Planning commission recommends approval of two special exceptions for Ladysmith Industrial Park with added fire-hydrant condition

The Caroline County Planning Commission on April 24 voted to forward two companion special-exception permit requests from Act Holdings LLC to the Board of Supervisors with conditions and an added requirement for a fire hydrant at the building’s rear entrance.

Staff presentation (SPEX012025) described a proposed stone countertop manufacturing use in one rear tenant bay at Ladysmith Industrial Park. Planner Craig Pennington said the operation would perform all cutting and finishing inside the building, use a closed-loop water system for stone cutting (the water tank is filled and recycled through filters), and capture stone dust with a vacuum system for removal or resale. Pennington noted that the use would have no showroom or customer pickup of finished products and that other manufacturing uses are permitted by right in the M-1 zoning district. Pennington offered recommended conditions, including that outdoor storage be screened, no debris or surplus material stored outside, all manufacturing to occur within an enclosed building, and that shipping containers not be used as storage.

Owner Mark Van Gorder told the commission the tenant currently operates in Fredericksburg and will move to Ladysmith; final fabrication is done to order, installers measure at homes, and the shop cuts and delivers/install the finished product. Van Gorder said the shop’s closed-loop water reclamation system filters and reuses water; Pennington noted a circa 1,000-gallon tank but the refill frequency depends on workload.

A second special-exception request (SPEX022025) sought approval for a minor auto-repair operation in a separate rear unit of the same seven-unit building. Staff described limitations: no engine/transmission overhauls or body painting, parking and storage conditions (maximum five vehicles awaiting repair on the property at a time, no long-term storage of inoperable vehicles unless awaiting repair for up to 90 days, all fluids stored inside a structure, and no shipping containers for storage). Pennington noted five extra parking spaces are available for the two rear bays to accommodate vehicles awaiting repair.

Commissioners discussed fire protection after fire-rescue staff requested an additional hydrant at the rear entrance; planners said two hydrants exist at the front, but fire rescue requested one at the rear because the building’s rear work areas would be farther than 200 feet from the front hydrant. Commissioners agreed and added a condition requiring installation of the rear hydrant; Pennington said the building owner/applicant would be responsible for the hydrant installation prior to certificate of occupancy. The commission voted to forward both SPEX012025 and SPEX022025 to the Board of Supervisors with the conditions as amended; both votes were recorded by voice as carrying.

Why it matters: The approvals would allow two light-industrial uses to occupy rear bays in a multi-tenant building in Ladysmith Industrial Park, subject to conditions intended to limit noise, outdoor storage, and fire risk. The added hydrant condition responds directly to fire-rescue concerns about access and hose deployment distances.

Key details recorded in the hearing: closed-loop water system for stone cutting; stone-dust collection and off-site sale or donation; a 1,000-gallon water tank cited by the applicant; five extra parking spaces for rear bays; maximum of five vehicles awaiting repair for the auto shop; owner responsible for fire-hydrant installation before occupancy.