Planning commission recommends SUP2505 for Memory Lane materials-recovery center with water and well conditions; 3–2 vote
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Summary
The commission recommended approval of SUP2505, a proposed materials recovery facility on Memory Lane in the Zion Crossroads area, subject to 11 conditions and added requirements that new improvements connect to public water and no additional wells be constructed; the recommendation passed 3–2 amid traffic, road-condition and groundwater concerns.
The Planning Commission voted 3–2 to recommend approval of SUP2505, a special‑use permit application to establish a solid‑waste material recovery facility on four parcels along Memory Lane in the Zion Crossroads community planning area.
Staff described the proposal as a materials recovery operation focused primarily on ferrous and nonferrous metals, e‑waste and appliances, with processing largely occurring indoors. The applicant proposes two buildings (a 6,000‑square‑foot processing building and an 8,000‑square‑foot storage building), and anticipated 5–7 full‑time positions. Staff’s recommended conditions (updated during the hearing) limit accepted materials, cap on‑site vehicle storage, set operating hours, require site plan approval and VDH permits, and require compliance with the county noise ordinance.
Applicant representatives (Julia Flynnmore of SHIMP Engineering and operators present at the meeting) said most customers will be retail households and small trucks rather than heavy commercial haulers, that sorting and baling would occur primarily indoors, and that the project includes buffers to address adjacent uses. They also said they plan to accept drop‑offs from county residents and pay for scrap materials.
Several commissioners and residents raised concerns about Memory Lane’s pavement condition, the adequacy of existing travel lanes for heavy trucks, and the safety and traffic impacts of increased truck trips. Commissioners also questioned the proximity of occupied residences and the adjacent women’s correctional facility, potential water‑supply impacts and the TRC note that connecting to public water would require abandonment of on‑site wells. During the hearing commissioners negotiated an amendment to staff’s recommended conditions requiring new improvements to connect to public water and specifying that no additional wells be permitted for the improved parcels.
After discussion the commission moved to recommend approval subject to the staff conditions as modified; the motion passed 3–2 (chair vote counted in the affirmative). The recommendation will be forwarded to the Board of Supervisors, which will consider the SUP at a future meeting.
Next steps: the Board of Supervisors will receive the Planning Commission’s recommendation and conditions; staff noted site‑plan level review and TRC comments (stormwater, access, and public‑water connection) will be required if the Board acts favorably.
