Deerfield Township Zoning Commission
DRAFT
ZONING COMMISSION
MEETING OF JANUARY 13, 2003
CALL TO ORDER: Lee Speidel, Chairman
ROLL CALL: Scott Evans, Lee Speidel, John Richardson, Robert Giesse, and Don de Reynier were present. Doug Miller, Township Attorney, was also present.
MINUTES: Minutes DT Zoning Commission October 7, 2002
Discussion & Recommendation
Motion by Scott Evans to approve the 10/7/02 minutes. 2nd John Richardson
Roll Call
R. Giesse - yes
L. Speidel - yes
Don de Reynier - yes
J. Richardson - yes
S. Evans - yes
The motion was approved
MINUTES: Minutes DT Zoning Commission November 4, 2002
Discussion & Recommendation
Motion by John Richardson to approve the 11/4/02 minutes. 2nd Scott Evans
Roll Call Don de Reynier - yes
J. Richardson - yes
S. Evans - yes
R. Giesse - yes
L. Speidel - yes
The motion was approved.
MINUTES: Minutes DT Zoning Commission December 9, 2002
Discussion & Recommendation Scott Evans said on page 1 under Ray Neverovic we should add in front of this sentence as follows: “The sides are vinyl which helps keep the HOA fees down due to low maintenance.”adding this sentence to read as follows: “The siding and trim are vinyl.”
Motion by Don de Reynier to approve the 12/9/02 minutes including the suggested change by Scott Evans. 2nd Robert Giesse
Roll Call S. Evans - yes R. Giesse - yes
L. Speidel - yes Don de Reynier- yes
J. Richardso - yes
The motion was approved.
Nomination of Chairperson for 2003
Discussion & Nomination Chairman
Motion by Scott Evans to nominate John Richardson as Chairman for 2003 Second by Robert Giesse
Roll Call L. Speidel - no
Don de Reynier- yes
J. Richardson - yes
S. Evans - yes
R. Giesse - yes
The motion was approved.
Discussion & Nomination for Vice-Chairman
Motion by Don de Reynier to nominate Robert Giesse as Vice-Chairman for 2003 Second by Lee Speidel
Roll Call L. Speidel - yes
Don de Reynier- yes
J. Richardson - yes
Scott Evans - yes
R. Giesse - yes
The motion was approved.
CASE 2002-784 Mazda Automobile Center, Expansion (Addition) Kings Automall
Staff Report Jenny Kaage gave details of the application from Terry C. Brennan for building a 11,636.90 square foot auto service addition to the 11,425.5 square foot dealership. Jenny said that on May 7, 2002, the Deerfield Township Trustees approved a minor modification for the PUD for additional signage with conditions that the site come into compliance with specific landscaping guidelines. Jenny said an additional 24 trees must be planted in order to comply with Deerfield Township landscaping requirements. Jenny gave the 8 Staff Findings. On #5 Don de Reynier noticed that the sentence reading, “There shall be *other signs, banners or promotional messages visible from the public right-of-way, including interior and exterior signs permitted on the dealership property.” The word *“no” should be inserted in front of the word “other.” Mr. Richardson asked if there were questions from the board. There were none. Mr. Richardson asked for a representative from Mazda to come forward.
Proponent Robert Riechert, partners with Terry Brennan, said that on May 7th, Tim Hershner let them know there was a shortage of 24 trees. Mr. Riechert said on October 1st the 24 trees were planted. He has a bill for $3800 which he said he faxed to Kevin Fehring. Mr. Riechert said Tim needs to come out and view the trees. Mr. Rieichert insisted that they were now in compliance. There was discussion on trees and location. Mr. Riechert said trees and cars don’t mix. He asked for the zoning department to recount so they will realize he is in compliance. Mr. Riechert asked for the board’s approval. Lee Speidel said that Staff Finding #7 specifies that they comply with the landscaping requirement of May 7th (on the trees). Mr. Riechert said they need to come out and recount the trees.
Concerned Citizens There were no public who came forward to speak. Mr. Richardson closed this portion of the case.
Discussion/Recommendation Mr. de Reynier reminded the clerk of adding the word “no” in Condition #7.
