Moraine planning commission approves rezoning of 2705 Lehigh Place for proposed Wawa

The Moraine Planning Commission on May 20 approved rezoning 2705 Lehigh Place from R-4 (multifamily) to B-1 (neighborhood business), a preliminary step to allow redevelopment of the site for a proposed Wawa convenience store and fueling station.

The approval came after a staff technical review and public comment that raised concerns about traffic on residential streets, tenant relocation timing and perimeter buffering. Commission votes were unanimous in favor of the rezoning.

The rezoning matter was introduced by Nicholas Soros, who read the Technical Review Committee staff report identifying the case as Planning Commission Case R-01-2025 and describing the property at 2705 Lehigh Place, Lot 5191, currently zoned R-4. Soros said the applicant is Jeffrey R. Anderson Real Estate Inc. and that the change to B-1 is intended to allow a future lot combination with 4830 South Dixie (the former Frisch's site) to facilitate a single Wawa development. Soros also read an email from the property owner, George Brand, saying he intends to assist residents with relocation to other properties he owns if the project proceeds.

Casey Abney, project manager for Jeffrey R. Anderson Real Estate, said the firm put the properties under contract and that Wawa identified the Dayton metro area as a target market. "We put the properties under contract," Abney said, describing visibility and traffic counts that make the site attractive to Wawa. Patrick Wornament, a Wawa representative, told the commission the company typically invests about "$7.5 million" per store and creates "40 new jobs," and that stores are company-owned and often include infrastructure for electric vehicle charging.

During public comment, longtime city council member Jeanette Marcus said she opposed the rezoning and described safety, noise and buffering concerns for the surrounding residential streets and a nearby city-owned playground. "This is a catastrophe," Marcus said, calling the site layout dangerous and saying the apartment building currently serves as a buffer between commercial parcels and the neighborhood. Tenant Steven Watson said the project could bring local economic benefit but urged more than the legally required one-month notice for tenants who are mostly on month-to-month leases; he said at least eight tenants would need rehousing and asked for "two to three months notice" if displacement occurs.

Commission discussion and staff responses focused on truck access, traffic impacts, lighting and landscaping. Soros and the project team said a traffic impact study had been submitted; Casey Abney said the study was filed with the city and that engineers will prepare AutoTURN (truck-turn) exhibits to confirm delivery access. City Engineer Lauren (first name only in the record) reviewed the traffic report and said while some increase on local roads is expected, the study shows existing roadways can accommodate the trips generated and that truck turns and stacking were addressed in the submitted materials. Wornament said fuel deliveries typically occur "between 7 and 11 a.m." and generally happen two to three times per week.

On lighting and landscaping, project representatives said they would meet Moraine's lighting code with downward-facing, full-cutoff fixtures and supply perimeter landscaping as required for the rezoning stage; Soros noted that the B-1 district requires street trees and that staff can work with the applicant on additional screening "to soften that transition." Soros also said Moraine Codified Ordinances Chapter 11.27 legal notices were issued for the matter and that the developer must comply with Ohio building code standards.

After questions and comments, a commissioner moved to call the vote on the rezoning. The roll call recorded votes in favor from Commissioners Watts, Delf, Noel, Howard and Stapleton; the motion passed.

The rezoning approval is a preliminary procedural step. Soros and commissioners said subsequent detailed site plans, lighting and landscaping plans, truck-turn exhibits and any requested variances would be reviewed later, and that any required variances would be considered by the Board of Zoning Appeals. Soros noted the lot combination and a public hearing with a 30-day legal notice before City Council will follow the planning commission action.

The Planning Commission closed the meeting at 6:44 p.m.