CITY OF PICKERINGTON

PLANNING & ZONING COMMISSION

CITY HALL, 100 LOCKVILLE ROAD

TUESDAY, FEBRUARY 8, 2005

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. Fix, Mr. Bosch, Mr. Kramer, Mr. Bosch and Mr. O’Brien were present. Mr. Smith arrived at 7:32 P.M. and Mr. Nicholas arrived at 7:40 P.M. No members were absent. Others present were: Michael O’Reilly, Joe Persichetti, Geno Persichetti, David Daniel, Gregory Lowe, Tony Martin, Linda Swearingen, Matt Bennett, Louis Visco, Matt Majeed, Steve Hermiller, Becky Coulter, Peter Cordts, Jason Gunsorek, Larry Gunsorek, Jeanne Cabral, Ted Hackworth, Lance Schultz, Jennifer Readler, Lori Aberman, and others.

2. APPROVAL OF MINUTES of January 11, 2005, Regular Meeting. Mr. Fix moved to approve; Mr. Bosch seconded the motion. There being no discussion, Mr. Bosch, Mr. O’Brien, Mr. Fix, Mr. Blake and Mr. Kramer voted “Aye.” Motion carried, 5-0.

3. SCHEDULED MATTERS:

A. Review and request for a motion to approve Olde Pickerington Village

Design Guidelines Certificate of Appropriateness for Building Materials for an addition at 42 West Columbus Street. Mr. Schultz stated on January 27, 2005 the Board of Zoning Appeals approved a variance to allow commercial uses at this site. The applicant is proposing the addition of 492 square feet in the rear of the property. This proposal meets all of the zoning setbacks. The height of the building will be 18 feet high which is less than the existing height of the house. The proposed addition has the same type of siding as the existing structure. Staff supports the Certificate of Appropriateness for building materials. Mr. Bosch inquired as to whether the colors will be the same as what is on the existing structure. Mr. Schultz stated the main siding color would be Birdseye Maple. Mr. Bosch stated he just wants to make sure the colors are complimentary. Mr. Fix moved to approve the Olde Pickerington Village Design Guidelines Certificate of Appropriateness for Building Materials for an addition at 42 West Columbus Street, Mr. Blake seconded the motion. Roll call was taken with Mr. Bosch, Mr. O’Brien, Mr. Fix, Mr. Kramer, Mr. Smith and Mr. Blake voting “Yea.” Motion passed, 6-0.

B. Review and request for a motion to approve Commercial Design

Guidelines Certificate of Appropriateness for Site Plan/Building Materials for a renovated and expanded Sunoco at 1225 Hill Road North. Mr. Schultz stated in January 2002 the Planning and Zoning Commission approved a Comprehensive Sign Plan and Certificate of Appropriateness for Building Materials and Signage for the Sunoco. The owner is proposing to renovate and expand the gas station by 3,000 square feet for a total

of 4,700 square feet. There will also be a new 2,500 square foot building constructed just south of the gas station which would house two automatic bay car washes and some retail space. The access to the site would be from the existing curb cut on Hill Road. There is access to the Big Bear Shopping Center to the light that is located across from Birchwood Drive. The existing Sunoco drive-thru would remain. The applicant is requesting two drive-thru bays for the car wash. This would require Conditional Use approval, which is agenda item C. There would be a retaining wall between one and four feet high located along the northern and western perimeters of the site. Presently there is no left hand turn lane into Sunoco from northbound Hill Road. The left hand turn lane on south bound Hill Road from Birchwood Street is located in front of the Sunoco which makes left hand turns out of Sunoco very dangerous. Staff suggests limiting left hand turn movements out of Sunoco. Staff also believes the owner and the City should work together to secure an easement with the former Big Bear Shopping Center and ultimately have a right-in/ right-out at the Sunoco in the future. Mr. Schultz stated that the applicant submitted a new site plan that was sent to each Commission member in his packet. The new plan shows compliance with the majority of the suggestions for the interior landscaping with the exception of the areas behind the existing retail center and behind the car wash equipment area. Staff believes there should be additional landscaping in those two areas. The retaining wall elevation should be constructed of the stone material used on the building elevation. The front elevation will have three bays of doors for each tenant. There will be a stone water table that extends the length of the elevation. The remainder of the elevation will be hardy plank siding in a taupe color. The windows would extend to the water table. The pitch roof would have asphalt shingles and there would be two arches on the pitch roof for signs that will be made out of hardy plank siding. There will be three service doors on the rear elevation of the Sunoco with a drive-thru window on the south elevation. The remaining three elevations will also have the stone water table and the hardy plank siding. The car wash building will have two overhead doors for the carwash, an entrance door for the retail space and windows that would extend to the stone water table which would be around the building with the hardy plank siding on the remainder of the structure. This building will also have a pitch roof with asphalt shingles. The canopy elevation will have a new mansard roof with asphalt shingles on the canopy over the gas pumps. The existing sign plan would be located below the roof. The color and signage of the sign plan will be determined during the review of the Comprehensive Sign Plan. The existing columns supporting the canopy would be boxed and covered with manufactured stone to match the building. Staff needs to know what the height of the canopy would be. Mr. Schultz stated staff supports the Certificate of Appropriateness for the site plan and building material. The applicant with their new submissions has already met conditions 3, 6 and 7 on the Agenda Item Report. This leaves the following five conditions that still need to be met:

1. That a sign indicating no left hand turns out of the existing curb shall be

installed.

