DRAFT
CALL TO ORDER: John Richardson, Chairman
ROLL CALL: Scott Evans, Lee Speidel, John Richardson, Robert Giesse, Don de Reynier, Matthew Evans, and township attorney, Doug Miller were present.
MINUTES: Minutes DT Zoning Commission November 10, 2003
Roll Call Don de Reynier-Yes, S. Evans-Yes, L. Speidel-Yes, J. Richardson-Yes, R. Giesse-Yes The motion was approved.
Motion: There was a motion by John Richardson that we limit testimony tonight to
11:00 since the court recorder must leave at that time. There was a second
by Don de Reynier.
Roll Call L. Speidel-Yes, J. Richardson-Yes, R. Giesse-Yes, Don de Reynier-
Yes, Scott Evans-Yes The motion was approved.
John Richardson read a statement asking that the meeting be held in an orderly manor, asked that all cell phones and pagers be turned off, and that the audience refrain from talking among themselves. He asked the audience to turn in the request forms if they want to speak tonight. Mr. Richardson said if they are representing a group, to write “group” on the top of the request form. He asked that the persons who speak should come to the podium and microphone. This board will then use all testimony provided to make a final recommendation to the Deerfield Township Trustees. Testimony will be taken in the following order: a brief statement from Doug Miller, Township Law Director, Deerfield Township Staff will make the next statements, applicant comments, residents of adjoining properties, legal council for township residents, Mr. Tim Mara, township residents representing a block or neighborhood, and other township residents.
Swearing In John Richardson “swore in” those persons who would be giving public testimony tonight.
Doug Miller asked Mr. Speidel if he would be excusing himself from this case since he is the newly elected Deerfield Township Trustee and will be hearing the case as a trustee in the future. Mr. Speidel said he knew that the alternate Matt Evans would be here and he would be abstaining from voting. Doug Miller said we are here on the Stage 2 on the South, Stage 2 on the North and the Stage 3 on the Walmart. He said the south site will be heard first. He told the audience that the court recorder is here and the public must state their name and address clearly so she can get them correct for the minutes.
CASE 2003-612 Shoppes of Deerfield, South, Stage 2 PUD (2 & 3 Walmart)
Staff Report Mayank Kumar, township interim planner, welcomed all the residents of the township who were in attendance and thanked them for their interest in the project. He said that he has received some letters and e-mails from some of the residents opposed to the proposed project. He also has received 2 comments that were in favor of the proposed project. Mr. Kumar said the staff report is the same and has not changed from the previous meeting. He explained the zoning of the property. The south site is about 45 acres and the north site is about 15 acres. He pointed out the surrounding zoning and what is currently located there. He said the Natorp property to the west will become a development of Residential Single Family homes called Long Cove.
The Walmart building is proposed at over 200,000 square feet which is twice as large a regular Walmart building and 3 times the size of a Kroger. There are 5 restaurant buildings proposed on the north section. In Ohio there are not many of these types of Walmarts due to the Ohio Revised Code. This is to be considered an “upscale” Walmart. The architecture style is to look like “main street” store fronts with awnings and ornamental windows. He pointed out the 6 loading docks, food center, gas station, tire area, and garden center.
The parking lot plan shows 995 standard parking spaces and 20 handicapped spaces. There is a 10 feet high wall combined with 40 feet high trees proposed on the west side in order to obstruct the view of the rear elevation of the building from Wilkens Boulevard and Long Cove Subdivision.
The lighting plan shows thirty-two light poles with height of 42 feet from the pavement. The township policy regarding the height of the lights is 24 feet in height with no lenses protruding below the housing. There are various wall signs shown for a total of 1,159.71 square feet of wall signage. There are no ground mounted signs requested for the Walmart site but there are 2 pylon signs requested for the retail / restaurant site. Mr. Kumar said the Warren County Regional Planning Commission had 4 suggestions as follows:
1). A determination by the township law director whether a rezoning or an advertised Stage 1 sketch plan amendment is necessary regarding retail/ commercial zoning allowance within the overall Bowen PUD, prior to proceeding.
2). Set of 14 recommendations for Walmart site (28.81 acres) and a set of 15 recommendations for Shoppes of Deerfield north and south site.
