PLANNING & ZONING COMMISSION
CITY HALL, 100 LOCKVILLE ROAD
TUESDAY, FEBRUARY 12, 2008
REGULAR MEETING
7:30 P.M.
1. ROLL CALL. Mr. Blake called the meeting to order at 7:30 P.M. with roll call as follows, Mr. Hackworth, Mr. Blake, Mr. Nicholas, Mr. Bosch and Mr. Sauer were present. Mr. Binkley was attending a family funeral and Mr. Harmon was absent. Others present were: Lance Schultz, Joe Henderson, Mitch Banschefsky, Stacey Bashore, Jennifer Ross, Luke Clemens, Mark McCabe, Cephas Pearson, Tim Hoskins, Ed Anderson, David Walker, Brock Jones and others.
2. APPROVAL OF MNUTES OF January 30, 2008, Work Session- Mr. Sauer moved to approve; Mr. Hackworth
seconded the motion. Roll call was taken with Mr. Sauer, Mr. Hackworth, Mr.
Blake and Mr. Nicholas voting "Yea." Motion passed, 4-0.
3. APPROVAL OF MINUTES OF February 12, 2008, Regular Meeting- Mr. Hackworth moved to approve; Mr. Sauer
seconded the motion. Roll call was
taken with Mr. Nicholas, Mr. Sauer, Mr. Hackworth and Mr. Blake voting
"Yea." Motion passed, 4-0.
Mr. Blake asked for clarification on Mr. Bosch's non-voting status and Mr. Schultz clarified that his term ended in January but was extended by Rules Committee and City Council, so now we are in the 30 day waiting period so he can participate in the meeting, but cannot vote.
3. SCHEDULED
MATTERS:
A. Review and request for a motion to approve Commercial Design Guidelines Certificate of Appropriateness for an Outdoor Patio for VIP Lounge at 1751 Hill Road North (TABLED 6/12/07) Mr. Blake stated this item would remain on the table per applicant's request.
B. Review and request for a motion to approve an amended Comprehensive Sign Plan for Building Signage for Max Sports Medicine located at 1797 Hill Road North. Mr. Henderson reviewed the report as presented to the Commission and stated that staff supports with the following condition:
1. That the sign shall have a matte finish.
Mr. Tim Hoskins stated he was representing Ohio Health as the project manager for design and construction. He stated they had no concerns with staff recommendations. Mr. Nicholas asked for clarification on the sign size and Mr. Henderson stated they are looking to put a sign that is equal to the current sign so it will be visible from the road so that would include the extra 29 square feet. Mr. Schultz stated that when they submitted for the original sign plan there were only two tenants there and now there are three. Mr. Nicholas stated that he would support it, but had some reservations about allowing extra square footage. Mr. Hackworth moved to approve with staff recommendations; Mr. Sauer seconded the motion. Roll call was taken with Mr. Nicholas, Mr. Blake, Mr. Hackworth, and Mr. Sauer voting "Yea." Motion passed, 4-0.
C. Review and request for a motion to approve an amended Comprehensive Sign Plan for Building Signage for Taranto's Pizza Barn located at 601 Hill Road North. Mr. Henderson reviewed the report as submitted to the Commission and stated that staff supports with the following four conditions:
