Planning Commission backs Al's Country Corner SUP with conditions after VDOT, BVOD concerns

Orange County’s Planning Commission voted to recommend approval of SUP-2024-0247 for Al’s Country Corner in Barbersville, asking the Board of Supervisors to adopt draft resolution 24-17 amended with specific conditions. The commission’s action followed staff briefings about late application changes, outstanding VDOT comments and advisory committee notes tied to the Barbersville Village Overlay District (BVOD).

Kira Davis, planner with Orange County, told the commission the application covers a 2.232-acre parcel at 5515 Spotswood Trail and seeks to expand fuel dispensing under C-2 zoning. She said VDOT will construct a roundabout that will change access to the site and that VDOT’s roadway-design supervisor, True Winn, had raised several concerns: the concept plan shows customer parking within VDOT right-of-way, two gas-vent pipes are located in the VDOT right-of-way and should be relocated, vehicle-circulation checks are needed to confirm delivery and pump use, and the plan sheet in the packet was not VDOT’s most current for the project.

“VDOT identified parking shown in the right-of-way and asked that vents be relocated out of the right-of-way,” Davis said, reading VDOT’s emailed comments into the record and recommending the commission either defer or adopt conditions in light of late additions to the plan, notably an above-ground kerosene dispenser and a 500-gallon tank.

Owner/representative statements recorded in the meeting indicate the applicant plans a canopy extension, relocation of existing dispensers under the canopy and an above-ground kerosene tank intended primarily for winter heating use. The applicant stated the proposed kerosene tank would be about 500 gallons and that DEQ had inspected the site and signed off on required environmental controls; the applicant said they would leave the tanks 10% empty in keeping with DEQ practice (about 450 gallons usable).

Commissioners and staff also discussed BVOD advisory comments on signage, color and screening. The applicant agreed to pursue more neutral canopy colors and to screen dumpsters and the grease-trap area. Culpeper Soil & Water’s ARC review had suggested a spill-containment detail (a sand-trap grate around dispensers) that is not required by the Department of Environmental Quality; commissioners declined to impose an ARC-only standard beyond DEQ-required measures, noting cost and retrofit challenges for an existing nonconforming station.

After discussion, the commission amended the draft resolution to add or clarify conditions: immediate correction of lighting that currently violates the county’s dark-sky/code requirements and long-term replacement to meet BVOD standards after the VDOT roundabout is complete (BVOD §70-5-57), screening the kerosene tank with the pump positioned outside the screening, screening the grease trap and dumpsters, requiring outdoor storage to conform with BVOD standards post-construction, and showing no parking in VDOT right-of-way on site plans. Commissioner Van Hoven moved the amended recommendation; the motion was seconded and carried on a recorded voice/roll-call vote with all commissioners present voting aye.

The commission’s recommendation now goes to the Board of Supervisors for final action under draft resolution 24-17.