The Planning Commission voted to approve a concept development plan for the Willows Road Business Park to allow the applicant to pursue a comprehensive water and sewer plan (CWSP) amendment, while withholding final action on the more detailed concept site plan until additional material—particularly transportation/DPW comments and Technical Evaluation Committee (TEC) documentation—is available.

Staff told commissioners the proposal involves commercial office, office-warehouse, and personal storage components on Willows Road in the Office Business Park (OBP) zone and that a portion of the site lies in the APZ-2 overlay zone. Staff found the proposal generally consistent with the comprehensive plan, design objectives, and compatible with nearby Flower of the Forest commercial development. Staff said connection to public water and sewer would require a CWSP amendment and that final adequate public facilities findings would be made administratively prior to final site plan approval.

Commissioners expressed concerns about approving detailed components before the CWSP hearing and wanted TEC and Department of Public Works (DPW) materials—especially traffic/ingress/egress analysis and comments about frontage improvements and right-of-way dedications—attached to the packet. The applicant's engineer said DPW had required a full decel/accel lane and that a traffic impact study and frontage improvements would be addressed at final site plan engineering. Commissioners debated whether to require a 10-foot dedication along the Willows Road frontage for future road widening; staff and county planning suggested dedication requirements should be consistent with historic dedications and DPW standards.

Commissioner Guazzo moved to approve the concept development plan so the CWSP amendment process can proceed; the commission approved that motion. On the separate motion concerning the concept site plan and whether sufficient material existed (particularly transportation/TEC documentation), the commission voted to continue the concept site plan review to a later date (two weeks was proposed; the commission set a date and asked that DPW attend the next meeting). The applicant was advised to proceed at its own risk with CWSP work while the commission awaited additional material.