1. That the wall sign shall be limited to three colors.
2. That the wall sign shall be channel letters with face, trim and return uniformity.
3. That the wall sign shall be internally illuminated.
4. That the wall sign shall have a matte finish.
Mr. Ed Anderson introduced himself on behalf of Allstar Sign Company and stated they are looking for more visibility on the side of the building. He stated that they understood the request for channel letters, but they would like to be able to match what is existing on the front of the store. Mr. Nicholas asked if the business owners had brought the existing ground sign up to what was approved with respect to the brick going up the sides of the box sign. Mr. Schultz stated we administratively approved putting stone along the sides of the sign because there were issues with the brick and we believed it met the intent of the approval. Mr. Nicholas clarified that it met the sign standards as they are now. He stated he wanted to make sure it was finished because if not there needed to be a condition added to make sure that the existing ground signage is constructed as approved. Mr. Hackworth stated that it may need to be put in there pending an inspection because he didn't think it had ever been completed. Mr. Nicholas strongly recommended that the existing ground signage be brought to the approved state as a fifth condition. Mr. Banschefsky clarified that there were no issues with adding that condition. Mr. Schultz asked for clarification on the channel letters versus the box signage. Mr. Anderson stated in their consideration of channel letters they didn't feel they would be as aesthetically pleasing as a box sign. Mr. Henderson stated there were a lot of box signs already in the area. Mr. Schultz clarified that the sign code requires channel letters, however under special circumstances deemed by staff and the Planning and Zoning Commission it can be waived. He stated that technically we couldn't support something that is not in the code. Mr. Nicholas asked if the letters would be embossed with raised letters on the box sign and Mr. Anderson stated they could. Mr. Nicholas stated that he preferred the channel letters, but was okay with the box sign with embossed raised letters. Mr. Nicholas moved to approve with staff recommendations with Condition 2 being removed and the addition of That the wall sign shall be a box sign with embossed raised letters and That the existing ground sign shall be brought to previously approved state pending staff inspection; Mr. Sauer seconded the motion. Roll call was taken with Mr. Sauer, Mr. Nicholas, Mr. Hackworth, and Mr. Blake voting "Yea." Motion passed, 4-0.
D. Review and request for a motion to approve Commercial Design Guidelines Certificate of Appropriateness for Site Plan/Building Materials for Pickerington Family Entertainment Center on Winderly Lane for TNT Pursuits LLC. (Tabled 1/08/08) Mr. Nicholas moved to have this item removed from the table; Mr. Hackworth seconded the motion. Roll call was taken with Mr. Blake, Mr. Nicholas, Mr. Sauer and Mr. Hackworth voting "Yea." Motion passed, 4-0. Mr. Henderson reviewed the report as presented to the Commission and stated that staff supports the Certificate of Appropriateness for Site Plan and Building Materials with the following thirteen conditions:
1. That the three parking spaces on the north side of the access road near the entrance shall be deleted from the plan.
2. That the interior parking lot landscaping shall encompass 10% of pavement area.
3. That a side yard setback variance for parking along the southern portion of the site shall be required through the Board of Zoning Appeals.
4. That a rear yard building setback variance along the northern portion of the site shall be required through the Board of Zoning Appeals.
5. That a sidewalk shall be installed along Winderly Lane.
6. That the dumpster enclosure shall be made of stone or brick to match the building and have wood doors with a metal frame.
7. That all mechanical equipment on the roof shall be screened from public view.
8. That the site plan shall be in compliance with the tree preservation ordinance.
9. That the plans shall comply with the City's architectural consultant's recommendations.
10. That the north and east elevations shall be redesigned with acceptable materials and design.
11. That the awnings shall be canvas and the color shall be coordinated with the City's architectural consultant.
12. That the development shall comply with City Engineering requirements.
13. That the development shall comply with Violet Township Fire Department requirements.
Mr. Strickland introduced himself
on behalf of TNT Pursuits, David Walker introduced himself on behalf of ME
Companies and Brock Jones introduced himself on behalf of Debeer Construction. Mr. Walker stated that at this point they
didn't have any issues with staff conditions.
Mr. Hackworth clarified that part of the pond would be filled in. Mr. Schultz stated that our City Engineer
reviewed the plan and they have clearance from the EPA and Army Corps of
Engineers. Mr. Hackworth asked what
would be around the pond to keep people out of it and Mr. Jones stated there
would be guardrails or fence in the area.
Mr. Schultz stated that when the engineering drawings are reviewed they
will review the guardrail and typically we require a wooden guardrail adjacent
to ponds. Mr. Hackworth clarified that the establishment would be serving
alcohol. Mr. Hackworth asked if the
parking lot would be in the floodplain and Mr. Walker stated it would be in the
floodplain, but would be above the 100 year flood elevation. Mr. Jones stated that they were proposing a
pre-finished stucco metal wall panel and Mr. Schultz stated we prefer natural
materials. Mr. Hackworth asked about
putting the dumpster at the entrance and Mr. Schultz stated the dumpster would
help eliminate any traffic conflicts and because they are tight on parking it
may help get additional parking. He
stated the heavy duty pavement may be more cost effective to have it at the
front of the site. Mr. Walker stated the
dumpster would be enclosed with earthen materials to match the building to help
it blend in. Mr. Jones stated they could
work with a new location, but they prefer to have it where it is
currently. Mr. Schultz stated that they
may need a variance on their parking because right now they are not at 10%
landscaping for an impervious surface.
