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Superior Concrete Rezone to Address Shortages, Special Projects

Planning Commission Approves Pivotal Rezonings

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HARRISON – At its March 8 meeting, the Harrison Planning Commission found multiple items on its plate: two rezoning requests and one site plan review. Also, under Old Business, the commissioners were informed of a Harrison City Council directive that they rescind the marijuana “opt out” ordinance and proceed with development of ordinance language that would allow for one marijuana retail store, geographically.

When asked by chairperson George Muscott why Council didn’t simply eliminate the “opt out” position, the city’s attorney Jaynie Hoerauf explained that the planning commission would have to come up with the new ordinance, and that she would provide a sample ordinance for the commissioners to review, then adjust to its needs.

Commissioner Tom House asked if the ordinance would need to include the application procedure, selection process, etc., and Hoerauf clarified that the repeal of the “opt out” would need to be the first step. That would be followed by the zoning piece which would indicate which parcel would be zoned for allowing marijuana retail, including any setbacks [which would prevent inclusion of other types of businesses in that zone]. And the final piece would be the regulatory portion, indicating what permits could be issued, including criteria for permits and inspections.

When asked why a marijuana retail couldn’t open up anywhere in the business district, Hoerauf explained that was why it is necessary to specify permissible use. Even so, if multiple entities apply for establishing their retails in the zoned area, the city still faces the prospect of having to use specific scoring criteria in making its selection among applicants.

Superior Concrete Rezone to Address Shortages, Special Projects

The second request for rezoning came from Kevin Gamble of Superior Concrete Construction, who sought to have the parcels of 070-028-400-08 located at 1379 N. Clare Ave. in Harrison rezoned from Ag and C-2 to a light industrial, to erect a portable concrete batch plant and silo. The dimensions to be accommodated included: portable cement silo 8 feet by 8 feet; portable concrete batch plant 8 feet by 10 feet; and portable washout containment bin 20 feet by 10 feet.

Gamble explained that the property in question is basically surrounded by industrial property [the former Gamble’s Redi-Mix at 1415 N. Clare Ave., an industrial use site which predated the current zoning and which was grandfathered in with its sale to Elmer’s]. His objective was to have the boxed-in portion of his property rezoned to enable him to bring in a portable concrete batch plant and a feed silo, which would enable his business to mix adequate amounts of concrete when its usual supplier [Elmer’s] is experiencing shortages and cannot do so.

A driving reason for the rezone was also to enable Gamble’s company to do the specialized formulation of Ultra High Performing Concrete such as was used last year by the Clare County Road Commission for fabricating pre-cast bridge sections. These components require an extremely high tensile-strength concrete, which includes steel fibers. It was noted that such concrete and precast bridge section work is relatively new to the state and a supporting letter from Dewayne Rogers, CCRC managing director, noted the concrete is being monitored by the Michigan Department of Transportation, University of Michigan, and the Federal Highway Administration: adding that the results to date have been impressive and better than expected.

Gamble said the expanded capability on his property would enable him to retain more of his workers, as use of the cost- and labor-saving drop-in bridge sections grows in Michigan and elsewhere. He foresees fabricating three such units onsite in the coming year. Gamble acceded that figure could double or triple, depending on increased demand in the state. When House pointed out that if the demand does increase, many more concrete supplies could jump onboard this process, Gamble explained that the UHPC has been many years in development and involves a complicated process. Thus, he didn’t feel that many redi-mix businesses would be capable of taking it on – plus, the cost is prohibitive at more than $800 per yard of concrete.

He also noted that, as it is portable, the concrete batch plant could be taken on the road for jobs in other locales, such as work he has done in Wisconsin. He assured the commissioners that the batch plant would not generate any substantial noise, nor would the silo create a dust concern for surrounding properties.

The only question about the property posed by a visitor was whether or not the former Shady Lane [Sportsman’s Bar] would see any sort of historical preservation concerns. It was explained that having undergone multiple additions and renovations over the years, there was likely no real “original” Shady Lane left to preserve.

After a thorough explanation of the property dimensions and assurances that any construction would not impinge on the overall zoning intentions of the area or cause adverse effects on neighbors, commissioners moved to approve the rezoning.

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