Jasper planning commission recommends variance to allow propane distribution driveway at 130 Liberty Lane

The Jasper City Planning Commission recommended approval of a variance that would allow a propane distributor to place a driveway immediately adjacent to a neighboring driveway at a property identified as 130 Liberty Lane.

Staff presented the application and recommended approval, saying the 1.71-acre parcel (ID 053A097003) is zoned M-1 and has an approximately 20-foot grade change over roughly 90 feet along its frontage. "Staff recommends approval of the request for a variance from driveway spacing requirements, subject to the following conditions," Deputy Manager Kim Goldiner told the commission, citing the Merritt criteria for exceptional conditions and unnecessary hardship.

Applicant Adam Smith said the company bought the lot to operate a bulk storage and refill site and that the steep grade makes it infeasible to locate the driveway where the ordinance requires. "We bought this piece of property and, with the intention of Sherry Drive, that is no longer an option," Smith said, describing the need for gradual slope to allow large transport trucks and smaller delivery rigs to access the site.

Staff recommended conditions that include updating the site plan to show the new driveway location and comply with site-plan review by June 30, 2026; paving the driveway and storage areas; providing landscaping required under division 7.3; either constructing sidewalks along the frontage or paying a payment-in-lieu (staff and the applicant noted the applicant brought a check of about $6,600); regrading and seeding rills and gullies; and an engineer's sign-off that the stormwater pond was installed and will maintain required storage. Staff also noted continued compliance with rezoning ordinance 2024-O1.

Commissioners pressed staff and the applicant about specifics: whether two driveways would effectively be a single curb cut, whether fencing would separate the sites, and how stormwater and washout would be managed. Goldiner said paving is required to address rutting and stormwater concerns and observed that a temporary suspension on new water and sewer connections limited the site's ability to include restrooms; the applicant confirmed the site will be used for bulk storage and distribution, not as a retail location with restrooms.

A public commenter, Aaron Dunant, voiced support for the recommendation, saying extensive regrading would be required to meet the ordinance if the variance were denied. "I'm inclined to approve or recommend the approval," Dunant said.

An unidentified commissioner moved to recommend approval with the enumerated conditions and the motion passed on an 'aye' vote. Staff told attendees the item will go before City Council for a public hearing on Monday, March 2, where council will take final action and the public will have an opportunity to speak.