Henry County Planning Commission backs three rezonings, forwards Comprehensive Plan and new "Limited Retail Stand" rule to supervisors

The Henry County Planning Commission on April 15 voted unanimously to forward three rezoning requests to the Board of Supervisors, recommended approval of the county's updated Comprehensive Plan and approved adding a new Limited Retail Stand category to the Zoning Ordinance that would regulate so-called "pop-up" stands.

The commission voted to ask the Board of Supervisors to rezone roughly 16.5 acres owned by Jeffrey A. Scott from Rural Residential (R-R) to Agricultural (A-1) so Mr. Scott can build an accessory storage building. "The current Rural Residential zoning prevents Mr. Scott from having an accessory structure on the property unless there is a dwelling," Director of Planning, Zoning, and Inspection Lee Clark explained during the public hearing; Mr. Scott's neighbors provided written and verbal support. The motion to forward the request was made by Jeff Prillaman and seconded by Paul Setliff and carried unanimously with one commissioner absent.

The commission also voted to forward a rezoning petition from Commercial B-1 to Suburban Residential S-R for property at 15 Ridgewood Road, filed by Ruben Ramos Torres, who said the structure contains a kitchen and rooms and he intends to market it as a single-family residence. A third rezoning request by Christopher D. Whitlow sought to change about 12.49 acres at 911 Bouldin Road from R-R to A-1 to permit accessory buildings and potential livestock; Mr. Whitlow said the family owned the land since 1958 and it had previously been used for agriculture. Both motions were carried by unanimous votes with one member absent.

On the Comprehensive Plan, Catherine Redfearn of the Berkley Group presented the final-review package, outlining the plan's purpose as a long-range, legally required framework (citing Virginia Code Section 15.2-2223), the public-engagement work (a project website, a public survey that drew more than 500 responses, three workshops and nine focus groups) and the plan structure organized around vision pillars: Pride, Prosperity and Progress. The commission opened a statutorily required public hearing at 6:30 p.m.; no members of the public spoke. Dee West moved and Jeff Prillaman seconded a recommendation that the Board of Supervisors adopt the plan; the motion passed unanimously with one absence. The Board of Supervisors public hearing is scheduled for May 26, 2026.

Commissioners also considered a package of proposed Zoning Ordinance amendments. Director Lee Clark reviewed a list of potential changes including updates to Group Home and Container Home rules, adjustments to accessory-structure size limits for residential and commercial zoning, new permitted uses for B-1 (arcades, health/athletic clubs, apartments, RV parks), a manufacturing-of-building-supplies use for I-1, adding quarries and landfills in I-1 by Special Use Permit, limiting the allowable area for large-scale solar facilities to the 1,754-acre cap set by previous BZA approvals, and creating new ordinances for data centers and battery energy storage systems.

The meeting devoted specific discussion to so-called "pop-up" stands that appear on private property. Clark and commissioners described stands selling crafts, T-shirts, baked goods and other items—with some sellers advertising online and customers driving to private yards—as distinct from temporary lemonade or garage sales because of their recurrence and localized traffic impacts. Clark read the proposed Limited Retail Stand definition: "A small, freestanding or temporary structure used for the sale of goods, including handmade, baked, or prepackaged items, which are required to be produced on the premises." Commissioners agreed to remove the word "not" from an earlier draft (which would have allowed items not produced on the premises) and to require a Special Use Permit for such stands on Agricultural and all Residential classifications. Jeff Prillaman moved and Stuart Bowman seconded the request that the Board of Supervisors approve adding the Limited Retail Stand to the ordinance with that change; the motion carried unanimously with one absentee.

No public opposition was recorded on the rezoning petitions, the Comprehensive Plan hearing or the Zoning Ordinance amendments during the meeting. The commission concluded its business and adjourned at 7:00 p.m.

What happens next: the Planning Commission's requests will be transmitted to the Board of Supervisors for public hearing and final action; the Comprehensive Plan is scheduled for a Board hearing on May 26, 2026.