Planning commission approves preliminary plan and variances for Hockney Hill office/storage complex with conditions on fire access, utilities and operations

The Coventry Planning Commission on April 23 approved preliminary plan review and associated dimensional variances for a proposed phased office and equipment-storage complex at 71 Hockney Hill Road (Assessor's Plat 10, Lot 42), subject to multiple conditions covering fire access, utility verification, site engineering requirements, and operational limits.

Applicant Andrew J. Barber (AJB Real Estate LLC) presented plans for a two-phase project on a 2.2-acre parcel behind the Dollar General. Phase 1 proposes an 8,000-square-foot metal building (arctic/ slate blue with white trim) oriented with garage bays and office space; phase 2 would add two smaller 6,000-square-foot buildings. The site design shows two driveways (a right-in / right-out on Route 3 and a second access on Hockney Hill Road), stormwater management by a west-side basin, a septic system sized for an estimated 460 gallons per day for the site, and landscaping and lighting designed to meet dark-sky principles.

Staff relayed late comments from the fire department asking that the traffic island be designed to allow fire apparatus passage and asking for confirmation that nearby hydrants have adequate pressure and water availability for suppression if needed. Planning staff added those points as conditions; the commission amended the condition language to state the island should be designed or constructed to allow emergency apparatus to drive over it if required.

The board also discussed and authorized several waivers and variances requested by the applicant, including relief related to exterior building materials and uninterrupted building façades (relief from the overlay district requirement for fenestration where staff found it unnecessary). The board recorded findings and adopted staff recommendations on dimensional variances in the staff report.

Public comments focused on operations, outdoor storage and the handling of used oil tanks. Nearby residents asked whether the applicant would store equipment or deconstructed oil tanks outdoors and expressed concern about night operations and stormwater/watershed protections. Barber and his team said primary vehicle and equipment storage would be inside the buildings, that oil tanks and sludge would be emptied, drummed and taken off-site for disposal (an environmental contractor picks up drums), and that most vehicles are driven home by employees rather than being left on-site overnight. Barber's team also said the site would include a fenced containment area for short-term handling of tanks during the week and that items would be disposed of at an off-site facility.

The commission approved the variances first and then approved the preliminary plan with conditions that included: administrative final-plan review; strict adherence to the approved dimensional variances; redesign of the Route 3 traffic island to allow emergency-vehicle passage; written confirmation from Kent County Water of adequate water availability and pressure at the nearest hydrants; submission of a dumpster enclosure plan for Phase 1; statement that plans meet class 1 engineering standards; required certificates of conformance from the engineer of record before issuance of any certificate of occupancy; submission of all required state and local permits with the final plan; the no-running-of-equipment restriction between 10 p.m. and 7 a.m.; replacement of any landscaping that dies at the applicant's expense; and other standard engineering and inspection coordination requirements.

The commission also noted outdoor storage of salvage materials (deconstructed tanks) is not clearly an allowed use in the general business zone, and staff said the approved plan does not authorize ongoing outdoor storage of materials; any such intent would require further review. The motions passed by voice vote with no recorded opposition. Staff will monitor compliance and process final plan materials administratively.