Commission delays decision on contractor storage yard at same Black Diamond site amid buffer and building-size questions

Montgomery County planning staff recommended approval of a special use permit for a contractor storage yard at the same Black Diamond Resources property near Christiansburg, but the Planning Commission deferred action June 11 to allow more detailed site definitions and buffer clarifications.

Staff described the proposed contractor storage yard as an area for equipment and occasional material storage tied to RL Phipps Construction. The storage yard is shown separate from the fill area on the concept sketch; staff said the storage area would use the same Village Lane access and that the facility would not be open to the public. Staff recommended conditions including development in general conformance with the submitted concept sketch, an approved site plan addressing landscaping, screening and parking, hours limited to 7 a.m.–5 p.m. Monday–Friday with the site closed Saturday and Sunday, dark-sky-friendly exterior lighting and opaque screening or evergreen trees to screen outdoor storage.

Staff noted the applicant estimates 0 to 10 daily trips for the contractor yard. The planner said the structure shown on the concept sketch is outside the proposed fill area; the structure’s setback would be 40 feet from the property line under zoning standards, but the applicant did not provide a square-foot size for the future building. Commissioners and neighbors asked whether the commission should condition the permit on a maximum building size or require clearer limits on the area where equipment may be parked to avoid storage immediately behind residences on Rainbow Street.

John Neal of Foresight Design Services said the applicant is willing to clarify the storage-lot footprint and expand buffers where feasible. Neal said the firm can prepare a concept sketch that separates the storage pad from the fill area and clarifies buffer yard locations. Owner Rick Phipps said he would meet with an adjacent property owner to clarify property lines and offered to discuss targeted mitigation — including asphalt extension at his cost — to reduce dust impacts.

Staff recommended approval for the contractor storage yard with the conditions listed at the hearing, but commissioners chose to defer action so the applicant can supply a clearer delineation of the storage yard, a proposed buffer treatment and more detail about the future building’s intended size and location. The commission voted unanimously to defer the contractor-storage-yard special use permit to the commission’s next meeting.