Planning commission rejects recommendation to rezone 3351 Main Street for fuel canopy; case moves to Moraine City Council

The Moraine Planning Commission declined to recommend approval of rezoning case R-01-2026 on a 2–1 vote during a public hearing that opened at 6:03 p.m. The application would have changed four residential lots at 3351 Main Street (lots 2157, 2158, 5057 and 5275) from R2 (single-family residential) to B1 (neighborhood business) to allow the installation of a fuel canopy with three double-sided pumps associated with a Marathon franchise, staff said.

Staff member Mr. Sorosk told the commission the applicant, identified in the record as Arjet Singh, submitted two preliminary site-plan options and that the technical review committee, which met March 11, 2026, favored site-plan option one because “site plan option one provides a better flow for traffic and larger vehicles to maneuver with the canopy.” He also cited code requirements for setbacks and landscaping and noted the property’s proximity to First Freedom Baptist Church triggers restrictions under the Moraine Codified Ordinances that affect where a Main Street access point could be located.

The applicant’s representative, identified in the hearing as Greg, described plans to renovate the convenience store, move the front door, add glass, and install the fueling canopy while keeping the drive-through. Greg said lighting would be shielded to avoid spillover into nearby residential properties and that the owner intended to “be a good neighbor.” He also said the owner planned to move quickly through approvals and permitting if the rezoning were granted.

Commissioners and attendees raised questions about neighborhood outreach, tanker-truck access for refueling underground storage, and construction timing. Staff said 32 mailed notices went to properties within a 200-foot radius and that only three phone inquiries had been received; those callers reported neutral or slightly positive reactions once staff explained that the rezoning would facilitate a canopy and related site improvements.

A motion to approve R-01-2026 was put to a roll call. The commission recorded two affirmative votes and one negative; because the commission’s rules required three affirmative votes for approval, the motion failed. Under the process described by staff, the planning commission’s recommendation of denial will be forwarded to the Moraine City Council after the statutorily required 30-day public-notice period, and city council may either uphold the denial or overturn the commission’s recommendation.

The staff report noted several contingent steps that would be required if council approves the rezoning: lot-combination paperwork to eliminate lot-line constraints, any necessary variances (including Board of Zoning Appeals review for Main Street access), and subsequent building- and zoning-permit reviews.

The public hearing record includes references to compliance with Moraine Codified Ordinances (staff cited chapters and sections governing supplementary regulations and landscaping), and the commission heard that a Marathon-branded fueling operation would offer multiple grades of fuel and operate from 5 a.m. to midnight rather than 24 hours.

The case will appear on a future city-council agenda after the required notice period; the planning commission did not take further action beyond recording its recommendation of denial.