3). Commissioning of a market study to determine the long term viability of the currently permitted volume of retail / commercial land uses in un-incorporated Deerfield Township, within the text of such uses currently proposed with effective local market area.
4). Establishment of an “Abandonment Fund” contribution requirement for so- called “Big Box” retailers (40,000 + sq. ft.) for utilization if a store sits empty for a year to either raze the structure or refurbish if for re-occupancy. He said the Deerfield Township Fire Rescue has no objections to date but the final review would be completed once the building plans are submitted for the occupancy permit.
Warren County Engineer’s Office has been reviewing the Traffic Impact Study and drainage calculations for Shoppes of Deerfield North and South. The preliminary TIS was approved but the revised TIS is submitted and is in the process of review from County Engineers for both the Shoppes of Deerfield and Walmart Supercenter, as well as the balance of the PUD north of Bowen Drive. The drainage calculations were received with the submittal of the preliminary site plan but have not been presented to the developer.
Warren County Soil and Water Conservation District, will require an Erosion and Sediment Plan before any earth disturbing activity. There are standard detention / retention basins proposed.
Mr. Kumar said since the Walmart property is surrounded on all 4 sides by major roads, each face of the building should be considered as frontage. According to our code at the front there is no requirement for a bufferyard for building frontage but the minimum setback would be fifty feet. On the South property, the Walmart, he went over the bufferyard requirements, landscaping requirements for parking areas, tree and bush requirements, signs and lighting requirements, and what the proponent has proposed compared to what we require.
On the outlots of the South property he went over the setback requirements, bufferyard requirements, landscaping for parking areas, calculation for number of trees required, off street loading requirements, and the sign requirements, and what the proponent has proposed compared to what we require.
John Richardson asked the board if they had any questions. Tim Hershner asked Mayank to summarize the zoning history.
Mr. Kumar gave this history of the zoning of the Bowen property (103 Acres) which started July 5, 1996 when Warren County approved the zone change from R-1 to O-W PUD, with 60 acres intended for O-W (Office Warehouse) and 43 acres to be Retail. The application was submitted for a zone change from R-1 to B-2/O-W PUD while the approval granted for O-W PUD. There was an error on the Warren County Zoning Map which when Deerfield Township established Township Zoning the error was continued in Deerfield Township and voted on. Now the zoning is GB & Office Warehouse PUD (GB/O-W PUD). Under the current zoning and in light of Township Law Director’s opinion the proposed retail use is principally permitted use. Also, because the zoning designation includes PUD, the proposed development is required to address the issue of public welfare.
Tim said it is important for the board and the public to realize through the process, the applicant has be revising their proposal which we will hear tonight.
Applicant John Bisio, 702 S.W. 8th Street, Bartonville, AR 72716, manager of Walmart’s
development affairs for the Midwest thanked the board and the residents for participating in the process. He said all the stores were at one time the same but they have realized that not all stores should be the same for all areas. He said the store at Symmes does not reflect the needs of the customers now in this area. He said the aisles are narrow and they have a struggle to keep up with the demands of this area. The super store would have a grocery. He said it is important to this area that the development be attractive. He said there is a “village concept” so the character of the Deerfield area will be reflected. He said traffic, ingress, and egress will be addressed. John Richardson asked the board if there are any questions. There were none.
Public Comments Timothy J. Mara, attorney for residents, asked Mr. Bisio how many
employees will be needed and how many full time and part time workers. Mr. Bisio said there would be about 400 employees, 78% full time. Mr. Mara asked if full time would be 40 hours or less than 40 hours. Mr. Bisio said 38 hours could be considered full time. Mr. Mara asked what the typical hourly wage is. Mr. Bisio said the wages vary for different areas but they have benefits packages which include, 401 K, profit sharing, dental, medical, sick leave, and counseling. Mr. Mara asked what is the typical wage for this market. Joe Trauth, attorney, said that he objected to this discussion and that this is totally out of character and this question is not relevant to zoning. John Richardson asked Doug Miller to advise. Mr. Miller said this is not court but discussion should stay related to standards in a PUD. Mr. Mara said the township’s zoning resolution states that one of the criteria for evaluating PUD’s is the question of whether it promotes community stability. Mr. Mara says how well paid or how poorly paid Walmart employees are speaks to the question of community stability. He again asked Mr. Bisio how well they are paid. Mr. Bisio said they pay better than their competitors such as Target and Krogers. Mr. Mara asked Mr. Bisio to provide that information to the board. Mr. Bisio said the average was around $10.00 per hour. Mr. Mara asked how long an employee would have to work for Walmart to qualify for benefits. John Richardson told him he should stick to zoning discussion. Joe Trauth objected and said no other employer in this area has ever had to submit this type of information to this board. Mr. Trauth said in a previous case with Home Depot this information was never mentioned. Mr. Mara said he knows that they are embarrassed by the facts.
