The Elyria Planning Commission on Aug. 12 approved a rezoning of 525 Mussey Avenue from Heavy Industrial (HI) to Special Industrial (SI) and separately approved conditional uses for hazardous materials handling/storage and a junkyard for the site, as proposed by Mussey Ave LLC.

Mister Schoening, planning staff, said the applicant intends to operate a business hub that includes a recycling operation and that staff determined the Special Industrial district is a better fit for the proposed uses. The staff report notes multiple variances will be needed because existing buildings sit in the front yard; the report recommended approval of the rezoning and conditional uses with conditions restricting the property to the uses the applicant identified in submitted materials.

Shane Derricotte of the wastewater department said the property has “a lot of history,” urged caution because of nearby residences and warned of “possible dust and debris and nasty smells,” and said city staff would need to inspect the site and provide oversight. Assistant Chief Gull said the fire bureau had no objection to the rezoning and that fire‑related construction and prevention issues would be addressed at the plan‑review stage.

Anissa Nieder, architect and owner representative, said Ohio EPA approval “was sought and approved” for the operation and that regulatory inspections and requirements (including a stormwater pollution prevention plan and other Ohio EPA stormwater permits) will be in place. Nieder said buffers provided by the western branch of the Black River, nearby railroad tracks and dense landscaping should separate the facility from adjacent residences and that the site could employ roughly 15 to 20 workers.

Commissioners discussed oversight and code enforcement. Mister Panowski asked whether building‑department and fire reviews would follow zoning approvals; staff said building‑department and demolition permits, plan reviews and any required conditional‑use enforcement would follow and that a joint enforcement process between the building, fire and zoning departments could lead to a cease‑and‑desist if the site operated outside approved uses.

The commission approved the rezoning (motion moved by Miss Rivera, seconded by Mister Tedrow) and then approved the conditional use for hazardous materials (motion moved by Director Panowski, seconded by Mister Tedrow) and the conditional use for a junkyard (motion moved by Director Panowski, seconded by Mister Tedrow). Each approval was recorded by voice vote and the chair declared the motions carried.

Discussion versus decision: the commission’s approvals were conditional and explicitly limited to the uses shown on the site plan and in applicant correspondence dated Aug. 4, 2025. Staff emphasized that separate building permits and plan reviews are required before operations begin and that Ohio EPA and city wastewater regulations apply.