Planning Commission recommends approval of revised zoning amendment to allow auto sales in highway commercial zone

The Rappahannock County Planning Commission held a second hearing Wednesday evening on a proposal to allow auto sales lots in the highway commercial zone west of Sperryville, and this time approved a revised zoning amendment more restrictive than one they passed a month ago.

The commission at its May 16 meeting had recommended approval of a zoning amendment that would allow such auto sales and service businesses in the commercial zone “by right,” meaning any property owner along that strip between Sperryville and Shenandoah National Park could set up such a business. But that proposal was withdrawn by the applicant after strong public opposition emerged and it appeared likely the Board of Supervisors would not approve it.

This time, the same applicants, Willie and Cathern Smith of Culpeper, were back before the commission to request an amendment that would allow auto sales and service establishments by Special Use Permit. This would require a public hearing on the matter and give the commission and the supervisors opportunity to attach limits and conditions on the use permit.

The Smiths, who own the property formerly known as “Cooter’s Place” on Route 211, would like to display and sell classic cars at the site. This time, no member of the public objected at the meeting to the Smith’s request.

Some commissioners were unhappy about facing the issue for a second time, however. “I think this whole process has been a mess,” commented Hampton District Commissioner Alvin Henry Jr. “We had a public hearing last month and voted on this.” He complained that, after the commission made its decision some people went “behind the scenes (to) twist the arms of the supervisors” to reverse it. “This has been twisted,” Henry said. “It’s not the way to do government, or do things in Rappahannock County.”

Chairman Charles Strittmatter of Wakefield District also said he was disappointed in the process. “This is an embarrassment to the Planning Commission that is unwarrented,” he said. “I think we did our job and did it right.”

Other commissioners, including Tom Tepper of Stonewall-Hawthorn District, Ron Frazier of Jackson District and Robert Weinberg, who represents the Board of Zoning and Appeals, said the revised amendment was an improvement over the broader one approve by the planners last month. “I think this gives the approval process some teeth in the future,” Tepper said.

Gary Settle of Piedmont District, which includes the Highway Commercial Zone, said he had some misgivings about his vote for the “by right” amendment after last month’s meeting, after he drove up Route 211 the next day and considered the possible impact. Allowing auto sales lots only by special permit is a better idea, he said. “My arm was not twisted by any particular person or group,” he added.

The revised amendment was approved on a 6-0 vote, with Henry abstaining. It next goes to the Board of Supervisors at its meeting on July 2 for final action.

But the Smiths have discovered that any auto sales business they plan will be extremely limited. County Administrator John McCarthy told the commission that the entire highway frontage of the Smith’s property lies in a floodplain, which means that they would not be permitted to lay down asphalt for a sales lot. Any car sales on that property, McCarthy said, would be limited to the number of automobiles that can be displayed and stored under roof on the property–which is probably not more than three to five vehicles, given the small structures on the property.

-- James P. Gannon

Posted: June 22nd, 2007 under News.
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