2. That additional interior landscape islands behind the main building and

behind the car wash should be installed.

3. That the exterior of the retaining wall shall be constructed of

manufactured stone to match the building.

4. That the dumpster shall be screened with manufactured stone on three

sides with a wood door.

5. That the material of the overhead doors needs to be identified.

Mr. Larry Gunsorek, the owner of the property was present along with his son Jason and the architect Jeanne Cabral. Ms. Cabral stated they would be using fiberglass overhead doors painted taupe to match the building. Mr. Schultz inquired as to whether the applicant would be willing to work with the City in the future to get an access agreement with the Big Bear Shopping Center to make the left hand turns in and out of this location safe. Mr. Gunsorek stated they would work with the City to try to obtain an easement. Mr. Gunsorek asked for a copy of the Agenda Item Report, a copy was provided. Mr. Bosch stated when you look at the plans there are details pointing to the retaining wall stating it will be made of manufactured stone. Mr. Schultz stated he just wanted to clarify that will happen. Mr. Bosch stated there is also a note on the dumpster stating it is a four-sided enclosure, that needs to be corrected to state a three-sided enclosure. Mr. Bosch clarified that the applicant will be using a natural buff cultured stone product for the bottom water table. Mr. Gunsorek showed the Commission a sample of the proposed stone. Mr. Bosch ascertained the proposed stone would be used on the water table, the face of the retaining wall and the face of the columns on the canopy. Mr. Nicholas inquired on the north elevation of the new retail space will the landscaping have height to it or will it be similar to a ground cover. Ms. Cabral stated she felt it would be better to have landscaping that had some height to it. Mr. Nicholas stated he felt it would be good to break up the mass. Mr. Fix inquired as to whether there is enough parking on this site. Mr. Schultz stated there is enough parking for a retail use, however, if a restaurant was put on this site there would not be enough parking. Mr. Nicholas stated architecturally he feels this is a great step towards what the City wants to see on this site. Mr. Schultz stated the Commission needs to address condition 2 regarding the landscaping islands behind the main building and the carwash. The applicant indicated that is where the service doors are located. Mr. Bosch stated there are three doors for the back of the facility, there should be some ample room between the new retail and the existing for landscaping for something to break-up the large mass of building. Mr. Schultz stated the applicant would have to submit a Comprehensive Landscape Plan Certificate of Appropriateness. Ms. Cabral stated there would be no windows in the overhead doors. Mr. Bosch inquired if the easement can’t be secured what will the City’s stance be regarding condition number 1 because a sign will not deter people from making a left hand turn out of this site. Mr. Schultz inquired should that be a condition based on the outcome of whether the easement is obtained. He continued making a left hand turn out

of the Sunoco is a dangerous movement and the City would prefer it be restricted. Mr. Fix inquired could the curb cut be a right in right out only. Mr. Schultz stated that was suggested by the engineer. Mr. Bosch stated ultimately that is what the Commission wants for this location. He continued what concerns him is the combination of a gas station and a two-bay car wash plus some retail it will become a huge traffic generator 200 feet back from the traffic light. Mr. O’Brien inquired what is the success rate of gaining an easement. Mr. Schultz stated he is not sure, however, the City would like to also get the Coldwell Banker and Tuffy Auto Service out at that light one day as well. He continued that his only concern is if this is based on that condition at what point do you make that a right-in/right-out. Mr. Fix stated he feels they need to make this a right –in/right-out and work really hard to get the easement. Mr. Schultz stated the engineers concern was with the drive-thru car washes because it will increase traffic dramatically. Mr. Bosch stated the other thing they need to look at is if a new tenant comes in and they close off the right-in/right-out they still need to be able to get the fuel in and out. Mr. Gunsorek stated they don’t usually have more than 50 cars at this location a day. Mr. Bosch inquired what retail area will consist of. Mr. Gunsorek stated that will be for car wash products. Mr. Hackworth stated the City should research the easement situation a little bit further because he recalls a number of years ago there being an issue with the fuel tanks and he thinks an easement was granted at that time. Mr. Schultz stated he would check in to that possibility. Mr. Smith moved to approve pending staff recommendation numbers 4 and 5, that the exterior of the retaining wall shall be constructed of the manufactured stone to match the building, that the dumpster shall be screened with manufactured stone to match the building and that the curb cut becomes a right-in/right-out only; Mr. Fix seconded the motion. Roll call was taken with Mr. Kramer, Mr. Nicholas, Mr. Blake, Mr. Smith, Mr. Bosch, Mr. Fix and Mr. O’Brien voting “Yea.” Motion passed, 7-0.

