Middletown Council Denies Use Variance for Heavy Truck Repair and Outdoor Trailer Storage at Caprice Drive

Middletown ' Jan. 7, 2026 ' The Middletown City Council unanimously denied a use-variance application for 4680 Caprice Drive that sought to allow heavy automotive repair inside a building and outdoor storage of semi trailers and trucks.

The request, filed as Case 02-26 by Rodney Gibbs, would have permitted engine and transmission overhauls on automobiles and semi trucks and the exterior parking of trucks and trailers. During testimony Gibbs said the business would operate roughly 8 a.m. to 8 p.m. and that as many as 100 trailers might be parked on the parcel if an adjacent property purchase proceeded.

City planner Claire Fedders Vinegar told the council the property is designated in the city's comprehensive plan as neighborhood mixed-use/light commercial and is intended to be buffered from long-term industrial activity. "There is meant to be a 500 to 1000 foot buffer between industrial uses and residential uses," she said, and she warned that outdoor storage of trailers constitutes a separate primary use that would trigger different review standards.

Residents who spoke during the public comment period described long-term occupancy in nearby homes and raised traffic and safety concerns about large trucks maneuvering through local streets. One resident said the prior tenant stored trailers but did not perform heavy repairs on-site.

Council members voiced concern that the proposal would alter the central character of the neighborhood and could adversely affect adjacent property owners. Several members acknowledged potential job benefits but said the location was not appropriate for heavy diesel engine repair and large-scale trailer storage. Council discussion repeatedly distinguished vehicles temporarily awaiting repair (which could be limited and conditioned) from long-term outdoor storage or a new primary storage use, which would require separate Planning Commission review.

A motion to deny the variance carried on a roll-call vote of 5-0. Gary Gross, Jerry Heinrich, Tom Evans, Dave Cash and Corey Carter voted to deny.

The council did not approve the variance and did not outline additional conditions or a path for immediate resubmission; staff noted that outdoor-storage questions would be addressed separately by the Planning Commission under the applicable zoning rules.

What happens next: The variance application was denied; any change to allow outdoor storage as a primary use would need separate planning review and permit approvals.