COUNTY PLANNING COMMISSION MINUTES
Regular Meeting
February 3, 2026

auto saleswouldbeprohibitedunderthat designation.He clarifiedthat sales are
permittedbecausethe parcel is currently zonedGeneral Commercial andthe
applicant is not requesting a rezoning, which is why the auto sales component is
allowed.

Mr. Webb affirmed that point.
Ms. Bowlin stated that she is generally supportive of businesses in Powhatan
County and encourages economic development. However, she expressed two
main concerns regardingthis project: first, the lack of a complete plan and layout
for the existing building, and second, traffic and access issues, noting potential
safety concerns with vehicles entering and exiting the site given the number of
parking spaces and anticipated customer activity.
Mr. Hall stated that if the applicant is not requesting a deferral, he would call for
the question unless others had additional comments. He agreed with prior
speakers, noting that without a conceptual layout plan showing parking for the
new office space and the existing Hi & Buy building, there is a major traffic

concern,particularlywithpreventingpeople from parkingin front ofthe building
asthey hadpreviously. He also notedthatVDOTwouldneedto reviewtheplan
againgiven the single entrance on LockinRoad, which affects traffic flow. Mr.
Hall clarifiedthat Bell Roadremains Bell Road, andthe term "Crossroads" is
used only for county classification purposes, not as a road name. He concluded
that, under these circumstances, he cannot support the project at this time.

Chair Hughes motioned to deny case 25-18-CUP.
Ms. Bowlin seconded the motion.

Mr. Hall, Ms. Bowlin, Ms. Winall, Chair Hughes, and Mr. Hatcher all voted AYE
MOTION PASSED
5-0

9. Adjourn

16

POWHATAN COUNTY PLANNING COMMISSION MINUTES
Regular Meeting
February 3, 2026
Chair Hughes noted that the next workshop meeting is scheduled for Wednesday,
Febmary 11, 2026, at 3:00p.m., andthe next regularmeeting will be on Tuesday, March

3, 2026.
Chair Hughes adjourned the meeting.

Ligon Webb, Planning Director

Craig Hughes, Chair

Date:

Date:

17

POWHATAN COUNTY PLANNING COMMISSION MINUTES
Workshop Meeting

February 11, 2026
AT A WORKSHOP MEETING OF THE PLANNING COMMISSION HELD IN THE

VILLAGEBUILDINGCONFERENCEROOM,AT 3910 OLDBUCKINGHAMROAD
IN POWHATANCOUNTY,VIRGINIA,ONFEBRUARYIIT, 2026AT 3:00PM

Planning Commissioners Present: Bobby Hall, District 1 (Vice Chair)
Darlene Bowlin, District 2
JessicaWinall, District 3

Kenneth Hatcher II, District 5
Craig Hughes, District 4 (Chair)
Planning Commissioners Absent:
County Staff Present:

Ligon Webb, Planning Director
Roxanne Salerno, Director of Economic Development
Brian Haney, Deputy County Administrator
Tim Glidewell, Assistant Director of Utilities

1. Call to Order

ChairHughescalledthe meetingto order
2. Adoption of Agenda

Chair Hughes asked if there were any requests to postpone action, amend, or approve
Agendaas presented.

Mr. Hatchermotionedto approvethe agendaaspresented.
Mrs. Bowlin seconded the motion.

Chair Hughes, Mr. Hall, Mrs. Bowlin, and Mr. Hatcher all vote AYE

MOTION PASSED

5-0
3. Discussion Items

a. Review of Board of Supervisors Strategic Priorities

Mr. Haney presented an overview ofthe Board of Supervisors' 2025-2028
Strategic Plan, explaining that staff sought to revisit the Board's priorities and

evaluate howthey inform ongoing work. He statedtheprevious strategic plan
serves as a roadmap for managing growth while leveraging opportunities that
benefit County residents. Mr. Haney discussed the six priorities which inform the

POWHATAN COUNTY PLANNING COMMISSION MINUTES
Workshop fleeting

February 11, 2026
plan. He referenced the Board's goal of moving toward an 85/15 tax revenue split
whichwould require significantcommercial development. Emphasizedincreasing

housingvariety andaligningresidential growthwith economic development
needs. Gave details on a housing needs report presented to the Board in

September. Mr. Haney stated that maintaining rural heritage and resource
preservationwas a priority. He thenpresentedmaps from the 2021 comprehensive
plan depictingeconomicpriority areas andexistinglanduse, raisingthe question
of whether economic areas should expand, and where attainable housing
opportunities may be appropriate.

Mr. Haney concludedby askingwhetherthe informationwashelpful andinviting
questions and feedback from the Commission.
The commission discussed ways to balance growth and farmland preservation in
the county.

Mrs. Bowlin sharedher support for adoptingandfundinga Purchaseof
Development Rights program. She saidparticipation would depend on whether
theprogramprovides enoughfinancialcompensation.
Mr. Webb saidthe topic reflects the county's larger goal ofmanaging both growth

andpreservation. He explained that designated growth areas are meantto control
housing development, so farmland and rural areas can remain intact.
Mrs. Bowlin also expressed concern about limiting property rights, stating that
landowners should be able to decidehowto use their land. She emphasizedthat

preservation efforts should remain voluntary and include compensation.
The commissionalso discussedexamples from other counties, includingthe use
of cluster development and PDR programs to protect rural land. Members noted
that many localities face similar challenges and that rising land costs and zoning
changes have reduced opportunities for smaller mral lots.
b. Tim Glidewell, Utilities Operations: Utilities Systems Overview and Growth
Area Capacity Discussion

Mr. Glidewell gave a presentation on the county's existing water and sewer
systems, service areas, andprojected future needs tied to growth. He gave an

POWHATAN COUNTS PLANNING COMMISSION MINUTES
Workshop Meeting

February 11, 2026
overviewofthe threeprimary utility service districts in the county: the
Courthouse area, the Flat Rock area, and the Founders Bridge area. He noted that
the Founders Bridge system is already near capacity, limiting additional
development without system changes. He delivered a presentation which
reviewed the current system's capacities and usage levels in each service area.
Maps were shown to illustrate the distribution of water mains and sewer lines
across these service areas. Mr. Glidewell also discussed projected water and
wastewater demand through 2045 based on anticipated growth patterns, including
potential development and planned growth areas. Estimates show significant
increases in demand across the Courthouse, Flat Rock, and Route 711 areas, with

wastewater projections generally tracking water usage trends. He explained that
some service areas are expected to reach capacity without infrastructure
improvements. He then outlinedpotential infrastructure upgrades and associated
costs needed to support future growth.

The commissiondiscussedpotential options for expandingthe county's long-term
watersupply andthe challengesassociatedwithdevelopingindependent
infrastructure.

