York County Planning Commission recommends approval for Tractor Supply at Kingsgate Shopping Center

The York County Planning Commission on March 11 recommended approval of a special-use permit for a 21,930-square-foot Tractor Supply Company retail store proposed at 118 Waller Mill Road in the Kingsgate Shopping Center.

A county planner told commissioners the applicant, identified in the record as TRC Williamsburg LLC, requests the permit to establish a farm equipment sales, rental and service store on a 2.5-acre portion of a 16.5-acre parcel. "So based on these findings, staff is recommending approval of the application subject to the conditions outlined in proposed resolution PC26-06," the planner said, summarizing staff review of zoning, buffering and site requirements.

Staff said the comprehensive plan designates the property for general business and that the proposed use is consistent with the shopping-center character along the Mortown Road and Bypass Road corridors. The conceptual plan shows a 21,930-square-foot retail building with a 2,050-square-foot indoor storage area (feed center), a fenced outdoor display yard with a drive aisle, and a permanent trailer storage area near the parking along Waller Mill Road.

Planner testimony listed performance standards that will be enforced during site-plan review, including: a 45-foot green belt along Mortown Road, a transitional buffer on the Waller Mill Road frontage to screen the adjacent Green Springs residential subdivision, landscaping/fencing for screening, shielded lighting, limits on outdoor speakers and review of hazardous materials and stormwater controls.

On parking and traffic, the planner said parking is calculated at one space per 500 square feet for the store, producing a minimum requirement of 44 spaces; the conceptual plan meets that requirement. The shopping center’s overall parking requirement was cited as 554 spaces. A trip-generation memorandum submitted by the applicant estimated about 55 average weekday trips, which the planner said is below the threshold for a traffic-impact analysis under county code.

Eric Aubrey, a representative of Twin Rivers Capital and the applicant’s developer team, said the developer has worked with county staff for roughly a year to complete due diligence and prepare the application. "I appreciate you all considering our application," Aubrey said.

Commissioners asked about trailer-friendly parking and loading. Aubrey said the site will not be reconfigured to add dedicated drive-through trailer bays but that the fenced outdoor display area includes a drive aisle allowing trucks and trailers to pull up, load and exit. County staff added that two loading spaces are shown (one required), with loading intended from the rear of the shopping center.

After the public hearing closed, a motion to recommend adoption of resolution PC26-06 carried unanimously on roll call; the clerk recorded affirmative votes from the commissioners (motion noted as made by Mr. Rosmar). The motion’s approval sends the recommendation to the board of supervisors and clears the way for subsequent subdivision actions, a property-line vacation and boundary-line adjustment and the required site-plan review prior to building permits.

Next steps identified during the meeting include submission of a formal site plan that addresses the staff conditions and technical reviews outlined by county departments. No formal conditions were read into the record beyond the planner’s summary referencing PC26-06; the planner said specific performance standards and final details will be resolved during site-plan review.