Mr. Nicholas stated if he was the building owner he wouldn't want the
dumpster to be the first thing customers see and suggested putting it by the
pond. Mr. Jones stated he agreed and
that would be a better option. Mr.
Nicholas stated that historically we haven't permitted glass to go down to
grade except for sidelights, but to stop at a water table. He stated we also request that the service
doors be painted to match the surrounding surface colors. Mr. Nicholas stated he was concerned with the
metal panels with the stucco finish, so we need to be sensitive to what is
surrounding it. Mr. Bosch stated that it
wouldn't really be seen from I-70, but he wasn't sure what the exposure would
be to the other tenants. Mr. Nicholas
suggested having the north elevation with the metal panels and then having EIFS
or other natural material on the south and west elevation to break up the long
expanse. He stated that the EIFS band
should be ran around the east elevation as well. Mr. Nicholas asked about the
retaining wall and Mr. Schultz stated that we are not as concerned about the
aesthetics, but they are still trying to determine where they need it. Mr. Henderson stated that they will need to
work with the architectural consultant to come up with a material that is
acceptable. Mr. Bosch suggested features
to break up the long expanse on the east elevation and the north elevation to
stay as is. Mr. Jones clarified that all of the mechanicals would be hidden
inside the building. Mr. Henderson
stated the reason for keeping the dumpster close to the building was for safety
reasons as well and the current location may be the better choice. Mr. Schultz stated they will have to make
that the decision based on the number of parking spaces. Mr. Nicholas stated he couldn't support the
application with the dumpster where it is now.
Mr. Hackworth asked about the sidewalk being connected from Winderly Lane
to the sidewalk to the front door and Mr. Jones stated it could be done. Mr. Sauer stated that on the north elevation
he would like to see the colors being similar to the rest of the building and
clarified there would be no outside activities at this location. Mr. Blake clarified that Condition 10 would
be revised by striking the word "north" and the word "and";
Condition 14 would be added to say That the windows except for the sidelights
to the main entrance will not extend below the water table sill line; Condition
15 would be added to say That the exterior service doors will match the
surrounding exterior color; Condition 16 would be added to say That the east
elevation would be similar in detailing and materials as the south and west
elevations; Condition 17 would be added to say That the color on the north
elevation shall match the primary color of the remainder of the building; and
Condition 5 would be revised by adding a sidewalk to the front door. Mr. Schultz clarified that the metal material
was primarily being allowed on the north elevation because it will be adjacent
to the interstate and would not be as visible as the other elevations and the
dumpster location would be worked out administratively. Mr. Schultz clarified that the Fire Department
will work with the applicant and the engineer to get the appropriate fire
hydrant location. Mr. Nicholas moved to approve with the staff recommendations and with
the following additions and corrections: Condition 5 would be revised by adding
a sidewalk to the front door; Condition 10 would be revised by striking the
word "north" and the word "and"; Condition 14 would be
added to say That the windows except for the sidelights to the main entrance
shall not extend below the water table sill line; Condition 15 would be added
to say That the exterior service doors shall match the surrounding exterior
color; Condition 16 would be added to say That the east elevation shall be
similar in detailing and materials as the south and west elevations; and
Condition 17 would be added to say That the color on the north elevation shall
match the primary color of the remainder of the building; Mr. Hackworth seconded the motion. Roll call was taken with Mr. Nicholas,
Mr. Hackworth, Mr. Sauer and Mr. Blake voting "Yea." Motion
passed, 4-0.
E. Review and request for a motion to approve a Commercial Design Guidelines Certificate of Appropriateness for Site Plan/Building Materials, Landscaping and Lighting for Primrose School located at the southern terminus of Clint Drive. Mr. Henderson reviewed the report as presented to the Commission and stated that staff supports with the following sixteen conditions:
1. That the applicant shall get a parking setback variance for the parking spaces along the western property line from the Board of Zoning Appeals or delete them from the plans.
2. That the access shall be a shared access with lot 7 (currently undeveloped) and shall align with the approved curb cut for the Shops of Hill Road development on Clint Drive (current Exxon site).
