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Planning commission tables conditional-use request for 51-acre auto auction after staff recommends denial
Summary
The commission tabled a conditional-use application by DAA for an auto auction on a 51-acre gravel mine site after Building and Zoning staff concluded the proposed outdoor vehicle storage and operations do not align with the M1 zoning district; staff recommended denial pending further review of zoning classification, traffic and landscape concerns.
The Harrison Planning Commission on Oct. 14 tabled a conditional-use application from a dealer auto-auction operator (DAA) to use about 51 acres of gravel-mine property for a weekly dealer auction and vehicle storage. Building and Zoning staff recommended the commission deny the application, saying the proposed use constitutes outdoor storage of vehicles rather than warehousing and therefore does not align with the M1 (light manufacturing) district or the city's recently adopted overlay requirements.
Joette, Building and Zoning staff member who read the report, described the proposal as an auto auction and remarketing operation that could receive 350–400 vehicles weekly, include a sales building and mechanic shop, and employ about 70 people. Joette said the property is within an M1 zoning district that generally requires businesses and services to be conducted within a building and cited relevant zoning sections and the city comprehensive plan in explaining why the application does not meet conditional-use standards. "It is the opinion of the Building and Zoning Department that this proposed business should not be granted conditional use approval by the Harrison Planning Commission," Joette told the commission.
Staff noted potential traffic impacts at the Corner Brook/West Road intersection and recommended a full traffic study if the use were to be considered appropriate. The report also pointed to landscape-plan deficiencies (large parking lots without required landscape islands/trees) and said the proposed use more closely resembles M2 general industrial activities (trucking terminals and freight stations) than the M1 district's intended quiet, enclosed operations.
A commissioner moved to table the item to allow staff and the applicant to meet and discuss zoning interpretation and related concerns; another commissioner seconded, and the motion to table carried. Commissioners and participants discussed whether a car dealership classification would be treated differently from an auto auction under the zoning code and agreed further review and clarification through the comprehensive-plan/zoning update would be appropriate.
The item was tabled, not denied; next steps noted in the discussion included staff and the applicant meeting to clarify the proposal, potential reclassification or reapplication consistent with the zoning code, and a recommendation that a traffic study be completed before the commission considers approval.
