Commission amends proffers and special-use permit for Harding Road storage/office project, restores fixed operating hours

The planning commission voted unanimously to amend previously approved proffered conditions and a related special-use permit for a multi-part redevelopment on Harding Road proposed by JJB Properties LLC. Staff (Mr. Cochran) told the commission the applicant seeks to revise the 2019 master plan, add a two-story property-management office (approximately 2,300 square feet) near the rear of the site, reconfigure building positions and parking (including new gravel parking areas for RVs and boats), eliminate one southern access and convert a previously planned temporary cul-de-sac to a VDOT-approved T-turnaround, and update the master-plan dates to Westwood Professional Services sheet Z2 dated Feb. 2, 2026, revised Feb. 20, 2026.

Engineer Christian Merrick and a member of the ownership team (Jason) answered commissioners' questions about the office footprint, site lighting and security cameras (five to six pole-mounted cameras designed to meet dark-sky standards; recorded data initially going to the owner's Blackburg office), and private well/septic arrangements on the R2 portion of the site. Staff confirmed that the T-turnaround met VDOT requirements and that the site is not in a FEMA flood hazard area.

During public comment, neighbor Jeff Ames (1441 Harding Road) said he supported cleaning up the prior 'bug shop' site but opposed visible long-term storage of cars, RVs and boats that would be plainly visible from his porch and urged preserving a daylight-hours restriction on operations. Phyllis Buckley (Wrights Way) raised concerns about light pollution, continuous beeping during fill operations, substantial changes to topography from fill, and potential effects on their views and property values.

Commissioners debated whether to accept the staff'draft phrase "daylight hours" or to restore the explicit 2019 condition (7:00 a.m. to 7:00 p.m.). Staff confirmed the original 2019 approval used the fixed 7 a.m.–7 p.m. condition; commissioners asked staff to add the master-plan date to the proffers and to clarify ambiguous language about building orientation so future enforcement would be unambiguous. The commission then approved two separate motions by roll call: first to amend the proffer conditions to reference the revised master plan (sheet Z2 dated Feb. 2, 2026; revised Feb. 20, 2026), and second to amend the special-use permit for the many-warehouse use with the revised conditions and restored hours of operation of 7:00 a.m. to 7:00 p.m. both votes were unanimous.

Next steps: staff will incorporate the revised master-plan date into the proffered conditions and finalize the special-use permit amendment language to reduce ambiguity about building orientation and enforcement. The applicant will proceed with site plans and required permitting consistent with the amended approvals.