Prince George County Planning Commission deadlocks on vehicle-impound special exception; staff-recommended conditions to be revisited

At its March 26, 2026 meeting, the Prince George County Planning Commission failed to produce a majority recommendation on a special exception (SE260001) that would allow a vehicle impound facility as an accessory use to an existing auto repair business at 9300 Old Stage Road.

Planning staff, represented by Jack Greenstein, told commissioners the approximately 10.3-acre, split-zoned property is currently occupied by Family Auto and Towing LLC and that staff recommends approval of the special exception if a set of conditions are imposed. "If the recommended conditions are imposed, the request is consistent with the comprehensive plan, surrounding zoning and surrounding land uses," Greenstein said, noting recommended conditions to limit the impound lot to the applicant’s conceptual plan, require perimeter maintenance and screening, and ensure emergency access coordination.

The staff presentation included technical notes: VDOT reported an average annual daily traffic count of about 3,500 vehicles on Old Stage Road and indicated no objection to the existing commercial entrance. The recommended screening condition would require the impound area to be visually blocked from adjacent residential properties and public rights-of-way by opaque fencing, evergreen plantings, masonry walls or a combination thereof, and no stored vehicles could extend above the screening.

Commissioners pressed the applicant on operational details. A representative identifying himself in the record as "Aaron the Spectrum" said the site would operate 24/7 and handle a wide range of vehicles, including hybrids and heavy trucks. On cleanup and fluid handling he said, "we secure all fluids before they're off the ground... we have to clean up our fluids and properly dispose of them," describing use of absorbent materials and, when necessary, excavation of contaminated soil for proper disposal.

Several commissioners raised environmental and screening concerns: one asked how the operation would handle vehicles taller than the six-foot fence; staff and the applicant said indoor storage and planned fence extensions would address taller vehicles. Another commissioner asked whether wrecked vehicles leaking fuel and transmission fluid would trigger additional cleanup or containment requirements; staff said this typically falls under state environmental regulations and that licensing and permitting during business-zoning permit review could include further conditions.

When the commission voted on a motion to recommend approval subject to the staff-recommended conditions, the roll call produced three votes in favor, three opposed and one abstention (Yes: Commissioner Howell, Mrs. Kanapa, Mr. Womack; No: Mr. Mayton, Mr. Paul, Mr. McDonough; Abstain: Mr. Briscoe). County counsel advised that a tie means the commission would not forward a favorable recommendation and that the application will be placed on the next meeting agenda for reconsideration.

Because the commission did not produce a majority recommendation, the item will return to the Planning Commission in April for further consideration.