[{"_1":2,"_124":-5,"_125":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88,100,112],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",5973625,"mediaKeyId","5837724-c17c0baa49bb2baf6b8c2bc23599e49d","parentId",5837724,"title","Moraine council hears opposition to rezoning request for Dollar General at 6844 Germantown Pike","audioSeconds",2078,"startMs",174000,"endMs",2252000,"viewUrl","/Search/View?dp=1&key=5837724-c17c0baa49bb2baf6b8c2bc23599e49d&start=174&end=2252","thumbnailUrl","https://assets.pipeline.soar.com/5837724-c17c0baa49bb2baf6b8c2bc23599e49d/thumbnail_174000.jpg","articleUrl","/articles/5973625/Ohio/Moraine-council-hears-opposition-to-rezoning-request-for-Dollar-General-at-6844-Germantown-Pike","mediaUrl","https://secure.pipeline.soar.com/5973625-91a44d23aac65bc10d766bf2ccfa2e02/orig.mp4?Expires=1771135771&Signature=UVFh3gseIOnB9O6EBhvHnmUWL0jnIZMMSdTpjky4TLz7Blvof5OzawgZV8R0~siidybIPrXMj8ZFVaql06lIrjOX7CXU6sF3OvVfV6L3sq-pxLcXMLcRNclVlT3e4VWGn1rbav5xAfF6~RRej06NXZu0MpEznFDfM9ykn7mVCR~TXtdlxDpmMv9SSh6t~UlZ-T4fZWPTUSo4fQKccU1YoOL7F9fi0uiqaX2jhxZU94s-Tz6FejQaQiuWBnRyKj6zE1sgLZD~3~G2IgdCnAriIdx9g710tlzuesHVqpX5MLNhwkja9uBoLDqWGt0cJrAIw0UyvkhCiFVIykIHUmqWiQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Moraine OH","date","2025-09-26T00:00:00Z","article","Moraine City Council opened and closed a public hearing on a zoning change request to reclassify about 1.5 acres at 6844 Germantown Pike from R-2 (single-family residential) to B-1 (neighborhood business). The request, filed by A4 Real Estate Group, would encompass 6844 Germantown Pike and an adjacent parcel; the Planning Commission unanimously recommended denial at its Aug. 19, 2025 meeting.

The rezoning matter drew more than a dozen residents to the podium during the public-comment period, many of whom opposed the change because they said it would increase traffic, lower nearby property values and alter the rural character of the neighborhood. The applicant, developer Josh Allen of A4 Real Estate Group, told council the site was chosen to limit disruption and to fill a local retail void. Allen said his materials showed a three-mile and one-mile analysis of existing services and argued a neighborhood retail use would provide convenience, jobs and tax revenue. \"This is to show there currently are no opportunities for businesses in that 3 mile circle that are national, or have a bigger footprint than a single mom and pop location,\" Allen said.

Why it matters: Council must weigh a planning commission recommendation against testimony from nearby residents and the applicant. If moved forward by council, rezoning would change allowable uses for the parcel and potentially clear the way for commercial development on land currently designated for detached single-family homes in the city's future land-use plan.

Support and opposition: Orpheus Garrison, who said he owns 6844 Germantown Pike and nearby property, asked the council to rezone the parcel so the blighted farmhouse there could be demolished. \"I own 6844,\" Garrison told council, saying he intended to replace an abandoned farmhouse. Several nearby homeowners urged denial. Doris Fisher, who lives at 6919 Germantown Pike, said residents did not want a chain store in the area: \"We're not interested. We don't want the extra traffic.\" Mary Getter, who said she owns two parcels within 200 feet of the site, disputed the applicant\u0000s claim of a food desert and noted existing grocery options within a few miles. \"Contrary to what's been said in previous meetings, we don't live in a food desert,\" Getter said.

Residents also raised safety and quality-of-life concerns. Betsy Rainbolt said additional lighting, noise and trash would affect neighbors; Kathy McCleary said a turn lane or roadwork could take part of her front yard. Several speakers questioned whether the local market could support another discount retailer and cited closures and vacant Dollar General buildings in other communities.

