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Planning commission allows gravel internal drive for small water‑packaging operation with conditions
Summary
The commission approved a deviation from paving standards for a small water‑packaging operation at 4311 State Road V (PB25‑0016), allowing an 8‑inch compacted gravel internal drive for low‑volume use with a requirement to re‑evaluate pavement if the operation expands. Approval was unanimous.
The Jefferson County Planning & Zoning Commission unanimously approved a pavement‑standards deviation for a proposed water‑packaging operation at 4311 State Road V (case PB25‑0016).
Staff explained the use is permitted in the LR‑2 zone under a site‑development review and that pavement standards for low‑volume commercial drives normally require 6‑inch PCC or an equivalent engineered solution. The applicant requested an 8‑inch compacted gravel internal drive with a paved entrance apron and relatively limited employee and delivery traffic (staff recorded 2–4 employees and one to two box trucks daily).
The petitioner, Dave Von Arcs, described the site as a farm property converted for small‑scale packaging of local well water, with a proposed 20‑foot wide internal drive, drainage improvements and a paved approach at the entrance. The civil engineer testified they had coordinated with Northeast Public Sewer District and described three proposed stormwater detention basins and a box culvert crossing for a tributary; they also said the primary site work was above identified floodplain/floodway limits.
Staff recommended approval for the deviation in its current, low‑volume condition and noted the pavement deviation would be reevaluated if the operation expanded or additional buildings were added. Commissioners approved the request with the recommended condition.
Next steps: the applicant must complete detailed site development permitting and must return for further review if the operation expands beyond the stated scope.
Quote attribution: "We're proposing to have 8 inches of gravel instead of 4 inches of gravel and 6 inches of asphalt...It's gonna be 20 feet wide," petitioner Dave Von Arcs said in describing the deviation.