Mr. Hatcher asked about the possibility of constructing another county water
treatment plant in Powhatan.
Mr. Glidewell explained the cost of building and operating a water treatment plant
would be extremely high and beyond the county's current financial capacity. He

statedthatthe county's more feasibleshort-term strategyremainspurchasing
finished water from neighboring jurisdictions while continuing to explore longterm regional solutions.
The discussion also touched on regional cooperation and competition, with staff
noting that neighboring counties must balance their own capacity needs and
economic development priorities when considering water sales. Commissioners

furtheremphasizedthat utility demandprojections are closely tiedto
transportation infrastructure and broader development patterns, suggesting that

POWHATAN COUNTY PLANNING COMMISSION MINUTES
Workshop Meeting
February 11, 2026
roadway improvements and accessibility will influence the pace and scale of
growth.

Additional questions addressed specific development impacts, including expected

wateruse from the proposeddatacenter. It was statedthat industryuse ofaircooled systemsmay reduceprojectedwaterdemandcomparedto earlier
estimates, and that discussions have included potential developer contributions
toward utility infrastructure costs.
c. Roxanne Salerno, Economic Development: Overview and considerations for
future EconomicPriority parcels
Mrs. Salerno provided a presentation on the county's updated economic
development strategic plan. She highlighted the need to expand available

commercial andindustrial space, notingthatthe county currently lacks flexible
businesslocations andready-to-develop sites. Mrs. Salernoalso emphasized
growing attention to tourism and placemaking as drivers ofquality of life and
economiccompetitiveness. Initiativesin this areaincludedpromoting natural
assets, strengtheningbranding, exploringa tourism overlay areain the
comprehensiveplan, andpursuing a potential Main Streetprogram in the village
area.Thepresentationfurther describedthe department's operationalframework.
She explained that modem economic development increasingly focuses first on
quality ofplace andworkforce availability,withbusinessattraction following
those factors. Key challengesidentifiedincludedlimited site inventory,
infrastructure constraints, and housing availability. Mrs. Salerno discussed site
readiness efforts and the state's tiered business-ready site program, noting that the

county currently hastwo Tier 4 sites, includingone ownedby the economic
development authority.
Ms. Hatcher asked what would make Powhatan competitive with surrounding

countieswhenattracting businessesandresidents, questioningwhetherlower land
costs or workforce availabilitywouldbe enoughto drawdevelopment compared
to nearby localities.

POWHATAN COUNTY PLANNING COMMISSION MINUTES
Workshop Meeting
February 11, 2026

Mrs. Salernorespondedthatwhilecompetition exists, Powhatanbenefits firom
having developable commercial land that is becoming less available in
neighboring counties. She added that the county's strong quality of life makes it
attractive to potential residents, but housing supply is limited, whichrestricts

workforcegrowth. Mrs. Salernonotedthat expandinghousingoptions couldhelp
increase the available labor pool and strengthen the county's competitiveness.

d. General Discussion

The commission discussed the next steps in the comprehensive plan update
process. Staff explained that the February 25 workshop would focus on reviewing
the maps, comparing them with the citizens working group proposal, and

identifyingpossiblechanges. Commissionersthen discussedmeeting logistics.
The commission also discussed land use designations, including the difference

betweengatewaybusinessandeconomicpriority areas.They explainedthat
economic priority areas are currently intended for light industrial uses, while

gateway business areas allow a broader mix, including commerce center and light
industrial. Commissioners asked about heavy industrial uses, andthey noted that
only limited areas,primarily in the South Creekarea, are designatedfor heavy
industrial use andthat most local industrial development tends to be light
industrial. Commissioners suggestedrevisiting heavyindustrialdefinitionsand
parcel locations if future land use recommendations expand those uses.
Additional discussion included a request for staffto provide mapping that

identifieslargerundevelopedparcels andutility service areasto assistwith future
landuse decisions.The commissionalso briefly discussedthe Board'srecent
decision not to approve a proposed school site in South Creek, with members

notingthat adjacentindustrialuses andseparationrequirementswere factors in
the decision. The discussion concluded with briefquestions regarding where
residentscan obtaininformationaboutforming a nonprofit, withmembers
suggesting the Commissioner ofthe Revenue's office as a likely resource.

POWHATAN COUNTY PLANNING COMMISSION MINUTES
Workshop Meeting
February 11, 2026
4. Adjourn
Chair Hughes adjourned the meeting. The next Workshop Meeting is

Wednesday,February25, 2026 at 3 p.m.

Ligon Webb, Planning Director

Craig Hughes, Chair

Date:

Date:

Powhatan County Planning Commission
26-02-PB - Wawa Convenience Store

Meeting Date:

April 7, 2026

Agenda Item Title:

26-02-PB- Wawa Pattern Book (District 2/PowhatanStation). A Pattern
Book review request pursuant to the requirements of Powhatan County
Code Chapter 83 (Zoning Ordinance) Section 83-477 (f) (2), for a 6, 372
square-foot Wawaconvenience store located on the southwest side of the
intersection of Anderson Highway and Stavemill Road on Tax Map 42-6C.

The property is zoned Commerce Center(CC).
Summary of Item:

The proposed pattern book is consistent with the comprehensive plan, the
countywide development guidebook, and the requirements of ordinance Sec.
83-477.

Motion:

In accordance with public necessity, convenience, general welfare, and good
zoning practice, I move the Planning Commission approve the Wawa
Convenience Store Pattern Book, presented as Option 1.
OR,
In accordance with public necessity, convenience, general welfare, and good
zoning practice, I move the Planning Commission approve the Wawa
Convenience Store Pattern Book, presented as Option 2.

Staff:

X

Approve

Attachments:

StaffReport with Attachments

StaffContact:

Charity Gold, PrincipalPlanner I
(804)598-5621x2313

Deny

csold(S), DOwhatanva. gov

If there are any questions, please call the staff/contact prior to the meeting.

See Comments

Case 26-02-PB: Wawa Anderson Highway
Staff Report Prepared for the Planning Commission
By Charity Gold, Principal Planner

I.

PATTERN BOOK

April 7, 2026

Planning Commission
II.

IDENTIFICATION AND LOCATIONAL INFORMATION
Request:

Pattern Book Review for Wawa Anderson Highway

ExistingZoning:

Commerce Center (CC)

Parcel Size:

5. 08 acres

Parcel Tax Map:

42-6C

Applicant:

1901 PowhatanLLC

Owner:

1901 Powhatan LLC

Property Location:

1901 Anderson Hwy

Electoral District:

District 2

2021 Future Land

Use Plan:

Gateway Business

1 | Pa ge

III.

EXECUTIVE SUMMARY
Project Description
The applicant requests Pattern Book approval for a 6, 372 square-footWawa Convenience Store

located on the southwest corner of the intersection of Anderson Highwayand Stavemill Road
(Figure 1). The property is zoned CC and is designated Gateway Business in the Future Land Use
Plan.
Figure 1: Site Location

The proposed building will be oriented with the

primary entrance and fagade facing toward
Anderson Hwy. The elevation facing Stavemill
Roadwill include drive-through pick up window.
This drive through will only include a pickup
window without the typically associated order

window. Customers will order ahead using a
Wawa App and will only enter the drive through
to pick up their orders. The rear elevation,
facing Urbine Road will include an additional

store entrance, and the western fagade, facing
a future phase of the site, will include the
loading zone (Figure 2).
Design Evaluation

Figure2: Site Layout

Pattern Book approval from the Planning
Commission is required prior to site plan

.