Traffic, deliveries and data: Allen acknowledged traffic concerns and said he had provided a traffic study for a similar development; he also offered to commission a new study for the city. He said stores of this type typically receive one large tractor-trailer delivery per week and smaller box-truck deliveries on other days. Pam Crabtree and Garrison both described smaller straight trucks servicing existing local businesses; Crabtree said a straight truck similar to a U-Haul delivers daily to the nearby beverage dock.

Planning history and next steps: City staff noted the parcel's future land-use designation as single-family detached (R-2). Planning Commission members present on Aug. 19 recommended denial of the rezoning application. Council closed the public hearing at the meeting and did not vote on adoption of any ordinance that night. City Manager Mike Davis told the audience the Committee of the Whole meeting that follows could move legislation forward, and the council\u0000s next formal vote on advanced legislation is scheduled for Oct. 9, 2025. City staff advised members of the public they could contact City Manager Mike Davis or City Planner Nick Sarris with questions.

What council heard and did not decide: The meeting record shows extensive resident opposition, applicant presentations and clarifying exchanges with staff, but no final zoning decision. Council closed the hearing and will consider the matter in subsequent proceedings.","mediaType","Video","parentTitle","City Council 09-25-2025","oneSentenceSummary","Moraine City Council opened and closed a public hearing on a zoning change request to reclassify about 1.5 acres at 6844 Germantown Pike from R-2 to B-1.","taxTitle","Moraine City Council, Moraine, Montgomery County, Ohio","taxId",69285,"location","Ohio","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},5973603,"Council considers expanding cruelty-to-animals ordinance to cover stores and businesses that house animals",298,4723000,5021000,"/Search/View?dp=1&key=5837724-c17c0baa49bb2baf6b8c2bc23599e49d&start=4723&end=5021","https://assets.pipeline.soar.com/5837724-c17c0baa49bb2baf6b8c2bc23599e49d/thumbnail_4723000.jpg","/articles/5973603/Ohio/Council-considers-expanding-cruelty-to-animals-ordinance-to-cover-stores-and-businesses-that-house-animals","https://secure.pipeline.soar.com/5973603-344385063461fcb44abe7e7f5a786416/orig.mp4?Expires=1771135771&Signature=PbOb9n5yDi4KmTw-XmizPu7T-HRwaZychLtfYIKP1MVCQLu0AXh8EevU94DP4kIh9QmcLaUG-UbzP5MmqT3~VMv5svnjsVOk8LTnGxNi4VKgND6jug7F07ixvQcjrvLoP4VATAtwrQMNwPTYRk~Vr3bUqi3pxdT2gtjNEcuzXsm2o93A~NLuIOtpGEsnWADM-WfVdnuwRFZTzV0uSk1thmBimqKvYuGlku1z1H7IAUsc2L5Aafwu7UWO2K7kOW4-PSB3ZIl3sbZa52acJPK3f7UfZ1fb9GA8Lw5qomTVQhbp1W6h4AIq48BUoP~8M68FMYLAabxpkCYuS2W9QexI7w__&Key-Pair-Id=KUT5TJCACFTXG","City staff presented a text amendment (TA-08-2025) to expand the local cruelty-to-animals ordinance so it explicitly covers businesses and establishments that house animals, including amphibians, birds, fish, mammals and reptiles. Council held a public hearing on the amendment and closed the hearing without taking a final vote.

Why it matters: Staff said the amendment responds to an earlier incident involving a pet store where city enforcement options were limited under the existing code. The proposed language is intended to give the city the authority to investigate and enforce standards at businesses that keep animals and to coordinate with the humane society when necessary.

Scope and limits: Staff clarified the categories apply to commonly kept animals sold or housed at businesses; they do not extend to insects such as spiders or flies. The amendment is targeted at establishments (for example, pet stores, kennels or other commercial operations) rather than private, lawful pet ownership within a home. The law director and staff said the ordinance would allow city personnel to investigate reported mistreatment and to seek humane-society assistance when warranted.

