Stephens City Council reaffirms industrial permitted uses; approves home-occupation and tower-height ordinance changes

Stephens City's Town Council on Dec. 2 adopted a resolution confirming the permitted uses in the town's Industrial 1 (I-1) and Industrial 2 (I-2) zoning districts, and accepted text amendments to the town code that change home-occupation rules and revise tower-height limits.

The council opened a public hearing required by Virginia Code §15.2-2232; there were no public comments. Town Attorney David Griffin said the state requirement ensures public notice of uses allowed in specific zoning districts and described the resolution as a reaffirmation of long-standing permitted uses. Planning Commission members Bob Wells and Marshall Werner told the council they found no significant changes and supported adopting the resolution. Vice-Mayor Linden A. Fravel moved to adopt the 15.2-2232 resolution; the motion carried on a roll-call vote (L. Fravel, P. Fravel, Stevens, Swygert-Smith voted Aye; Smith and Woodruff absent).

Separately, the council accepted both first and second readings of a Chapter 23 text amendment that adjusts two topics: home-occupation regulations in R-1 and the Newtown Development District, and height limitations for monopole transmission/power structures and communication towers in I-1 and I-2. The ordinance language read by the clerk would allow certain home occupations by right when they create no additional traffic, produce no noise or noxious odors, have no exterior signs and have no exterior storage; home occupations that exceed those limits would still require a special use permit. The ordinance also revises Sections 23-450 (I-1) and 23-470 (I-2) to allow monopole transmission/power structures and communication towers up to 100 feet in height by right. Councilwoman Regina Swygert-Smith moved to accept the first and second readings; both motions carried with the same roll-call vote that approved the resolution.

Why it matters: The 15.2-2232 resolution satisfies a state notice requirement and makes explicit to residents the uses allowed in industrial zones, while the Chapter 23 amendments change the process for certain home-based businesses and ease height limits for monopole and communication structures in industrial areas. Town officials said the home-occupation changes apply only to low-impact operations that do not alter neighborhood character, and that taller monopoles may be permitted in industrial districts under the revised text.

Council procedure and votes: The council recorded roll-call votes for each motion: Linden A. Fravel (Aye), P. Fravel (Aye), Tina Stevens (Aye), Regina Swygert-Smith (Aye); Councilwoman Smith and Councilman Woodruff were absent for the recorded votes. The meeting minutes list Councilman P. Fravel as having departed after the action agenda.

What happens next: The ordinance completed two readings at this meeting so the change will proceed pursuant to the town's ordinance-adoption procedures; the minutes do not specify an effective date. The public may review the full ordinance text and the 15.2-2232 resolution on the town website or request the clerk for copies.