Pat Lester, 8862 Pollard Place, asked what happens to the old Walmart if this project goes through. Mr. Bisio said that property would go up to be leased again since Walmart does not own that building. He said Walmart could help market that property.
Jay Steidel, 7657 Ivy Place, expressed concern about his property values being affected in a negative way by the location of the Walmart.
Timothy J. Mara, attorney for residents asked how many vacant Walmart buildings are available around the country. Mr. Bisio said they have 398 available properties but 200 new super centers are being built. Most of those new ones are relocating in the same community.
Edgar Honda, 4447 South Mallard Cove, asked why they do not expand at their current location. Mr. Bisio said they have explored that possibility but the parking there would not be adequate. Mr. Hundel said the community would appreciate them staying where they are. Mr. Bisio said the proposed location is better because it is surrounded by 4 roads.
Carol Yates, 8655 Charleston Ridge Dr., said the old location is only 12 years old and asked when they would be abandoning this proposed one. Mr. Bisio said since they have added the grocery stores they have not been closing the Super Stores.
Amy Kumer, 9061 Fields Drive, asked questions about the Tylersville Road store and why don’t they expand that one instead of building a new store. Mr. Bisio did not know.
Randy Pataska, 5703 Squires Gate Dr., asked how many years is the lease at Fields-Ertel. Mr. Bisio said they are on their 8th year of a 13 year lease agreement at that location and the new store would be owned by Walmart.
Julie George, 9173 Nottingham Way, asked their method of finding that location. Did they consider the 5 mile radius?
Amy Kumer, 9061 Fields Drive, asked again if they are relocating the Tylersville store or what. Steve Miller, representative from Walmart, said the Tylersville site is owned by Walmart and they are vacating it and relocating that store to Cincinnati-Dayton Road.
Bill Fackler, 3094 Hampton Court, asked if people would consider that they would have to pay 10% more at Krogers. He said he was familiar with Walmart
groceries and they cost at least 10% less there. Mr. Bisio said the savings are somewhere between 10 and 20% but he is not an expert on that.
Dave Scully, 7710 Ivy Grove Place, questioned why since the Super Store concept has been around 17 years, why didn’t they build the Super Store 8 years ago at Fields-Ertel. Mr. Bisio said the Super Store concept has gradually evolved into what they are today.
Jay Steidel, 7657 Ivy Place, was concerned about property values.
David Kirzner, 9180 Fields Drive, asked what is traffic implications considering the Deerfield Towne Centre and the new Krogers. He was told that would be addressed by someone else.
Proponent David Oakes, CESO Civil Engineers, Dayton, Ohio, representing Walmart said
his presentation is on the south side. The store is on the west side of the property facing Mason-Montgomery Road with a number of small lots for retail out front. The building faces east and there are no additional curb cuts on Mason Montgomery Road and no additional curb cuts on Wilkens Boulevard. There are 2 entrances off Mason-Montgomery Road and 2 entrances off Bowen Drive. He said they do not want to complicate further Mason-Montgomery Road by adding road cuts.
Mr. Oakes said there has been an evolution of elevations to finally get to this final plan. The architect is here if there are questions on the materials to be used. There is a mixture of architecture features and materials to make it look like a main street or a village theme. He said the township had influence on the plan as well as Rhein Interests had influence on the plan. There is layered landscaping and ponds. Along Irwin-Simpson there is large mounding and landscaping to buffer the residential. There is a 10 foot high brick wall to screen along Irwin-Simpson to the entrance on Bowen Drive. There will be heavy landscaping there also. The landscaping will be installed and maintained by Walmart. The truck dock area will be 5 feet below ground level with a wall and a fence on top of the wall. Only the top of the building which will be brick will be seen from Wilkens Boulevard. He said they have worked closely with the developer, Rhein Interests, who is developing 2 million dollar homes and possibly a Homerama. Mr. Oakes said they are working hard to make this something the residents want to see as they come out of their neighborhood.
