Warrenton commission approves Circle K conditional‑use permit after debate over diesel fueling and truck access

The Warrenton Finance and Zoning Commission on May 7 approved a conditional‑use permit for a proposed Circle K convenience store and fuel station and later approved the project's site plan after extended discussion about diesel truck access and vehicle queuing.

Planning staff told the commission that Circle K has applied for a 7,472‑square‑foot building and associated fuel facility on a 3.34‑acre site east of Warrenton Boulevard and south of Interstate 70. The proposal would include a 5,200‑square‑foot convenience store, a quick‑service restaurant with a drive‑through, 10 motor vehicle fueling positions from five dual dispensers, a separate high‑speed diesel (HSD) canopy with two full fueling lanes plus a half lane, and four short‑term truck parking spaces. Staff said the use is permitted in the C‑3 Highway Commercial district, that the application complies with chapter 405 of the municipal code and the city comprehensive plan, and that public notices were provided.

"My name is Matt Fogarty. I'm with Premier Design Group," said the project's engineer, who reviewed drone imagery and elevations and said the site has significant elevation changes that require a two‑tier design and an accessible switchback. He told commissioners the accessible ramp grade was about 7.9%, under the 8.3% federal limit, and that fuel‑tank footprints on the drawings approximate 10,000 gallons on the heavy‑diesel side and a split arrangement on the gasoline side; he offered to provide exact tank capacities to staff the following day.

The hearing produced substantive pushback from several commission members about whether providing diesel fuel for tractor‑trailers at that location would create safety and queuing problems at adjacent roundabouts. One committee member argued the diesel canopy should be removed from the plan to avoid encouraging repeated semi‑truck turns at a nearby circle, saying the current roundabouts are not sized for frequent tractor‑trailer traffic. The engineer and other members countered that the site design meets applicable engineering standards, that over‑the‑road diesel sales often represent a minority of sales in similar Circle K locations, and that current traffic backups are aggravated by a nearby Route 47 closure.

Planning staff clarified that the conditional‑use review before the commission related specifically to on‑site alcohol sales; site‑plan and traffic design compliance are reviewed under the site‑plan process and applicable code sections. Commissioners discussed operational conditions they could recommend on the site plan — for example, no‑overnight parking signage, a small dog‑waste station, and additional signage or striping to help circulation — and the engineer agreed to investigate those possibilities with operations staff.

A motion to approve the conditional‑use permit (CUP‑105) was made by Mister Cornell and seconded by Miss Tibbetts. The commission carried the motion on a roll‑call vote recorded as 9–0 in favor. The commission then considered Site Plan 188; after discussion and suggested operational conditions, the commission voted 6–3 to approve the site plan. The site‑plan approval will be forwarded to the governing board on May 19.

The meeting record shows the commission considered technical details that will be examined further in the site‑plan process and by city staff. For now, the conditional use for alcohol sales and the site layout have received the commission's approval; commissioners asked staff to follow up with more specific tank capacities and to report back on the feasibility of suggested operational measures.

The commission closed its meeting after brief staff reports about the June agenda and an update that an ACE Hardware site met city standards and plans a grand opening.