Questions and public remarks: Council members asked for examples of the prior enforcement gap. Staff said the earlier case involved multiple species at a business where the city lacked express ordinance authority to compel an investigation; the proposed amendment would close that gap. No public speakers opposed or supported the amendment during the hearing recorded in the transcript.

Next steps: Council closed the public hearing; staff thanked internal contributors and said the final ordinance would be prepared for a future council agenda.","A proposed amendment would broaden Moraine\u0000s cruelty-to-animals code to cover amphibians, birds, fish, mammals and reptiles and give the city authority to investigate businesses such as pet stores; staff said the change responds to a past incident in which the city lacked explicit authority to pursue enforcement.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},5973609,"Moraine considers allowing small gravel parking pads for one vehicle, RV or trailer with permit",318,4246000,4564000,"/Search/View?dp=1&key=5837724-c17c0baa49bb2baf6b8c2bc23599e49d&start=4246&end=4564","https://assets.pipeline.soar.com/5837724-c17c0baa49bb2baf6b8c2bc23599e49d/thumbnail_4246000.jpg","/articles/5973609/Ohio/Moraine-considers-allowing-small-gravel-parking-pads-for-one-vehicle-RV-or-trailer-with-permit","https://secure.pipeline.soar.com/5973609-c0ffdd268aa67f57bacffc4400956152/orig.mp4?Expires=1771135771&Signature=KYzlEuHxWQkw2KHFJ6fW76miA9J-unjady9y27ALOkKbVz4JaTDlBNODV5~KYBvy9be3mYYZF6e5AXiQSsoGVg1OxYV4WoLw0-2uHKEAQi1Yp6ayCX3GMz4pwPLl01Lm9wpTcybpSeGVZf0bpp6gJUFTwT8--WKO8VBm62jOb3tY6MJnHWk5XVWIe0uf0lebGd0moPNiYRJd8CAdkpZIxmOtrqQ2tonXHTvIDZo-ZLcuMVD~juN1rcD6LtyuuryWfRCqL~j9RFhe8IsXauxHB3Wnchl-CuAPb9R44n17oAjCDWTIQeYIH16dxqE-Beh5P~v4Szk5K6ooI~rYyQ8PLw__&Key-Pair-Id=KUT5TJCACFTXG","City staff presented a proposed text amendment (TA-07-2025, MCO 14.12.02) to allow a limited form of gravel parking pads in side or rear yards for the purpose of parking up to one vehicle, one recreational vehicle and one utility trailer. Council opened and closed the public hearing on the measure.

Why it matters: The amendment is intended to give residents a lower-cost alternative to concrete or asphalt pads for off-street parking where driveway space is limited while protecting city streets and sidewalks from damage associated with loose gravel.

Proposal details: The draft would permit a gravel pad only in a side or rear yard and would require a zoning permit and engineering review. It would specify installation standards such as a weed barrier and perimeter edging of wood, block or concrete. The measure would explicitly prohibit new gravel driveways or driveway additions, which staff said can damage public roads and create rock-throw hazards. Existing gravel pads are grandfathered; property owners would not be required to change current grandfathered installations.

Council clarifications: Council asked about parking of boats and campers and whether the rules differ on dead-end streets. Staff said campers and boats may be parked on approved pads (or grandfathered gravel pads) and that street parking rules—chiefly a 48-hour limit—apply uniformly, including on dead-end streets. Staff said enforcement and permit review would aim to keep sidewalks and sight-lines clear.

