Planning commission approves Nokesville Business Park CPA and rezoning, clearing way for flex-warehouse project

Prince William County’s Planning Commission voted on July 2 to approve a comprehensive plan amendment and recommend approval of a companion rezoning that together enable the Nokesville Business Park, a proposed 18.89‑acre flex‑warehouse development near the Fitzwater Drive–Route 28 intersection.

The project’s attorney, Noah Klein, said the development would “constitute a positive benefit to Prince William County,” arguing the proposal protects a light‑industrial (I‑2) corridor from data‑center conversions and supplies small‑bay storage and contractor space in short supply. Staff recommended approval of both the CPA and rezoning, while noting several outstanding transportation and design issues that must be resolved before the Board of Supervisors hearing.

Staff’s CPA analysis, presented by Eric Griffiths, showed the change from the existing MU‑2 (mixed‑use village) designation to I‑2 (light industrial) shifts property capacity away from limited residential (staff cited up to about 28 dwellings under MU‑2) toward nonresidential development and jobs: Griffiths’ presentation estimated a rise in potential employment capacity from roughly 47 jobs to about 341 under I‑2 build‑out scenarios. "Staff does recommend approval for the following reasons," Griffiths said, pointing to economic opportunities and alignment with strategic‑plan goals, while stressing transportation and design mitigation must be addressed.

The applicant described a three‑building site layout with small, medium and large bay buildings, changes made after staff review to reduce clearing and increase green space, a 10‑foot shared‑use path to connect to existing sidewalks at the nearby 7‑11, and a full 20‑foot HCOD planted buffer along the frontage. The applicant said building heights were proffered and the most prominent frontage building would be about 33–34 feet high and the rear warehouse about 45 feet.

Transportation remained the principal outstanding review item. Bryce Barrett of County transportation staff said VDOT turnover delayed reviews of the Access Management Exception (AME) and a DCSM waiver for a turning lane; VDOT has since provided initial comments and staff expects the applicant can respond before the Board hearing. Trip generation figures also drew scrutiny: the applicant cited a scenario that showed a reduction in peak afternoon trips in comparison to certain MU‑2 uses, while staff used ITE standards to estimate site generation at roughly 350 vehicle trips per day for the applicant’s proposal versus a conservative maximum of roughly 700 vehicle trips per day under full light‑industrial build‑out.

Commissioners asked about view‑shed, tree preservation, potential Norfolk Southern rail expansion, on‑site utilities and rooftop HVAC. Clay Morse, environmental program manager, said the site will treat stormwater and connect to public sewer; staff noted public water is not adjacent and hydrological studies had not been done but that industrial uses typically do not draw large amounts from the aquifer.

Outcome and next steps The commission approved CPA 20240004 on a roll call (Chair McPhail, Commissioners Justice, Ross, Moses Nedd and Schiefler voting yes; Commissioner Carroll voting no). The commission then recommended approval of REZ 202400038 — subject to the applicant’s proffers dated May 16, 2025, contingent on CPA approval and conditioned on resolution of outstanding VDOT waivers and AMEs — and forwarded the package to the Board of Supervisors. The chair recorded reservations about outstanding transportation items but voted yes. The rezoning motion included recommendations to continue refining design features to align with Nokesville’s rural character and to review the rear buffer in light of potential Norfolk Southern or power‑line expansions.

Why it matters The commission’s action reclassifies a parcel on the periphery of the Nokesville Village core from mixed‑use village to light industrial, enabling a flex‑warehouse product aimed at small businesses and contractor storage. Staff and the applicant argued the project would advance county strategic goals on jobs and economic diversification; opponents on the dais expressed concern about precedent and compatibility with village scale and character. The application will be considered next by the Board of Supervisors, where staff expects the transportation issues to be resolved prior to the public hearing.

Votes at a glance - CPA 20240004: Approved (Yes: Chair McPhail; Commissioners Justice, Ross, Moses Nedd, Schiefler. No: Commissioner Carroll.) - REZ 202400038: Recommended for approval (motion carried; contingent on CPA and outstanding VDOT waivers/AME resolution).