VILLAGE OF EVENDALE
PLANNING COMMISSION MEETING MINUTES
NOVEMBER 18, 2014
EVENDALE MUNICIPAL BUILDING
The regularly scheduled meeting of the Evendale Planning Commission (EPC) was called to order by Chair Chris Patterson at 6:00PM on November 18, 2014. Attending were EPC members Catherine Hartman, Jan Moore, Chris Patterson, and John Richey. Supporting the EPC were David Elmer (Assistant to the Mayor), James Dobrozsi (Architectural Review Board Member), Kathy Farro (Legal Advisor), James Jeffers (Village Engineer), Pam Morin (Building Department Clerk), and Ralph Terbrueggen (Landscape Architect).
Public Hearing
Text Amendments to the Village of Evendale
There were no public comments. Catherine Hartman moved to close the Zoning Code hearing, John Richey seconded and the motion passed 4-0.
Old Business
1. Super Systems Inc., Evendale Commons Drive
Preliminary Discussion of Site Review
Stephen Thompson, President of SSi, provided an update on their plans to relocate SSi to Evendale Commons. A preliminary discussion had occurred at the October 2014 meeting. Mr. Thompson reported that the land purchase is expected to close in January. He expects to propose a site plan to the EPC mid-to-late 2015 in order to break ground in late 2015 or early 2016.
New Business
2. GE Aviation, North Utility Plant
Design Review of New Building
Presentation was made by Randy Ferchen (Pedco/GE) and Dave Swigart (GE). GE is planning construction of a new North Utility Plant along Evendale Drive just to the east of Magnolia Drive. It will be a three-story structure, housing central utility equipment such as water chillers, hot water boilers, steam boilers, air compressors, and cooling towers. The first floor will be approximately 41,000 ft2 with partial second and third floors. The additional utilities are needed for the expanding operations at the GE site.
The utility building will not create any significant noise and the only air plume will be steam.
Jan Moore moved that the GE design be approved. John Richey seconded and the motion passed 4-0.
3. Wendy’s, Reading Road
Conceptual Discussion of New Building
Presentation was made by Greg Alexander (Wendy’s) and Matt Cooper (Equity). Patrick Reynolds (Equity) and John Abrah (JA Commercial) also attended.
Mr. Alexander reported that Wendy’s is interested in relocating the current store at the Sports Plus site to the Evendale Crossings next to Walgreen’s. They would like to build a new store with Wendy’s latest modern design plan. The new location would be more convenient for customers to combine with other stops.
Chris Patterson shared that Wendy’s is a valued business in Evendale, but the proposed site is designed for other developments. The Village intends to pursue the desired development and recognizes this may take some time. He encouraged them to investigate other sites west of Reading Road where fast food is allowed.
Mr. Cooper inquired about the time frame for developing Evendale Crossings. From Equity’s perspective, Wendy’s would be a positive addition to Evendale Crossings and would attract other businesses. Mr. Patterson responded that the Village is willing to wait 3-5 years for the desired development.
4. R&R Takhar Oil LLC, 1545 Glendale-Milford Road
Design Review of Building Addition
Presentation was made by Dennis Beatty, Architect. The current Swifty gas station on this site will be changed to Sunoco. The owner, Randy Singh, requests approval to add a 1,710 ft2 extension to the existing 485 ft2 structure. No changes are planned to the fuel pumps and canopy. The building extension will be a convenience store.
The following issues were identified:
• Some parking stalls are inadequate in length and some interfere with traffic circulation by being too close to the driveways. This could be improved by reducing the number of spaces (while staying within code) and/or angling the spaces.
• More landscaping is needed in the thoroughfare buffer.
• The exterior façade and roof of the existing building should be improved to be consistent with the building addition.
Since fuel sales are a conditional use at this site, a public hearing on conditional fuel sales will be required before the EPC can approve the site plan. This will be scheduled on December 16 before the next EPC meeting. The EPC indicated a willingness to approve the plan if no other issues are raised in the public hearing and the owner addresses the issues noted above.
5. Sunoco, 9786 Reading Road
Design Review of Building Addition
Presentation was made by Dennis Beatty, Architect. The current Swifty gas station on this site will be changed to Sunoco. The owner, Amerjit Singh, requests approval to add a 1,734 ft2 extension to the existing 429 ft2 structure. A 100 ft2 accessory building will be demolished. No changes are planned to the fuel pumps and canopy. The building extension will be a convenience store.
