PLANNING
AND ZONING COMMISSION
CITY HALL, 100 LOCKVILLE ROAD
TUESDAY,
NOVEMBER 9, 2004
PUBLIC
HEARING
7:10
P.M.
OPEN DISCUSSION
REGARDING THE REZONING OF 2.81+/- ACRES LOCATED WEST OF SR 256/STONECREEK DRIVE
INTERSECTION AND SOUTHOF KOHL’S DEPARTMENT STORE FROM R4 (RESIDENTIAL DISTRICT)
TO C3 (COMMUNITY COMMERCIAL DISTRICT) FOR NOCA RETAIL DEVELOPMENT, LTD.
Mr. Bosch
opened the public hearing at 7:10 P.M., with the following members of the
Planning and Zoning Commission present:
Mr. Smith, Mr. Blake, Mr. Nicholas, Mr. Bosch, and Mr. O’Brien. Others present were: Lance Schultz, Lynda
Yartin, Bob Mapes, Woody Winfree, Sharon Bucilla, Jeff McInturf, and
others.
Mr. Bosch asked if there were any comments in favor of the proposed rezoning. There were no comments.
Mr. Bosch asked if there were any comments against the proposed rezoning. There were no comments.
Mr. Bosch stated if there were no further comments he would close the public hearing at this time, and further discussion would be appropriate at the time the Commission considered this item on the agenda.
The public hearing closed at 7:13 P.M., November 9, 2004.
RESPECTFULLY SUBMITTED: ATTEST:
____________________________ _____________________________
Lynda D. Yartin, Lance A. Schultz,
Municipal Clerk Director, Planning and Zoning
PLANNING
AND ZONING COMMISSION
CITY HALL, 100 LOCKVILLE ROAD
TUESDAY,
NOVEMBER 9, 2004
PUBLIC
HEARING
7:20
P.M.
OPEN DISCUSSION
REGARDING THE REZONING OF 77.86+/- ACRES LOCATED AT 8110 REFUGEE ROAD FRM AG
(RURAL DISTRICT - UPON ANNEXATION TO THE CITY - CURRENTLY ZONED R1 AND R2
RESIDENTIAL DISTRICTS IN VIOLET TOWNSHIP) TO C2 (CENTRAL BUSINESS/MIXED USE
DISTRICT) AND PR10 (PLANNED CONDOMINIUM/APARTMENT RESIDENTIAL DISTRICT) IN THE
CITY OF PICKERINGTON FOR SYCAMORE CREEK COMMUNITY CHURCH
Mr. Bosch
opened the public hearing at 7:20 P.M., with the following members of the
Planning and Zoning Commission present:
Mr. Smith, Mr. Blake, Mr. Nicholas, Mr. Bosch, and Mr. O’Brien. Others present were: Lance Schultz, Lynda
Yartin, Bob Mapes, Woody Winfree, Sharon Bucilla, Jeff McInturf, and
others.
Mr. Bosch asked if there were any comments in favor of the proposed rezoning. Mr. McInturf stated he was present representing the applicant and he would be happy to answer any questions. Mr. McInturf stated the Church has approximately 80 acres and they have some existing financial obligations they need to take care of. He stated for that reason they are asking to rezone the property that is in the process of being annexed into the City. He stated they have a pre-annexation agreement that was signed approximately three years ago.
Mr. Bosch asked if there were any comments against the proposed rezoning.
Mrs. Sharon Bucilla stated her property adjoins this property and she was not against the project, but had a few questions she would like to have answered. Mrs. Bucilla clarified a Central Business District allows commercial uses, office uses, condominium and apartment uses, and condominiums could be located in the area to be zoned C2. She further clarified under the requested zoning there could be no single family houses. Mr. Mapes stated the only way you get the multi-family or the condos is with a mix of business, you must have some portion that is commercial. Mrs. Bucilla clarified the Church is looking to sell up to 25 acres, and the current plan is to keep the remaining acreage for the Church’s use. Mrs. Bucilla further ascertained there is a requirement for buffering between commercial and residential properties, and between multi-family and single family properties. Mrs. Bucilla inquired if it would be possible to have some type of an access to her property from this property should she sell her property, and Mr. Schultz stated if it were a private street she would have to work with the developer. Mrs. Bucilla stated she had no objection to any landowner selling their property and for that reason, she had no objections to this project.
Mr. Bosch stated if there were no further comments he would close the public hearing at this time, and further discussion would be appropriate at the time the Commission considered this item on the agenda.
The public hearing closed at 7:28 P.M., November 9, 2004.
