MOUNT VERNON—On Thursday, Municipal Planning Commission members quickly dispatched three business items and then heard an in-depth review of the proposed zoning code changes.
Airco Inc., Heartland Commerce Park’s newest tenant, requested approval to store product on the former Shellmar/American National Can site.
Outdoor storage is a conditional use under the parcel’s M-1 zoning. The Georgia-based company will apply for the conditional use permit at the Board of Zoning Appeals next week.
Area Development Foundation President Jeff Gottke said trucks delivering and removing product will access the site via Madison Street. The roadway is wide and sturdy enough to handle truck traffic.
Airco estimates 25 to 30 trucks during an average week. Peak demand estimates are 50 a week.
Those estimates are a downward revision from what Airco noted in its MPC application.
Airco will repair a 7-foot fence surrounding the parcel and work with the Shade Tree Commission to plant vegetative screening.
Gottke said minimal noise would be associated with forklifts and loading/unloading the trucks. Hours of operation are 7 a.m. to 7 p.m.
The only lighting effect will be from the trucks. Screening will prevent the lights from shining into the neighboring residences.
Airco will not apply coating in the storage area. Gottke said the company did a test load in the field before focusing on the HCP building.
Gottke said using the Shellmar parcel for storage will not affect an eagle’s nest on the other side of the Kokosing River.
Airco will hold an open house on May 15.
MPC members approved the site plan for storage.
Harcourt Road
Planning commission members recommended approving a General Business (GB) zoning for two parcels at 875 Harcourt Road.
The city recently annexed the parcels adjacent to and owned by the Knox County Historical Society Museum. The properties were zoned GB under Clinton Township zoning.
Gilchrist Estates
Attorney Andrew Brower explained a plat revision for Gilchrist Estates Phase 1 on behalf of Schlabach Builders.
On lot 13, the revision corrects a typo: The eastern boundary line is 154.65 feet, not 153.9 as written on the plat.
The other revision involves lots 20 and 21. A home constructed across both lots encroached on the sanitary sewer easement. Brower said the sewer was relocated, and the revised plat reflects its new location.
MPC members approved the revision.
Updated zoning code
Wendy Moeller of Compass Point Planning reviewed the highlights of the proposed updated city zoning code.
The upgrade had several goals:
•Modernize the regulations
•Correct stumbling blocks to enforcement
•Sort out what should be zoning vs. property maintenance code
“The bigger goal is talking about housing and housing affordability,” she said, adding she wanted to look at removing barriers to affordable housing.
She said that removing barriers will not flood the city with housing; it will just make it easier to afford.
The upgrade adds an R1-A designation for 5,000-square-foot lots, which is less than the 8,500-foot code minimum.
Many older homes sit on these smaller lots. The new designation eliminates these homes from becoming nonconforming lots.
Other significant changes include:
•Shifting review of conditional uses and substitution of nonconforming uses from the Board of Zoning Appeals to the MPC
•Restructuring some zoning districts
•Allowing the zoning enforcement officer to grant variances up to 20 percent on lot sizes that have difficulty conforming to standards
•Adding an “alternative equivalency review” in areas such as lighting or fencing as long as the alternate materials meet or exceed current regulations (also applies to the Historical Review Commission)
•Added provision for “tiny homes” and cottage home courts on a case-by-case basis; parcels can be no larger than 5 acres
•Complete rewrite of the signage section
The upgrades address other issues such as dispensaries, short-term rentals, re-use of pre-existing buildings such as churches or schools, rain barrels, accessory buildings and uses, and raising chickens or small livestock.
Public comment
The MPC scheduled a public hearing on the revised code for Thursday, June 6. Commission members tabled making a recommendation until then.
Once planning commission members make a recommendation to city council, council members will schedule another public hearing.
Moeller’s presentation to council is on the city’s website (Planning and Zoning Code Revision Presentation). The revised zoning code is also on the website (Mount Vernon Code Annotated Review).
Click here to access both documents.
The city will receive public comment on the revision through May 31. Residents can submit online comments until noon on May 31. Click here to make an online comment.