C. Review and request for a motion to approve a Conditional Use Permit for

a Drive-Thru Car Wash for Sunoco at 1225 Hill Road North. Mr. Schultz stated the car wash is going to have two bays. Some of the traffic impact issues have been addressed in the previous agenda item with the inclusion of the right-in/right-out. The existing curb cut is obviously reduced from 60 feet to the requirement for the right-in/right-out standard. The illumination of the lights at this location seems to be extremely bright. The City would like to see a plan submitted showing the lighting to be 1.0 foot-candles at the property lines per the City code. Staff supports the Conditional Use for the car wash with the condition that a lighting plan is submitted that complies with the maximum illumination of 1.0 foot-candles at property lines. Mr. O’Brien inquired as to whether the hours of operation will remain the same. Mr. Gunsorek stated he owns the property, however, the tenant will not be changing the operating hours. Mr. O’Brien inquired how would the car wash be operated. Mr. Gunsorek stated you pay at the automated cashier system before entering the drive-thru automatic car wash. The doors will be closed all of

the time until someone activates the car wash. Mr. Bosch inquired of the applicant if they have a problem designating the five to six parking spots behind the car wash as employee

parking only due to the queue space available. Mr. Gunsorek stated they would not have any problem meeting that requirement. Mr. Fix moved to approve with the condition that a lighting plan be submitted that complies with the maximum illumination of 1.0 foot-candles at property lines and that the 5 southwest parking spaces be designated as employee only; Mr. Smith seconded the motion. Roll call was taken with Mr. O’Brien, Mr. Kramer, Mr. Smith, Mr. Bosch, Mr. Nicholas, Mr. Fix and Mr. Blake voting “Yea.” Motion passed, 7-0.

D. Review and request for a motion to approve Commercial Design

Guidelines Certificate of Appropriateness for Site Plan/Building Materials for Giant Eagle in the Pickerington Square Shopping Center (former Drug Emporium). Mr. Schultz stated the owner is proposing to raze the Drug Emporium Shopping Center, Huntington Bank and National City Bank. A new 87, 466 square foot Giant Eagle with a gas station and 3,170 square foot National City Bank would be constructed on the site. The Giant Eagle gas station would be located on Hill Road North across from Kroger’s. The Giant Eagle would have a drive-thru pharmacy and the National City Bank would have a three bay drive-thru. Access to the site would be from three existing curb cuts on Hill Road North, one at a traffic light and two are right-in/right-out only, and three full movement curb cuts on Refugee Road. The site plan identifies 609 parking spaces while 453 parking spaces are required. Loading docks and a trash compactor would be located on the southern portion of the building while a dumpster for the gas station would be located just southeast of the gas canopy. Storm water detention would be provided per City requirements. In addition, a retaining wall would be required in front of the gas station on Hill Road North depending on the final grading plan. There are three variances that would be required to be approved by the Board of Zoning Appeals on this site plan. A 30’ parking setback variance on Refugee Road. A side yard parking setback to the east is required which would include a twenty-five foot landscaped parking setback with type A buffering adjacent to Mingo Estates Subdivision. A rear yard parking setback to the south requires a fifty-foot landscaped parking setback with type A buffering adjacent to the Mingo Estates Subdivision. In regards to access issues, the entrance curb cuts to the Giant Eagle Gas Station at the northern most right-in/right-out should be a minimum of 120 feet from the proposed Hill Road right-of-way. This would keep internal access from potentially backing up on Hill Road. The same distance into the parking lot entrance should occur along Refugee Road for the same reason. However, the existing traffic circulation around Goodyear Tire shall remain except for an 18-inch curb shall be installed to separate the west side of the Goodyear Tire parking lot spaces and the main access road into the site. The Goodyear Tire location will remain where it is located on this site. The “pork chops” for the right-in/right-out on Hill Road North shall be exaggerated per City requirements to limit left hand turns into the shopping center.

Fifty feet of right-of-way on Hill Road North shall be dedicated to the City per the thoroughfare plan. The Giant Eagle Gas Station and drive-thru Pharmacy and National

City Bank three bay drive-thru will require the approval of a Conditional Use Permit. The landscape islands and areas within the parking lot need to be identified as such on the plan. If a retaining wall is required along Hill Road North in front of the gas station it should be constructed of the brick material used on the building elevations. The Certificate of Appropriateness for landscaping will address the retaining wall issue. The City and the developer had two meetings to discuss the site plan and building elevations

(January 11^th and 20^th). The City recommended and the developer indicated at these meetings they would construct the proposed Giant Eagle like the Westerville Giant Eagle shown in exhibit 2. Instead the developer submitted drawings that are similar to the Gahanna Giant Eagle shown in exhibit 1. The City does not recommend the proposed building elevation for the following reasons: This is an important corner in the City and Giant Eagle would serve as an anchor tenant and set a precedent for future development in the area. The City’s goal is to upgrade the building design standards in commercial and residential uses throughout the City. The proposed building elevation has elements that are not consistent with the City’s Commercial Design Guidelines and other recently approved buildings. The proposed building has an abundance of EFIS material along the front elevation. The red standard seam metal roofing and pre-finished metal coping do not comply with the City’s Commercial Design Guidelines. The proposed elevation creates a box like appearance that should be avoided per the Commercial Design Guidelines. The Westerville Giant Eagle elevation has elements that are consistent with the City guidelines. A hip gable roof that is compatible to Hunters Run Centre and CVS Pharmacy across the street is acceptable. A cupola that is compatible with many commercial buildings in the City. The City would support a height variance for the hip roof with reverse gable with a cupola. The City requires standard size red brick on the elevations that face Hill Road North and Refugee Road. There needs to be a limited amount of EFIS material and asphalt shingles must be used. All of these combined elements help alleviate the box-like appearance. Furthermore the gas station and canopy elevation should have a mansard roof with asphalt shingles (gas station and canopy) and the columns supporting the canopy should be constructed of brick that matches the building. Mr. Schultz continued that in the past, the City has worked with Kohl’s, Hunters Run Plaza, CVS, Fairfield Federal Bank, CME Federal Credit Union, etc., to design buildings that are compatible with the City’s Commercial Design Guidelines. The City is only requesting the same from Giant Eagle.