RESPECTFULLY SUBMITTED: ATTEST:
____________________________ _____________________________
Lynda D. Yartin, Lance A. Schultz,
Municipal Clerk Director, Planning and Zoning
CITY OF PICKERINGTON
PLANNING
AND ZONING COMMISSION
CITY HALL, 100 LOCKVILLE ROAD
TUESDAY,
NOVEMBER 9, 2004
7:30
P.M.
1. ROLL CALL. Mr. Bosch called the meeting to order at 7:30 P.M., with roll call as follows: Mr. Fix, Mr. Smith, Mr. Blake, Mr. Nicholas, Mr. Bosch, and Mr. O’Brien were present. Mr. Kramer was absent. Others present were: Lance Schultz, Lynda Yartin, Bob Mapes, Woody Winfree, Jeff McInturf, Sharon Bucilla, Bob Nelson, Tom Devine, and others.
2. APPROVAL OF MINUTES OF October 12, 2004, Regular Meeting. Mr. Blake moved to approve; Mr. O’Brien seconded the motion. There being no discussion, Mr. Smith, Mr. Bosch, Mr. O’Brien, Mr. Fix, Mr. Nicholas, and Mr. Blake voted “Aye.” Motion carried, 6-0.
3. SCHEDULED MATTERS:
A. Review and request for motion to approve the rezoning of 2.81+/- acres located west of S.R. 256 and Stonecreek Drive intersection and south of the Kohl’s Department Store from R4 (Residential District) to C3 (Community Commercial District) for NOCA Retail Development, Ltd. Mr. Schultz stated the developer is proposing to combine this parcel and the parcel immediately to the east for a retail shopping center. He stated the land to the east is approximately 13 acres and is zoned C3 which allows retail and office uses, and there are some office uses presently on this site. Mr. Schultz stated the proposal complies with the City’s Land Use Plan and it is consistent with the Growth Management Plan we are currently preparing. He stated access would be from the extension of Stonecreek Drive from S.R. 256, and this was part of a TIF agreement. Mr. Schultz stated the 2.81 acres is not currently in the TIF, however, the City is working with the owner to include it. Mr. Schultz stated the City is requiring a traffic impact study for this area along S.R. 256 and Refugee Road as they envision Stonecreek Drive connecting into Refugee Road in the future. Mr. Schultz continued that each building within the development would require a Certificate of Appropriateness for site plan, building materials, landscaping, lighting, and signage. He stated this evening the Commission was considering the rezoning issue only. Mr. Schultz stated staff supports the rezoning request with the condition that the traffic impact study be completed, reviewed, and accepted by the City prior to any Certificate of Appropriateness for any building in the subject area. Mr. Bob Nelson stated he was representing Noble Properties and this is a joint venture with NOCA and Noble Properties. He stated they developed the 30 acres to the north that contains the Kohl’s store and three other parcels. Mr. Nelson stated this parcel is directly south of the Kohl’s store and would join up with the rest of the parcels in front that are already zoned C3. He stated this would change a residential parcel to a commercial parcel and incorporate it so it would be directly in line with the front of the Kohl’s store. Mr. O’Brien clarified the traffic impact study would identify all of the traffic lights from Kohl’s down to Refugee Road and the existing light at Fuller’s Way and a potential one at Windmiller Drive. Mr. Bosch clarified the developer was conforming their development to the City’s plan. Mr. Blake clarified the property to the west and southwest is currently zoned R4. Mr. Fix moved to approve rezoning of the 2.81+/- acres from R4 to C3 with staff conditions; Mr. Smith seconded the motion. Roll call was taken with Mr. Bosch, Mr. Nicholas, Mr. O’Brien, Mr. Fix, Mr. Smith, and Mr. Blake voting “Yea.” Motion passed, 6-0.
