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Board approves countywide allowance for tractor-trailer parking in C2 zones after debate
Summary
The Board of Zoning Appeals voted 3-1 to allow 18-wheeler/tractor-trailer parking (rest-stop/overnight parking and monthly storage) as an allowable use in the county—s C2 general commercial zoning district. Members, applicants and nearby residents debated road safety, noise, lighting and use limits before the vote.
The Board of Zoning Appeals voted 3-1 on Feb. 25 to allow 18-wheeler tractor-trailer parking lots and rest-stop uses in the countywide C2 (general commercial) zoning district.
The decision came after residents and the applicant described competing uses. Claude Allen of White Pine urged caution, citing road width and maintenance costs for Phillips Road. "I have recently been made aware that there are plans for a . . . an overnight truck lot, rest stop, truck stop, whatever on Phillips Road. My concerns are twofold regarding this project," Allen said during public comment, adding the road is narrow and that future residential development could greatly increase traffic.
The applicant presented a plan that the board characterized as preliminary, describing a site with approximately 30 parking slots, a perimeter 6-foot fence, 24-hour video surveillance, on-site management and separate areas for overnight stays (short-term) and monthly storage. The applicant said overnight stays would be typically one night and estimated that overnight demand would be "about a quarter to half" of total use; the remainder would be monthly storage for trucks when drivers are home. The applicant said there would be showers, restrooms and a lounge, and that check-in would likely be handled via an app rather than a staffed desk. On diesel idling the applicant said: "I would say yes for the customers that will stay there, but it'll be on a clean idle."
Board members pressed the applicant on road safety, stormwater, septic and whether the use resembled industrial activity more than retail. Members also noted other C2 parcels in the county already accommodate similar overnight parking uses without fuel or food sales; one member referenced existing overnight parking near US-40 and heavier truck activity closer to I-81.
After discussion the motion to allow the use in C2 (countywide) carried. The board recorded the outcome as: motion approved, 3 in favor, 1 opposed.
The board's approval applies to the use category in the county's C2 zoning district; individual projects will require the usual site-level reviews (setbacks, stormwater, driveway permitting and any state highway approvals). Several board members emphasized that civil and technical approvals (road widening inspected by the highway department, stormwater permits, and other site-specific conditions) remain required before construction or operations could begin.
The applicant was told to expect additional technical questions and permitting steps if the zoning use determination is applied to a specific parcel.
Votes At A Glance: 18-wheeler/tractor-trailer parking/rest-stop allowed in countywide C2: approved, 3-1.