Staff supports the Certificate of Appropriateness request for Site Plan/Building Materials with the following conditions:

1. That the entrance curb cuts to the Giant Eagle Gas Station and to the Giant

Eagle parking lot at the northern most right-in/right-out curb cut on Hill Road North shall be located a minimum of 120 feet from the proposed Hill Road right-of-way.

2. That the entrance curb cuts from Refugee Road shall be located a

minimum of 120 feet from the Refugee Road right-of-way. However, the existing traffic circulation around Goodyear Tire shall remain except for an 18-inch curb shall be installed to separate the west side of the Goodyear Tire parking lot spaces and the main access road into the site.

3. That the “pork chops” for the right-in/right-out on Hill Road North shall

be exaggerated per City requirements.

4. That fifty feet of right-of-way along Hill Road North shall be dedicated to

the City per the thoroughfare plan.

5. That the interior parking islands shall be labeled as such.

6. That the area identified for “temporary seasonal sales” shall require a

Certificate of Appropriateness approval for each seasonal sale.

7. That the exterior elevations and building materials of the Giant Eagle and

associated Gas Station shall match the Westerville Giant Eagle elevations and building materials.

Mr. Schultz continued that the Board of Zoning Appeals approval is required for parking setback variances and the height variance. Conditional Use Permit approval is required for the Giant Eagle Gas Station and Pharmacy drive-thru and the National City Bank three bay drive-thru. A Certificate of Appropriateness for landscaping, lighting and a Comprehensive Sign Plan are required. An approved zoning certificate is required prior to submitting for a building permit.

Mr. Lowe, of Casto, stated he was present to discuss a project that they feel very excited about bringing to the City of Pickerington that will enable them to revitalize a pivotal corner in the City. Mr. Majeed the Architect on this project went over the proposed plan with the Commission. Mr. Majeed stated they took the standard Giant Eagle design and added the following enhancements. The south and west side elevations are going to be the more visible; therefore, those sides have enhanced elevations. They basically took the standard material and then enhanced it by adding the red brick veneer. Also, being sensitive to the City’s requirement to reduce the box-like appearance of this store they decided to add more of the undulations at the end of the building especially at the corners to kind of give more depth to the building. It in essence reduces the amount of the height and width of the building. They also created the stepped elevation on the storefront framing and the canopy. That not only reduces the amount of wall on the front elevation, but it also creates more of a human scale down to the entrance. Further enhancements include storefront glazing on either side of the elevation. This reduces the amount of wall and the amount of EFIS to roughly less than twenty-five percent of the overall front elevation. They also added the dormer, which also reduces the amount of

EFIS, and it also is more sensitive to the City’s requirements. To follow the City’s height guidelines they had to lower the standard Giant Eagle gable, which is usually at forty-two

feet down to thirty-five feet. This actually enhanced the proposed design simply because it reduced the massiveness of the building and the box-like appearance. On the north and east sides of the elevations they decided to use a pre-cast panel. This material has an imprinted brick pattern on it and the color and texture of brick.

Mr. Hermiller the civil engineer from Wolpert distributed an updated rendering to the Commission. He stated they would be installing a blacktop overlay to basically allow more parking for Giant Eagle. One of Giant Eagle’s requirements is that they have a ratio of 6.25 parking spaces to building ratio and that means they would require approximately 600 parking spaces at this site. Currently the plan reflects 600 parking spaces. A reduction in the parking spaces would affect Giant Eagle’s parking space requirement. With regard to where the Get ‘go Gas Station is located on the plans it is no further out than the existing building is today. The landscaping in that area would provide more grass than is there currently. He continued their proposal provides a greater distance from the right-of-way back to were the Get ‘go Gas patrons would be circulating throughout the gas station. Along the north property line where Refugee Road is, they would like to maintain the same parking rows to maximize the site. Mr. Hermiller stated they would like to request a variance for the parking stalls along Refugee Road. Another item they eliminated is the existing parking spaces along the south property line along Mingo Estates. They would like to keep the additional spaces as a result of the variance, since they are eliminating some of the existing parking spaces in the rear of the building in respect to the residents that are next door. The original submittal is different from the plan just distributed. The original plan did not reflect the accurate amount of distance between where the access points are located. They had to reconfigure the parking field and in doing so it is critical in positioning the parking field for Giant Eagle so they maximize their requirements for aisle widths which is greater than the City’s requirements. The landscaping concerns will be addressed when they apply for a Certificate of Appropriateness for the landscaping.

