Sunbury — At a Nov. 24 Sunbury Planning and Zoning Commission meeting, Bluestone STP LLC sought a recommendation to rezone a 6.5‑acre parcel along State Route 3 from Agricultural A1 to a Planned Commercial District so the site can be divided into four commercial lots and marketed to prospective tenants.

Drew Zazowski, the applicant, told the commission he had revised the plan after neighborhood feedback and that "we have abandoned the fuel user on the corner," describing a proposed Lot 3 under lease with Valvoline and a nearly 3‑acre Lot 4 the developer is marketing for medical uses. Zazowski said the development text limits subarea A (lots 1–3) to up to 10,000 square feet of retail/restaurant uses and subarea B (Lot 4) up to 17,500 square feet for medical uses, and asked the commission to approve four items: the overall development plan, phase‑1 infrastructure to support Valvoline, PCD conditions, and a preliminary plat.

Many nearby residents urged the commission to restrict or reject auto‑oriented uses and driveways adjacent to homes. Ryan Chimaloski, who lives at 1595 Meadow Court, said he intends to challenge "the constitutionality of the zoning ordinance of 2023 as applied to this case" and argued the rezoning would single out the parcel for private benefit at neighbors' expense. Elizabeth "Liz" Coy (900 Box Creek Road) said that "fast food, drive thrus, and an oil change facility simply do not align with that vision" and called for walkable, community‑oriented uses. Other commenters cited traffic, safety for children, and the loss of neighborhood character.

Staff described the request as a reversion to the former PCD, noting the city's reversion rule that land reverts to A1 if PCD conditions are not developed within three years. Staff told the commission that final plats and major site plans for each lot would return for separate review. Commissioners repeatedly pressed for more detailed information on screening, driveway alignment, traffic assumptions and operating hours before approving divergent exceptions in the PCD text; one commissioner said she might support the rezoning but not the development text or preliminary plat without additional site‑specific details.

The public hearing was closed by vote; the commission did not approve the full set of development text and preliminary plat at the Nov. 24 meeting and directed staff to continue discussions with the applicant and residents and to bring follow‑up information at a future meeting.

What happens next: The commission has up to 60 days to take action; staff said they will convey the resident feedback to the applicant and coordinate additional materials (landscape plans, driveway realignment proposals, traffic and sound studies) that the commission requested. Zazowski said Valvoline will submit site development materials in Q1 and the medical user hopes to submit in Q2 of next year.