MINUTES
CALL TO ORDER: John Richardson, Chairperson
ROLL CALL: Scott Evans, John Richardson, Robert Giesse, Don de Reynier, Matt Evans, and Alternate Cherry Linder were present. Also present was township legal advisor Daniel Hendy.
Minutes of Zoning Commission Meeting of 04/27/06
Roll Call Don de Reynier-Yes, Scott Evans-Abstained, John Richardson-Yes, Robert Giesse-Yes, Matt Evans-Yes Cherry Linder-Yes The motion was approved.
The oath was administered by Assistant Law Director, Daniel Hendy.
CASE 2006-164 Lot 23 Waterstone Boulevard, Stage 2, Preliminary Site Plan Review, Miller- Valentine Construction, Class “A” Office Bldg.
Staff Report Hayfaa Wadih explained the location of the 7.03 acre parcel and the zoning of the surrounding parcels. She gave details from the submitted plan about the 75,000 square feet office building 50 feet in height and explained where the building would be located on the property. She described the two curb cuts for access on Waterstone Boulevard. Ms. Wadih explained the pedestrian access and circulation on the network of walkways throughout the parking lots, around landscaped areas, and surrounding the building. The plan shows 279 parking spaces north of the building and 199 south of the building. The dumpster was shown to be located on a concrete pad at the southwest corner of the south parking lot. The lighting plan indicated six light poles 30 feet in height in the parking lot islands and seven fixtures 12 feet in height along the proposed walkways. Ms. Wadih described the landscaping plan
Agency Reports Warren County Regional Planning Commission gave approval subject to 14 conditions. The Warren County Engineer will require estimated traffic counts to be compared to the assumptions made in the original 1994 Traffic Impact Study of record. Warren County Water & Sewer reported that water and sanitary sewer service can be provided. Warren County Soil & Water Conservation indicated that prior to earth disturbance an erosion and sediment control plan must be presented and post construction stormwater will be addressed at the existing retention basin north of the site.
Staff Findings Ms. Wadih presented the staff findings. Elevations – She recommended the applicant use similar or better quality materials as shown on their drawing. Landscaping – No landscape plan was provided but their letter of intent indicated that mature existing trees will be preserved and the 15-20% open space requirement would be exceeded. The staff recommended that no clearing or earthmoving activity occur within 45 feet of the property line and that all trees greater than 6 inches in diameter be retained. Signage – Staff said that the signage must be in compliance with the Waterstone PUD signage requirements. Lighting – Staff suggested the light poles not exceed 24 feet. Parking & Access- The submitted plan exceeds our code in the number of parking spaces and staff requested they show location of handicapped parking spaces to be provided. Staff requested a letter of approval of site access and internal circulation from the Warren County Engineer’s Office in conjunction with Deerfield Township Fire Rescue prior to the issuance of a zoning permit. Ms. Wadih read the conditions as recommended by Staff.
John Richardson closed this portion of the meeting and asked for the applicant to come forward.
Proponent Jose Castrejon, 3700 Park 42, Cincinnati, OH 45241, Landscape Architect , McGill Smith Punshon, said that he appreciated the thorough Staff Report. He introduced Charlie Hammock and the development team. He said that they agreed with most of the staff suggestions. On some of the issues which have been covered in the Staff Report, regarding the handicapped parking, they have already included this parking on their latest site plan near the access to the building. They are in the process of developing the landscaping plan. They do want to maintain the buffer but he asked for 10 to 15 feet transition zone. Mr. Castrejon said along the parking lot area they want the buffer and they want to get rid of some of the bad plant materials and keep the good. He said there is a vegetative swale where water could be cleaned naturally. They used plant materials to divide the parking lot.
Mr. Castrejon asked for extra lighting to be part of the design. He said they agree to the 24 feet high light poles. Mr. Castrejon said they would like to use lighting fixtures with shields to light the building design features and to help the building be more visible from I-71 and Waterstone Boulevard. Mr. Castrejon explained the walkway system throughout the development and the provision for employees to go outside the complex. He said they would get the required letters from the various county agencies and Deerfield Township Fire Rescue.