Motion by Don de Reynier to approve Case #2002-784 with the 8 conditions, and noting the word “no” be added to Staff Finding/Condition #7.
2nd Lee Speidel
Roll Call
J. Richardson - yes
S. Evans - yes
R. Giesse - yes
L. Speidel - yes
Don de Reynier - yes
The motion was approved.
CASE 2002-843 Arbor Square, Stage 2 & Stage 3 Site Plan Review, 5355 Socialville-Foster Road, 4 Outlots
Staff Report Jenny Kaage gave the history of the property and said the development was approved by the Deerfield Township Trustees on May 7, 2002. The plan is for a McDonald’s, a Wendy’s, a Goldstar Chili, and a People’s Bank. She describe the materials planned for these buildings as brick, metal roofing, and stone. She said those materials shall comply with Exhibit B. She explained the Findings of Fact stating that the 4 outlots shall be in compliance with previously approved conditions and Resolutions. Jenny stated that the landscaping plan submitted is in compliance with the township requirements. She explained the other Findings regarding lighting and the drive-thru windows. She said no more drive-thru windows will be permitted on the remaining 4 outlots. She suggested the red materials be “toned down.” John Richardson asked where in the Staff Findings does it speak to outlot building material matching the Krogers. Jenny said Exhibit B #2. Mr. Richardson asked if there were any other board questions. There were none and he asked for the proponent to come forward.
Proponent Craig Kolb, Terra Firma, introduced his partner, Dick Hagelage, John Westheimer of Cincinnati Commercial Contracting, Eric Feld of Natorp, Hap Pendleton, Architect for People’s Bank and Rashir Daoud of Gold Star Chili, Ray Riska and Dennis Gritco of McDonald’s Corporation, and Dave & Sherrie Copeland, Wendy Franchisee’s.
Mr. Kolb distributed pictures of the proposed businesses and set up some displays to be viewed. Mr. Kolb said they are asking for approval of 4 outlots. He said he has been working closely with the Warren County Engineers on the road design, ingress, egress, the right in and right out road design. He said there are decel lanes south bound on Mason-Montgomery Road. Natorp has done all the landscaping design. He described the building materials which he had on display, stone, brick, metal roof and siding material.
Don de Reynier asked them about the bright yellow material which is shown on Gold Star and McDonald’s. Mr. Kolb said he did not bring a sample of that. Mr. Kolb said they attempted to make the outlot buildings architecturally compatible with the Kroger building and strip center. The dumpster pads are brick. He had photos of the types of lights which they plan to use. The lights planned for Arbor Way match the gas light replicas in place now on Wilkens Boulevard. At other locations on the property they will use Acorn and Shoebox lights, 24 feet or less in height. Tim Hershner said on one side of the gaslights Cinergy can shield them on the side near the residential development. Tim said from the street it looks good but is shielded. Tim said Wilkens Boulevard is designed to be 5 lanes wide and Tim thinks the gaslight look should continue throughout Wilkens Boulevard.
Don de Reynier asked for a color picture of the Krogers portion of the development. Krogers will be 70,000 square feet and the adjoining strip center will be 40,000 square feet. Scott Evans asked where the HVAC mechanicals will be located. Mr. Kolb said People’s Bank will be on the ground but each restaurant will have mechanicals on the roof.
John Richardson asked if any other persons in the proponent group wanted to add anything. Tim Hershner said there is an opening on the Gold Star roof which could allow the HVAC mechanicals to be seen. The Goldstar people said they would take care of that. Mr. Kolb said where HVAC mechanicals sit on the ground, they will be heavily landscaped and screened.
Mr. Kolb explained the signage and requested that the board allow an additional sign which would be facing Arbor Square. He said the planned ground mounted sign will have a stone base and will be incorporated into the landscaping design. Goldstar is trying to establish a trademark with the canopy (awnings). Tim asked if the yellow stripes on McDonald’s if they are internally lit. He was told they are internally lit. Don de Reynier was concerned about the brightness of the red color to be used. Mr. Kolb said they are scheduled to break ground in March.
