COMMUNITY IMPROVEMENT CORPORATION MEETING
Tuesday, March 1, 2011 at 7:30AM
Evendale Municipal Building, 10500 Reading Road, Evendale, Ohio
Attendees: Hugh McKinnon, Chris Schaefer, Carolyn Smiley-Robertson, Stiney Vonderhaar, Bob Szczur, Al Pearlman, Chris Patterson, and Jack Cameron.
Recurring Business:
1. Approval of Minutes from January 7, 2010 Meeting (1st Pearlman, 2nd Vonderhaar 6 aye – 0 nae).
2. Economic Development update.
a. Evendale Commons PBD Amendment – dialogue below
Chris S. opened the discussion on Evendale Commons with some background on the proposed change to Area D which the Planning Commission (PC) recommended to Village Council and Village Council has had one reading of the ordinance. Planning Commission recommended to Village Council an amendment to the Evendale Commons PBD that would allow the Area D portion of the site to change from just OR-Office Research to a mix of OR, OR/Warehouse, and Warehouse/Distribution, and the Chase Bank and restaurant lot immediately off of Glendale-Milford Road. Planning Commission made some other changes but the bulk of the changes were regarding Area D. Chris made note that earnings tax generation is not as high with the change, once each concept is fully built out.
Chris P. offered his perspective as a Planning Commission member and supporter of the amendment request. The market conditions are fundamentally different than when the original Concept Plan was proposed and approved several years ago. The dynamics around the development are fundamentally different and the office market will be challenged for many years into the future. Evendale specifically has not seen the office market be a foregone conclusion and the developer, Anchor Properties, was asked to propose a site plan that they felt was marketable in today’s economic climate.
Stiney noted that the bike path is not shown on the proposed concept plan.
Chris P. – Council has made some changes to the uses allowed with the proposed amendment, including the hotel possibility. PC removed the option of hotel as a use during their review in February because language would not be sufficient to protect the Village’s best interest with the quality of a hotel that could be built there.
Al – Believes the site is still viable for office and that retail sites are also vacant and available in the market. The same real estate persons, who could not see the market changes five years before, cannot see the changes five years into the future. The developer is looking for a bail out. The Master Plan is visioning beyond five years and the Al does not feel that the vision is to be a retail center but feels that Evendale does have the chance to define itself as an office center.
Chris P. – The original plan that was approved for Evendale Commons was not viable nor was it rooted in Evendale’s historic context and holding onto that vision is like holding onto a silver bullet. The economic analysis that suggests the lower earnings tax is flawed because it is not being compared to a viable plan. The proposed amendment to the plan is something that can be achieved and time was a critical factor fueling PC’s decision to recommend the amendment.
Stiney – Anchor has asked three times for a change to the plan.
Bob – This is a key piece of real estate off of our main thoroughfare. A bank is competitive to what we already have and not complementary. Allowing a bank at that corner site is not strategic to anything we are trying to do and it’s taking the long term vision off the table. The limitations/reductions to the tax base are problematic.
Hugh – Asked how PC factored in the current vacant office in Evendale to their recommendation. Area behind Wal Mart is not ideal for Class A office.
Al – The Village needs to market the Village for office and we have not done that yet. Evendale needs to be visionary in their efforts.
Chris P. – What is a better vision? What is the vision?
Al – I would continue with kinetic vision type uses. It will take some time and effort for Evendale to move the vision forward.
Chris S. – If Council does not approve an amendment that would allow a bank on the corner, as proposed, what dialogue can Council go back with to the developer? What about Lot A2, remaining large retail lot, being developed as smaller office uses like kinetic?
Hugh – Is concerned if A2 is changed you would effectively sacrifice Lot D3 & D4 which are adjacent to and behind Wal Mart. How would kinetic vision react to changes?
Stiney – What is in this for Evendale? – directed toward Chris P.
Chris P. – We get a workable plan, flexibility on the western edge that gets things going. We get critical mass and not an empty lot. Chase Bank is a quality building and a quality tenant.
Bob – This reminds me of the Walgreens building. It will block other things from happening and the bank will drive future decisions.
Carolyn – Wal Mart as a tenant originally changed the development. Lot A2 will not develop with a big box retailer as planned and she does not feel that this plan is any more marketable than the original concept plan. This current proposal does not do much more than allow a bank on the corner.
Bob – What is CIC being asked to do? Functionally CIC is not part of the process.
Chris S. – As a Council person he wanted to get CIC’s feedback on the proposed amendment.
Hugh – CIC does not have a formal role in the process.
Bob – Is CIC inclined to make recommendation for or against the plan?
Al – Would not take a vote because there are factors/nuances that he has not had time to factor into the discussion.
Hugh – Feels that this change could work in more than one way and could actually draw to the development.
CIC concluded that they were not in a position to make any recommendation for or against the proposed amendment to the Evendale Commons PBD and Concept Site Plan.
New Business:
Old Business:
1. Business Ready Evendale Strategy
a. Zoning Code revision – staff continues to work on an amendment to the zoning code and once Planning Commission is forwarded the draft document there will be a working group assembled to review the changes. Zoning Board, CIC, Council, business, resident, and Planning Commission will be invited to participate in this working group.
b. Development Ready Guide – will come during/after the zoning code amendment.
c. Design Character Cookbook – Powers Agency will work on this document once the zoning code is further along.
d. Website – draft changes are happening and web host is being involved to confirm the changes are possible and then to move forward on the changes.
2. St. Rita Lane project – marketing brochure is being finalized.
3. Village Crossings – still working on getting Medical Center director and board connected with Al. Neyer folks.
Other:
Discussion Items for Next Meeting
Date of Next Meeting and Adjournment (1st Szczur, 2nd Schaefer – 5 aye, 0 nae).
Next meeting will be April 19, 2011 at 7:30am. Meetings will be moved to the 3rd Tuesday from this point forward.
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