Powhatan planning commission approves Walmart fuel center and four rezoning/CUP requests; staff to revisit floodplain lot-area rules

The Powhatan County Planning Commission on May 5 recommended approval of multiple development applications and opened a staff review of how floodplain is counted in lot‑area calculations.

The commission voted 4–0 to recommend approval of a conditional‑use permit for a fuel center and roughly 1,600‑square‑foot convenience store on a 2.2–2.3 acre outparcel of the Walmart shopping center along Route 60 (case 2601CUP). Planning Director Ligon Webb told the panel the proposal includes seven fueling islands (14 fueling positions), an internal access pattern that avoids new curb cuts on Anderson Highway, a 30‑foot corridor buffer and 18 parking spaces; staff recommended approval subject to 10 conditions and subsequent site‑plan review by fire and rescue and VDOT. Matt Roberts, attorney for the applicant, said the facility will be owned and operated by Walmart and that the project is “well below” the commercial density previously assigned to the outparcel.

The commission also voted to recommend approval of four rezoning/CUP items: a certified recovery‑residence CUP for Tri Hope Life Ministries (case 2602CUP), a rezoning to allow an assisted‑living facility at 3.9 acres (2602REZ/Madec LLC), a rezoning to Heavy Industrial for a modest outdoor‑storage extension for Morris Steel (2603REZ/WDM LLC) and a rezoning to Light Industrial for Brick Property Group (2604REZC). Each of those items passed on roll call following public hearings; the assisted‑living, Morris Steel and Brick Property cases passed unanimously 4–0. The Tri Hope CUP required additional consideration: an initial roll call produced a tie vote under the commission’s rules, and after a second motion the commission approved the CUP 3–1 (Commissioner Boland voted Nay; Commissioners Winnall, Hughes and Hatcher voted Aye).

Public commenters raised site‑level concerns across multiple cases. Residents opposed proposed changes to how floodplain might be counted in density calculations, arguing that counting floodplain could undermine riparian buffers and rural character. During the Walmart CUP hearing neighbors asked the applicant to extend a sidewalk and to consider adding EV fast chargers; the applicant said charging infrastructure had not yet been determined and that decisions would be market‑driven at build‑out.

Why this matters: the approved rezones and CUPs enable a range of new commercial, residential‑care and industrial development along the Route 60 corridor, including a fuel center at an existing shopping center and an assisted‑living facility that would add local capacity for aging residents. The unresolved floodplain/lot‑area question could change how future subdivisions and density bonuses are calculated; planning staff told the commission they will bring options for further discussion in June and a potential public hearing in July.

Votes at a glance

- 2601CUP (Walmart Real Estate Business Trust): CUP to allow a fuel center and convenience retail on an outparcel — Recommendation to approve 4–0. - 2602CUP (Tri Hope Life Ministries): CUP for a level‑2 certified recovery residence — Recommendation to approve after revote 3–1 (Boland Nay). - 2602REZ (Madec LLC / Ali Verlander): Rezone ~3.9 acres for a 24‑room (expandable to 32 beds) assisted‑living facility — Recommend approval 4–0. - 2603REZ (WDM LLC / Morris Steel): Rezone ~2.93 acres to Heavy Industrial for outdoor storage expansion; proffers and buffering included — Recommend approval 4–0. - 2604REZC (Brick Property Group LLC): Rezone ~8.26 acres to Light Industrial with proffers, buffers and up to ~45,000 sq ft of building area — Recommend approval 4–0.

What’s next: planning staff will return with options on the question of counting floodplain in lot‑area calculations for the commission’s June meeting, with a potential public hearing in July if the commission elects to proceed toward ordinance changes.

Key quotes

- "The zoning ordinance that's gonna be discussed as it is should remain as it is," said Betty Walters during public comment opposing counting floodplain toward lot area.

- Planning Director Ligon Webb said the Walmart outparcel proposal "incorporates internal trip capture, future interparcel connections, and corridor buffering along Anderson Highway."

- On the Tri Hope CUP, the commission noted procedural rules after an initial tie vote: the chair explained a tie defeats the motion and allowed the commission to take a second motion, which yielded the final 3–1 outcome.

The commission adjourned after discussing the staff referral on floodplain lot‑area calculations.