U_. -_Q-

approval and building permit submittal for
Institutional, Commercial, and Mixed-Use

Developments.
with

the

The project's consistency

Comprehensive

Plan,

the

Countywide Development Guidebook, and
ordinance requirements is
based on an evaluation

determined
of written

descriptions and graphics submitted by the

» i
KS-^SA ;

^
'^i'
i^

t3 lii
.

applicant.
A summary of the applicable standards from

these documents and a description of how
the project complies is outlined in Table 1,
below.

il
1
if

^.

Because the building is located on a corner lot, the ordinance requires a prominent
corner feature facing the intersection (Sec. 83-477(d)(2)).
To accomplish this
requirement the applicant has submitted two alternatives. Each alternative uses wood
veneer material wrapped around the northeastern corner in addition to the elevated

roofline facing the northern elevation. The wood veneer for Option 1 extends
approximately 7. 5 feet along the eastern fagade, which clearly defines the corner of the
building, while Option 2 extends the wood veneer approximately 44 feet along the
eastern facade, which creates symmetry between the material above and below the
awning.

3| Pa ge

Tablet:

Pattern Book Standards for Institutional, Commercial, and Mixed-Use Development
Design

Requirement

Proposed Related Features

Standard

Compatibility
with surrounding
development

Surrounding buildings consist of a variety of building types and Consistent. The proposed building will incorporate
materials. The dominant materials are brick, stone, and stucco brick, composite siding, and EIFS building materials.
in neutral cream and gray earth tone colors. The buildings The building is single-storywith a symmetrical layout
closely align with the main street commercial type architecture and a combination flat and pitched roofs.
with rectangular building structure, flat roofs, storefront
windows, and awnings.

Although the applicant describes the architectural

theme as contemporary colonial style inspired, the
building materials and form are generally consistent
with the existing surrounding buildings and
incorporate architectural elements that align with the
main street commercial type architecture.

4| Pa ge

Building
Orientation

Buildings on corner lots shall include a prominent Corn lies. The applicant has providedtwo alternatives
architectural feature of greater height than the rest to meet the "prominent architectural feature"
of the roof, such as a tower or similarfeature, at the requirement. Each alternative includes the wood
corner of the building closest to the intersection.

Facades facing street and open spaces should include
pedestrian-orientated detailing.
Architectural pedestrian amenities such as benches,
fountains, decorative light fixtures, plantings, and

awnings shall be provided subject to review and
approval by the director.

veneer wrapped around the northern and eastern

building elevations to create a corner focal point.
Option 1, wraps the wood veneer from the northern
elevation along the eastern elevation approximately
7. 5 feet. Option 2, extends the wood veneer to

approximately 44 feet along the eastern elevation to
bring it to align with the wood veneer below the
awning.

The primary entrance will be oriented toward the
intersection of Anderson Highwayand Stavemill Road.
The building includes covered porches with metal
roofs on the front and eastern side facades. The porch

roofs are supported by square white columns and
large storefront windows.

5 I Pa ge

Architecture,
Design, and
Facade

Street-facing front buildingfacadesthat aregreaterthan Complies. The front fagade includes wall offsets that
60 feet wide shall be articulated with wall offsets (e. g. exceed 24-inch-deep bump out at the front fagade.

Articulation

least one foot deep, at least ten feet wide, and spaced

projections or recesses in the facade plan) that are at This articulation meets the articulation requirements.
no more than 40 feet apart.

The side elevation facing Stavemill Road does not
include the required wall plane articulations; however,

The following alternatives can be used alone or in

this elevation includes distinct changes in facade

combination to the required front fagade offsets:

texture, material, color, roofline and form variation,
and a metal awningaccent.

o

Distinct changes in fagade texture, materials, or

color that follow the same dimensional The architectural details and materials from the front
elevation are continued on the side and rear walls.
standards as the offset requirements.

o

Roofline variations that vertically align with a
corresponding wall offset or change in facade
texture, materials, or color, including changes in
roof form and/or the height of parapet walls.

o Verticalaccents offocal points.

The side facades of buildings visible to the general
public from any roadway and/or public view shall be
articulated with the same fagade details as provided on
the building'sfront fa?ade, or be screened from off-site
views through fences, walls, or landscaping at least
eight feet high. Unless such screening is provided,
architectural details and materials on the front of the
building shall not abruptly end but be continued to the
side walls.

6|Page

Materials and

Building facades should be constructed of wood, brick,

Screening

stone, decorative block, stucco, or other high-quality

Corn lies. All sides of the building will incorporate a
combination of earth-toned, brick, wood, stucco or

material.

EIFS siding. No more than 29% of any fagade will
consist of EIFS of stucco.

At least 70% of a building fagade facing an existing or

planned roadwayshould be constructed ofwood, brick, The loading area will be located along the western
buildingfacade. The loadingarea will be identified by
stone, or similar material.
yellow surface striping. Due to the standard Wawa
Loadingand equipment areas should be screened from corporate architecture, screening for this building
view.

Wall-mounted exhaust fans shall be painted to match
the buildingor screened from view.

cannot be accomplished by locating the loading area
in the rear of the building. The applicant proposes

using the required landscaping along Anderson
Highwayto screen the loadingarea. As shown on the
submitted perspective, the loading zone will be
screened as seen from Anderson Hwy.

Colors

Fagadecolors should be low reflective, subtle, natural,

Corn lies.

or earth-toned colors (no primary colors).

The building materials consist of earth toned brick
veneer, wood, and metal in grey, brown, and tan. The

Trim and accent areas mayfeature brighter colors.

trim and accent colors are white and red.

Junction and accessory boxes, including meter boxes

(excludingglass), andanypipesor conduitto boxesshall
be the same color as the building.

7 I Pa ge

Roofs

.

Principal buildings should have a pitched roof (between
3:12 and 12:12 slope) or incorporate a parapet at least

Complies. The flat roof incorporates standing seam
and stucco parapetat least three feet in height. All roof

three feet high with a three-dimensional cornice around

equipment will be shielded by the parapet. The overall
height of the building at its highest elevation is 26 feet

a flat roof. Alternative roof forms or pitches may be
allowed for small roof sections over porches, entryways,

11 inches.

or similar features.

.

Roofsvisible from adjoiningstreets or properties should
be wood, tile, standing seam metal, heavy-grade
architectural fiberglass shingles, slate, or other material
with a similar appearance, durability, and quality.

.

All roof vents, pipes, antennas, satellite dishes, and
other roof penetrations and equipment (except
chimneys) shall be Located on the rear elevations or

otherwise be configured, to the maximum extent
practicable, to have a minimal visual impact as seen
from the street.
Fenestration and

Transparency

.

At least 30% of the ground-Levelfloor on a street-facing Corn lies. The Anderson Hwy facingfacade consists
fagade should be windows.

of approximately 55% storefront when measured

linearly. The Stavemill Road facingfagade consists of
42% storefront when measured linearly.

8|Page

IV.

