Planning commission urges zoning board to reject large woodland‑disturbance variance for proposed wood‑processing site

The Sunnybrook Township Planning Commission on March 26 recommended that the zoning hearing board not grant a requested variance to disturb 17% of mapped Class‑1 woodlands for a proposed wood‑processing/log‑storage site. Commissioners raised concerns about precedent, the absence of replacement plantings and potential smoke or ash from occasional brush burning.

The recommendation followed a planner’s summary of the applicant’s operation: no on‑site retail, a single loader used roughly 10 hours per week, up to three truck trips per day (15 per week), two days of chipping in spring and limited winter firewood processing. Staff said the application requests three variances: (1) a use variance to allow a commercial tree‑service/log operation in the agricultural district; (2) a woodland‑disturbance variance (applicant requests 17% disturbance where Class‑1 woodland rules allow 5%); and (3) relief from replacement‑planting requirements for trees removed above the allowed amount.

Commissioners questioned whether the operation’s local impacts were adequately mitigated. “Seventeen percent is especially — without replacement plantings — I don’t really see a hardship here,” a committee member said, arguing the requested disturbance is far above the ordinance standard and could set a precedent for future approvals. Members also pressed the applicant on controlled burning and asked how the commission could be confident that ash or smoke would not affect nearby properties.

The applicant’s written responses, read by staff at the meeting, described operations intended to limit impacts: a maximum of three truck visits per day (15 per week), 3–4 days of firewood processing in winter, and two days of mulching in spring. Staff said the applicant indicated controlled burns would occur only occasionally with notice to the fire company and that truck maneuvering and driveway widths would be addressed in the formal land‑development submission.

On the commission’s recommendations: members recorded their positions during a roll call and asked the zoning hearing board to weigh the township’s ordinance limits and the applicant’s justifications. The commission voted to take no position on the requested use variance to allow the commercial tree‑service use in the agricultural district. For the request to waive replacement plantings for the amount of disturbance above the ordinance limit, the commission carried the motion 3–2 to recommend forwarding that position to the Board of Supervisors. During discussion, several members urged the applicant to reduce the disturbance and to commit to clear operational limits for the zoning hearing record.

The Planning Commission’s recommendations and the planner’s memorandum will be forwarded to the Board of Supervisors for consideration at its April 8 meeting; the zoning hearing board will make the final decision on the variances.

Next steps: staff will update the memorandum with any clarifications on burning regulations and on the applicant’s operational commitments before the Board of Supervisors packet is finalized.