Commission delays Morgan's Auto site-plan approval over parking, screening and sidewalk issues

The Planning Commission tabled review of Morgan's Auto's preliminary site plan after staff identified multiple items that must be corrected or documented, including parking encroachments into the public right-of-way, screening for the outdoor storage yard that faces New Haven High School, and incomplete paving, grading and drainage documentation.

John, the staff reviewer, told the commission the property carries a Class A nonconforming designation that allows alterations but triggers site-plan review and additional approvals. "The Class A designation recognizes that the primary structure on the site is not conforming," John said, adding that any enlargement requires a site plan, Planning Commission review and in some cases zoning-board review.

Key staff findings included: the proposed expansion projects into the rear storage yard and alters onsite circulation, requiring a fire-lane simulation; the site plan must show a total of 25 parking spaces including one accessible stall; and several front parking spaces currently appear to encroach into the public right-of-way, which staff said is not permitted.

John also requested clearer documentation for dumpster location and lighting, and said screening between the storage yard and the school should be shown on the plan and supported with photos. "If that screen isn't on your property, it's not necessarily your screen," John warned, noting that tree screening on the school's land might not be a reliable mitigation.

Engineering staff raised paving and grading concerns, including a 28-foot two-way paved access with curbs, pavement-thickness guidance and a fire-truck turning simulation; staff noted a nearest hydrant within roughly 400 feet. On drainage, staff said the county drain office indicated informally it might treat the work as building expansion if no soil is moved, but staff asked for written confirmation before relying on that.

Commissioners discussed the option of conditional or preliminary approval with conditions versus tabling. Concerns about enforcement of administratively approved final plans led the commission to table the item. The commission voted to table Morgan's Auto to the September meeting; the voice vote was recorded but a numerical tally is not in the transcript.

Next steps: the applicant was asked to provide revised site plans showing corrected parking, proposed screening and photos demonstrating existing or proposed screening; staff will review and return the item to the commission in September.