STAFFRECOMMENDATION:
Staff recommends approval of either Option 1 or Option 2 of the proposed pattern book for the
Wawa Convenience Store. The proposed building complies with the Pattern Book standards for
institutional, commercial, and mixed-use development. Overall, the building meets the Pattern
Book requirements for character and materials.

V.

Attachments:

1. Option 1: Color Elevations and Perspectives
2. Option 2: Color Elevations and Perspectives
3. Trash and Canopy Elevations

4. LandscapeScreening Perspective
5. Application

9 I Pa ge

Attachment 1: Option 1 Elevations and Perspectiv
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1901 ANDERSON HWY
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Attachment 1: Option 1 Elevations and Perspectives

FRONTRIGHTVIEW

REAR RIGHTVIEW

REAR LEFT VIEW

C-06966 U63FB-R-FLY THRU_ STORE 6640
1901 ANDERSON HWY
POWHATAN.VA

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Attachment 2: Option 2 Elevations and Perspectives

1\

FRONTLEFTVIEW

FRONTRIGHTVIEW

REAR RIGHT VIEW

REAR IEFTVIEW

I

C-06966 U63FB-R-FLY THRU_ STORE 6640
1901 ANDERSON HWY
POWHATAN. VA

Attachment 3: Trash and Canopy

MATERIALS:

^ss"
EIFS OR
STUCCO

BFS/STUCCO- 118SF
BfflW. I-SaSF
TOTAL-1S1SF

PAINT:
BRIGHT
WHITE

65, 2%
34.8%
100.0%

®FUELCANOPYELEVATION

^ TRASHCOMPOUNDRIGHTSIDEELEVATION

3/8"-1'-0" ^, _,_. ".,__., _, . _.,,
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EIFS/STUCCO. 100SF
BRCK(1i-51SF
MTLDOOR.30SF
TOTAL-161SF

55.4%
28. 1%
15.SK
100.0%

BFS/STUCCO-GSF
BRIO(11)-4SF
TRASHDOOR. 192SF
TOTAL-202SF

2. 9%
1.9%
35^%
100.0%

T8
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®T,

®FUELCANOPYPERSPECTIVE

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WAWA STACKED 8 FUEL CANOPY-TRASH COMPOUND- R
1901 ANDERSON HWY

POWHATAN.VA

EIFS/STUCCO-151SF

65, 1%

6RrV ;1i-B1-^

34.9S

TOTAL-232SF

1W.O%

Attachment 4: Landscape Perspectives

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PowhatanCounty,VA

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PcwhatanCounty. VA

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OPTION 1

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Powhatan County, VA

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Attachment 4: Landscape Perspectives
OPTION 2

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.

Attachment 5: Application
^

County of Powhatan,

^

Virginia

ForOfficeUse Only
Case Number

Application:
Development Design

Date of Approval
PowhatanCounty, Virginia

Pattern Book

Department of Community Development
3834 Old Buckingham Road: Suite F
Powhatan, VA 23139

In accordance with Sec. 83-477(f) of the Powhatan County
Zoning Ordinance, a Development Design Pattern Book must
be reviewed and approved by the Planning Commission for
all commercial and mixed-use development (prior to site
plan approval).

For Ideas regarding recommended design elements, review
the CountywWe Oeyetooment Guydeboofc which is available
online at www. oowhatanva. ^Qv.

ApplicantInformation
NameofApplicant

1901 PowhatanLLC

MailingAddress

Phone Number
EmailAddress

1 ^

Owner Information

(Complete this section if the applicant is not the current property owner)
Name of Owner

Wawa

MailingAddress

Phone Number <
Email Address

Parcel Information

Tax Map Number(s)

042-6C

PhysicalAddress

1901 Anderson Highway, Powhatan, VA 23139

General Description of

Comer of Anderson Highway & Stavemill Road

Property Location

PowhatanCounty, Virginia

w-

..w-

-i.Rff

Attachment 5: Application
Project Description
Ordinance Requirements

Sec. 83-477(f) states that:
.

The Development Design Pattern Book shall include;

Written descriptionsandgraphicsexplaininghowthe developmentcomplementsexisting
developmentinthesurroundingareaandrelatesto recommendationsmadeinthe
comprehensive plan and Countywide Development Guidebook; and
Written descriptions and graphics explaining the theme and physical form ofthe project's
architecturaldesign.Thewritten descriptionshall identifyspecificmaterials,colors,and
architectural details that are permitted within the development.
Explanations
Describe the architectural theme and physical form of the development.

Additional information regarding building materials, roofing, andother design elements will beprovided onthefollowing pages.

The Wawa store design reflects a contemporary colonial style that aligns with the character of
Powhatan County and complements nearby developments. The building is a single-story structure

with a symmetrical layout and a pitched roof, promoting a clean and inviting appearance.

Tips
The Countvwide

velooment Guidebook identifies and describes preferred architertural styles, including:
ieorgian

Craftsman Inspired

Classical Reviva!

Rustic Revivat.lns&ired

CapeCodJQSjMred

FoSkVict&rian

Main StreetComm

iai

Piedm nt V rn ular

Thestylesandassociateddesignelementsshouldbereferencedinthisapplication

Powhatan County, Virginia

^-w

Attachment 5: Application
Relationshipwith SurroundingDevelopmentand County Policies
OrdinanceRequirements

Sec. 83-477(f) statesthat:
.

The Development Design Pattern Bookshall include:

Writtendescriptionsandgraphicsexplaininghowthe developmentcomplementsexisting
development In the surrounding area and relatesto recommendations made in the
comprehensive plan and CountywideDevelopment Guidebook; and
Written descriptions and graphics explaining the theme and physical form of the project's
architectural design.The written description shall identifyspecific materials, colors, and
architectural details that are permitted withinthe development.
Explanations
Describe how the architectural design of the proposed development complements existing development and/or the character of
the surrounding area. Identify architectural features and materials used on nearby buildings and how these features will be
incorporated into building(s)that are part ofthe proposed project.

Attachphotosofnearbybuildings,particularlythosethat includedesignelementssimilartothosethatwill be usedwithin the
proposed development.

The proposed Wawa store is designed to complement the architectural character of surrounding
developments in Powhatan County. The building adopts a modern colonial style that reflects the
area'straditional designelements while incorporating contemporary materials for durabilityand
efficiency.

Describe how the architectural design of the proposed development relates to policies identified in the current comorehensive

plan (refer to specific land use policies listed in Chapter 8 for the appropriate land use designation) and recommendations made
in the Countywide Development Guidebook.

The architectural design ofthe proposed Wawastore aligns with the Mixed-Use and Village Center
land use policies outlined in Chapter 8 of Powhatan County's Comprehensive Plan. These policies
emphasize walk-ability, high-quality design, and compatibility with surrounding development.

Powhatan County, Virginia

tiffi

.

Attachment 5: Application
BulldingMaterialsandColors
Ordinance Requirements

Sec. 83-477(h) states that:
.
Building facade materials shall be limited to wood, brick, stone, decorative block, stucco, or
other materials with a similar appearance, durability, and quality. The use of metal or vinyl
siding is subject to review and approval by the director.

