Council rezones Dunn Paper site to planned unit development after heated public debate over possible aggregate plant

The Port Huron City Council on Sept. 8 voted to rezone several parcels at the former Dunn Paper site — including 218 Riverview St. and adjacent lots — from industrial and single‑family zoning to a Planned Unit Development district, setting conditions for future review of specific redevelopment proposals.

The rezoning passed after public testimony both for and against. Residents and neighborhood advocates urged the council to prevent an aggregate or gravel processing plant on the riverfront property because of dust, truck traffic and health concerns; others told the council that rezoning the site could allow mixed commercial and residential development that would create jobs and revive underused riverfront parcels.

Owner objections and process dispute: Crown Enterprises, the property owner, delivered a written protest to the city clerk and attorneys representing Crown urged the council not to adopt the rezoning without a site‑specific plan. Tom Shear, representing Crown Enterprises, read a letter into the record arguing the rezoning should be rejected because the city had not provided a detailed site plan or proposed uses and said the company purchased the site in December 2023 to use for industrial operations. “Rezoning to [a PUD] without permitted uses or standards will prevent Crown from its ability to use the property,” Shear said.

Crown’s land‑use consultant Greg Obloy told the planning commission and council the materials before the bodies lacked basic elements — such as a certified survey and staff analysis — and characterized the ordinance as vague on permitted uses. Crown argued a PUD without a site plan would create regulatory uncertainty and potentially impair property rights.

Supporters’ case: Residents and local union representatives urged the council to adopt the PUD. Curtis Evans, who described living several blocks from the site, asked the council to rezone the site to PUD to allow public review, environmental review and community input and to prevent an aggregate facility from operating without oversight. “Rezoning the property to PUD gives the public a voice,” Evans said.

Council and legal guidance: City Attorney Al Francis explained that the rezoning would change the zoning district only; a future development proposal would still require site plan review and separate approvals, and the PUD district does not itself approve a specific project. Francis also confirmed required public notices and procedures had been followed for the rezoning vote.

Vote and next steps: The council adopted the planning commission’s recommendation to rezone the parcels to a Planned Unit Development district. The motion to accept the planning commission’s recommendation was moved by Council Member Pemberton and supported by Council Member Mosherick. Roll call recorded all council members voting yes. Any future development proposal on the parcels must return to the city for site‑specific review under PUD standards in the city ordinance.

Ending: The rezoning changes district rules but does not authorize a specific project. Crown retains the right to propose a development or pursue other legal remedies; residents and Crown exchanged public arguments at the meeting and both said they intend to remain engaged in subsequent permitting steps.