On traffic the roadway improvements were done by CDS Consultants from Cincinnati who did a traffic impact study. They have commented and there were meetings with the Warren County Engineers. Those improvements include: south bound right turn lanes on Mason-Montgomery at Bowen and the new Irwin-Simpson, the widening of Bowen between Mason-Montgomery Road and the entrance point, a lane each direction so you’ll have a fire lane section in that area, the completion of Bowen westward to Wilkens Boulevard and the completion of Wilkens Boulevard northward to new Irwin-Simpson to Bowen Drive. In addition the signalization of Old Irwin-Simpson and Wilkens including an east bound left turn lane on Old Irwin-Simpson onto Wilkens and a southbound right turn lane from Wilkens onto Old Irwin-Simpson. In addition to that there is miscellaneous traffic tie ins, road way signage, etc. The improvements will cost 1.5 million dollars.
On stormwater the stormwater report was prepared and presented to Warren County Engineers Office and they have commented. He said they have revised their plan and resubmitted it.
Mr. Oakes said he wanted to respond to Mayank’s report and object to some of the suggested changes. He said Mayank reported the need on the west side of the property for a 160 feet buffer and along the north side Bowen Drive, the need for a 134 feet buffer. Mr. Oakes said the bufferyard requirement can be smaller along public roads. Mr. Oakes said there is a precedent whereby Kroger at Arbor Square on the south side of the roadway and the apartments are very close. Mr. Oakes said they have revised the plan and their plan has the required number of trees. He said in the Deerfield Township Code 21.08 Landscaping for Parking Areas, that on their plans, they will exceed the minimum number of suggested trees. On the lighting there are no qualifications or requirements for lighting in the code. Mr. Oakes said the Deerfield Towne Center has light posts which are 30 feet in the parking areas and 24 feet in the perimeter and they would like to have the same. John Richardson asked for board questions. Doug Miller asked about the look of the buildings which will be out front. Mr. Oakes said they have no users at this time but he hopes to carry the same theme and look as Walmart but each individual user will have to go through a township meeting.
Timothy J. Mara, attorney for residents, asked Mr. Oakes if Kroger only goes partly back to Wilkens Boulevard. Mr. Oakes said yes that is true. Mr. Mara asked Mr. Oakes if Deerfield Towne Center only goes part of the way back to Wilkens. Mr. Oakes said yes. Mr. Mara said there is space for office warehouse between Krogers and the Residential Single Family and there is space for office warehouse between the Deerfield Towne Center and the Residential Single Family but the Walmart lot is excluded from having a buffer from the retail for the Residential Single Family homes there.
Edgar Honda, 4447 South Mallard Cove, said that Deerfield Township Zoning has not kept the developers to the higher standard of zoning.
Stewart Dubois, Charleston Woods Dr., asked about 1.5 millions of dollars being spent on this development. Mr. Oakes said that is correct and that is the responsibility of Walmart will spend that for Warren County requirements. Mr. Dubois asked where the restaurants would be located on the plan. Mr. Oakes pointed that out.
Andy Cordonnier, 8720 Charleston Woods Dr., asked for information on the traffic study, and the impact on Fields-Ertel Road. Mayank said the traffic study is submitted to Warren County Engineers but the Township has not yet received their comments. Mr. Oakes said the Warren County Engineer’s has guidelines he follows. Mr. Cordonnier said there are several left turns into this location and is concerned there will be problems with back up of traffic.
Amy Kumer, 9061 Fields Drive, asked about whether Wilkens will be built if Walmart doesn’t exist. Doug Miller said that is not a question Mr. Oakes can answer.
Katie Mays, 8872 Snider Road, asked if with the tires, gas station, and oil change if they have gone through the proper environmental steps to allow for this. Mr. Oakes said they work with the EPA to make sure everything is done properly and all the requirements are met.
