PZC Allows Path to Expansion for Existing Non-Conforming Businesses
- Theresa Cramer
- Apr 28
- 2 min read
Believe it or not, budget wranglings aren't the only news in town. At the April 17, 2025 Planning & Zoning Commission (PZC) meeting and Public Hearing, Attorney Wendell Avery proposed a text amendment to Stafford's zoning regulations section 3.21. The goal was to allow existing non-conforming businesses in the AA district to expand through the special use permit process. The proposed change would require at least 5 acres of land to do so, and it aims to give the commission leeway when deciding whether or not an expansion of a use is appropriate.
While many structures can be considered "existing non-conforming," in this case, we are primarily referring to commercial businesses that pre-existed a residential zone. Generally, if you buy an existing non-conforming property, you know from the start, which Commissioner Richard Shuck pointed out, and you are not allowed to expand it. However, Chair Dave Palmberg stated that, as part of the Plan of Conservation and Development, the commission has considered modifying the regulations to accommodate the expansion of certain businesses, particularly in the area surrounding the Stafford Motor Speedway, specifically mentioning West Street and Cooper Lane.
Shuck worried that the commission needed to find ways to "close the loopholes to stick within the spirit of the regulation," and Palmberg suggested that the new language should specify that consideration be based on the parcel's size at the time the original non-conforming use began. In other words, if you own a business on two acres and then go out and buy three adjoining acres, you will not be able to take advantage of this new regulation. Additionally, the commission decided that the regulation should stipulate the need for a pre-meeting and informal discussion with the PZC to inform business owners considering this regulation about the commercial district standards to which they may be held. Those could include parking requirements, lot coverage, and building setbacks.
When Donna Wright, a resident, asked why considering this change was within the town's best interest, Palmberg said it could help expand businesses, the tax base, and create jobs in town. Ultimately, the commission voted unanimously to approve the text amendment.
Additionally, the commission voted to officially approve the food cart at 4 West Stafford Street. So keep an eye out for a new food option in town.