Next steps: Council closed the public hearing; staff will include the draft in follow-up legislation for council consideration.","A text amendment would permit a single gravel pad in a side or rear yard for limited parking (one vehicle, one RV, one utility trailer) with a zoning permit, require weed barrier and edging, prohibit new gravel driveways, and grandfather existing gravel pads; council opened and closed the public hearing.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},5973615,"Moraine seeks formal rules for mobile food vendors, permit scheme, and safety standards",344,3690000,4034000,"/Search/View?dp=1&key=5837724-c17c0baa49bb2baf6b8c2bc23599e49d&start=3690&end=4034","https://assets.pipeline.soar.com/5837724-c17c0baa49bb2baf6b8c2bc23599e49d/thumbnail_3690000.jpg","/articles/5973615/Ohio/Moraine-seeks-formal-rules-for-mobile-food-vendors-permit-scheme-and-safety-standards","https://secure.pipeline.soar.com/5973615-65c992cc118296ce9cfc645510afc192/orig.mp4?Expires=1771135771&Signature=IC8iZZ0LtHo8ZDwxbG5xI7MmJTqkgNDVDIv-yx5sOnNFcGnD6m6uktr10A4MgekSGoqHMgcBu4vm2QW5lSwZPRqaaGr0QbTpZvk2siMjUCqyqgEX7MM-HSnzBg7VmhEMEn~WHRIL-wS0qWqC7lhu7C4fMpqjwfxnRpcnYD1In6upo0bZncAkuq2HqVV8FWWpTlBWUs9e5QTuyxhDYCSHgCZgo3nwSF1yYUU7GvIVNSlSrjFwZa-xPKUobvosJhLI7q9DvF7EuLsHJxb92-GHRB0EeSkwh9C~upCSQLAc78GuRVSjXiMmGWA9cDrvSvW~KolpNrvgx4s8lXeR2HVH0Q__&Key-Pair-Id=KUT5TJCACFTXG","City staff presented a draft ordinance to create a new section of the Moraine Codified Ordinances regulating mobile food vendors, and council conducted a public hearing on the proposal (TA-06-2025). The proposed rules would create permit and registration requirements, set safety and sanitary standards, and distinguish short-term event operations from longer-term, stationary food-truck locations.

Why it matters: Food trucks are active in Moraine and the city currently lacks a single, consolidated local standard. The ordinance would give the city clearer authority to approve locations, require documentation of county and state permits, and set expectations for fees and safety.

Key points from staff: The ordinance would place general provisions, fees, tax requirements and penalties into a supplemental chapter (11.85) and require a city permit in addition to Montgomery County and state permits. The draft exempts one-day or short events (three days or fewer) from permit fees but requires registration; vendors that remain at a location beyond three days would need to obtain a six-month permit. Staff said the county health permit is required and documented in the proposed language: \"a valid copy of all licenses or permits required by the County Of Montgomery, State of Ohio, and any subsidiary enforcement divisions thereof,\" must be submitted as part of the city permit application.

Council questions: Members asked how the proposed rules would handle trucks that move among multiple city locations, whether a single operator could rotate among properties and whether fees would apply. Staff said short-term moves with landowner permission would generally be allowed without fees, but longer-term stationary operations would be subject to the permit and fee structure and would require landowner permission and health-department documentation. Staff also confirmed this ordinance is aimed primarily at long-term, stationary food trucks that occupy gas stations, strip-mall parking lots and similar commercial areas; short-event vendors would not be charged the same fee.