.

At least70 percentofbuildingfacadesvisiblefrom existingor plannedroadwaysshall be
constructed ofwood, brick, stone, and/or other materialswith a similarappearance,
durability, and quality.

.

No morethan30percentofbuildingfacadesvisiblefrom existingor planned roadwaysshall
be adorned with stucco or decorative block.

Sec.83-477(i) states that:

.

Facadecolorsforall portionsofthe buildingshall be low reflectance,subtle, neutral or earthtone colors(no primarycolors). Buildingtrim andaccentareasmayfeaturebrightercolors
that complement the building's overall appearance.

List materials that will be used on building facades, including permitted colors.

Attach photosand/orsamplesofthesematerialsto thisapplication.
(Note:Informationregardingroofingmaterialswilt beprovidedon p. 5).
Material Location

Material Color

MaterialType

(Ex.: Foundation,FrontFa(ade,FrontAccent)

(Ex. :Wood, Briek, Stone)

Brick

DOBINSHIRE, BLADE CUT (SIZE: All 4 facades
MODULAR), BOND SJVLE:
RUNNING

Composite siding

SW9092 ICED MOCHA

All 4 facades

COTTON#442; TEXTURE:
'SANDBLAST

All 4 facades

ATAS: SLATEGREY

Roofing

EIFS

TPO Roofing

PowhatanCounty, Virginia

,

Attachment 5: Application
Roofing
OrdinanceRequirements

Sec. 83-477(j) states that:
.

Principal buildingsshall incorporate roof pitches between 3:12and 12:12,or incorporate a
parapet at leastthree feet highwith a three-dimensionalcornice arounda flat roof.
Alternative roof forms or pitches may be allowedfor small roofsectionsover porches,
entryways, or similar features.

.

Any roof visible from an adjoining street or property shall be constructed of wood, tile,
standing seam metal, heavy-grade architectural fiberglass shingles, slate, or other materials
with a similarappearance,durability, and quality.

.

All roofvents, pipes, antennas, satellite dishes,and other roofpenetrations andequipment
(except chimneys) shall be located on the rear elevationsor otherwise be configured, to the
maximum extent practicable,to havea minimal visual impactasseen from the street.

.

Buildings with multiple uses or in excess of 25, 000 square feet shall have alternating roof
structures to givethe appearanceof multiple buildingsunlessa differentdesign is approved
bythe director.

List materialsthat will be used on roofs, includingpermitted colors.

Attach photosand/orsamplesofthesematerialsto thisapplication.
hflaterialType
(Ex.: Wood.Tile, Slate)
SINGLEPLYROOFING

SYSTEM(TPO) OVER

Material Color

ATAS: SLATE GREY

COVERBOARD.

RE:SPECIFICATIONS(TCP.)

Permitted Roof Pitches

Our building will feature a moderate gable roof pitch, designed to balance visual appeal with
practical drainageand structural integrity
Perni'rtted RoofTypes
(Ex.: Gable.Hip,Mansard,Flat)

The main building will utilizea gableand flat roofs, consistentwithtraditional commercial and civicarchitecture in the area
RoofFeatures
(Ex.Dormers,Cupolas,Chimneys,etc.)

N/A
PowhatanCounty, Vii^inia

i^T

ffw-

Attachment 5: Application
Design Features: Windows and Transparency
OrdinanceRequirements

Sec. 83-477(1) states that:
At least 30 percent of the street-facing fagade area of the ground-level floor of
buildings (as measured from the grade to the underside of the eave, top of the
parapet, or the story line denotingthe secondfloor) shall be occupied by doorways
or transparentwindows. Upon request by the property owneror applicant, the
director may approve modifications to this subsection, provided that other
architectural features are incorporated into street-facing facades to add visual
interest, and such approval is in writing with justification for the modification.

Attach photos and/or samples of permitted windows and doors to this application.
Explanation

Question

Willwindowsonfrontandsidefacades Dividers.
have muntins or dividers?

Whatcolor(s) will beusedforwindow

Dark Bronze

trim?

Willdoors that serve aspublic entrances Yes
betransparent?

Whatcolorswill beusedfordoors?

PowhatanCounty, Virginia

Transparent glazing system and Dark Bronze mulltons

Attachment 5: Application
Other Des^n Features

Listanddescribeotherspecificdesignfeaturesthatwill beincorporatedintothe proposeddevelopment. Examplesofother
design features include porches, pergolas, awnings, shutters, specially-designed exterior lighting, and other building
componentsthat addinterest to the building'sexterior.
Attach photos and/orsamples of thesefeaturesto this application.

Feature Number

Feature Type

Description

Example

Covered Porches

Covered porches with metal roofs will be constructed at each
entrance to the building that is located on the front and side
facades. Each porch shall be at least 8 ft. wide and 8 ft. deep with
the roofsupported by squarewhite columns.

Feature #1

Brick Accent Walls

Sectionsofthe buildingfagadewill feature brick
accent walls to reinforce the colonial-inspired design
and provide visual texture.

Featured

Pedestrian Walkways

Feature #3

Feature ff4

Feature #5

PowhatanCounty, Virginia

Wide, ADA-compliant pedestrian walkways will
connectthe building entrances to the parking areas
and adjacentsidewalks.These pathswill be bordered
with landscapingand decorative paversto enhance
walkabilityand curb appeal.

;»^.

T^

Attachment 5: Application
Attachments

Submitthefollowingmaterialsanddocumentationwiththisapplicationfor reviewbythe PlanningConnmission.
Photos of Existing Nearby Buildings

Proposed Elevations (or Photos of Similar Existing Buildings)
Photos and/or Samples of Building Materials and Colors
Photos and/or Samples of Roofing Materials
Photos of Windowsand Doors

Photos of Other Design Features (If Applicable)

Applicant Signature

Bysigningthisapplication,the applicant:

.

Acknowledges thatthey arethe owneror lessee oftheproperty, oran authorized representative ofthe owneror lessee.

.

Acknowledgesthattheyhavefamiliarizedthemselveswiththerulesandregulationspertainingtopreparingandcompleting
this application.

.

Declares that all statements provided throughout the various sections ofthis application are in all respects true and correct
to the best oftheir knowledge.

.

Understands that a Development Design Pattern Bookmust beapproved bythe PlanningCommission priorto approval of

anysiteplanwithinthedevelopment,andthatallstructureswithinthedevelopmentmustadheretoguidelinesestablished
bythe approved Development Design Pattern Book.
Signature of Applicant
Name of Applicant (Printed)
Date

°)0/

ec

^lls2^

Last Updated: April 3, 2019
Powhatan County, Virginia

Powhatan County Planning Commission

26-03-PB -Foundry Golf Course
Meeting Date:

April 7, 2026

AgendaItem Title:

26-03-PB - Foundry Golf Club (District 3/Lee's Landing). A Pattern Book
review request pursuant to the requirements of Powhatan County Code
Chapter 83 (Zoning Ordinance) Section 83-477 (f) (2), for a 3, 526 square foot
Country Inn (8 bedrooms) located south of Huguenot Trail and west of Lee's
Landing on Tax Map 18-6. This portion of the property is zoned Crossroads

(CR).
Summary of Item:

The proposed pattern book is consistent with the comprehensive plan, the
countywide development guidebook, and the requirements of ordinance Sec.
83-477.