Don Koenig, 7826 Deer Crossing Drive, asked if the 40 feet high trees which are required will be planted by Walmart. Mr. Oakes said they are proposing variations in height and if they will be 6 to 14 feet tall. Mr. Koenig said if the Zoning Board asked for a larger setback from Wilkens Boulevard how much would that change the location of the restaurants out front. Mr. Oakes said there is a proposed brick wall proposed near Wilkens and landscaping.
Doug Jipping, 5641 Bristol Court, said there was 45,000 cars that travel on Mason-Montgomery Road, each day and was concerned about the traffic going by Cottel-Deerfield Park and the intersection of Snider Road and Irwin-Simpson Road. Mr. Oakes said the Warren County Engineers are working on the traffic study and considering the intersections of Mason-Montgomery and Irwin-Simpson and Wikens Boulevard and Old Irwin-Simpson. Mr. Jipping said the township has invested in the park and he hopes there is some consideration given to that area near the park.
Robert Bowen, 200 Jefferson Drive, said many of the 45,000 cars will stop in to shop and not come back later. That will not be increasing the total amount of cars.
Heidi Marchese, 9242 Nottingham Way, asked how you get in and out of the gas station. Mr. Oakes said the gas station entrance is the regular entrances and is placed in this area because it is strictly for the convenience of the Walmart shoppers.
Tanya Hines, 9041 Fields Drive, asked if there would be signage for the gas station. Mr. Oakes said there will be no free standing signs but they want to advertise the price of gas prices on the canopy.
Dan Smith, 3474 Old Farm Drive, asked about elevations of the property.
Steve Chabo, Woods of Squiresgate, asked how this board could make a decision without the traffic study of impact on Snider Road.
Diana Halligan, 4071 Brookside Court, asked if the storm water plans have been revised. Mr. Oakes said there was an initial submission of the plan and then they came back and resubmitted. Mr. Oakes said we submitted the plans to Dan Corey of the Warren County Engineers’ office.
Crystal Gurry, 9252 Nottingham Way, said she realizes mistakes have been made on the zoning on this property and asked why are we allowing retail to go into this location? She said they do not need one more restaurant and one more retail store.
Rob Olsen, 8704 Charleston Woods Drive, asked if there are plans for pedestrian or bike traffic. Mr. Oakes said there is a perimeter sidewalk plan. He pointed to it on the plan. Mr. Olsen asked about the width. Mr. Oakes said they have not established a width but would be willing to work with the township on the width of the sidewalk.
Timothy J. Mara, attorney for residents, asked how many trucks per day would be coming and going at the site. Mr. Oakes said he did not have that information.
Carol Weller, 4784 Old Irwin-Simpson Road, asked if Irwin-Simpson was considered in their plans. Mr. Oakes said he thought most of the truck traffic will be coming from the south. He said the truck traffic is separated from the vehicle traffic at the site.
Frank Hessler, 8284 Lee Court, was concerned about noise levels, air conditioner units, etc. Mr. Oakes said he feels the brick wall and landscaping will help with the sound abatement and this site is surrounded on all 4 side by roadways. Mr. Hessler said there will be constant droning of vehicles. Mr. Oakes said the roads will separate the homes from those sounds. Doug Miller asked if any studies were done on the sound and Mr. Oakes said no.
No name??, said the customers will be driving to this Walmart and asked has a study been done stating how far people will come to shop at Walmart. Mr. Oakes said a traffic study was done. No name said no study was done on Snider Road and Irwin-Simpson Road.
Michael Marchese, 9242 Nottingham Way, said is there a level of reasonableness that you have in mind. 9000 cars? Mr. Marchese said they would like to discuss with the Warren County Engineers what reasonable is.
Amy Kumer, 9061 Fields Drive, asked how many lanes will Bowen have? They told her it has 3 lanes now and they are adding 2 more lanes. Ms. Kumer asked about signals. Mr. Oakes said there will be a signal at Old Irwin-Simpson and Wilkens Boulevard. Ms. Kumer asked where the closest Super Walmart is located and was told Middletown, Ohio.
Edgar Honda, 4447 South Mallard Cove, asked if Walmart would consider making the Walmart a smaller one. Mr. Oakes said they didn’t want to make it smaller.
Don de Reynier asked if there is any opportunity for expansion at this site? Mr. Oakes said there is some potential for expansion.
