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Harrison Township Planning Commission denies Emerald Green rezoning after heavy resident opposition
Summary
The commission voted unanimously to deny a request to rezone two Ashland-area parcels from single-family to RM-1 multiple-family zoning, citing Master Plan consistency, natural feature preservation, and infrastructure concerns after extended public opposition.
The Harrison Township Planning Commission voted June 18 to deny a rezoning request from Emerald Green Properties LLC that would have changed two parcels near Ashland from R1-C (single-family) to RM-1 (multiple-family).
Adam Young, township planner, opened the public hearing with a review of the application and the seven rezoning review standards. The applicant, Vincent DiLorenzo, told commissioners the township’s Master Plan adopted Nov. 12, 2024 designates the site for RM-1 and said he completed a wetland determination and plans to avoid wetlands. Dozens of nearby residents spoke in opposition, raising concerns about traffic and road safety, low water pressure and flooding, power outages, classroom capacity at local schools, wildlife and environmental impacts, and effects on property values.
After public comment and discussion, Commissioner Larry Tomenello moved — and Commissioner Tim Duncan seconded — to deny Case #15-25_RZ. The motion listed findings including: inconsistency with the Master Plan’s stated preference for Attached/Townhouse Residential and the commission’s position that it does not support conventional multifamily apartment complexes; the presence of natural features on the site (the record cites “5+ acres” of wetlands); concerns that rezoning to RM-1 could allow more intense uses than intended; insufficient evidence submitted by the applicant demonstrating demand for RM-1 uses; uncertainty about the capacity of local roads and public services to handle higher densities; and the applicant’s statement that the intended development could proceed under the current R1-C standards without rezoning. The motion carried on a roll call vote: Tomenello, Duncan, Devlin, Oparka and Murray voted yes; none voted no; Commissioners Mark Bacha and Mike Viazanko were recorded as excused.
The meeting record shows the applicant was represented by counsel, and the applicant maintained a wetlands determination was complete and that the proposed concept could avoid wetlands, but commissioners and multiple residents said conventional multifamily was not desired in this location and flagged infrastructure and compatibility issues.
Commissioners also addressed other business: they approved the meeting agenda and the May 15, 2025 minutes at the start of the session; later they voted to table a separate discussion of proposed zoning amendments until the commission’s July 17, 2025 meeting. The meeting adjourned at 8:57 p.m.
Next steps: the denial closes this rezoning application unless the applicant pursues an appeal, a different application pathway such as a Planned Unit Development, or a revised proposal consistent with the Master Plan.