Motion:

In accordance with public necessity, convenience, general welfare, and good

zoningpractice, I move the PlanningCommission approve the Foundry Golf
Course's Pattern Book for a Country Inn, as presented.

Staff:

Attachments:

Staff Contact:

X

Approve

Deny

StaffReport withAttachment

Sean Clendening, Planner II

(804)598-5621x2301
sclendenin

owhatanva. ov

Ifthereare anyquestions, pleasecallthe staff/ contactpriorto the meeting.

See Comments

Case 26-03-PB: Foundry Golf Club
Staff Report Prepared for the Planning Commission
BySean Clendening, Planner II

I.

PATTERN BOOK
April 7, 2026

Planning Commission
II.

IDENTIFICATION AND LOCATIONAL INFORMATION

Request:

Pattern Book Review for a Country Inn

Existing Zoning:

Crossroads (CR) and Single-Family Residential (R2)

Parcel Size:

232. 3 acres

ParcelTax Map:

18-6

Applicant:

Foundry Golf Club

Owner:

Foundry Golf Club

Property Location:

3225 Lee's Landing Road

Electoral District:

District 3

2021 Future Land
Use Plan:

Rural Areas

1 I Pa ge

EXECUTIVESUMMARY
Project Description

The applicant requests approvalof a Development DesignPattern Bookfora proposed Country
Inn located on Tax Map Parcel 18-6 at 3225 Lees LandingRoad. The request is associated with
the previously approved rezoning (Case #24-08-REZ), which permits the development of a
Country Inn within a 9. 49-acre portion of the larger FoundryGolf Club property.
The proposed structure is approximately3, 526 square feet and is intended to provide overnight
accommodations for club members and their guests. The building will contain eight guest
rooms and associated common areas, including a kitchen and gatheringspace. The proposed
building is located southwest of the existing golf club lodge and is positioned to function as an
extension of the existingfacility, maintaininga cohesive campus layout (see Figure 1)
The building is designed in an American Cottage architectural style, incorporating elements of
Craftsman and Shingle-style architecture. The design is intended to closely reflect the existing
lodge in terms of materials, roof form, and architectural detailing. Exterior materials include a
brick foundation, fiber-cement siding, and composite trim, with colors selected to match or
complement the existing lodge. Roof forms consist of gable configurations with varying pitches

and include a combination of architectural shingles and standing seam metal roofing
Figure 1: Site Location

2 [ Page

u^

Figure 2: Site Layout

CarV®tffrage

Building

Design Evaluation

Pattern Book approval from the Planning Commission is required prior to site plan approval and
building permit submittal for commercial and mixed-use development in accordance with Section
83-477(f) of the Zoning Ordinance. The project's consistency with the Comprehensive Plan, the
Countywide Development Guidebook, and applicable ordinance requirements is evaluated based
on the written descriptions and supporting materials provided by the applicant.

Asummaryofthe applicable standards and an evaluation of howthe proposed development meets
those standards is provided below.
The submitted Pattern Book identifies an architectural theme described as American Cottage,

incorporating elements of Craftsman and Shingle-style architecture. The proposed building is
3 I Pa ge

designed to

be consistent with the existing lodge at the Foundry Golf Club, utilizing similar

materials, roof forms, and architectural detailing to create a cohesive and unified campus
environment.

Exterior materials include a brickfoundation, fiber-cement siding, and composite trim, with colors
selected to match or complement the existing lodge. Roof forms consist of gable configurations
with varying pitches and incorporate a combination of architectural shingles and standing seam
metal roofing. These elements are consistent with the character of the existing development
and align with the design guidance provided in the Countywide Development Guidebook.
The building includes architectural features such as a covered rear porch oriented toward the golf
course and regularly spaced windows serving individual guest rooms. These elements

contribute to the overall
design and reinforce the building's relationship to the surrounding
landscape and existingstructures.
Whilethe Pattern Book provides a clear description of architectural intent and materials, it is more
limited in establishing detailed, enforceable design standards typically associated with largerscale or multi-building developments. The submission does not include detailed building
elevations; however, given the limited scale of the proposed development and the proffered
constraints associated with the approved rezoning, staff finds that the Pattern Book provides an

appropriate level of detailto guidedevelopment and ensure compatibilitywith the existingsite.

4| Page

Tablel:

Pattern Book Standards for Institutional, Commercial, and Mixed-UseDevelopment
Design

Requirement

Proposed Related Features

Standard
Compatibility
with surrounding
development

Surrounding buildings follow the features of Craftsman Consistent. The proposed building will serve as an
architecture. The dominant materials are fiber-cement

siding, brick, and composite trim.

extension of the existing Lodge and will match its
architectural style and detailing so that the two
structures are cohesive.

Building
Orientation

The primary entrances of buildings shall be oriented

Corn lies.

The

proposed

building

meets

the

towards a street along the perimeter of the applicable ordinance requirements. The primary
entrance is oriented toward the existing golf cart paths,
development, towards streets or driveways interior
to the development, or towards open space areas,

which function as an internal circulation feature and

open space within the development, consistent with

courtyards, or plazas.

the requirement that entrances face streets, internal

Fagades facing street and open spaces should include

driveways, or open space areas.

pedestrian-orientated detailing.

Thefagadeincorporates pedestrian-oriented
Architectural pedestrian amenities such as benches, detailing, includinga rearcovered porch supported by
fountains, decorative light fixtures, plantings, and

columns and multiple windows.The buildingis not

awnings shall be provided subject to review and visible from any public roads and is buffered by
approval bythe director

existing tree vegetation.

5| Pa ge

Architecture,
Design, and
Facade

Street-facing front buildingfacades that are greater than Corn Lies. The structure will not face a public street,
60 feet wide shall be articulated with wall offsets (e. g. as it is located within the existing golf course and is

Articulation

least one foot deep, at least ten feet wide, and spaced

projections or recesses in the fa?ade plan) that are at
no more than 40 feet apart.

screened from view by dense vegetation. Additionally,
the buildingfagade is not subject to the specific
articulation standard, as it is less than 60 feet in
width, measuring approximately 20 to 25 feet.
However, the front fagade incorporates wall offsets

and architectural articulation, providingvisual
interest and consistencywith the overall design intent
of the ordinance.

61 Page

Materials and

.

Buildingfagadesshould be constructed of wood, brick, Corn lies. Building facades will be constructed of
stone, decorative block, stucco, or other high-quality

Screening

siding, wood, and brick.

material.

.

At least 70% of a building fa?ade facing an existing or

planned roadway should be constructed ofwood, brick,
stone, or similar material.
Colors

.

Fagade colors should be low reflective, subtle, natural,

Corn lies. Building materials will be khaki brown

or earth-toned colors (no primary colors).

shingles, bronze standing seam metal, white
composite trim, and brick foundation that will match

.