Mr. Bosch inquired as to whether a traffic impact study was required. Mr. Schultz stated no it was not. One of the reasons why is because it is an existing use and they are not creating any additional access points. Mr. Bosch inquired as to whether anyone thought there would be a significant increase in traffic. Mr. Schultz stated yes there will be going from a vacant building to this proposal. Mr. Schultz stated the traffic impact study was not suggested. Mr. Martin of Casto stated they are planning to tear down more square footage than they are proposing to build. They are tearing down 94,000 square feet of existing buildings and replacing it with 91,000 square feet including Giant Eagle, National City Bank and the Get ‘go Gas Station. He continued they are

proposing to reduce the square footage on the site by about 4,000 square feet. Mr. Bosch inquired have they looked at the traffic numbers they will be generating compared to the existing site situation. Mr. Martin stated they have not done that because the facility was originally occupied by a Kroger’s store and since they are not proposing to add square footage he did not feel it would be a good comparison to it’s current usage impact. He continued they have to be careful as to what kind of tenant they put in the building and he feels this will be the right answer for everyone involved. Mr. Martin stated he feels that if they left the building as is and added new tenants the amount of traffic would be the same. Mr. Bosch inquired as to whether any of the islands along Refugee Road would be right-in/right-out. Mr. Schultz stated currently they are all full movement. Mr. Bosch stated he just sees the potential for another situation for back up similar to what takes place at Windmiller Drive. Mr. Bosch stated he also sees the southern access to the back of the site, as a potential problem and he would like to see that changed to be a right-in only. He continued that he also thinks there will need to be modifications made to the existing signal due to the increase in traffic that will be generated from Giant Eagle. Mr. Nicholas stated the City Engineer and Mr. Mann put together a plan several years ago to eliminate some curb cuts along Refugee Road and put a controlled intersection at the west most entry along Refugee Road into the main parking lot. He continued that he believes they completed a study to close the Goodyear Tire access and he advised Lance to check into whether that is available. Mr. O’Brien inquired as to where the fuel tanks would be located on the site. Ms. Coulter of Giant Eagle stated they would be located under the concrete pad under the canopy. Mr. O’Brien inquired to where will the fillers for the tanks be located. Ms. Coulter stated she was not sure. Mr. O’Brien stated that information is important to establish traffic pattern for the fuel deliveries. Mr. Blake stated he is concerned with the fact that the applicant had meetings with staff and proposed exhibit 2, which is the Westerville elevation and now the applicant is proposing exhibit 1, which is the Gahanna elevation. What happened with agreements made during the meetings with City staff? Mr. Lowe stated what was presented to staff was only to be used to determine the brick color that would be utilized on the building and the sign package. He continued it was also used to give City staff members an idea of the pre-cast materials they were proposing. Mr. Lowe stated we never intended to present the Westerville Store design as what they planned to build in Pickerington. He continued the Westerville Store design is not typical for Giant Eagle. The City of Westerville contributed significant infrastructure improvements that were required in excess of $600,000. Mr. Bosch stated the proposed plan still shows the standing seam metal roofing over the projections and gabled ends. Mr. Majeed stated the standing seam is in the front gable and over the Iggle Video. He continued that when we checked the City’s guidelines standing seam metal roofing materials were approved materials. He stated asphalt shingles would not do the proposed building any justice. Mr. Bosch stated he thinks the purpose for recommending asphalt shingles is to soften the bright features on

the building. Mr. Bosch stated he is just suggesting they use the asphalt shingles on the two gables. Mr. Nicholas stated the City tries to stay with all natural materials on the

faces and actually all sides of all structures. Mr. Nicholas inquired as to what type of coping material is being used and what color as well. Mr. Majeed they are planning to use an aluminum finish coping in bright red. It will be the same color as the standing seam metal roofing materials. Mr. Nicholas stated with respect to the zoning code the standing seam is allowed, however, it is not preferred by what they are trying to do in the community. Mr. Schultz stated he would like to respectfully disagree with Mr. Lowe. The Development Director and myself sat in both of the meetings concerning the Giant Eagle and the applicant indicated that they would build the store in Pickerington like their Westerville location. When the plans that are before the Commission this evening were submitted, staff was totally surprised. The applicant strongly suggested they would build this site to reflect the Westerville store type and with there being a lot of future development in the City this site will set a standard that all future developers will follow. Mr. Schultz stated the larger brick on the Gahanna rendering highlights the redness of the brick. If the applicant used smaller bricks the discrepancy and exaggeration of the red color would not be as intense as the larger bricks. Mr. Majeed stated he feels the larger size brick reduces the amount of mortar used and it will enhance the elevation and make the building not appear as massive. Mr. Nicholas inquired as to whether the applicant was planning on using a silica-cell mortar that will match the brick color. Mr. Majeed stated they do plan to use that. Mr. Nicholas stated it is more expensive to use the smaller brick, however, the larger brick will reduce the massiveness of the building. Mr. Schultz stated there wasn’t a lot of review of this by staff since this proposed plan was different from what was discussed in meetings with the developers and staff. Mr. O’Brien stated he felt the Commission should try to summarize what has been discussed tonight, so everyone is on the same page.

