Planning commission debates allowing fueling stations and convenience stores in B‑2 district; asks staff to tighten language

The Poquoson City Planning Commission spent the second portion of its May 18 work session discussing a proposed zoning text amendment to allow gas or fueling stations and convenience stores in the B‑2 business district. Commissioners did not vote but asked staff to return next month with clearer definitions and proposed conditions.

Mr. Orton, a city staff member, said staff found no existing by‑right allowance in B‑2 for gas stations or convenience stores and presented four options, including leaving the code unchanged, allowing the uses by right with conditions, or keeping conditional‑use requirements. Staff's preferred option was allowance by right in B‑2 under conditions that would protect existing residential uses and require architectural review and traffic analysis.

Commissioners raised multiple concerns: the term "convenience store" is broad and could admit a wide variety of retail operations; the commission should clarify whether the restriction applies to residentially zoned properties adjacent to B‑2 or to existing residential uses inside B‑2; and site‑plan elements such as stormwater, parking, driveway access and traffic flow would need explicit review. One commissioner suggested using a separate definition for "fueling station" (or "refueling/fueling station") to capture electric charging in addition to petrochemical fuel.

A commissioner noted fiscal considerations: retail fuel itself generates little local tax revenue, and while a large anchor (the example cited was Wawa) could bring substantial gross revenue, the local annual take would be much smaller and not a cure‑all for city finances.

Several commissioners favored tightening definitions and conditions rather than immediately making the uses fully by right. Orton said architectural review would apply in the B‑2 district and that staff would draft conditional language and definitions for the commission to consider. Commissioners offered to assist with wording and asked staff to return with a more detailed draft at the next meeting.

Because this was a work‑session discussion, no ordinance or amendment was adopted; the item will return as a drafted text for further consideration.