Planning Commission - 2026-03-11
Meeting Intelligence Preview
Meeting Summary
The Planning Commission approved a conditional use permit for Cardinal Forest Retail, allowing a Chipotle restaurant with drive-through at the entrance to Cardinal Forest neighborhood on Cardinal Forest Drive (Tax Map 44-L-1-A), passing 4-2 despite significant resident opposition citing traffic and safety concerns. The Commission also unanimously approved time limit extensions for both the Cardinal Forest Retail project and the Buc-ee's of Stafford rezoning application, with the latter extended four months to July 26, 2026.
Key Decisions (3)
Time Extension for Cardinal Forest Retail CUP
Granted six-month time limit extension for conditional use permit application PCR-26-09 for Cardinal Forest Retail project. The application's twelve-month time frame was set to expire April 25, 2026.
Conditional Use Permit for Cardinal Forest Retail (Chipotle Drive-Through)
Approved CUP-25-156399 for Warrington Road LLC to allow a drive-through facility for a Chipotle restaurant within B-2 Urban Commercial and Highway Corridor overlay zoning districts on Tax Map Parcel 44-L-1-A, approximately 1.214 acres on the north side of Warrington Road. Project includes 2,585 sq ft Chipotle restaurant with 440 sq ft outdoor seating, 2,500 sq ft retail building, and 43 parking spaces. Access via Cardinal Forest Drive only.
Time Extension for Buc-ee's of Stafford Applications
Granted four-month time limit extension for pending zoning reclassification and conditional use permit applications for Buc-ee's of Stafford project. Original twelve-month deadline was March 26, 2026; extended to July 26, 2026. Public hearing scheduled for March 25, 2026.
Zoning Changes (1)
Tax Map 44-L-1-A, north side of Warrington Road near Cardinal Forest Drive
Warrington Road LLC
Development Activity (5)
Cardinal Forest Retail (Chipotle)
1.214 acres; 2,585 sq ft Chipotle restaurant with drive-through and 440 sq ft outdoor seating; 2,500 sq ft retail building; 43 parking spaces including 2 ADA; expected to generate 1,534 daily trips; inter-parcel connection planned to adjacent Tractor Supply development
Tractor Supply
Big box retail store; currently in site plan process with easement acquisitions pending; stormwater management pond sized to accommodate Cardinal Forest Retail development; expected operational by end of 2026
Buc-ee's of Stafford
Travel center/convenience store; missing operational and safety analysis report, wetlands delineation report, and updated traffic data for traffic impact analysis
Akakik Data Center
Data center with proposed water tower for each building; third in line for purple pipe water; plans for free cooling with external fans; generators proposed along RPA feeding into Crow's Nest; public hearing tentatively scheduled for April 8 (later moved to April 22)
Arbor's at Stafford
Major site plan; 51 of 80 plots; post-development drainage area to pond equals 62.22 acres; concerns raised about neighboring property owner notifications and proximity to data center
Market Signals (6)
Commercial Demand
Developer noted Chipotle has been waiting two years for CUP approval, indicating strong tenant demand for drive-through restaurant sites in the Route 17 corridor.
Commercial Demand
Property deed restrictions from 1988 prohibit sit-down restaurants but allow fast-food with drive-through, limiting development options and creating unique tenant requirements.
Infrastructure
VDOT is highly protective of access along US Route 17 as a national highway system corridor, making direct access extremely difficult to obtain for new commercial developments.
Housing Demand
Cardinal Forest neighborhood has seen significant turnover in last five years with original owners moving out and new families with younger children moving in.
Sentiment
Strong resident opposition to commercial development at neighborhood entrances, with concerns about traffic safety, cut-through traffic, and proximity to schools and bus stops.
Infrastructure
Two new schools (Hartwood High School and Falls Run Elementary) recently opened in the area, with traffic impacts not yet fully reflected in existing traffic studies.