Mr. O’Brien stated staff recommendation number one is the curb cut on the right-in/right-out and also into the gas station as well. He continued the Commission needs to consider semi’s pulling out into a fifty mile per hour zone and conversely turning semi-trucks around sending them back out to Refugee Road and them attempting to turn left on to Refugee Road assuming they are headed back to the freeway to the signalized intersection. Should this be an entrance only, a right-in only, or a right-in/right-out? Mr. Bosch stated he does not have a problem with a right-in/right-out, however, the staff recommendation of the 120 foot setback literally will put this back and will almost close off this access entirely. Mr. Schultz stated the first curb cut is what staff thinks should be eliminated. Mr. Fix inquired are they referring to the southern most entrance. Mr. Schultz stated yes the entrance into the gas station area. He continued the first entrance into the gas station should be 120 feet back from that entrance. The second entrance to the gas station is 120 feet back as well. Mr. Schultz stated if someone is making a right into there or a right turn out of the gas station the congestion is just too close to Hill Road. Mr. Hermiller stated they would like to propose the setback to be 100 feet at the

southern most entrance. Mr. Schultz stated the applicant has to dedicate fifty feet from the centerline. The proposed right-of-way per the engineered drawings is just west of the existing pork chop. Mr. Bosch clarified that staff is recommending 120 feet from that point. Mr. Schultz stated that is correct. Mr. Schultz stated the engineer recommended that the access point be closed. Mr. Fix stated the applicant has proposed that the northern most 256 entrance be pushed back 100 feet and that they extend the pork chop on the southern most entrance past the first entrance to the gas station.

Mr. Martin stated he felt like they could expedite matters based on what has been heard up until this point. He continued that if they cannot resolve staff recommendation number seven then this project would not be feasible for Giant Eagle or Casto. He continued the project has to make economic sense. Mr. Martin stated they have tried to market this property as it is and it has been a struggle to lease it so it would be at full capacity. When Giant Eagle stated they wanted to develop this site, the Casto organization thought it would be a perfect opportunity to renovate this corner in town. He continued at this point if there was requirement that they build the Westerville building on this site and there was not commensurate economic incentives given to them to make the numbers work then they really cannot proceed. Mr. Martin stated the Casto organization and Giant Eagle thought what they were proposing would be a great way to clean-up that corner and build an attractive center that community would like and would be a long term investment that will also generate some new buildings in Pickerington. He continued they will have to build a new Huntington Bank building on another site in Pickerington and the National City Bank will be located on this site. Mr. Blake stated he feels Casto and Giant Eagle are good organizations, however, two things keep coming back to him. One is the traffic study that was never completed due to the impact the increased traffic will and staff recommendation number seven regarding the elevation that the City is asking for and the elevation that was submitted for tonight’s meeting. Mr. Blake stated he feels if both parties came come together and reach a common ground that is equitable to everybody both parties will benefit. Apparently somewhere that was missed during previous communications and meetings with staff and the developers. Mr. Blake stated he feels they need to table this item, have the city and the applicant try to reach a middle ground that everyone can live with. Mr. Martin stated they have some very serious time constraints that would need to be considered. He continued they have current tenants in the center that would have to move. They have to build new facilities for a couple of those tenants, some tenants have had to receive notice that center is going to be demolished and all of those things are currently in process. Mr. Martin stated delaying this project would create some serious timing problems that are fairly large economic problems because displacing current tenants. Mr. Martin stated he feels they have presented the best that they could base on the City’s guidelines. Mr. Fix inquired what is the cost difference between the Westerville store elevation and the Gahanna store elevation. Mr. Martin stated the difference is approximately $600,000 to $700,000 to reproduce a store similar to the Giant Eagle store in Westerville. Mr. Majeed

inquired as to whether the Commission can look at what is being proposed and are they pleased with the design. Mr. O’Brien inquired is there a different shade of red brick that can be used. Mr. Majeed stated they just picked a color that complied with the City’s guidelines. Mr. Schultz stated the supplier of the brick stated he cannot match the colors of the smaller brick. Mr. Majeed stated he is willing to go back to the supplier to find the color the City wants. Mr. Nicholas stated personally he wants to see Giant Eagle on this site, however, if the City can approve the massing, the shapes and size of the building and table the color selections would that be a possibility. Mr. Bosch stated that would be acceptable. Mr. Martin stated he felt that would be acceptable as well. Mr. Schultz inquired, does that also include the amount of EFIS used on the building. Mr. Majeed stated no, it would just have to do with the color selections. Mr. Blake inquired how much time would it take to complete a traffic study for this site. Mr. Schultz stated he was not sure; he would have to contact an engineer. Mr. Martin stated if they were proposing to move a grocery store and drug store into the existing building a traffic study would not be required. He felt it would be a waste of time to complete a traffic study for this site if one would not be required if they were going to lease the existing center for the same type of proposed uses. Mr. Martin stated if they couldn’t come to an agreement with the City they will have to fill the current center with more tenants. Mr. Bosch clarified that the applicant is willing to comprise and make the 120-foot setback work. Mr. Martin stated that is correct and they are willing to entertain discussing the issues the City has brought forth. Mr. Bosch moved to approve the Commercial Design Guidelines Certificate of Appropriateness for Site Plan and Building Materials for the Giant Eagle and the Get ‘go Gas Station in the Pickerington Square Shopping Center with the staff recommendations dealing with the curb cuts and 120 foot setbacks at a later date after the City Engineer has a chance to review the options that were discussed tonight and also with the understanding that the colors of the brick and the associated shades would also come back for a final approval at a later meeting. Motion died for lack of a second. Mr. O’Brien stated he would like to separate this between building and site plan. The City and the applicant are 180 degrees apart on the building and they are close on the site plan.