Diana Halligan, 4071 Brookside Court, asked about the Simpson Creek Watershed and the storm water run-off. Mr. Oakes said their location avoids the flood plain of the Simpson Creek Watershed. He said they have been working with the Army Corps of Engineers and they have been meeting with them regarding water quality. This plan is according to their suggestions.
Julie George, 9173 Nottingham Way, asked how can they do a traffic study on Wilkens Boulevard when it does not exist. Mr. Oakes said just like Walmart doesn’t exist right now they did the traffic study based on the projected amount of traffic. Ms. George said the finished portion of Wilkens Boulevard is only 2 lanes and asked why is Wilkens Boulevard only 2 lanes?
Don Koenig, 7826 Deer Crossing Drive, questioned the number of trees and shrubs planned for the development. Mr. Oakes aid 300 trees and 500 shrubs are planned.
Dave Hirinda, 4108 Brookside Court, asked why the storm water plan doesn’t affect Simpson Creek. Mr. Oakes said the storm water does go into Simpson Creek and a controlled manner. Mr. Oakes said Warren County is reviewing the plan. Deerfield Township is reviewing the plan and also the Ohio EPA. Mr. Oakes said the rate of runoff from this site cannot increase and there are plans for wet ponds. Timothy J. Mara, attorney for residents asked who was the person at the EPA that they worked with Ohio EPA. Mr. Oakes said Harry Calilitus ????, Columbus, Ohio. John Richardson asked if this has been submitted to Henderson and Bodwell relating to the Simpson Creek Water Study. Mr. Oakes said yes.
Steve Wendel, 4701 Woodland Drive, asked if the light poles are higher than the code allows. Mr. Oakes said there is no code requirement on light height so they didn’t know how high was allowed. Mr. Oakes said they are mimicking the Deerfield Towne Center and decided to go with a perimeter height of 24 feet and an interior parking lot light height of 30 feet. Tim Hershner said the history of this board is that the height is 24 feet in PUD’s. Mr. Hershner said there are no lighting standards in the code. Mr. Oakes said they would achieve 0 footcandles at the property line but the entrance drives will be lit. Mr. Wendel asked if they are open 24 hours and Mr. Oakes said that is correct. Matt Evans asked if the area behind the building itself, that is recessed 5 feet from the parking lot elevation and there is a wall by Wilkens. Is there a plan to light that area? Mr. Oakes said there is a grade difference of 15 feet from the top of the wall, and there is a sidewalk on the outside of the wall with landscaping. Mr. Oakes didn’t seem to think the lighting would be a problem from the recessed loading areas. He said Wilkens Boulevard and Irwin-Simpson all must be lit.
Heidi Marchese, 9242 Nottingham Way, asked if Kroger is a PUD. Mayank Kumar said Arbor Square is a PUD. John Richardson asked if the rooftop units are shielded from view. Mr. Oakes said the parafit has already been raised.
Motion by Don de Reynier to take a 5 minute break. There was a 2nd by Scott Evans. Vote was all yes. The motion was approved.
Motion by Don de Reynier to readourn. There was a 2nd by Robert Giesse. Vote was all yes. The motion was approved.
Shoppes of Deerfield N Steve Dragon, CDS, 11120 Kenwood Rd., Cinti., OH 45242, civil engineers, said they are responsible for 15 acres. The plan is for 6 buildings, for moderate to high end, family type restaurants. Mr. Dragon said they turned in revised plans. He said the look would be similar to Walmart, the village / main street look. Matt Evans asked about the out buildings. If the buildings look like this, what about a restaurant such as Macaroni Grill which has a certain look? Mr. Dragon said they know they will have their own look but keep high standards in the materials used. Steve Miller said there have been numerous discussions on the character of these buildings. Mr. Miller said the intent is to have a high caliber materials and work with staff to have architectural features that will coordinate with what the township wants. Matt Evans asked about the report from staff that there is no plan for signage for those out buildings. Steve Miller said the application calls for a Stage 2 and Stage 3 review process for the Walmart portion of the project. On the North section, there will be only a Stage 2 review. That is why no signage plan was given. They said they have submitted a detailed sign package. Mr. Miller said the plan is similar to the signage at the Deerfield Towne Center. Mr. Miller said they will accept the condition that no fast food restaurants be allowed but he would like allowances for some smaller ones such as Starbucks.