3. That a cross access agreement shall be prepared and recorded for shared access between lot 7 and the subject site.
4. That the dumpsters shall be screened with stone and brick to match the building and have wood doors.
5. That all mechanical equipment shall be screened from public view.
6. That the building shall comply with the City's architectural consultant recommendations.
7. That the color of brick shall be coordinated with the City's architectural consultant.
8. That all mechanical equipment items penetrating the roof surface shall be painted to match the building or be screened.
9. That the size and scale of the copula shall be coordinated with the City's architectural consultant.
10. That all three sides of the entry element shall have stone facing.
11. That the development shall comply with City engineering requirements.
12. That the development shall comply with Violet Township Fire Department requirements.
13. That a continuous screen of 6-ft high pine trees shall be installed in the stream protection area along eastern property line.
14. That the southern portion of the curb cut shall be landscaped like the northern side of the curb cut.
15. That the site plan shall be in compliance with the tree preservation ordinance.
16. That any wall mounted lights shall be identified on the lighting and photometric plan.
Mr. Schultz clarified that Conditions 2 and 3 would be removed because the current owner of Lot 7 would not agree to a shared access and because Clint Drive is a private street we cannot require the shared access. He stated that when Lot 7 comes in to develop, Primrose School would be willing to negotiate and discuss curb cuts ands easements.
Jennifer Ross introduced herself on behalf of Floyd Browne Group and introduced Luke Clemens and Mark McCabe. She stated that they had no issues with staff recommendations. Mr. Blake clarified that the Condition 8 would be revised to say that the mechanical equipment shall be painted to match the shingles. Mr. Nicholas clarified that stone would be on all three sides of the covered entry way on the front elevation. He also clarified that the cupola and weather vane would be made out of copper. Mr. McCabe stated that they will investigate to see if they can get a smaller cupola, but he hadn't seen anything other than what they have built. Mr. Schultz stated that we can work through that. Mr. Nicholas stated he was fine with the size of it as it was. Mr. Hackworth asked if the Exxon property gets developed will there be enough room for back access into the Clint Drive area and Mr. Schultz stated that the back access is almost in line with the northern most property line and we can't control private road access. Mr. Hackworth asked about the creek and any EPA requirements and Mr. Schultz stated they will have to meet our minimum storm water requirements and they will have two detention ponds on the site. Mr. Hackworth asked about the Fire Department requirements and Mr. Schultz clarified that they are installing a new fire hydrant connection at the entrance of this site and the Fire Department is fine with that. Mr. Henderson clarified that the light poles would be the same height as the other light poles in the remainder of the site. Mr. Schultz clarified that because this was a private drive sidewalks would not be required. Mr. Sauer moved to approve with staff recommendations and with the following revisions: that Conditions 2 and 3 would be deleted and that Condition 8 would be revised to say "painted to match the shingles"; Mr. Hackworth seconded the motion. Roll call was taken with Mr. Hackworth, Mr. Sauer, Mr. Nicholas and Mr. Blake voting "Yea." Motion passed, 4-0.
4. REPORTS:
A. Planning and Zoning Director
(1) BZA Report- Mr. Schultz reported that there were no cases in February and there were three agenda items scheduled for March.
(2) FCRPC - Mr. Henderson reported there were two variances for Tollgate Elementary and Middle School that passed and there was an application for rezoning in Violet Township that was approved.
5. OTHER BUSINESS:
A. Tree Commission - No discussion
B. Commission Discussion- Mr. Hackworth asked about the Exxon Station property and Mr. Schultz stated that we have been working with them for several months and they have some financial problems and we are requesting a schedule from the owner for the anticipated completion date. He stated that we have asked them to do some spring clean up and we are hoping to solve the problems before it is declared a nuisance. Mr. Schultz stated that the adjacent properties did some borings and their properties are not affected.
C. Planning Reports - Mr. Schultz stated there will be a meeting on April 3, 2008 at 6:30 p.m. with representatives from Violet Township and Canal Winchester to continue discussion on the Diley Road Corridor Plan.
6. ADJOURNMENT. There being nothing further, Mr. Hackworth moved to adjourn; Mr. Sauer seconded the motion. Mr. Sauer, Mr. Hackworth, Mr. Nicholas and Mr. Blake voted "Aye." Motion carried 4-0. The Planning and Zoning Commission adjourned at 9:22 P.M. on March 11, 2008.
RESPECTFULLY SUBMITTED:
Stacey L. Bashore Lance A. Schultz
Deputy Municipal Clerk Director, Planning & Zoning