Mr. O’Brien moved to approve the site plan with staff recommendations 1 through 6 and TABLE the building plan; Mr. Blake seconded the motion. Mr. O’Brien wants to separate the building issue from the site plan and would like to see the applicant and staff come closer on the building design and materials. Mr. Fix stated they need to have some Planning and Zoning Commission members work with staff and the applicant to come to agreement on these issues. Mr. Martin stated he is disappointed with the fact that the building is being tabled because he doesn’t know that there will be any total agreement reached. Mr. O’Brien advised the applicant that they could

request a special meeting to help with the time constraints in this matter. Mr. Martin inquired how long does it take to get a special meeting set- up. Mr. O’Brien stated 24 hours and public notice. Roll call was taken with Mr. Kramer, Mr. Fix, Mr. O’Brien and Mr. Smith voting “Yea,” Mr. Bosch voted “Nay,” and Mr. Nicholas and Mr. Blake abstaining. Motion passed, 4-1.

E. Review and request for a motion to approve a Conditional Use Permit for

a Gas Station for Giant Eagle in the Pickerington Square Shopping Center (former Drug Emporium). Mr. Schultz stated Giant Eagle is proposing a gas station that would be located just west of the building fronting Hill Road North. Access to the gas station would be provided at a traffic light adjacent to Kroger’s and an existing right-in/right-out curb cut approximately 250 feet south of the traffic light. The gas station would have a 729 square foot main building and six gas pumps. There would be a minimum of six parking spaces in the gas station area. A vacuum/air stand and dumpster would be appurtenances to the gas station. He continued gas stations require Conditional Use Permit approval per Chapter 1286.08. Compliance with these requirements is as follows; Direct Access - the site has direct access to Hill Road North, which is a minor arterial. Required assessment of traffic impact - for efficient ingress and egress into the Giant Eagle and gas station it is important to have the curb cuts into the gas station as far from Hill Road North as possible. In this case the minimum distance for a curb cut from Hill Road should be 120 feet. This would allow stacking space for approximately six vehicles before any potential back up would occur on Hill Road North. Fencing/Screening - a type A buffer would be required along the southern property line adjacent to Mingo Estates subdivision. The Type A buffering requires complete opaqueness to 6 feet above grade that can consist of a wood fence, mounding, plant material or a combination of the above. This would be addressed in the Certificate of Appropriateness for Landscaping and Board of Zoning Appeals. Illumination Design Standard - the Certificate of Appropriateness for lighting would address the issue of maximum illumination at property lines. Mr. Schultz stated staff supports the Conditional Use Permit for a Gas Station at Giant Eagle with the following condition; that the entrance curb cuts to the gas station shall be located a minimum of 120 feet from the proposed Hill Road North right-of-way. He continued that an approved zoning certificate is required prior to submitting for a building permit. Mr. Fix moved to approve; Mr. Bosch seconded the motion. Roll call was taken with Mr. Smith, Mr. Fix, Mr. O’Brien, Mr. Bosch and Mr. Kramer voting “Yea,” and Mr. Nicholas and Mr. Blake abstaining. Motion passed, 5-0.

F. Review and request for a motion to approve a Conditional Use Permit for

a Drive-Thru Pharmacy for Giant Eagle in the Pickerington Square Shopping Center (former Drug Emporium). Mr. Schultz stated Giant Eagle is proposing a two bay drive-thru pharmacy that would be located on the western portion of the building fronting Hill Road North. Access to the drive-thru would be from the main access road in front of

Giant Eagle. A drive-thru pharmacy requires Conditional Use Permit approval per Chapters 1286.08 and 1286.16. Compliance with these requirements are as stated; Direct

Access - the site has direct access to Hill Road North, which is a minor arterial. Required assessment of traffic impact - the entrance to the drive-thru is from the main

access road. The two- bay drive-thru meets the stacking space requirements and likely would not pose much of an impact. Fencing/Screening - a type A buffer would be required along the southern property line adjacent to Mingo Estates subdivision. The type A buffering requires complete opaqueness to 6 feet above grade that can consist of a wood fence, mounding, plant material or a combination of the above. This would be addressed in the Certificate of Appropriateness for Landscaping and Board of Zoning Appeals. Illumination Design Standard - the Certificate of Appropriateness for lighting would address the issue of maximum illumination at property lines. In regards to the queue a two bay drive-thru shall have 88 feet and 4 cars of stacking space. The proposed plan has 90 feet and four car stacking space for each of the drive-thru bays. Mr. Schultz stated staff supports the Conditional Use Permit for a Drive-Thru Pharmacy. An approved zoning certificate if required prior to submitting for a building permit. Mr. Fix moved to approve; Mr. Kramer seconded the motion. Mr. Bosch inquired as to whether the drive-thru location is in the same location as the existing one on the old Drug Emporium site. He continued is that combined with the video drop-off. Mr. Majeed stated they are two separate areas. Roll call was taken with Mr. Fix, Mr. Kramer, Mr. Bosch, and Mr. O’Brien voting “Yea,” and Mr. Smith voting “Nay,” and Mr. Blake and Mr. Nicholas abstaining. Motion passed, 4-1.