In the shopping center which will be near Krogers, there are to be 20 tenants. Tim asked McDonald’s and Goldstar about the materials to be used. Mr. Hagelage said the red is the same as it is at all of the other locations. Mr. Richardson closed this portion of the meeting and asked for any public to come forward to speak. He asked that they state their name and address when they come up.
Concerned Citizens Diana Hallegin, 4071 Brookside Court, asked if the water at the site can be recycled to be used for the plants on the site. Mr. Hagelage said most of the retention basins will be dry. Mr. Hagelage said most of the water from the site will go to Mason-Montgomery Road and a small amount of the water will go to the Simpson Creek Watershed. No other public came forward and this time and Mr. Richardson closed this portion of the meeting.
Discussion/Recommend Lee said he is not particularly concerned about the use of red but is concerned about illuminated architectural features. Tim asked him if that includes flood lighting the building. Mr. Speidel said that flood lighting can get out of hand. Tim said our standard outside lighting is expected to be down directional. Tim said we don’t need anymore of the wallpack light such as we see at Tractor Supply which glares outward. Scott Evans read from the code the definitions of signage and said the yellow strips on the building which are lit are really just more signage. Mr. Richardson said he agreed with Lee and that he doesn’t mind the red because the photos are unfair due to the coloring. Mr. de Reynier said just the opposite. He doesn’t like the bright colors and said those colors cheapen. Lee asked Tim how to define excessive flood lighting of buildings? Tim said we could put a certain lumen limitation. Tim said Kevin Fehring has expertise in this area and could help us on that. Lee said this could be handled the same way that Tim has handled other things.
Motion by Lee Speidel that we approve the site plan review of the outlots using as a condition the Findings of Fact in the Staff Report, referencing the exhibits provided from the original shopping center site plan review with the addition of a second condition stating that there shall be no internally illuminated architectural features and that all lighting shall be down directional with no lighting element visible below the fixture. That it be certain that all roof top utilities be screened that this is done to assure that the spirit of Exhibit B is met. The outlot roof be either shingle or Kroger green metal.
Bob Giesse said he didn’t have any problem with the red roof but doesn’t like the awnings on Gold Star. Lee asked Tim if he has suggestions about the awnings. John Richardson said the awnings are mostly for signage. Lee said we should also add that the signage should meet original PUD requirements. Scott said we are not building the “Maisonette” and these are identifiable from their color. Lee said he wanted to amend his motion asked to remove the last line in the motion concerning roofs. Lee said we should replace that with the statement “that a single color of red be used.” Don de Reynier said it is garish.
Motion The final motion by Lee Speidel to approve Case #2002-843 as follows:
Motion by Lee Speidel that we approve the site plan review of the outlots using as a condition the Findings of Fact in the Staff Report, referencing the exhibits provided from the original shopping center site plan review with the addition of a second condition stating that there shall be no internally illuminated architectural features and that all lighting shall be down directional with no lighting element visible below the fixture. That it be certain that all roof top utilities be screened that this is done to assure that the spirit of Exhibit B is met and that a single color of red be used on the roofs.
Seconded by John Richardson
Mr. Daoud spoke up about his awnings and said they are important to the concept of his stores but he will make sure they are tastefully done. Lee said there is nothing about the awnings in the motion. Mr. Richardson said it was discussed but that was not in the motion.
Roll Call
S. Evans - yes
R. Giesse - yes
L. Speidel - yes
Don de Reynier - no
J. Richardson - yes
The motion was approved.