Trim and accent areas may feature brighter colors.

.

Junction and accessory boxes, including meter boxes

the existing Lodge.

(excludingglass), and anypipes or conduit to boxes shall
be the same color as the building.
Roofs

.

Principal buildings should have a pitched roof (between
3:12 and 12:12 slope) or incorporate a parapet at least

three feet highwith a three-dimensionalcornice around
a flat roof. Alternative roof forms or pitches may be
allowed for small roof sections over porches, entryways,

.

required range. Secondary roof elements include a

or similar features.

5:12 slope from frontto back, and a 1:12 slope overthe

Roofs visible from adjoining streets or properties should
be wood, tile, standing seam metal, heavy-grade

rear porch, which is consistentwith the allowancefor

architecturalfiberglassshingles, slate, or other material

features such as porches and entryways.

with a similar appearance, durability, and quality.

.

Corn lies. The proposed building complies with the
ordinance requirements related to roof form and
materials. The principal structure features a pitched
roof with a slope of 12:12, which falls within the

alternative

roof pitches on minor architectural

Roof materials consist of khaki brown architectural

All roof vents, pipes, antennas, satellite dishes, and shingles and bronze standing seam metal, both of
other roof penetrations and equipment (except which meetthe ordinance standards for durability and
chimneys) shall be located on the rear elevations or quality.
otherwise be configured, to the maximum extent

practicable, to have a minimal visual impact as seen
from the street.

7| Pa ge

Fenestration and

Transparency

At least 30% of the ground-level floor on a street-facing
facade should be windows,

Corn lies: The building does not face any streets but
does have multiple windows on all fagades.

8| Pa ge

IV.

STAFF RECOMMENDATION:

Staff recommends approval of the Development Design Pattern Book for the Foundry Golf Club

Country Inn. The submitted Pattern Book satisfies the requirements of Section 83-477(f) of the
ZoningOrdinance by providingwritten descriptions of the project's architecturaltheme, materials,
and design elements, and by demonstrating how the proposed structure complements existing

development on the property. The application identifies an American Cottage architectural style
with Craftsman and Shingle influences and incorporates building materials, roof forms, and
detailing that are consistent with the existing lodge, thereby ensuring a cohesive and unified
architectural character. While the Pattern Book is more limited in establishing detailed,

enforceable standards typically associated with larger-scale developments, the proposed project
is constrained by the previously approved rezoning, whichlimits the use, scale, and layout of
development on the site. As such, staff finds that the level of detail provided is appropriate and
sufficient to guide development and ensure consistency with both the ordinance and the
Countywide Development Guidebook. Approval is therefore recommended, subject to conditions
ensuring substantial conformance with the submitted Pattern Book and administrative review of
final architectural elevations and materials.

V.

Attachments-

1. Color Elevations
2. Black/White Elevations

3. Foundry Golf Course - Pattern Book Application

9| Pa ge

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RIGHT SIDEELEVATION

A
County of Powhatan,
Virginia

For Office Use Only
Case Number

Application:
Development Design

Date of Approval
Powhatan County, Virginia

Pattern Book

Department of Community Development
3834 Old Buckingham Road: Suite F
Powhatan, VA 23139

In accordance with Sec. 83-477(f) of the Powhatan County

For ideas regarding recommended design elements, review

ZoningOrdinance, a Development Design Pattern Book must
be reviewed and approved by the Planning Commission for

the Count wide Develo ment Guidebook, which is available
online at www. owhatanva. ov

all commercial and mixed-use development (prior to site
plan approval).
Applicant Information
Name of Applicant
Mailing Address

Foundry Golf Club Attn: Richard Adams
xxxxxxxxxxxxxxx
3225 Lees Landing Road
PowhatanVA23139

PhoneNumber

EmaiiAddress

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xxxxxxxxxxx
804.
874.
8880
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AdamsR@IVI-EContractors.
com

Owner Information

(Completethissectioniftheapplicantis notthe current property owner)
Name of Owner

Mailing Address

Phone Number
Email Address

Parcel Information

Tax Map Number(s)

physicalAddress

3219 Lees Landing Road Powhatan VA 23139

General Description of

The new villa is located south west of the golf club Facility between the Golf

Property Location

Club and the Existing Lodge

Powhatan County, Virginia

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Project Description
Ordinance Requirements

Sec. 83-477(f) states that:
.

The Development Design Pattern Book shall include:

Written descriptions and graphics explaining how the development complements existing
development in the surrounding area and relates to recommendations made in the
comprehensive plan and Countywide Development Guidebook; and
Written descriptions and graphicsexplainingthe theme and physical form of the project's
architectural design. The written description shall identify specific materials, colors, and
architectural details that are permitted within the development.
Explanations

Describe the architectural theme and physical form of the development.

Additionalinformation regardingbuildingmaterials, roofing, andother designelementswill beprovidedon thefollowingpages.

The Villa is an example of the American Cottage architecture. The combination of Craftsman
and Shingle styles blend to create the traditional theme.

Tips

TheCount wideDevelo mentGuidebookidentifiesanddescribespreferredarchitecturalstyles,including:
Georgian

Craftsman Ins ired

Classical Revival

Rustic Revival Ins ired

Ca e Cod Ins ired

Folk Victorian

Main Street Commercial

PiedmontVernac lar

Thestyles andassociateddesignelementsshould be referencedin thisapplication

Powhatan County, Virginia

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.

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Relationship with Surrounding Development and County Policies
Ordinance Requirements

Sec. 83-477ff) states that:
.

The Development Design Pattern Book shall include:

Written descriptionsand graphicsexplaininghowthe development complements existing
development in the surrounding area and relates to recommendations made in the

comprehensiveplan and Countywide Development Guidebook;and
Written descriptionsand graphicsexplainingthe theme and physicalform ofthe project's
architectural design. The written description shall identify specific materials, colors, and
architectural details that are permitted within the development.

Explanations

Describehowthe architectural design ofthe proposed development complements existingdevelopment and/orthe characterof

the surroundingarea. Identifyarchitecturalfeaturesand materialsusedon nearbybuildingsand howthesefeatureswill be
incorporated into building(s) that are part ofthe proposed project.
Attach photos of nearby buildings, particularly those that include design elements similar to those that will be used within the
proposed development.

The proposed Villa is designed as a faithful extension of the existing Lodge, matching its
architectural style, massing, and detailing. The Villa replicates the Lodge's established character-

including its shingle cladding, roof form, porch proportions, and traditional trim elements-so that the
two structures appear cohesive and intentionally paired. Because the Lodge sits directly adjacent to
the proposed Villa, the design maintains visual continuity and reinforces the architectural identity of
the property.

Describe how the architectural design of the proposed development relates to policies identified in the current comprehensive

plan(referto specificlandusepolicieslistedin Chapter8 fortheappropriatelandusedesignation)andrecommendationsmade
in the Countywide Development Guidebook.
The proposed villa is not a newdevelopment, but rather a carefully considered extension ofan existing facility. As such its impact on rural character and land use is minimal.
Thevillawill beconstructedwithinanalreadydisturbedportionoftheproperty,avoidingdisruptiontoopenland,agriculturalareas,or naturalfeatures. Noadditionalclearing
or significant grading is required, thereby preserving the rural landscape and environmental integrity ofthe site.