B. Review and request for motion to approve the rezoning of 77.86+/- acres located at 8110 Refugee Road from AG (Rural District – upon annexation to the City – currently zoned R1 and R2 Residential Districts in Violet Township) to C2 (Central Business/Mixed Use District) and PR10 (Planned Condominium/Apartment Residential District) in the City of Pickerington for Sycamore Creek Community Church. Mr. Schultz stated there is no zoning history and Sycamore Creek Community Church entered into a pre-annexation agreement with the City nearly three years ago. He stated the City and Township recently agreed to settle the pending lawsuit and proceed with the annexation. Mr. Schultz stated approximately 38 acres of the site that is located on the west and northern portion of the site is proposed to be rezoned PR10 and the remaining 40 acres would be rezoned C2. He stated the acceptance process of the annexation into the City will encompass a minimum of two months. Mr. Schultz further stated the pre-annexation agreement allowed up to one-half of the property to be rezoned PR10 for condominiums and the remaining to be zoned C2 with council manic action approving the conditional use of a church and/or recreational use in this district. The site would likely have a single access point for the commercial and residential development and the City has required a traffic impact study for this area. Mr. Schultz stated Fairfield County apparently required a traffic impact study for this area when the new Kroger’s was developed, and it is possible that study could just be expanded. He stated he would get with the County and have our engineer review the study to see if that were possible. Mr. Schultz stated the PR10 portion would need additional approval from the Planning and Zoning Commission, Service Committee, and City Council, while the commercial buildings in the C2 portion would require Planning and Zoning Commission approval for the site plan, building materials, landscaping, lighting, and signage. Mr. Schultz stated staff supported the zone change request to PR10 and C2 with the conditions that the pre-annexation agreement shall be adhered to and that the third reading at City Council for approval of the zone change request shall not occur until the City officially accepts the annexation of the subject land. Mr. O’Brien stated he would request the traffic impact study be completed prior to approval of the zoning change as well. Mr. McInturf stated he was present representing the Church and they would like to maintain as much of the property as natural area with walking trails, etc., as possible. He stated they have envisioned some condominiums on the northern portion and some office or small neighborhood retail on the front portion. Mr. McInturf stated he would be happy to answer any questions. Mr. Fix clarified there was no purchase agreement on this property as yet. Mr. Mapes stated as he recalled at the time the pre-annexation agreement was entered into, the Church was looking at condominiums that would be either elderly or church related and that would be compatible with the church. Mr. Blake clarified the maximum density for PR10 was 10 units per acre, and Mr. Schultz stated most condominiums in the City that are one story and four together, are about six to seven units per acre. Mr. Bosch clarified the pre-annexation agreement was entered into prior to the two units per acre that is now in effect. Mr. Fix inquired if this Commission did not approve the rezoning, what effect would that have on the pre-annexation agreement. Mr. Mapes clarified that even if this Commission voted down the request, it would still go to Council and would require a super majority, six out of seven council members, to change what this Commission said. Mr. Mapes stated if this were voted down, the City could be sued for breach of contract as the applicant has performed their portion of the pre-annexation agreement. Mr. Bosch inquired if there were any conditions this Commission could include in their motion that could limit the portion of the PR10 that could be developed as condominiums. Mr. Mapes stated there has to be a delineation on which part of the property is zoned C2 and which is zoned PR10. Mr. McInturf stated the Church is very community oriented and their plans are to have a very positive impact on this community. He stated being located next to the high school they feel a very strong responsibility to use their ground for the community. Mr. O’Brien moved to approve the rezoning of the 77.86+/- acres with staff recommendations and the additional requirement that the traffic impact study be completed prior to the final reading by Council; Mr. Nicholas seconded the motion. Roll call was taken with Mr. Fix voting “Nay,” and Mr. Nicholas, Mr. Blake, Mr. Bosch, Mr. Smith, and Mr. O’Brien voting “Yea.” Motion passed, 5-1.
C. Review and request for motion to approve a Comprehensive Sign Plan for a 3,700 square foot retail building for the SR 256 Company located at 1302-1306 Hill Road North (Morris Property). Mr. Schultz stated the site plan and building materials were approved in May of this year, and landscaping and lighting was approved in September of this year. He stated the owner is proposing a building sign and a ground sign for the retail building. The building sign would be approximately 36 square feet of area with up to two tenant names. The letters have a maximum vertical height of eight inches, would be black PVC copy, and would be externally illuminated. The ground sign would be approximately 48 square feet of area, would be navy blue with white lettering and borders, and there would be four feet of stone from the bottom of the sign to the top, and stone would extend up both sides of the sign. He stated because this site drops down and they are having some landscaping mounds in this area, the height of the ground sign should not exceed ten feet above the elevation of the sidewalk adjacent to the sign. Mr. Schultz stated staff supported the Comprehensive Sign Plan with the conditions that the building sign letters shall be black with a matte finish, the ground sign shall be located five feet from the property line and outside the site triangle, and the height of the ground sign shall not exceed ten feet above the elevation of the sidewalk adjacent to the sign. He stated a sign permit is required for each tenant sign and footer inspection is required for the ground sign. Mr. Tom Devine stated he was present representing the developer, and he would like to point out the actual monument sign would be matching stone to the building and the blue would match the blue awning that had been approved by this Commission. Mr. Schultz clarified the tenant signs could use different fonts but would be the same size and color. Mr. Blake moved to approve the Comprehensive Sign Plan with the conditions that the building sign letters shall be black with a matte finish, the ground sign shall be located five feet from the property line and outside the site triangle, the height of the ground sign shall not exceed ten feet above the elevation of the sidewalk adjacent to the sign, and that the background of the wall signs will match the stone color as much as possible and that the fonts can be different as long as they stay within the size requirements; Mr. Nicholas seconded the motion. Roll call was taken with Mr. O’Brien, Mr. Smith, Mr. Bosch, Mr. Nicholas, Mr. Fix, and Mr. Blake voting “Yea.” Motion passed, 6-0.