CASE 2002-844 Senior Housing, Stage 2 Site Plan Review
Staff Report Tim Hershner said the proposed 48 unit senior housing complex will be called Berry Wood. The facility will be located on Drake Road on 3 ½ acres which will be leased from the township. Tim pointed to a map and explained the location on the map and where they will have a retention area. These will be 1 bedroom units. The L shaped building is turned in a different direction from the first plan. The parking is out front or south of the building. The building sits down in the elevation and most of the 1st floor is below grade. Landscaping for buffering is planned behind the building. Due to construction some of the old trees will die. The plan is to keep the old trees and add some evergreen trees. On the staff recommendations, the first 4 are standard. Tim distributed a packet showing a final proposal. Tim referred to a required “conservation” area. The proposed building is 170 feet from the closest resident. Tim said Larry Weis has received a recent survey of the property showing easements for water lines and electric lines and the “conservation” area. Condition 5 requires a survey making sure that area is shown. Condition #6 is regarding internal circulation to the satisfaction of the Warren County Engineers and the DTFR. Condition #7 is for landscaping and screening from offsite residents. Condition #8 is on parking requirements and 48 parking spaces are shown but some of the seniors do not have a car. Condition #9 is in compliance with the Warren County Subdivision Regulations. Condition #10 on signage allows for a 15 square feet sign which shall be set back from the private road. Condition #11 regards lighting and states that lighting will be down directional at door exits in the roof overhangs except for emergency lights at the exits. Condition #12 limits the units to 48. Condition #13 requires submission of elevation drawings prior to final site plan or Stage 3 approval.
Lee Speidel discussed the space behind the building to the north of the building. Lee asked how many trees would come out. Tim said a number of trees will have to be removed. Tim said a third of the trees at the most in the 170 feet area will have to be removed. The challenge is to grade the soil downward from the building then go up 6 feet or more. Tim said just trees would work better than the mound and trees. John Richardson referred to an e-mail from Brian Cunningham.Tim said Mr. Cunningham was involved with meetings with the applicant. Doug Miller said in the Protective Covenants and Restrictions they call for 80% approval from the residents in order to make any decisions. Doug said 80% is very high and he is not sure he would recommend that figure.
Proponent Rick Pansier, Studio for Architecture, the question had to do with the building being 170 feet from the salt barn. The building was turned and this helps the Public Works Department. The parking lot is relocated. Mr. Pansier said the retention area will be redesigned and this should help the Simpson Creek Watershed. John Richardson asked the board for questions. Tim Hershner asked Mr. Pansier how he will prevent the back of the building from looking like barracks. Mr. Pansier said that on the back side there is a gable and brick and vinyl used, the same as the front of the building. John Richardson asked if there are porches. Mr. Pansier said there is just a central porch entrance. John Richardson closed this portion of the meeting and asked if there were any public who wanted to speak. He told them to give their name and address.
Concerned Citizens Ruth Eldridge, 8821 Columbia Road, asked how many units. John Richardson said 48 units. Will these units be families, couples, etc? Jake Siebert, Warren County Community Services, said the units will be designed for the elderly and most residents will be women. 90% will be single women. Mrs. Eldridge asked if there will be supervision of residents. Mr. Siebert said all the residents are capable of living alone. If a there is a need for some help Warren County could supply help or help the family to find a place more suitable for assisted living. Ms. Eldridge asked will the property taxes be the same as for other people in the area? Per Doug Miller, all government facilities are tax exempt. Ms. Eldridge asked how the traffic will be handled on Montgomery Road. Doug Miller said there are plans to widen Montgomery Road. ODOT will be doing that but not at this time. John Richardson said there are 48 spaces allowed for parking for the 48 units. Jake Siebert, said 50% of the residents do not own an automobile. Will their property taxes be abated? Doug Miller the property is exempt but the building would have some taxes. She again asked who is going to be responsible. Who will monitor? Mr. Siebert said there is a resident manager and Warren County Community Services will work with them. Mr. Siebert said the majority of the time the family realizes when more care is needed. If they can’t cook and keep the apartment clean then something would be done. Ms. Eldridge was concerned about the storm water run off to her property. John Richardson said they have a plan to manage the storm water.
Frank Grailer, 8835 & 8837 Columbia Road, Underwater Scuba, said he is concerned about storm water. He said he installed 3 pipes to help remove the water from his property. The last time the water was 6 inches from going into his building. He said he and Ms. Eldridge both have the problem. The water goes from their property under Columbia Road and then is directed to Landen Lake. John Richardson asked Tim Hershner if he thinks the situation will get better with the planned retention/detention area planned for the Senior Housing complex. The old system was not professionally planned and is inadequate. Tim said he isn’t sure what will happen. Rick Pansier said all the water east of Drake Drive runs east. In the past there was no set design. We don’t think the situation will get worse but we don’t know if there will be an improvement.