G. Review and request for a motion to approve a Conditional Use Permit for

a Drive-Thru for National City Bank in the Pickerington Square Shopping Center (former Drug Emporium). Mr. Schultz stated National City Bank is proposing a 3,170 square foot building located just east and attached to the Giant Eagle. They are proposing a three bay drive-thru. Access to the drive-thru would be from the rear of the development. The Conditional Use Permit approval for a bank drive-thru needs to meet the following requirements; Drive-in banking facilities are a conditionally permitted use in C2, C3, C4 and M1 districts. The subject site is zoned C3. All drive-in banking facilities shall be located on the same zoning lot as a bank or other financial institutions and shall be attached to that institution by means of a canopy or other structural means. The proposed plan appears to meet these requirements but an elevation of the canopy needs to be submitted for review. A linear queue shall be provided for every teller or teller station. These spaces shall not block or otherwise interfere with the site circulation patterns. Three drive-thru bays require a queue of four cars and 88 feet. Each of the three drive-thru bays has a minimum stacking space of 160 feet and eight cars. Traffic circulation should not be impeded based on a minimum 160 feet of stacking space. Customer and employee parking shall be segregated and customer parking shall be located in the areas with the highest accessibility to the bank lobby. With parking lots located in the front

and rear of the building, it appears the customer and employee parking would be segregated. The traffic circulation system shall provide smooth, continuous traffic flow with efficient, non-conflicting movement throughout the site. The location of the drive-thru’s create a five point intersection, two curb cuts north of the Giant Eagle main access road and three curb cuts south of the main access road, in close proximity that could be dangerous. Staff suggests eliminating the curb cut opposite the above-mentioned curb cut into the Giant Eagle parking lot. This would create a three- point intersection, which would be more efficient and less dangerous. Access - immediate access to major streets is required. The site has access to Hill Road North and Refugee Road, which

are considered minor arterials. Illumination Design Standards - exterior lighting shall be shaded wherever necessary to avoid casting direct light upon any adjacent property or public street. A Certificate of Appropriateness for lighting is required by the Planning and Zoning Commission and these standards would have to be met. The entire building will be reviewed for a Certificate of Appropriateness. Staff supports the Conditional Use Permit request with the following conditions; that the southern curb cut into Goodyear Tire shall be eliminated; that the curb cut opposite the southern curb cut to Goodyear Tire into the Giant Eagle parking lot shall be eliminated and that the building elevations that include National City Bank and drive-thru canopy shall be reviewed and approved by the Planning and Zoning Commission. Mr. Schultz stated that a Certificate of Appropriateness for Building Materials is for the National City Bank. An approved zoning certificate is required prior to submitting for a building permit. Mr. Martin stated Goodyear Tire is a ground lease and is not a part of this proposed development. Mr. Schultz stated the City was not advised that Goodyear Tire was a ground lease. Mr. Martin stated there is an established easement on that site. Mr. Fix moved to approve with the understanding that there will be some kind of signage or traffic management devices put in place; Mr. Bosch seconded the motion. Roll call was taken with Mr. Smith, Mr. Bosch, Mr. O’Brien, Mr. Fix and Mr. Kramer voting “Yea,” and Mr. Blake and Mr. Nicholas abstaining. Motion passed, 5-0.

4. REPORTS:

A. Planning & Zoning Director – Lance Schultz

(1) BZA Report. Mr. Schultz stated they met in January and approved

42 West Columbus Street for a change of use variance. The February agenda has a request for a fence setback variance for Seton Parish Church on Hill Road.

B. FCRPC – Mr. Schultz stated there was a minor variance

request for Meadowmoore subdivision that was approved.

C. Violet Township Comprehensive Land Use Plan Update –

Mr. Schultz stated it would go before the Township Trustees in either February or March.

5. OTHER BUSINESS

A. Tree Commission. No Report.

6. ADJOURNMENT. There being nothing further, Mr. Nicholas moved to adjourn; Mr. O’Brien seconded the motion. Mr. Fix, Mr. Smith, Mr. Blake, Mr. Nicholas, Mr. Kramer, Mr. Bosch and Mr. O’Brien voted “Aye.” Motion carried, 7-0. The Planning and Zoning Commission adjourned at 10:53 P.M., February 8, 2005.

RESPECTFULLY SUBMITTED:

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Lance Schultz, Director of Planning and Zoning

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Lori L. Aberman, Deputy Municipal Clerk