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DEERFIELD TOWNSHIP DRAFT ZONING COMMISSION 7:00 PM – May 9, 2005 MINUTES DRAFT
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ORDER:
John Richardson, Chairman ROLL CALL: Scott Evans, John Richardson, Robert Giesse, Don de Reynier, Matt Evans, and Legal Advisor Andrew Gleason was present. .Alternate Leo Massaro came in at 7:05 PM. Minutes Minutes DT Zoning Commission Meeting of 4/11/05 Motion _by Scott Evans to approve the minutes of 4/11/05 as written. There was a 2nd _by Don de Reynier. Roll Call Don de Reynier-Yes, S. Evans-Yes, J. Richardson-Yes, R. Giesse-Yes, Matt Evans-Yes The motion was approved. Andrew Gleason swore those people in who would be giving testimony tonight. CASE 2005-230 Site Plan Review PNC Bank @ Shoppes of Deerfield South Staff Report Mayank Kumar showed a map of the site on the wall and explained the surrounding uses. He said the staff has suggested that any buildings being built after the Wal-Mart approval must have exterior appearance which would be attractive with the Wal-Mart design. Mr. Kumar showed a photo of the proposed building. He said this building has been designed with “Green Building” standards which means the building is environmentally friendly. He gave the Agency comments from Warren County Engineers, Warren County Water & Soil Conservation, and the Deerfield Township Fire Rescue. The amount of glass is slightly more than allowed but the staff didn’t see any problem with this. The staff recommended approval with 4 Conditions as follows: 1) Adherence with all prior approved regulations applicable to the subject property except as indicated in the conditions. 2) Applicant shall submit cut sheet for proposed wall mounted lighting fixtures. 3) The glass store front area shall be allowed as shown in Stage 3 submittal. 4) Color and texture of all proposed building materials
including brick, roofing material, cast cement finish, window and curtain
wall frames shall Mr. Kumar asked the board for any questions. Matt Evans asked if all mechanical units are screened. Mr. Kumar said yes. Mr. Richardson asked for the spokesperson to come forward. Proponent Frank Walters, Vice President PNC Realty Services, 620 Liberty Avenue, Pittsburgh, PA, said they are adding several branches in the greater Cincinnati area. He said all their buildings even the renovated ones will have all the guidelines of the US Green Councils. The building would be highly energy efficient. It is well insulated. Fifty per cent of the materials in the building are recyclable. He said even the carpet and furniture would be sent back to the manufacturer for recycling. There is a lot of highly efficient glass and the workers are able to see outside and have access to outside light. All of the construction debris is re-used. There are built in water conservation features and much landscaping. Mr. Walters said he would be willing to work with the board on the color scheme. John Richardson said they have no flexibility when it comes to color because of the PUD requirements. Mr. Walters asked if they could substitute silver color. John Richardson asked him if the silver is the color around the windows. Mr. Walters aid yes. There was discussion on the drive through and that the ATM is connected to the building. Mr. Walters said the ATM needs to be connected to the building to be more secure for both employees and customers. Bob Bailey, Bayer Becker Engineers, 700 Niles Road, Fairfield, OH 45014, told about the grade and that there must be a retaining wall. John Richardson asked for public comments. Concerned Citizens Diana Halligin, 4071 Brookside Court, Mason, OH 45040, had none of her usual comments on storm water management, but she commended this company for being willing to build something with consideration for the environmental affect. Steve Dragon, Vandecarr, 5027 Madison Road, Cinti., OH, pointed out that the PUD building requirement is not that the architectural material match Wal-Mart but that the materials be complimentary. John Richardson closed the public portion of the meeting and asked for board discussion. John Richardson asked Mayank if the plan for Wal-Mart in front of them is the final plan. Mayank said yes the drawing is very close. Don de Reynier asked if it should match, compatible, or complementary. Mayank read from the PUD requirements. Matt Evans said we don’t need a group of buildings which all look the same. Matt Evans said he had no problem with approving the silver color they requested. Mr. de Reynier and the other board members agreed. John Richardson asked if the brick is the same as the Wal-Mart theme. Motion Motion_by Don de Reynier to approve Case 2005-230 including the 4 Conditions from staff with changes to Condition #4. 4) Color and texture of all proposed building materials including brick, roofing material, cast cement finish, window