Julie Jamison, 3607 Greenhaven Way, asked who pays the taxes. Per Doug Miller the tenant pays. She asked what happens if trees die? She said due to the construction site trees could be damaged and die. She said it should be in writing that the dead trees be replaced. Tim said there is a provision for the conservation area to stay in its natural state. Tim said the construction area would be fenced off and we intend to set a limit to where they need to re-grade so the subcontractors know where to go. Tim said he is aware that soil mounded around tree trunks or driving on the roots can cause trees to die. She wanted to know what the materials for the building will look like. Scott Evans told her this board does not normally see any samples of materials. Tim said most of their buildings are all brick but now they break that up with other materials to make it look better. Mr. Pansier said there is medium grey roofing, red/orange brick, and white vinyl. He said samples could be brought in. The drawing is a pretty good. Ms. Jamison asked about an exterior stair well. Mr. Pansier said there is no exterior stairs. The stairs are inside. She complained about the way the township handles storm water and said that is why the Landen Lake bridge had to be replaced.
Diana Hallegin, 4071 Brookside, said that Anthem broke ground near her house and it is noisy. John Richardson said we can’t control that. She said she doesn’t want to hear that noise at 12:00 at night. Mr. Richardson said this not a zoning issue. Tim said she could call a deputy if the noise is bad at night. Doug Miller said he will bring her a copy of the noise resolution.
Marsha Sullivan, 3651 Stoneboat Court, read from the zoning code book to the board about the general welfare. She let the board know that she attends all the DT Trustee meetings, all the BZA meetings, and all the zoning commission meetings. She complained this board is not doing their job. She said staff didn’t give Lee Speidel his packet until yesterday. She said this board agreed to receive the packets the Thursday before each meeting which is on Monday. She said this board needs impact studies. She said they shouldn’t be making decisions without impact studies.
Brian Cunningham, 3591 Greenhaven Way, said he has been working with Doug Miller, Greg Horwedel, and Tim Hershner. This board tonight will be making a recommendation to the DT Trustees for their final decision. Tim said tonight this is not a legislative act but a recommendation to the trustees.
Brian Cunning ham said they should write a new description of the conservation area including the area on the north side of the Senior Housing Building. John Richardson said that Tim addressed that earlier. Brian insisted that a legal description must be written to describe the conservation area before Stage 3.
Mr. Cunningham asked if on the requirements for the detention area, are they taking into consideration the old pipe that is there? Mr. Pansier said on the drawing there is a catch basin and new pipes being installed to upgrade that situation. He said that old pipe does not work.
Mr. Cunningham asked about the sign to be installed on Drake Road. Mr. Pansier said the sign is 15 square feet and will have a ground mounted light to shine on each side. Mr. Cunningham said he is concerned about the lights from that sign and the protective covenant area. Mr. Pansier said the mounding and elevations should make the sign so much lower that the lights should not be a problem. Mr. Cunningham said a Townsley resident may have a problem. Mr. Pansier said that senior home is near the current public works area. Mr. Cunningham said the 150 foot conservation buffer would affect in this issue.
Mr. Cunningham asked about the lights on the building. Mr. Pansier said there are 3 entrance/exit areas. Technically there are 5 doors. There will be emergency lights at each of those which will not come on unless the power goes off. The regular lighting which is planned there is down directional and similar to standard residential lighting as Tim said earlier . The whole building is set up with a vestibule entrance. There is security for the residents. There was discussion on the parking lot lights. Mr. Pansier said the lights are 12 feet tall, down directional, and like residential coach lights. Brian said he is concerned how the lights would affect the residents. Tim said we are not so worried about the height as the down directional situation.
Mr. Cunningham was concerned about the types of evergreens planned to be used since White Pines die. He said this issue needs to be addressed. Mr. Pansier said they planned a mix of Norway Spruce and White Pine. He said he did not want one species since a disease could wipe out the whole thing. Mr. Pansier said he could suggest planting more Norway Spruce if there are concerns about White Pines. Mr. Cunningham thanked Warren County Community Services for working with the residents. Mr. Cunningham spoke for 20 minutes.
