Hilliard planning commission postpones decision on Lakeon Road outdoor storage after debate over asphalt millings and site maintenance

HILLIARD, Ohio — The Hilliard Planning and Zoning Commission on May 8 postponed consideration of PZ-24-91, a conditional-use application to allow outdoor storage on the LeBron Brown Campbell property at 373720 Lakeon Road, after a lengthy discussion over site maintenance, existing code-enforcement actions and whether asphalt millings are an acceptable finished surface.

Staff told commissioners it recommends disapproval, citing multiple unresolved property-maintenance citations and the applicant’s failure to complete a prior approval condition requiring a dust-free gravel finish. "The staff recommendation for this is disapproval, based on the following reasons: that the proposed outdoor storage area is excessive, the driving surfaces of the overall site have not been adequately maintained over time, and the conditions of the previous conditional use have not been met," planning staff said.

The matter matters because if both planning and city council disapprove the application, outdoor storage on the site would be limited to no more than 10% of the property by right. The applicant requested approval for roughly 37% of the site to be used for outdoor storage; the site is about 18 acres, meaning the 10% allowance would equal roughly 1.8 acres.

During the public hearing, applicant representative Tom Hart said the engineering testing submitted with the application shows asphalt millings can perform adequately if they are installed and maintained correctly. "The maintenance plan would allow the city to check, you know, as appropriate to see if the applicant is following the maintenance plan," Hart said, and he offered a written maintenance protocol and a mapped tenant-parking plan to be added as conditions of approval.

Commissioners and staff emphasized the long compliance history. Staff displayed photos showing ponding, inoperable vehicles and damaged fencing and said one property owner has been cited into mayor’s court since July for outstanding maintenance and zoning violations. Staff and several commissioners said those unresolved enforcement matters weighed heavily in the recommendation to disapprove the application as presented.

Commission discussion focused on three linked questions: whether asphalt millings are an acceptable finished surface in this context; whether a written maintenance schedule and enforcement mechanism would address staff concerns; and whether the commission should treat the matter as a fresh application or continue to consider the site’s prior conditional-use history. Commissioners asked for a clear, enforceable maintenance schedule and for delineated leased-truck parking stalls to prevent expansion of unapproved tenant parking.

Planning staff clarified the commission’s vote is advisory: the commission’s recommendation will go to Hilliard City Council, which can uphold, reverse or modify the commission’s recommendation. Staff also said gravel and asphalt millings are both treated as nonconforming surfaces under current engineering records; a newly paved, impervious surface would be standard for new work.

With those questions outstanding, Chair Schneck moved to postpone PZ-24-91 to the Planning and Zoning Commission meeting on June 12, 2025; Commissioner Saunders seconded. The roll call recorded six votes in favor with one abstention (Commissioner Marsh), and the motion to postpone carried. The commission asked staff to review the applicant’s maintenance plan and return with recommended conditions before the June hearing.

The case will return to the commission’s June 12 agenda and — because conditional-use approvals are finalized by council — any final action will be forwarded to Hilliard City Council for decision.