A question was raised about potential impacts to the hillside behind the site. Mr. Beatty stated there are no plans to modify the existing retaining wall.
Concern was raised about the driveways (two onto Reading Road and a third driveway onto Cooper Road). The most northern Reading Road driveway is very near the intersection of Reading and Cooper. The EPC requests that this driveway be changed to only allow right turns in/out.
Recommendations were also made to improve landscaping, with Ralph Terbrueggen providing a drawing proposal.
Since fuel sales are a conditional use at this site, a public hearing on conditional fuel sales will be required before the EPC can approve the site plan. This will be scheduled on December 16 before the next EPC meeting. The EPC indicated a willingness to approve the plan if no other issues are raised in the public hearing and the owner addresses the driveway and landscaping issues noted above.
6. Rest Haven Memorial Park, 3987 Glendale-Milford Road
Review and Approval of Lot Split/Consolidation
Presentation was made by David Robertson, Jr., Attorney for Rest Haven Memorial Park. Rest haven is requesting a lot split of 3987 Glendale-Milford Road to allow the cemetery garage and storage facilities on the back side of this lot to be consolidated with the cemetery. Previous lot splits along Glendale-Milford were approved in March 2014, but this particular lot split was overlooked.
The resulting single family lot and the other Rest Haven lots on Glendale-Milford will be transferred to Stonemor Ohio, LLC, who will manage them as rental property and hold them for future cemetery use.
Three non-conformities with zoning code were discussed:
• The resulting single-family lot will be 18,670 ft2 which is less than the 20,000 ft2 requirement.
• The newly split parcel will be landlocked unless it is consolidated with the cemetery parcel. Mr. Roberson indicated that this will be done unless school districting creates an undue burden. The newly split parcel is in Princeton school district while the remainder of the cemetery is in Sycamore school district.
• The lot split will result in a lot line that is less than 30 feet from the pre-existing cemetery garage and storage facilities.
A motion was made by John Richey to approve the lot split on condition of the Zoning Board of Appeals approving variances for lot size and setback. Catherine Hartman seconded the motion, and it was approved 4-0.
7. Village of Evendale Zoning Code
Recommendation to Council of Text Amendments
A zoning code review by American Legal Publishing identified five discrepancies that need to be addressed. Kathy Farro recommended the following revisions:
1) Change all “Board of Zoning Appeals” references in the zoning code to “Zoning Board of Appeals”.
2) Delete “Panhandle lot: see lot, panhandle.” OR add a definition for panhandle lot.
3) Delete “interior lot” – not referenced in code.
4) Delete “interior side lot line” – not referenced in code.
5) Delete references to 1262A – not found in code.
Revisions 1,3,4,5 were deemed to be straightforward. Revision 2 regarding panhandle lots required discussion.
One of the key issues with “panhandle” lots is the difficulty to create a simple definition that will adequately describe all potential lot configurations. Many residential “panhandle” lots exist in Evendale as a result of how developers made efficient use of available land by creating lots that have just a driveway front on the street and extend to a larger lot behind the neighboring street-front lot. The current zoning code prevents future development of such lots.
There was discussion of why a definition might be needed if the zoning code now prevents such lot configuration. James Jeffers noted that the lack of definition may result in disputes over how to measure the lot and determine setbacks. For example, an owner of a property with only a driveway on the street (front lot line) might extend the front of their house near the lot line of an adjoining neighbor.
Many EPC members felt such issues could be handled on a case-by-case basis as building plans are reviewed. However, Kathy Farro noted that a court would probably rule in favor of the property owner if the zoning code did not require compliance.
Chris Patterson moved that the zoning code revisions be approved as proposed, including deletion of “Panhandle lot: see lot, panhandle.” John Richey seconded. The motion passed 3-1, with Jan Moore dissenting.
Internal Business
1. Approval of Minutes
The minutes from the October 21, 2014 meeting were reviewed. John Richey moved and Catherine Hartman seconded to approve the minutes. The motion passed 4-0.
The minutes from the October 27, 2014 meeting were reviewed. Catherine Hartman moved and John Richey seconded to approve the minutes. The motion passed 4-0.
Adjournment
The meeting was adjourned at 7:45 on a motion made by John Richey, seconded by Jan Moore and approved 4-0.
The next regular meeting is scheduled for Tuesday, December 16, at 6:00 PM.
Chris Patterson
Chairperson, Evendale Planning Commission
Attest: Jan Moore
Secretary, Evendale Planning Commission
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