and curtain wall frames shall Roll Call Don de Reynier-Yes, S. Evans-Yes, J. Richardson-Yes, R. Giesse-Yes, Matt Evans-Yes The motion was approved. CASE 2005-229 Site Plan Review for Red Robin Restaurant @ Shoppes of Deerfield South Staff Report Mayank Kumar showed the location on the map. He described the plan for the 6,350 square feet restaurant plus the 575 square feet service area and 574 square feet patio, making a total 7,499 square feet. He explained the Erosion Control Plan and Stormwater run off plan. He gave the agency reports from the Warren County Engineer, Warren County Water & Soil Conservation, and Deerfield Township Fire Rescue. There were 5 issues from the staff which he explained such as trying to make the building color and design be more compatible with the Wal-Mart PUD design. Mr. Kumar said there are suggested modifications so the staff recommends tabling the case in order to allow time for the applicant to revise the plan to reflect the 5 suggested changes. Matt Evans asked Mr. Kumar to explain what the board is to do tonight. Proponent Steve Dragon, Vandecarr, 5027 Madison Road, Cinti., OH, said to start they would like to ask the board to consider this case tonight. Mr. Dragon said there are revised elevations for the board to view. This is a national restaurant chain and they have a certain look but he said they have changed the stucco to red brick in an attempt to be compatible with the Wal-Mart PUD. Mr. Dragon believes the revised elevation is compliant with the PUD. Wendy Paterno, Red Robin International, 630 Estelle Lane, Texas, said that Red Robin is looking forward to being part of the community. The restaurant is family oriented moderately priced. She said they are willing to work with the developer. She said the elevations dated April 8th which were submitted were, she thought in compliance with the requirements. She said they learned the materials suggested to match the Wal-Mart have changed. She said they came here tonight expecting approval. She showed the color of the brick and other materials which they plan to use. She distributed some color drawings and photos. She talked about the sign, which is the Red Robin Logo. She said the letters are 2 inches larger than the code allows and asked the board to allow that sign. John Richardson asked Matt Evans for his opinion since he is an architect. Matt Evans said since this is a square building, it would be difficult to put a metal roof on there. There was discussion on ways to make the roof look more like Wal-Mart. Don de Reynier asked about the calculations for the signs. Mayank read the sign requirement. Wendy said that they are not using as much square footage as allowed but the letters are 2 inches higher than allowed. The board said they didn’t have a problem with the sign. Don de Reyner was concerned that the building pad is extended to the storm water retention area to the east. Mayank said that he is waiting to hear from the county engineer’s office on that. Steve Dragon said they have been meeting with the engineer’s office. Wendy respectfully requested the board approve this tonight. John Richardson asked for any public who want to speak to come forward. There were none. He closed the public portion of the meeting and asked for more board discussion. Board Discussion Don de Reynier said he would like to see some color diagrams showing the features which were suggested tonight. John Richardson said he agreed. Scott Evans said we could vote on this tonight and allow the staff the final outcome. Scott said Lois and Mayank understand what the board desires. Lois said that she would like some specific direction from this board. John said that this board should give that direction in the motion. Steve Dragon said that there has been direction given from this board tonight without a picture. Lois said they should be able to get on the June agenda. Motion Motion _by John Richardson that we table Case 2005-229 to next month’s regularly scheduled meeting to acquire additional elevations and answer the questions which we have asked of the applicant. 2nd _Don de Reynier. Matt Evans told the applicant to not to adhere to exactly what he said. Matt said he was just giving some suggested ideas. Steve Dragon said they were asked to add brick, to raise the brick wall of the main building, to tie in the arch elements on the building elevation to the parafit wall and steel roof structure in a color that is compatible with the Wal-Mart colors, and to incorporate a compatible but differently colored brick that is shown on the wains coating which is shown on the front elevation. The board agreed that the signage plan as submitted was acceptable to them. Roll Call Matt Evans-Yes, Don de Reynier-Yes, S. Evans-Yes, J. Richardson-Yes, R. Giesse-Yes The motion was approved. CASE 2005-228 Site Plan Review for Bob Evans Restaurant @ Arbor Square PUD Staff Report Mayank Kumar explained the location of the proposed new restaurant on the 1.6 acres lot. He described the restaurant. A revised plan was prepared for tonight reflecting some suggested changes from the staff. The staff recommended approval with 7 conditions as follows: 1) Adherence with all prior approved regulations applicable to the subject property except as indicated in the conditions. 