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Planning commission recommends rezoning Sunnydale lot along Line Road to General Light Industrial
Summary
The City of Box Elder Planning Commission voted unanimously June 10 to recommend city council rezone Lot 2A of Sunnydale Estates from open‑space/floodway to General Light Industrial, with staff and economic‑development officials saying the change would accommodate small R&D or light‑industrial employers while keeping floodway areas as open space.
The City of Box Elder Planning Commission on June 10 recommended that city council rezone Lot 2A of Block 4 in Sunnydale Estates from open‑space/floodway to General Light Industrial.
Planning director Marlee Patton said the change would combine several small, older lots into a roughly 2.5‑acre parcel better suited to low‑density industrial and commercial uses along Line Road. Patton said the proposal preserves areas designated as floodway as open space and is intended to avoid "spot zoning" because much of the north side of Line Road already carries General Light Industrial zoning. Staff noted the parcel sits partly inside higher noise contours (70–74 dB) and a small portion is inside APZ‑2 (an accident potential zone), which places additional overlay restrictions on permitted uses.
The commission heard from nearby property owner Orin Ellis Hollingsworth, who asked what types of businesses the rezoned lots might attract and raised drainage concerns. "It literally comes out to about 13,000 plus gallons of water that I have to pump out of there," Hollingsworth said, describing a cracked culvert and standing water that produces mosquitoes. Economic development staff (identified in the hearing as Sean) described likely prospects as small research and development shops or light industrial tenants — small footprints (for example, a 6,000‑square‑foot building) that would generate a handful of jobs — and said a development engineering plan would be required to address water handling and culvert improvements prior to building.
An emailed comment read into the record by the clerk from resident Luby Dupree of Circle Drive opposed the rezoning, saying "The term general really worries me. I'm totally against this," and raising concerns about visibility of industrial piles, property‑value impacts and increased wear on Circle Drive.
Commissioner Broomfield moved to recommend approval to the city council; Powery seconded. A roll call vote recorded unanimous "Yes" votes and the motion passed.
What happens next: the planning commission's recommendation will go to the Box Elder City Council for final action. The commission and staff said floodway areas will remain protected as open space and that any future development would be subject to engineering and floodplain review before building permits are issued.
