Planning Commission - 2026-02-11
Meeting Intelligence Preview
Meeting Summary
The Stafford County Planning Commission approved the Utilities Master Plan (6-0), which allocates 90% of reclaimed water capacity (5.8M of 6M gallons/day) to data centers at Stafford Technology Campus and Potomac Church. The commission also approved a Checkers drive-through restaurant CUP at Warrington Road (6-0) and rezoned 0.96 acres at Powell Lane from A-1 to M-1 for JP Mercer's contractor equipment yard (6-0), adding a 10-foot tree preservation buffer proffer. Time extensions were granted for Potomac Creek Campus, Sheets at Enon Road, and Blaisdale Data Center applications.
Key Decisions (6)
Utilities Master Plan 5-Year Update
Approved the county's Utilities Master Plan which sizes the reclaimed water system at 6 million gallons per day, with 5.8 million gallons already obligated to Stafford Technology Campus and Potomac Church data centers. Plan includes moratorium on potable water for industrial cooling and requires water services agreements approved by Board of Supervisors for reclaimed water connections.
Checkers Drive-Through CUP at Warrington Road
Conditional use permit CUP 24155787 approved for a 1,000 sq ft Checkers restaurant with 200 sq ft outdoor seating, 11 parking spaces, and drive-through facility at tax map parcel 2519 B on Warrington Road in George Washington District. Site is 0.442 acres in B-2 Urban Commercial and Highway Corridor Overlay District.
JP Mercer Powell Lane Rezoning from A-1 to M-1
Rezoning of 0.96 acres at terminus of Powell Lane (tax map parcels 4493 G and 4493 J) from A-1 Agricultural to M-1 Light Industrial for contractor's equipment and storage yard. Applicant is JP Mercer, lifelong Stafford resident. Located in George Washington District within Berea TDA, designated as business and industry on future land use map.
JP Mercer Time Limit Extension
Extended the 12-month application time limit for JP Mercer Powell Lane rezoning from February 28, 2026 to August 28, 2026.
Time Extensions for Potomac Creek Campus, Sheets, and Blaisdale Data Center
Granted time extensions for three applications: Potomac Creek Campus (data center, 99.33 acres) extended to March 4, 2026; Sheets at Enon Road (convenience store/fuel station) extended to July 27, 2026; Blaisdale Data Center extended to August 26, 2026.
Comprehensive Plan 5-Year Update Subcommittee Established
Chair established subcommittee to conduct the state-mandated 5-year comprehensive plan review. Commissioners Cottle (chair), Shelton, and Sigman appointed as members with Commissioner Bratton as alternate. Target completion December 2026 for Board approval.
Zoning Changes (1)
Terminus of Powell Lane, tax map parcels 4493 G and 4493 J, George Washington District
JP Mercer (Josh and Renee Mercer)
Development Activity (9)
Checkers Restaurant
1,000 sq ft drive-through restaurant with 200 sq ft outdoor seating area, 11 parking spaces including 1 ADA space, sidewalk along Warrington Road. Expected to generate 516 daily trips. Hours potentially 10AM-2AM seasonally.
JP Mercer Contractor Equipment Yard
0.96 acres for gravel/asphalt contractor's equipment and storage yard. No building currently proposed. 6-foot opaque security fence, 20% open space, 25-foot transitional buffer. Expected 13-14 vehicles per day, capped at 500.
Stafford Technology Campus
Data center campus with proffered reclaimed water infrastructure. Allocated portion of 5.8 million gallons/day reclaimed water. Proffered to construct regional pump station for Centerport area.
Potomac Church Data Center
Data center with reclaimed water allocation as part of 5.8 million gallons/day total. Water services agreement approved by Board.
Belmont Park
Industrial development with proffer to extend Powell Lane as primary entrance. Plans and plats currently under review for road extension.
Market at Austin Ridge
Three-option GDP proposal including potential data center component. Applicant proposing M-2 zoning with reduced setbacks (750 to 150 feet) and buffers (200 to 60 feet). Public hearing scheduled February 25, 2026.
Potomac Creek Campus
Data center rezoning for 99.33 acres, up to 9,775 square feet of data center uses. Time extension granted to March 4, 2026.
Blaisdale Data Center
Data center with rezoning and CUP for electrical substation. Time extension granted to August 26, 2026.
Sheets at Enon Road
Convenience store with 12-vehicle fuel station. Rezoning and CUP applications. Time extension granted to July 27, 2026.
Market Signals (7)
Housing Demand
Residential growth is significantly below comprehensive plan projections - actual 633 units/year vs projected 946 units/year, with permits declining from 931 in 2021 to only 370 in 2025.
Housing Demand
Approximately 5,000 residential units are in the approved pipeline ready to be built, with large projects including Westlake, Centerport Village, and Main Line expected to increase permit activity.
Infrastructure
Reclaimed water system capacity is nearly fully allocated at 5.8M of 6M gallons/day committed to two data center projects, effectively creating a moratorium on additional industrial cooling water users.
Infrastructure
Lake Mooney water treatment plant expansion previously anticipated for 2035 has been pushed off 5-10 years due to 15% reduction in water usage, providing capacity through at least 2040.
Sentiment
Strong public opposition to data centers expressed at meeting, with citizens concerned about M-2 zoning requests, reduced setbacks/buffers, and comprehensive plan amendments to accommodate data center development.
Commercial Demand
Industrial infill development continuing along Powell Lane corridor with M-1 and M-2 zoning surrounding the approved JP Mercer site, adjacent to Falmouth Business Center.
Housing Demand
Virginia General Assembly considering HB requiring 7.5% housing stock growth over 5 years and 75% of commercial districts allowing multifamily by right, which could significantly impact county development patterns.