2) The realignment of the right-in / right-out access road shall be subject to review and approval from Warren County Engineer’s Office and Deerfield Township Trustees. There shall be modifications to the existing Arbor Square Drive striping per the satisfaction of Warren County Engineer’s Office at the developer’s expense. The future access drive to the west side of Arbor Square Drive shall align with the right-in / right-out access drive to be constructed with this plan. 3) Prior to issuance of Zoning Certificate, the applicant shall secure and submit approval letters from Warren County Engineer’s Office, Warren County Soil & Water Conservation District, Warren County Water & Sewer Department, Deerfield Township Fire Rescue, and Henderson & Bodwell. 4) The proposed building shall have three (3) front elevations – east, west, and north. The south elevation shall be the side elevation. There shall be no rear elevation. All front elevations shall be architecturally compatible with finished material. The building material shall be in compliance with the subtitle-2 “Building Materials” of Arbor Square of Deerfield Design Standards (Exhibit B). The submitted elevation drawings shall be modified to incorporate the following:
a) The red LED lighting along the entire parapet and the main entry feature shall be removed. b) The west elevation shall be improved by replicating building features of front elevation such as window awnings, false windows, and decorative wall mounted lighting fixtures. c) The freezer / cooler shown along west elevation shall be completely screened with brick fence wall along with a row of minimum five (5) feet high Blue Haven Juniper as shown on the landscaping plan. d) Nor trash cans shall be allowed along the west elevation. The proposed trash enclosure gate shown along west elevation shall be removed. e) The proposed wall pack fixtures shown on west elevation shall be replaced with decorative wall mounted lighting fixtures. 5) The Landscaping Plan shall be modified to include the following: a) A continuous row of trees planted @ 30 feet on-center along the perimeter with a row of bushes planted @ three (3) feet on-center between the trees. A variety of bushes including Burning Bush shall be included in the perimeter landscaping apart from the proposed Dense Yew. b) Planting beds along east and west side of the existing sidewalk along Mason-Montgomery Road. c) The dumpsters shall be completely screened with Scotch Pine trees and Burning Bushes by removing proposed Norway Spruce trees and Dense Yew. A minimum of four (4) Scotch Pines of minimum six (6) feet height shall be planted @ 10’ apart along with minimum of six (6) Burning Bushes of minimum three (3) feet high planted @ 3’ on-center between the trees. 6) The proposed Ground Mounted Sign shall be relocated southward with at least fifteen (15) feet setback from the edge of pavement of right-in / right-out access road. The proposed wall sign on the north elevation shall be
acceptable. 7) The standing seam metal shall be continuous over the entire elevated section. 8) Eifs shall be added to back of wall in lieu of horizontal siding. He said the flagpole is suggested being removed because no other outlots have a flagpole. Mr. Kumar said the applicant has submitted a revised elevation showing that the back of the building will be changed to meet the Condition 4b requirement. All other requirements in Condition 4 a-e have been done. After Mr. Kumar finished going over the 7 Conditions from the staff, Scott Evans asked Andrew Gleason if this board is allowed to make them remove the flagpole. Mr. Gleason said it is not prohibited. Mr. Richardson asked for the applicant to come forward. Proponent Rick Heekin, Bob Evans Restaurants, 3776 South High Street, Columbus, OH, distributed some information from his engineers. On the revised plan they have complied with the recommendations. They wanted the dumpster to be close to the building but the Warren County Engineers would not allow the dumpster to be there. He asked why they must put bushes between every single tree because the other people in the development have not done that. Mr. Kumar said he is trying to do what is in compliance with the code. Mr. Heekin said the one next door is not doing that. Mr. Kumar said that is a violation. Mr. Heekin said the planting beds east and west of the sidewalk are not being leased by Bob Evans Restaurant. Mr. Kumar said that he must indicate that on the plan, that they are not responsible for that. Mr. Heekin said he has flagpoles on all their properties and his company said they MUST have a flagpole. Mr. Heekin said the property right next to them has a flagpole. He asked to be allowed to put a directional sign for carry outs. It would not be lit. John Richardson asked for public comment. There was none. He closed the public portion of the meeting and asked for board discussion.
