VILLAGE OF EVENDALE
PLANNING COMMISSION MEETING MINUTES
August 17, 2010
EVENDALE MUNICIPAL BUILDING
The regular August meeting of the Evendale Planning Commission (EPC) was called to order by Doug Lohmeier at 6:00 PM on August 17, 2010. Attending were EPC members Doug Lohmeier (Council Representative), Susan VanAmerongen, Rob Adams, Dan Frank, and Chris Patterson. Supporting the EPC were Jack Cameron, James Jeffers (Village Engineer), Pam Morin, James Dobrozsi (Architectural Review Board Member), Ralph Terbrueggen (Architectural Review Board Member) and Kathy Farro (Planner, Manley Burke).
New Business:
1. A-Z Printing, 10122 Reading Road - Site review of solar panels
Mr. Bruce Hassel presented two plans that provide options to place solar panels behind his recently built garage. He stated that the closest thing to compare solar panels to would be that of outdoor mechanical equipment or a water tower and that there are no moving parts. Mr. Hassel stated that Cincinnati State is excited about this project, would use it as a learning aid and is already looking at removing the vegetation between the property lines. The project would produce up to $30,000 dollars in income.
In both options the 231 panels are 5’ x 3’, 230 watt Polycrystalline Solar Modules and would require a 23’-8” separation between rows so there would be no shadows casting from one solar panel row to another. Additional trees and underbrush would have to be cleared for the panels. The 231 panels are the maximum amount allowed for all grants. The life of the type of system is 25 years and the newly built garage would house the seven small inverters needed to transfer the solar energy. A typical snow fall will melt off the panels. There will be filter fabric and gravel placed under the panels. No glare would be seen at Cincinnati State or from Reading Road and that the maximum height off the ground would be 8’-7” (based on 4 stacked panels).
Option one (Preferred Plan, with a scale model of site) would need a variance as it has 1’ setback from the north, south, and east property lines. There would be three staged rows of three high mounted solar panels. Mr. Hassel stated that both Cincinnati State and Safety Shoe were ok with the location to the property line. Planning Commission requested that we would like to see something in writing from both Cincinnati State and Safety Shoe.
Options two (Secondary Plan) would have a 10‘setback from the north, south, and east property lines and would then require additional panels be placed on the south side of the newly built garage. The panels on the newly built garage would be mounted 3” off the roof and be at the same angle. These panels are not as efficient as ground mounted units due to the angle of the roof. The ground mounted panels would be in two staggered rows with one row having four panels high and the other three panels high.
Planning Commission informed Mr. Hassel that there is a 30’ setback to the east and 10” setback to the north and south. The reason that there is a 30’ setback is because the back portion of his lot is zoned residential along with the abutting property which is owned by Evendale. There also needs to be a 60’ wide buffer between the General Commercial and Residential portions of Mr. Hassel’s lot. In order for Mr. Hassel to adhere to those requirements, he would lose 50 panels. Planning Commission noted that the elevation from the back of garage to the back of the property line is roughly ten feet and requested that a topography map be included so we can understand what elevation the panels will be mounted.
Planning Commission required that Mr. Hassel fly a balloon to the maximum height of what the panels would be located without removing any additional vegetation and that his consultants provide the Planning Commission with examples of similar projects. Mr. Hassel requested that each member walk the site.
Planning Commission would summarize within one week what we would like to see and send our comments to Jack Cameron. Planning Commission stated that getting a variance could remove many of the issues and that zoning should be done first.
At this time, Planning Commission requested that Mr. Hassel pursue the variance; site test for zoning; and provide a written statement to zoning that he would be willing to screen or fence the panels from Reading Road.
2. Evendale Commons - Preliminary review of site plan
Mr. Matt Grever with Anchor Properties presented a plan that would split a lot in area ‘D’ at the intersection of Glendale-Milford Road and Cunningham Drive. The main purpose of the lot split would be to create a one acre parcel for Chase Bank and approximately a 2.2 acre lot for a potential restaurant and retention pond. Mr. Tom Moffat with Chase Bank indicated that Chase Bank is looking a 4 – 5 locations to add a bank and would like very much to be in Evendale at this location only. Chase Bank was offered two out lots but only wanted frontage on Glendale-Milford Road. Planning Commission stated that lot splits must go to council and that the drive-thru would need an amendment to the PBD.
Anne McBride with McBride Dale Clarion expressed that most zoning uses allow financial institutions such as bank within office districts and asked that we consider amending the zoning code to allow this intended use. Planning Commission reiterated that the envisioned use for this area was for offices and potential restaurants.
Brian Copfer with Miller Valentine stated that build to suit users for office space most likely won’t happen for another 12 to 24 months. The developer has a client ready to build and is willing to pay the price for that premium lot where an office user would not be able to at this time.
Planning Commission stated that they would give Jack Cameron additional comments and then Jack would get with Matt.
Old Business:
1. Report from Village Engineer
No Comments
2. Other Items
Jack Cameron stated that the strategic plan should be done tomorrow and then will be presented to C.I.C. and then to Council. Gold Medal is planning on doing a 2-story (14,000 total S.F.) addition and will need a variance and they are also applying for an abatement. KDM is doing very well and may come in for a site review. PNC will be closing their Evendale location at the end of the month and the site may become available and there is an open line of communication with the Evendale Medical Center.
3. Approval of Minutes - June 15, 2010
A motion was made by Susan VanAmerongen and seconded by Chris Patterson to approve the EPC minutes from June 15, 2010
The motion to adjourn the meeting by Susan VanAmerongen and seconded by Chris Patterson, the meeting was adjourned at 8:18 PM by 5 yes 0 no vote.
The next regular meeting is scheduled for September 21, 2010 at 6:00 PM.
Douglas A. Lohmeier
Chairperson, Evendale Planning Commission
Attest: Dan Frank
Secretary, Evendale Planning Commission
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