Planning commission sends conditional rezoning recommendation for 38-acre tract near 36th and Mill

The Jasper Planning Commission on Aug. 5 voted to forward a favorable recommendation to city council to rezone roughly a 38-acre parcel owned by Starline Properties LLC from R-2 (single-family/planned-unit development) to I-2 (heavy industrial), provided the petitioner and neighbors agree to specific use restrictions and site commitments.

Brad Eckerley, a land surveying engineer presenting for the petitioner, described the tract as located southwest of 36th Street and Mill Street and said the proposed industrial zoning would be contiguous with the existing Buffalo Flat Industrial Park to the south. "This is a rezone from the from an R-2 to an I-2, for your consideration," Eckerley told the commission while outlining access via Lotus Drive, existing sanitary infrastructure, and topography constraints. He noted that any future development would be required to comply with the City of Jasper stormwater ordinance and to maintain existing runoff rates for the 2-, 10- and 100-year events.

Neighbors and two nearby property owners urged caution. Andrew V. "Drew" Eckert, trustee and owner of adjoining property to the west, testified he opposed rezoning to I-2 and formally remonstrated in writing, saying the change could "adversely affect the value, character, use, and enjoyment" of his property. Eckert asked for use restrictions tied to any rezoning — specifically, he listed concerns about data centers, battery storage and other "heavy industry." Jeff Kiesler, representing the property owner, said the buyers and market interest they have seen point toward warehousing. "Their business is warehousing, so it looks like it's gonna be a warehouse," Kiesler said.

Commissioners weighed whether to recommend I-2 as requested, ask the petitioner to withdraw and reapply for I-1, or send an unfavorable recommendation. After extended discussion about buffers, permitted uses and the long-term consequences of excluding categories of industrial activity, the commission passed a motion to forward a favorable recommendation contingent on negotiated commitments: a warehouse-only commitment (limiting permitted uses effectively to warehousing as agreed by parties), preserving the 100-foot wooded buffer along the west and north property edges, and prohibiting vehicular access to Mill Street or 36th Street (all access to be from Lotus Drive). The motion carried on a voice vote.

The commission's recommendation will be transmitted to the Jasper City Council for final action. The planning staff noted that any future development plan would still be required to meet the city's stormwater and post-construction retention requirements; the commission also recorded a request that the petitioner and affected neighbors document any permitted-use exclusions so the council can review them prior to its decision. The commission set its next regular meeting for Sept. 2, 2026; the city council is scheduled to receive a draft comprehensive plan update on Aug. 19, which staff said may intersect with ongoing review of land-use decisions.