Washington County planning staff told the Planning Commission that a proposed convenience store and gas station on roughly 2.18 acres meets the site's general commercial land-use designation and recommended approval with standard conditions, and commissioners voted to forward that recommendation to the City of Vernon for final action.

The project, described to the commission as a convenience store with gas pumps and a canopy over the pump area, sits on a parcel shown as general commercial on the county future land-use map. Planning staff said the site is vacant and was previously used for residential purposes; land uses nearby include public and semi-public parcels to the north and a cell tower to the west, with residential to the south.

"Parcels is is approximately 2.18 acres in size, and the request is to approve a minor development review application and for a convenience store with gas pumps. And there is a canopy proposed for the gas pump area," a planning staff member told commissioners. Staff said the development review committee completed its review and that stormwater review by the county engineer raised no outstanding issues.

A neighbor who attended the required neighborhood information meeting on the 19th asked questions about stormwater and runoff; planning staff told the commission that the resident was not yet ready to state a position for or against the project. The applicant's representative attended the neighborhood meeting and was present at the hearing to answer questions.

During the hearing a participant asked about the retention/pond cross section. The applicant's representative described the ponds as dry detention features about "approximately 2 to 3 feet deep" in total depth and designed to hold no more than "6 to 8 inches of water depth for up to 24 hours at a time," except during extreme events.

Staff recommended approval with typical conditions, including requirements for stormwater and driveway permits and outstanding state permits. Planning commissioners moved and seconded a motion to approve and forward the recommendation to the City of Vernon. On roll call the commission recorded yes votes from District 1 Commissioner Roger Hagen; District 2 (recorded as Richard Kindy in the hearing); District 3 Commissioner Michelle Cook; District 5 Commissioner Jared Highet; and Member-at-Large Chairman John Gay. District 4 Commissioner Carl Owens and the school board representative Kyle Newsom were excused. The motion passed and will be considered by the City of Vernon at its Jan. 21 meeting.

The commission record shows staff will continue coordination with the city and that standard permit conditions apply; the county's recommendation does not authorize construction, which will require city approvals and the applicant's obtaining required state and county permits.

Votes at a glance: The Planning Commission voted to forward a recommendation of approval for the minor development review for a convenience store with gas pumps and canopy (parcel ~2.18 acres) to the City of Vernon. Roll-call votes recorded five yes votes, two excused; no no or abstain votes were recorded.

The commission did not take any separate action to impose additional conditions beyond the standard development requirements noted by staff. The City of Vernon makes the final decision on the development review on Jan. 21, according to staff.