Board Discussion John Richardson asked if the ladder to the roof must be exposed. Matt Evans said all the buildings in Arbor Square have that on the back. Matt Evans said the back of the keyhole, parafit should covered with something else to make it look more finished. Motion Motion _by John Richardson to approve Case 2005-228 including the 7 Conditions from Staff, deleting #6, changing Condition 7 (now #6) and adding a new #7 and new #8. 2nd _by Scott Evans
6) The proposed Ground Mounted Sign shall be relocated southward with at least fifteen (15) feet setback from the edge of pavement of right-in / right-out access road. The proposed wall sign on the north elevation shall be
acceptable. 7) The standing seam metal shall be continuous over the entire elevated section. 8) Eifs shall be added to back of wall in lieu of horizontal siding.
Roll Call R. Giesse-Yes, Matt Evans-Yes, Don de Reynier-Yes, S. Evans-Yes, J. Richardson –Yes The motion was approved Zoning Text Amendment For Signage Mayank Kumar said the Zoning Commission drafted a text amendment. The staff prepared a memorandum. The WCRPC reviewed the text and approved it except for one item on the first page, Item 1B the last sentence which was added says, “a manual changeable copy sign may also be a wall sign or ground mounted sign”. The WCRPC recommended removal of that sentence but added at the end of the first sentence“wall signs and ground mounted signs” which is acceptable for us. Mr. Kumar said the staff recommends approval. John Richardson asked for any public to come forward. There was no public comment on this case. He closed the public portion of the meeting. John said the next step will go to the DTT for their approval. Motion Motion _by John Richardson to accept the Zoning Text Amenddment for Signage. 2nd _by Matt Evans Roll Call Don de Reynier-Yes, S. Evans-Yes J. Richardson-Yes, R. Giesse-Yes, Matt Evans-Yes The motion was approved.
OLD BUSINESS CASE 2005-029 Site Plan Review for Deerfield Commons Mr. Kumar said a Site Plan Review application was submitted for Deerfield Commons which was found incomplete. The contract with the property owners has expired and they have not been in agreement whether to renew the contract. (Motion to postpone Case 2005-029, Site Plan Review for Deerfield Commons until applicant submits sufficient information, no later than November, 2005, after which the application shall be denied.) Motion by John Richardson postpone Case 2005-029_to a date no later than November, 2005. 2nd by Scott Evans Roll Call S. Evans-Yes, J. Richardson-Yes, R. Giesse-Yes Matt Evans-Yes, Don de Reynier-Yes The motion was approved. NEW BUSINESS Lois McKnight said with regard to the Zoning Resolution Update, the staff is still waiting for revised comments from the consultant. The staff is not ready to have the hearing on June 23rd, so she asked the Law Director how it should be handled. Mr. Gleason said we need a motion to re-advertise for another date. Motion Motion by John Richardson to continue the proposed Zoning Code Update to June 27th, 2005, and that the staff do the legal ad for the case. 2nd by Matt Evans. Roll Call S. Evans-Yes, J. Richardson-Yes, R. Giesse-Yes Matt Evans-Yes, Don de Reynier-Yes The motion was approved. ADJOURNMENT Motion_to adjourn by John Richardson. 2nd by Scott Evans Motion approved. _____________________________________________________________ John Richardson, Chairman Date Marilyn Arnold, Secretary Date H
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