Next steps: Council closed the public hearing; staff will prepare final ordinance language for a future agenda item. No final vote was taken at the hearing.","Staff proposed a new Moraine Codified Ordinance section to regulate mobile food vendors: operators would need a city permit in addition to county health permits, long-term location rules are clarified, short-term events (three days or fewer) are exempt from fees, and staff emphasized public-safety and sanitary requirements.",{"_33":113,"_35":36,"_37":38,"_39":114,"_41":115,"_43":116,"_45":117,"_47":118,"_49":119,"_51":120,"_53":121,"_55":56,"_57":58,"_59":122,"_61":62,"_63":64,"_65":123,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},5973620,"City planner seeks uniform fence and accessory-building rules; council held public hearings",308,2810000,3118000,"/Search/View?dp=1&key=5837724-c17c0baa49bb2baf6b8c2bc23599e49d&start=2810&end=3118","https://assets.pipeline.soar.com/5837724-c17c0baa49bb2baf6b8c2bc23599e49d/thumbnail_2810000.jpg","/articles/5973620/Ohio/City-planner-seeks-uniform-fence-and-accessory-building-rules-council-held-public-hearings","https://secure.pipeline.soar.com/5973620-24c2ae3f3acb862c3dc077cb2651c5a7/orig.mp4?Expires=1771135771&Signature=UnpN6hi4eeMgmCRmV9rwpOdK3SFb-Geyq~Z~8OQPo3VGmgBSnvrJ-Rm2VIHfcdTK2hn8E9k48uwuJRb2zWXkLVn~tEuIYyL~hmrp-FhN9VSSo5vTFmDrJiUs76198Yqqvw1a8eJ6rl3xaOsg9xX4PgOwVOEziI7VIGWGslZy1AgXazx0bt7aV2R~r74IMEnp~cT~~uknfz7ebnGrs6uN6nz4wNiOu14NwhscQvkPyRdeDbebfYcsnpiSGJdGmGrh2O0dl1LtvM1ZbT7TPQ805DgOXvBcH56cmZXnh0aTk0OS~Uh0gM64D1f0H-tXdR2b52hIddPrSfjKm5lWJkG2Yw__&Key-Pair-Id=KUT5TJCACFTXG","City staff presented a package of text amendments to Moraine\u0000s zoning code intended to clarify fence standards and accessory-building requirements in residential, agricultural, business and industrial districts. Council opened and later closed three related public hearings (TA-02-2025, TA-03-2025 and TA-04-2025) that would add permit requirements, limit certain fencing types in specified districts and add rules for corner and double-frontage lots.

Why it matters: The proposed language standardizes fence permitting and heights, addresses safety and sight-line concerns at intersections, and brings the city\u0000s ordinances into closer alignment with recent state law regarding electrically charged fencing.

What staff proposed: City Planner Nick Sarris told council the Ohio Building Code requires a building permit for any fence taller than 6 feet and said that requirement is being added to the Moraine Codified Ordinances. The amendments would: prohibit spiral barbed wire citywide; permit up to three-strand barbed wire in industrial districts; allow battery-charged (electrified) fencing in nonresidential and agricultural districts if a zoning permit is issued and the installation complies with Ohio Revised Code Section 378.1011; and add explicit setback and alignment rules for corner, double-frontage and reverse-corner lots so fences do not impair sight lines. In business and industrial districts staff proposed maximum heights of 6 feet for side and rear yards and 4 feet for front yards, with engineering review and community-development approval required for industrial fencing designs.

Questions and clarifications: Council members asked whether the proposed battery-charged fencing language would affect underground pet-fence systems. Sarris said it would not: \"It does not, no,\" referring specifically to consumer underground dog-containment systems. Staff also explained that businesses with existing barbed-wire fencing that need like-for-like repairs after damage would be allowed to replace the fencing without a variance, provided the repair restores the existing condition.

Scope and next steps: The changes were taken through public hearings and are intended to return as formal legislation for council consideration. Staff noted that a revised Ohio Revised Code citation will be used in final legislation (the staff presentation noted an upcoming state update to the statute number). No final ordinance votes were taken at the hearing; council closed the hearings and staff said final language will be included in forthcoming legislation.","City staff proposed multiple text amendments to Moraine\u0000s codified ordinances to clarify fence permits and heights, ban spiral barbed wire, permit battery-charged fences in specified districts under state law, and add corner-lot provisions; council opened and closed public hearings and asked staff clarifying questions.","actionData","errors"]

Article not found

Moraine council hears opposition to rezoning request for Dollar General at 6844 Germantown Pike

Council considers expanding cruelty-to-animals ordinance to cover stores and businesses that house animals

Moraine considers allowing small gravel parking pads for one vehicle, RV or trailer with permit

Moraine seeks formal rules for mobile food vendors, permit scheme, and safety standards

City planner seeks uniform fence and accessory-building rules; council held public hearings