Dave Oriskovich, 3615 Stoneboat Court, asked if Exhibit B which has been referred to in the packet tonight is available for the residents to have? Doug Miller said they can have that. Mr. Oriskovich asked about lighting from the sign shining into Greenhaven Way. They said the distance would be 550 feet and doubted that would affect Greenhaven Way. Mr. Oriskovich asked if this is an un-engineered detention basin turned into an engineered detention basin? Mr. Pansier said this is correct and that this is a detention basin with a sediment pond.
Mr. Oriskovich asked if after Stage 2, would the trustees require a majority vote? Doug Miller said they should have called him on this. Mr. Oriskovich thanked the Warren County Community Services for working with the residents on this. Mr. Richardson asked for other people to come forward. There were no more residents who wanted to speak and he closed this portion of the case and asked for board discussion.
Discussion/Recommendation Don de Reynier said on the description of the conservation area, are we involved in that? Mr. Richardson said he didn’t think this board should make a decision on that. Tim said he just learned today that Larry Weis has received a survey. He said if we can use that, we will. There are some trees along the property line. Tim said before the final meeting, the staff would have to know the details on the conservation area. Tim said when that area is defined that would be in Exhibit B. Don de Reynier said the north area was included in that but Robert Giesse said that is a buffer anyway and nothing could be built in there. Mr. Giesse said with a buffer area, there is an obligation to maintain that area. Lee Speidel asked who owns that area.? Tim said it would be township owned and maintained. Tim said it will stay the way it has for the past 10 or more years. John Richardson asked if someone has a motion. Don de Reynier suggested a 14th condition be added concerning the conservation area. He said he is not sure that the conservation area should be extended east. Mr. de Reynier said it should be as shown. John Richardson said in the motion we should include in the buffering Condition #7, replacing the word “evergreen” with “mixed evergreens with the exclusion of White Pines.”
Motion Motion by Don de Reynier to approve the Stage 2 Site Plan, Case #2002-844 with the 13 conditions and adding Condition #14 stating “That the Conservation Area will be as shown as the grey area on the diagram and not be extended eastward. In Condition #7 replace the word “evergreen” with“ mixed evergreen plantings with the exclusion of White Pines.”
2nd by Scott Evans
Roll Call Don de Reynier - yes
J. Richardson - yes
S. Evans - yes
R. Giesse - yes
L. Speidel - no
The motion was approved.
CASE: 2002-841 201 Condominiums, Landen Farm Company, Columbia Rd., Stage 1
Rezoning from General Business to Residential-Multi-Family PUD
Staff Report Jenny Kaage gave details on the request to rezone 22.0458 acres from G-B to R-MF. The proposal is for 201 2-story town homes and 3-story flat condos. They plan a clubhouse and pool and there is additional green space. She said 9 acres is to be open space. There is the retention area and a 5.21 acre strip with electrical power lines running through it. Jenny said the DT Trustees are to determine the density which is 5.98 du/ac. Jenny read the 17 Findings of Fact. John Richardson asked about Condition #15 and it states that the DT Trustees should decide the maximum density. John said he had never seen that condition before in any previous cases. Scott Evans said that on the Warren County Regional Planning Conditions, #1 they ask Deerfield Township to address the issue of defining the “open space” where the power lines run through the property. John Richardson closed this portion and asked for the applicant to come forward. It was 11:00 PM.
Proponent Richard Young, Henderson & Bodwell, described the planned units which are 121 town homes and 80 flats. The overall density is 5.98 on approximately 22 acres which includes the power line easement. Part of the site, 6 acres, is already zoned R-MF. He said the 3 story buildings will appear to be 2 story from the front because the bottom unit is lower and they front on the lake. Mr. Young said that the section of Columbia Road where this is located is improved. He said he knows the township has been wanting to get sidewalks installed but due to a hill near the road the sidewalk would need a retaining wall. John Richardson asked the board for questions.
Lee Speidel said the whole plan looks like barracks and he asked Mr. Young if this sketch plan could be changed. Mr. Young said the rigidity of the plan is due to the economical marketing of the product. Tim said there is a landscape mound close to the south. Tim asked if they could put a landscape mound or landscaping along the southern property line. Mr. Young seemed favorable to that idea. Jenny asked about the billboard which is on the property. John Richardson asked for any public to come forward
.