Timothy J. Mara, attorney for residents asked what are the names of some developments they have built before so the residents can go look at them. Wayne Davon explained where one of their developments is located.
Edgar Honda, 4447 South Mallard Cove, questioned the location of some of the restaurants. He said the back side of the restaurants will be seen from Mason Montgomery Road.
Jim Perkins, ??? Architects, Columbus, OH, said they are out near Mason-Montgomery Road but they face inward to the parking lot shared by all the other restaurants. This way people can park their cars and go to whatever restaurant they choose. Mr. Perkins said each building will have to go through the Stage 3 Review.
Don Koenig, 7826 Deer Crossing Drive, asked how many of the 5 restaurants have given commitments. Steve Miller said there are not any yet until we get Deerfield Township approval.
Dave Kirzner, 9180 Fields Drive, asked what restaurants which are interested in coming here are different. Steve Miller said there is Waylos ???, Red Robin, and International House of Pancakes.
Rob Olsen, 8704 Charleston Woods Drive, asked if their plans will change from the beginning of the zoning process to the end of the process. Steve Miller said everything will be built per agreements with the township.
Jay Steidle, 7657 Ivy Grove Place, said if we continue to have “same old”, “same old”, we will be another Beechmont or Colerain Avenue. He said why can’t we have something unique. Doug Miller said to keep this time for questions not comments.
Diana Halligan, 4071 Brookside Court, asked if there is a buffer near the creek and will the construction be near the creek. Steve Dragon says there is 25 feet on each side of the creek and they will try to leave the trees undisturbed.
Matt Evans asked the architect on the out buildings if they will be facing inward, and what about the back side and the view from Mason-Montgomery Road. Steve Miller said the dumpsters will be screened and there will be landscaping.
Don Koenig, 7826 Deer Crossing Drive, asked about the total number of trees. Steve Miller said the landscaping plan has been resubmitted. He said it was not their intention not to have landscaping. They just had not submitted a plan. Steve Dragon said there are approximately 30 trees planned.
John Richardson asked for other questions. Joe Trauth, attorney, said the zoning is appropriate and this is General Business. Retail is a principally permitted use. John Richardson said he would like to hear from the property owners which have adjoining property boundary lines.
Ken Natorp, 5798 Irwin-Simpson Road, said he owns the property west of the Walmart property. He said he is partners with Rhein Interests to develop Residential Single Family Homes.
Alex Taracenko, Rhein Interests, 7765 Kenwood Road, said that his company has developed a number of projects in the greater Cincinnati area such as Heritage Club and 4 Bridges. He said this project will be called Long Cove and the zoning is in place. The price range of the homes is $600,000 to $2,000,000. He said they hope for this to be Homerama 2005. He said the entrance to this site is near Wilkens Boulevard and Bowen Drive. He said he has met with Joe Trauth and feels this development will be compatible with this waterway community. Mr. Taracenko said that they had meetings with Walmart and they were pleasantly surprised. He said he is pleased with the front façade of Walmart and the screening and brick wall on the west side. Mr. Taracenko said they are very happy with Walmart’s plan. They also like the water features on Walmart’s stormwater management plan and their gas station location. He said the PUD is good because it helps the township enforce the compliance to the plan. Mr. Taracenko asked the board to approve since this is a permitted use at the site and this plan far exceeds the requirements. Don de Reynier asked Mr. Taracenko if they still plan to put these expensive homes there. Mr. Taracenko said yes they do. John Richardson asked him if the entrance to Long Cove is on Wilkens Boulevard. Mr. Taracenko said there are 3 entrances to Long Cove, Snider road, Irwin-Simpson Road, and then Wilkens Boulevard. He said the plan is not finalized but it will stay Residential Single Family. Mr. Taracenko said the $600,000 homes are empty nester homes at the north west of the property.
Timothy J. Mara, attorney for residents, asked if they have discussed this development with any township officials about this being opposite Walmart. Mr. Taracenko said we have told them we might come back before them sometime about possible township development. Timothy J. Mara, attorney for residents, asked him which township officials he talked with and when. Mr. Taracenko said they are concerned corporate residents here and have had discussion with one of the trustees.
