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Commissioners debate splitting commercial zone into C‑1, C‑2 and C‑3
Summary
The planning commission reviewed a proposed rewrite that would split the township's single commercial zoning into three subdistricts, focusing on how the change would affect specific parcels, protections for existing uses, and whether map changes must be processed together.
The township planning commission reviewed a draft zoning update that would divide the existing commercial district into three subdistricts — C‑1, C‑2 and C‑3 — and considered how the change would affect parcels along Routes 611 and 715.
"So we're proposing to divide the commercial district into 3 areas," the Chair said, introducing the map and parcels proposed for each new subdistrict. Commissioners and staff examined several large parcels that currently read as commercial on the map and questioned whether those properties should be given the lesser‑intensity C‑1 designation or C‑2.
A staff member cautioned that simply subdividing the commercial district would trigger a map‑change process. "That change in and of itself, because you're changing the types of use of the land on that property, would have to go through the map change process," the staff member said, urging a single, agreed map so the changes could be applied uniformly.
Commissioners also discussed how existing uses and pending plans affect whether a rezoning can alter what is allowed on a parcel. Several members noted that if a property owner has filed plans or obtained approvals, those applications can protect the current use even if the map later changes.
Members used kennels as a concrete example of how permitted uses differ across the proposed subdistricts: the staff member noted that kennels would not be permitted in C‑1 or C‑2 under the draft, but would be a special exception in C‑3, meaning a kennel could remain if it were a legally established nonconforming use but could be restricted for future operations.
The commission also considered specific neighborhood concerns, such as Kevin's Lane — a residential street currently shown as commercial on the draft map. Several members said the street has been built as residential and could be rezoned back to residential, while others warned that prior commercial designations and parcel histories could permit challenges.
No motions or votes were taken during the discussion. The Chair said commissioners will continue to refine the map and definitions before returning to the item, and staff will prepare language clarifying nonconforming protections and the map‑change process.
