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Planning commission recommends approval for Unionville Tire rezoning and special use permit with buffering and paving conditions
Summary
The commission unanimously recommended approval of REZ 23‑01 and SUP 23‑03 for Unionville Tire, forwarding both to the Board of Supervisors with conditions including a 25‑foot staggered evergreen buffer, no digital signage, and a paving modification allowing gravel in the rear due to heavy tracked equipment.
The Orange County Planning Commission voted unanimously to recommend approval of a rezoning and special use permit for Unionville Tire, a family‑owned diesel repair and tire business that sought to rezone a split‑zoned 9.3‑acre parcel on Route 20 and obtain a conditional permit for commercial vehicle repair.
Kira Davis, an Orange County planner, told the commission the application (REZ 23‑01 / SUP 23‑03) would rezone roughly 6.63 acres from limited residential to general commercial conditional and included staff recommendations recorded in draft resolution 24‑14. Notable proffers include a 25‑foot staggered evergreen buffer along the west property line to create an opaque screen from adjacent residences, retention of existing vegetative buffers except where construction requires clearing, and a prohibition on digital signage. Final buffer details will be determined at site plan stage.
Applicant Gordon Marshall, who identified his business as Unionville Tire Service and said the business began in 1989, requested a paving modification to allow a gravel surface in the rear work yard because heavy tracked agricultural and construction equipment would likely damage paved surfaces. He said the applicant would pave the front portion of the lot (near Route 20) and maintain buffers to obscure vehicles awaiting service.
Neighbor Kathy James, who lives directly across Route 20, raised questions about wells and the local water table and said the intersection of Independence Road and Route 20 already experiences frequent accidents; she asked how added traffic would be managed. Marshall and staff responded that the facility operates primarily by appointment, estimated no more than about 20 customer vehicles per day on busy days, intended to retain existing trees and fill gaps with new plantings, and that VDOT has reviewed entrance standards.
During the meeting the applicant disclosed he is a member of the planning commission and formally recused himself from both votes. Commissioners then moved separately to recommend approval of the rezoning (draft resolution 24‑14) and the special use permit (draft resolution 24‑15). The roll call votes recorded unanimous "aye" votes among the participating commissioners, and both recommendations will go to the Board of Supervisors for final action.
What happens next: The recommendations will be forwarded to the Board of Supervisors for public hearing and final action; staff will continue to work on final buffer designs and the site plan to address neighbors' concerns about water, traffic and buffering.