D. Review and request for motion to approve Commercial Design Guidelines Certificate of Appropriateness for Site Plan/Building Materials for an office building (Phase II) at 692 Hill Road North, for Winfree & Associates, Ltd. Mr. Schultz stated in November 2002, Phase II of the site plan was approved, however, since then the owner has revised the location and size of the building and the parking lot has been modified. He stated as this is a major change it must be reviewed again. Mr. Schultz stated the owner is proposing to construct a 5,000 square foot single story office building in the rear of the site (Phase II) and the same size building fronting Hill Road (Phase III). He stated presently there is a 3,000 square foot office building which is a converted house, the requirement for 65 parking spaces on the site is accommodated, the existing curb cut will be relocated to be adjacent to the curb cut across the street, and a detention pond is located in the northwest portion of the site fronting S.R. 256. Mr. Schultz stated when the Certificate of Appropriateness was approved in 2002 it required the existing curb cut to be relocated to the north to be adjacent with the curb cut across the street and a turn lane was not required. He continued the City is preparing a traffic impact study from Drug Mart to the railroad tracks and the results of that study will determine if a turn lane is required not only for this property, but other smaller properties up and down the corridor. Mr. Schultz stated a 15 foot buffer is required adjacent to the residences per a zone change agreement in 1987. He stated tree preservation will be taken care of with the Certificate of Appropriateness for landscaping. Mr. Schultz stated for building materials, all of the elevations will have brick that match the existing office, the building and trim will be almond in color, the gutter and downspouts will be dark brown, and the shingles will be an autumn brown color. Mr. Schultz stated staff supports the Certificate of Appropriateness for site plan/building materials with the conditions that the curb cut shall be aligned with the adjacent curb cut across the street, that the dumpsters be screened with brick and have a wooden door, and that there be a six foot high solid wood fence located along the northern property line with trees installed on the north side of the fence adjacent to the residential homes. He stated Certificates of Appropriateness for landscaping and lighting will be required. Mr. Winfree stated he would answer any questions and he had no problem with relocating the curb cut as stated. Mr. Nicholas stated he had volunteered architectural services to Mr. Winfree to help prepare the drawing and he would, therefore, abstain from the vote this evening. Mr. Blake moved to approve the Commercial Design Guidelines Certificate of Appropriateness for Site Plan/Building Materials with staff recommendations; Mr. Fix seconded the motion. Roll call was taken with Mr. Nicholas abstaining, and Mr. Blake, Mr. Bosch, Mr. O’Brien, Mr. Smith, and Mr. Fix voting “Yea.” Motion passed, 5-0.
Mr. Bosch
stated he would excuse himself at this time as he had another commitment he had
to attend.
4. REPORTS:
(1) BZA Report. Mr. Schultz stated there
were no cases in October and there are no cases scheduled for November.
B. FCRPC - Lance Schultz. Mr. Schultz stated the final plat for the Ravines at Tollgate development on S.R. 204 was approved and final plat extensions were approved for Winding Creek and Woodstream in the Township.
C. Violet Township Comprehensive Land Use Plan Update – Lance Schultz. Mr. Schultz stated a public meeting was held last month and he believed another public meeting in front of the Township Zoning Commission and ultimately the Township Trustees was proposed for the near future.
5. OTHER BUSINESS:
A. Tree Commission. No report.
B. Review and discussion regarding an Ordinance to Enact Chapter 1480 of the Pickerington Codified Ordinances Relative to the Preservation of Notable Structures within the City.
Mr. Schultz stated he was still hoping to start addressing this issue sometime in the next few months.
6. ADJOURNMENT. There being nothing further, Mr. Fix moved to adjourn; Mr. O’Brien seconded the motion. Mr. Smith, Mr. Fix, Mr. O’Brien, Mr. Nicholas, and Mr. Blake voted “Aye.” Motion carried, 5-0. The Planning and Zoning Commission adjourned at 8:10 P.M., November 9, 2004.
RESPECTFULLY SUBMITTED:
___________________________ ___________________________
Lynda D. Yartin Lance A. Schultz
Municipal Clerk Director, Planning and Zoning