Concerned Citizens Diana Hallegin, 4071 Brookside, said she spoke to an adjoining property owner and they said there is a lot of traffic at Columbia Road and Socialville-Fosters. Ms. Hallegin said she checked into that and learned that there are traffic counts from September, 2002. Landen Drive has 6300 cars per day. Columbia Road and Socialville-Fosters Roads have 10,000 to 12,000 cars per day.
Marsha Sullivan, 3651 Stoneboat Court, asked the board to get an impact study on the Kings Schools. She said the R-SF property nearby will be devalued. She asked the board to respond. John Richardson said he had no response. He said he agrees that he doesn’t have that information. Ms Sullivan said that the board did not have enough information to respond. She reminded the board of their responsibilities to the residents of the township. John Richardson closed this portion of the meeting.
Discussion/Recommendation Lee Speidel said the board should come up with a maximum density, the percentage of open space, building heights, and where on the space the buildings should be located. It should be specified that these are condominiums. Don de Reynier said we should specify that the condominiums be “owner occupied.” Doug Miller said you cannot do that. Doug said you can state that these are condominiums. Richard Young said a study was done years ago. It was shown that businesses generate more traffic than condos. Tim said this a special assessment district that made improvements to Columbia Road. The county engineer wanted to do more but the township restricted it to this part of ColumbiaRoad and the other parts of Columbia Road are restricted to 3 lanes. Tim said we could say that a traffic impact study will be done if it is recommended by the Warren County Engineer.
Tim said on Condition #7, we should scratch everything and put “9.9 acres shall be designated as common open space, at least one half of which is not a storm water detention or retention area, shall be developed.” John Richardson asked what is the density and Scott Evans said 5.98 will be fine. John Richardson asked him the size of the units and the price. Brad Austing, 1050 St. Paul Place, Towne Properties, said the town homes will be 1700-1800 square feet, and cost
$150,000 to $185,000. The flats are 1200-2000 square feet and start at $110,000. Mr. Austing said this is a good transition from the R-SF (Gatsby Green) since there are apartments (Island Club) and landominiums (The Ravines). He said the commercial area (the golf center) is a pocket behind this property. He said if a HOA is established that will take care of the green space. Tim said in some communities the condos must be registered at the State of Ohio. Don de Reynier said that 50% are not multi-family at all. Don said he wouldn’t like for half of this to end up as something other than residential like fast food or something. John asked for any other discussion. Lee said since you are replacing straight general business and rather high density apartments with medium density owner occupied condos, it is a plus. Lee said he didn’t like that commercial zoning there anyway. John asked him if he wants to make motion.
Motion Lee said that he moves that we recommend approval of the Landen Farms PUD rezoning with the Findings of Fact in the Staff Report established as 17 conditions with the following changes: #3 remove “at developer expense and approved” and add “if required”, #7 Delete old one and change to “9.9 acres shall be designated as common open space, at least half of which is not a detention or retention area. #15 Delete and change to “The site contains a maximum of 201 units._#18 The housing units must be condominium or fee simple. #19 There should be no other uses in this PUD except housing units which shall be recorded as condominiums 2nd John Richardson
Roll Call R. Giesse - yes
L. Speidel - yes
Don de Reynier - yes
J. Richardson - yes
Scott Evans - yes
The motion was approved.
Tim said the Trustees will hear this case at their second meeting in February, the 18th so there will be another zoning commission before that to review the resolution and make sure it is in the spirit of what you approved.
CASE: 2002-799 Deerfield Township Zoning Map Amendments
Motion by John Richardson to table this case until the next regularly scheduled Zoning Commission meeting._ 2nd Scott Evans
Roll Call R. Giesse yes, Don de Reynier yes, S. Evans yes, L. Speidel yes, J. Richardson yes
The motion was approved.
11:45 PM ADJOURNMENT
Motion to adjourn by Don de Reynier 2nd by Lee Speidel
Roll Call L. Speidel, yes, J. Richardson yes, R. Giesse yes, Don de Reynier yes, S. Evans yes
The motion was approved.