Althoughthevillaisintendedforprivateuse,itsupportsthebroadermissionoftheexistingfacilityandprovidesindirectbenefittothesurroundingcommunitybyallowingthe
facility to offer expanded services and programming. This enhancement strengthens the sustainability ofthe facility without altering the rural nature ofthe area,

The project will have no impact on travel ortransportation systems. It does not introduce new public access, increase trafficvolumes, or require roadway improvements.
Existingaccesspointsand circulation patterns will remain unchanged.

Overall, the proposed villa isconsistent with rural preservation goals by minimizing land disturbance, maintaining existing land-use patterns, and avoiding infrastructure
Impacts, while modestly enhancing the functionality of an established community-serving facility

Powhatan County, Virginia

Building Materials and Colors
Ordinance Requirements

Sec. 83-477(h) states that:
.

Building facade materials shall be limited to wood, brick, stone, decorative block, stucco, or
other materials with a similar appearance, durability, and quality. The use of metal or vinyl
siding is subject to review and approval by the director.

.

At least 70 percent of buildingfacades visible from existing or planned roadwaysshall be
constructed of wood, brick, stone, and/or other materials with a similar appearance,
durability, and quality.

.

No more than 30 percent of building facades visible from existing or planned roadwaysshall
be adorned with stucco or decorative block.

Sec. 83-477(i) states that:
.

Fagade colors for all portions of the building shall be low reflectance, subtle, neutral or earth-

tone colors (no primary colors). Buildingtrim and accent areasmayfeature brighter colors
that complement the building's overall appearance.
List materials that will be used on building facades, including permitted colors.

Attach photos and/orsamples ofthese materialsto this application.
(Note: Information regardingroofing materialswill be provided on p. 5).

Material Type

Material Color

(Ex. : Wood, Brick, Stone)

Material Location
(Ex. : Foundation, Front Facade, Front Accent)

brick

color to match existing lodge

fiber-cement siding

grownto match existing roofcolors exteriorfacade

composite trim

white

Powhatan County, Virginia

foundation

windows and doors
columns

Roofing
Ordinance Requirements

Sec. 83-477(j) states that:
.

Principal buildings shall incorporate roof pitches between 3:12 and 12:12, or incorporate a
parapet at least three feet high with a three-dimensional cornice around a flat roof.
Alternative roof forms or pitches may be allowed for small roof sections over porches,

.

entryways, or similarfeatures.
Any roofvisiblefrom an adjoiningstreet or property shall be constructed of wood,tile,
standingseam metal, heavy-gradearchitectural fiberglassshingles,slate, or other materials
with a similar appearance, durability, and quality.

.

All roof vents, pipes, antennas, satellite dishes, and other roof penetrations and equipment

(except chimneys) shall be located on the rear elevations or otherwise be configured,to the
maximum extent practicable, to have a minimal visual impact as seen from the street.

.

Buildingswith multiple uses or in excessof 25,000 squarefeet shall have alternating roof
structures to givethe appearanceof multiple buildingsunless a different design is approved
by the director.

List materials that will be used on roofs, including permitted colors.
Attach photos and/or samples of these materials to this application.
Material Color

Material Type
(Ex. : Wood, Tile, Slate)

architectural asphalt

|<haki Brown

standing seam metal

Medium Bronze to match roofing on the Timmons Tavern portion of the
existing Golf Club.

shingles

Permitted Roof Pitches

main structure side to side 12:12, front to back 5:12
rear porch 1:12

Permitted RoofTypes
(Ex. : Gable, Hip, Mansard, Flat)

gable
Roof Features

(Ex. Dormers, Cupolas, Chimneys, etc.)

none
Powhatan County, Virginia

Design Features: Windowsand Transparency
Ordinance Requirements

Sec. 83-477(1) states that:
At least 30 percent of the street-facingfacade area oftheground-level floor of
buildings (as measured from the grade to the underside of the eave, top of the
parapet, or the story line denotingthe second floor) shall be occupied by doorways
or transparent windows. Upon request by the property owner or applicant, the
director may approve modifications to this subsection, provided that other
architectural features are incorporated into street-facing fagades to add visual
interest, and such approval is in writing with justification for the modification.

Attach photos and/orsamples of permitted windowsand doorsto this application.
Question

Explanation

Willwindows onfront andsidefacades windows are 6/6 lite double hung
have muntins or dividers?

What color(s) will be used for window

white

trim?

Willdoorsthatserveaspublicentrances aNdoors are a 15 lite full glass door
be transparent?

What colors will be used for doors?

Powhatan County, Virginia

white

.

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Other Design Features

Listand describeother specificdesignfeaturesthat will be incorporated into the proposed development. Examplesof other
design features include porches, pergolas, awnings,shutters, specially-designedexterior lighting, and other building
components that add interest to the building's exterior.
Attach photos and/or samples of these features to this application.

Feature Number

Feature Type

Description

Example

Covered Porches

Covered porches with metal roofs will be constructed at each
entrance to the building that is located on the front and side
facades. Each porch shall be at least 8 ft. wide and 8 ft. deep with
the roof supported by square white columns.

Feature ffl

interior

The interior design features an open gathering room highlighted by a
14-foot ceiling. This central space incorporates a bar area, dining area,
and living room, all arranged to create a seamless and flexible
environment for socializing and informal events. The open layout
reinforces the Villa's role as a shared retreat and complements the
architectural character established by the adjacent Lodge.

Feature #2

rear porch

Covered porch with metal roofwill be constructed at
the rear of the building facing the golf course. The
porch 12'x35' with the roof supported by square white
columns.

Feature #3

Feature #4

Feature #5

Powhatan County, Virginia

Attachments

Submitthe followingmaterials and documentation with this applicationfor review by the PlanningCommission.

/

Photos of Existing Nearby Buildings
Proposed Elevations (or Photos of Similar Existing Buildings)

E

Photos and/or Samples of Building Materials and Colors
Photos and/or Samples of Roofing Materials
Photos of Windows and Doors

Photos of Other Design Features (If Applicable)

Applicant Signature
By signing this application, the applicant:

.

.

Acknowledges that they are the owner or lessee ofthe property, or an authorized representative ofthe owner or lessee.

Acknowledges thatthey havefamiliarized themselves withthe rules and regulations pertaining to preparing andcompleting
this application.

.

Declaresthatallstatementsprovidedthroughoutthevarioussectionsofthisapplicationareinall respectstrueandcorrect
to the best of their knowledge.

.

Understandsthata DevelopmentDesignPatternBookmustbeapprovedbythe PlanningCommissionpriorto approvalof
any site plan within the development, andthat all structures within the development must adhere to guidelines established
bythe approved Development Design Pattern Book.

Signature of Applicant

Name ofApplicant (Printed)

Richard K Adams (For Foundry Golf Club, Inc)

Date

January 20, 2026

Last Updated: April 3, 2019
Powhatan County, Virginia