"Rezoning Approvals for Business Expansion" - Planning and Zoning Commission Meeting - April 27, 2026

Council recommended approval of two rezoning requests tied to business expansion and industrial redevelopment: an expansion of Lao Funeral Home onto an adjacent residential property and a conditional industrial rezoning for a plastic recycling facility at the former Burlington Industries textile plant. Discussion centered on land-use compatibility, truck access, and the conditions attached to the recycling project.

Topics Discussed

LAO FUNERAL HOME EXPANSION (Case 26-04): The applicant sought to rezone 104 Shannon Drive from Medium Density Residential to Office and Institutional Limited Use so the property could be used for funeral-home-related operations. Staff said, “The office and institutional zoning district provides a buffer between the adjacent residential uses and the general business zoning district,” and added that the proposed uses would “complement the existing funeral related service use.” David Beal, speaking for the applicant, said the house would be used for selection rooms and arrangement offices and that “there's no anticipated increase in traffic with the zoning change as the visitors to this property will be existing customers of Lao Funeral Home Crematory.”

TOPIA RECYCLING FACILITY (Case 25-08): Council also recommended approval of a conditional rezoning covering 18 properties, or 8.54 acres, for a plastic processing center. Staff said the request was needed because “a recycling center … is only allowed through a conditional industrial rezoning. No other zoning district allows for that particular use.” A project representative said the facility, at full capacity, “should be able to process 8 million pounds a month of plastic,” calling it “a tremendous amount of … waste that's being diverted from the landfill.” The representative also said the company plans to work with manufacturers on “service and circularity programs” and handle post-consumer material.

TRUCK TRAFFIC AND DRIVEWAY ACCESS: Council members questioned whether the site’s existing driveways could handle truck traffic. One member said that when he visited the area, there were “a lot of trucks coming up and down Park Avenue — low boys and everything else,” and asked whether, if trucks could not enter properly once the facility opens, there would be “an option to widen the driveways.” Another member similarly asked whether the approved driveway widths would remain the same and what would happen “if the trucks won't fit.” The discussion focused on Condition #4, which requires the building and site access to remain in their existing configuration.

BROWNFIELD REDEVELOPMENT AND EMPLOYMENT: The recycling facility would occupy the former Burlington Industries textile plant site. Speakers described the property as a former industrial site being brought back into use through brownfield redevelopment. The project materials presented to council put the investment at $3.65 million. The facility is expected to grow from about 50 current on-site workers to 100 employees.

ZONING CONDITIONS: The conditional rezoning for Case 25-08 included several specific requirements. Condition #12 requires all 18 parcels to be consolidated into one property within two years. Other conditions limit the use to the proposed recycling operation and require compliance with applicable nuisance and noise rules. During discussion, one council member remarked of the site plan restrictions, “I wouldn't have made it that big.”

Motions

• Rezoning Request 26-04: Motion to recommend approval of the rezoning of 104 Shannon Drive from Medium Density Residential to Office and Institutional Limited Use (Passed).
• Conditional Rezoning Case 25-08: Motion to recommend approval of the conditional rezoning of 18 properties from Heavy Industrial to Conditional Industrial zoning for a recycling center (Passed).

Attendees

• Chairman Patrick
• Council Member Mike