Union Township OKS rezoning request reading
Union Township approves first reading for proposed PREZ 20- 03 request from Grayling Investors LLC to rezone the northern 465 feet of PID 14-026-20-001-06 from the B- 4 (General Business) to the B-5 (Highway Business) District.
The first reading was approved at the Dec. 16 Board of Trustees meeting which was conducted via Zoom or could be heard over the phone.
Grayling Investors LLC submitted an application is October to amend the Official Zoning Map rezone a 6.94-acre parcel on the southwest corner of the East Broomfield Road - S. Isabella Rd. intersection. The parcel is cur
The Planning Commission held a public hearing on the request at their meeting on Nov. 17. After the hearing, the Commission evaluated the request.
rently split zoned between the B- 4 (General Business) and B-5 (Highway Business) zoning districts.
According to an action request form from Township Manager Mark Stuhldreher, “if adopted, the rezoning would place the entire parcel within the B- 5 District on the updated Official Zoning Map.”
The Planning Commission held a public hearing on the request at their meeting on Nov. 17. After the hearing, the Commission evaluated the request with consideration of evaluating existing and proposed zoning districts, apparent demand, availability of public services and infrastructure, and consistency with the Master
Plan as mentioned in Section 14.5.G. of the Zoning Ordinance.
After some deliberation, the Commission decided to adopt the following motion:
Motion by Commissioner Labelle supported by Commissioner Fuller to recommend to the Township Board of Trustees that the PREZ 20- 03 Zoning Map Amendment to rezone the northern 465 feet of PID 14- 026-20- 001- 06 from the B- 4 (General Business) to the B-5 (Highway Business) District be adopted based on the following findings and conclusions:
• The setbacks for both districts are equal. The subject parcel meets the required lot dimension standards for both a B- 4 and B- 5 parcel.
• A parcel that is splitzoned in two different business districts can create obstacles for development as to where a use can go or if a use is allowed at all.
• The subject site is located on the northern edge of the Bluegrass Center Area as defined on the Future Land Use Map. The Bluegrass Center Area Plan also encourages mixed use developments, with first f loor retail/office/entertainment/restaurant venues and residential units on upper floors, as the intended predominate uses, especially in the core of this area along E. Bluegrass Rd.
• Nearly all of the core of the Bluegrass Center Area is currently zoned B-5 (Highway Business).
• The full range of allowable uses in the proposed B- 5 District include autooriented activities that are not fully consistent with the Bluegrass Center Area Plan, but the proposed rezoning should be adopted based on the following information that supports a change without a need to amend the Master Plan:
The timing of adoption of the new Zoning Ordinance No. 20- 06, which disallowed drive-through restaurants in the B- 4 (General Business) District, is a relevant fact to consider with regards to this
requested zoning change. Although the applicant failed to submit their final site plan application while Zoning Ordinance No. 1991-5 was in effect, the SUP 2019- 06 special use permit for a filling station was approved and the previous SPR 2019-12 preliminary site plan for a filling station and restaurant with drive-through facilities did receive an initial informal review under the former Zoning Ordinance, which allowed these land uses in both zoning districts.
• Based on trends in the area, availability of public infrastructure, the timing of this rezoning proposal is appropriate for consideration.
• This amendment will not create any special privilege, result in unlawful exclusionary zoning or set an inappropriate precedent. No adverse impacts
are anticipated by the proposed rezoning or development of the lot consistent with Zoning Ordinance requirements.
“In their 11/17/2020 motion to recommend to the Township Board of Trustees that the PREZ 20- 03 Zoning Map Amendment be adopted, the Planning Commission identified seven ( 7) specific findings of fact and conclusions, based on the rezoning criteria found in Section 14.5.G. of the Zoning Ordinance, which justify and support their recommendation,” the request form said.
A second reading and a decision on adopting the proposed request will be made at a later Board of Trustees meeting.