Planning commission backs rezoning for Sullivan plumbing shop at 273 Dog Trail, recommends conditions on buffer and access

The Campbell County Planning Commission on March 24 recommended approval of a rezoning request for 273 Dog Trail that would allow a 5,000-square-foot plumbing service building and related operations.

The proposal, filed as PL-25-03-053 by Thomas Sullivan as agent for Heather Keith LLC, would change the parcel from agricultural to Business General conditional to permit a plumbing business with a garage/warehouse, employee parking and space to store company vehicles. Mitchell, a county planner, told the commission the request is conceptual and “not proffered, so the preliminary plan and the proposal are conceptual and nonbinding.”

The commission’s recommendation will go to the Campbell County Board of Supervisors, which is scheduled to hear the item in May.

Why it matters: The parcel sits in an area the county’s comprehensive plan labels “medium to high density residential and transitional,” and the staff report said the plan allows small pockets of commercial uses in some residential areas. Neighbors said locating a commercial service operation on the lot could change neighborhood character, increase truck traffic and remove mature woods that serve as screening and wildlife habitat.

The applicant and staff Thomas Sullivan, the applicant and agent, described his business and operations to commissioners and neighbors. Sullivan said the business currently employs 10 people, operates typically from 8 a.m. to 5 p.m., and that most technicians start between about 7:45 a.m. and 8:15 a.m. He told the commission the proposed building would allow trucks to be pulled inside for work and that much of the company’s work is performed from well-stocked service trucks so visits to the shop during the day should be infrequent.

Sullivan also said he owns excavation equipment and trailers and that he might add a lean-to or shed to house equipment. Regarding lighting he said he had not finalized plans but expected at minimum parking-area lighting.

Mitchell told the panel the parcel would be served by a private well and an on-site septic system and that public water is available on Village Highway but the parcel is not required to connect. He said the site does not trigger a traffic-impact analysis and that the Virginia Department of Transportation (VDOT) comments provided no objections to the rezoning.

Neighbors’ concerns Several residents who live along Village Terrace and Dog Trail urged the commission to require buffering and to clarify access. Rebecca Humphrey of 60 Village Terrace said she and her husband support Sullivan’s purchase because it prevented denser development, and other neighbors said they prefer Sullivan to unknown developers but still want protections.

Jeremiah Melvin, 206 Village Terrace, asked about size limits in county code and whether a 5,000-square-foot service establishment fits the Business General rules; Mitchell replied the use would be considered a service-establishment business and the proposed building would be the primary structure, with smaller sheds considered accessory structures. Patricia Hunter, 261 Village Terrace, noted a Campbell County school-bus stop near the road and asked the commission to consider student safety.

Dwight Kershner, who identified himself as the owner of Dog Trail, said Dog Trail is a private drive and that a long-standing agreement among residents limits use; he said heavier commercial traffic and logging activity could damage the road and create safety problems. Joe Harding and Sherry Harding raised environmental concerns including a seasonal stream on the property that a proposed access road would cross and wildlife displacement if mature woods were clear-cut.

County code and buffers Mitchell told the commission that if rezoning were approved, the site-plan process would require buffers either to maintain existing vegetation or to provide a new planted buffer if timber were removed. During discussion commissioners noted the county lacks authority to prevent a property owner from harvesting timber on private land before rezoning, but said tree-clearing that removes existing vegetation would require replanting or a buffer at the site-plan stage if the property becomes commercial.

Motion and next steps After public comment the commission voted to recommend approval and urged the applicant to work with neighbors before the Board of Supervisors hearing. The motion (PL-25-03-053) was made and seconded; the commission chair called the question and the motion passed. The staff and commission recommended the applicant and neighbors meet to try to resolve entrance location and buffering concerns prior to the May hearing.

Clarifying details recorded in the meeting include the proposed building size (5,000 square feet), the applicant’s stated employee count (10), proposed operating hours (generally 8 a.m.–5 p.m.), planned parking for three employee spaces plus three company vehicles on the concept plan, and the applicant’s description of heavy equipment (excavators and a tractor with trailers; the largest machine described as about 7,000 pounds with a 3,000-pound trailer).

Next: The Planning Commission’s recommendation will be transmitted to the Campbell County Board of Supervisors for a decision in May; the commission noted it can only make a recommendation and that the board is the final decision maker.