Amy Kumer, 9061 Fields Drive, asked what is Wilkens Boulevard is zoned. Mayank said is it zoned for office use which is south of the new Irwin-Simpson. Ms. Kumer was concerned that McDonalds may go there. Mr. Taracenko said Wilkens Boulevard is the entrance to the Long Cove Development. Mr. Taracenko said Wilkens Boulevard will be 5 lanes. John Richardson asked for the questions to be only regarding the property which is being discussed tonight.
Stewart Dubois, Charleston Woods Dr., asked who will be able to cut through their subdivision to go to Walmart. Mr. Taracenko said the roads are such in Long Cove that it won’t be that easy to cut through.
Tonya Hines, 9041 Fields Drive, asked why they care if there is a brick wall there. There are not going to be any residential homes that close to the entrance. Mr. Taracenko said we are trying to be responsible and request to Walmart what we think is needed in that area.
Julie George, 9173 Nottingham Way, asked Mr. Taracenko which properties the development includes. He told people at the meeting if they are interested in seeing what they have planned, contact Tim Hershner. Mr. Taracenko said the Long Cove Development would enhance property values in the area. She asked if Nottingham Way residents would be able to get to Walmart without driving. John Richardson asked the audience to keep the discussion on the proposed Walmart and not critique the internal design of roads of Long Cove. He said that is not the topic here.
Jeff Roller, 9155 Knightsridge Lane, said that Mr. Taracenko mentioned that you feel confident you can sell these homes with Walmart there. Mr. Taracenko said according to market feed back, the developers are very pleased with the interest by builders in this project.
Steve Wendel, 4701 Woodland Drive, asked about the zoning of Long Cove and was told it is Residential Single Family zoning. Mr. Wendel asked if they anticipate changing the zoning and was told they are not. Mr. Wendel asked how many homes are going in there. Mr. Taracenko said there are 167 acres and there will 204 homes.
Edgar Honda, 4447 South Mallard Cove, asked what should go in there if this Walmart doesn’t go in there? Mr. Taracenko said it is not his decision.
Rob Olsen, 8704 Charleston Woods Drive, asked about taking the curve out of Irwin-Simpson Road. Mr. Taracenko said there have been discussions with Deerfield Township and Neil Tunnison at Warren County Engineers and the
would like to see that happen. He said that would help the traffic problems in that area.
Kathy Youngquist, 8511 Charleston Knoll, asked what are the percentages of higher priced homes. Mr. Taracenko said of the 204 homes, 49% would be empty nesters at around $600,000.
Diana Halligan, 4071 Brookside Court, suggested that there would be bike racks to park bikes at the Walmart site since there will be sidewalks there. Ms. Halligna said there have been suggestions to make this proposed site more pedestrian friendly.
Patrick Shea, 7808 Woodview Court, asked if the Long Cove project was planned before Walmart. Mr. Taracenko said Long Cove and Walmart were on the agenda at Warren County Regional Planning Commission at the same time.
Dan Musick, 9271 Nottingham Way, asked if there will security gates at Long Cove. Mr. Taracenko said what does this have to do with Walmart. Mr. Musick said it has to do with development. Mr. Taracenko said no gates.
John Richardson said we agreed we would stop this meeting at 11:00 and we have some other business to take care of. We need a motion to continue this case.
Motion: There was a motion by Scott Evans to continue Case 2003-612 until January 12, 2004. There was a 2nd by Robert Giesse.
Roll Call L. Speidel-Abstain, J. Richardson-Yes, R. Giesse-Yes, Matthew Evans-Yes, Don de Reynier-Yes, S. Evans-Yes The motion was approved.
Motion: There was a motion by Scott Evans to continue Case 2003-611 until January 12, 2004. There was a 2nd by Robert Giesse.
Roll Call L. Speidel-Abstain, J. Richardson-Yes, R. Giesse-Yes, Matthew Evans-Yes, Don de Reynier-Yes, S. Evans-Yes The motion was approved.
Adjournment 11:00 PM There was a motion to adjourn by Robert Giesse. There was a 2nd by Lee Speidel.
Roll Call Don de Reynier-Yes, S. Evans-Yes, L. Speidel-Yes, J. Richardson-Yes, R. Giesse-Yes The motion was approved.