Matt Evans asked about a deck which was shown on the plan. Mr. Castrejon said the deck would be there to provide outdoor space but it is not on their property and they must get permission from the property owner if they plan to build it there. Matt Evans told them that the deck could become an issue since it is not part of the subject property. He suggested they remove it from the drawing.
Matt Evans asked about a telephone utility easement. Mr. Castrejon said they would be allowed to encroach into it on the edge.
Matt Evans asked about signage being proposed on the building. Mr. Castrejon said the code allows for signage on the building and they hope to incorporate the sign into the façade of the building.
Mr. Castrejon said they want to create a landscape buffer while maintaining mature, quality 6 inch and larger trees with a transition zone of grading and utilities. He said they would have no problem working with staff on this.
Ms. McKnight said that staff suggested the 45 feet number for the buffer as a way to establish a measurable amount which could be enforced. Mr. Castrejon said if there is a 35 feet preservation area and a 50 feet buffer area it would work. He said more than 6 inches of fill would kill old trees. There was more discussion on the preservation area and the buffer.
John Richardson closed this portion of the meeting and asked for any public comments. There were none.
Board Discussion Matt Evans said we’re asking for 50 feet of buffering and the plan shows more parking than the township requirement. We only need 188 spaces. John Richardson said if you don’t provide enough parking they end up parking on the grass and they know their clientele. Cherry Linder said if you take out one row of parking spaces there is a lot of land in that strip.
Ms. Linder asked the applicant to come back and explain how he came up with the number of parking spaces. Jose Castrejon, 3700 Park 42, Cincinnati, OH 45241, Landscape Architect , McGill Smith Punshon, said there was no magic formula. He said they talk to their tenants and the folks who know the market. The minimum is not enough. Mr. Castrejon said they are required to have a 15 feet buffer but they wanted to have the vegetative swales and make it look nicer with the 20 feet wide islands. They wanted to provide those amenities to make it a more desirable, leasible space.
Matt Evans asked why the dumpster is so far from the building. Mr. Castrejon said he was trying to keep it away from the front door so it looks better even though it would be less convenient for the janitor.
There was discussion on the lighting. Charles Hammock, 3700 Park 42, Cinti., OH 45241, said the intention is to light the building and the parking and not have the lighting overflow into surrounding areas and I-71. Mr. Richardson said the lights should be shielded. He commended them for their plan for the parking lot stormwater run off.
Motion Motion by Matt Evans to approve Case 2006-164 including the 16 Conditions with a change to Condition #8 and Condition #11. 2nd _by Scott Evans
a. One sign per entrance;
b. One face per sign;
c. The maximum height shall not exceed 9 feet;
d. The maximum width shall not exceed 7 feet;
e. Materials shall be masonry base with vinyl face and aluminum trim in ‘PMS#3305 Green’ and ‘PMS#195 Red’ colors;
f. The letter of “Two Waterstone Place” shall be no higher than 9 inches;
g. The letters of tenant name shall be no higher than 3 ½ inches;
h. Ground mounted lighting for signage shall be prohibited
14. Submittal of detailed pedestrian circulation plan is required for Stage 3 submittal.
15. Prior to the issuance of zoning permit, applicant shall secure and submit a letter of approval from Deerfield Township Fire Rescue.
16. Filing fees for this project as well as bonding for erosion and sediment control is requested by Warren County Soil & Water Conservation district to be received before a building permit can be issued according to the county’s erosion and sediment control regulations.
Roll Call Scott Evans-Yes, John Richardson-Yes, Robert Giesse-Yes, Matt Evans-Yes, Don de Reynier-Yes. The motion was approved.
New Business Lois McKnight announced that Robert Giesse was appointed as a Zoning Commission member for another 5 year term.
Old Business
Zoning Resolution Update There was some discussion on when the Zoning Resolution will be revised and when the board can resume working on it. Ms. McKnight said the township will be hiring a firm to work on a new Comprehensive Plan this summer. That will be a beginning to the process of getting the Zoning Resolution revisions. Robert Giesse said the Zoning Code is a “living document” because it will always be changing.
Discussion was held on the process of amending the resolution and the proposed Comprehensive Plan. It as agreed that Staff would present to the Zoning Commission a time table for addressing the tw documents at the next regular meeting.
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John Richardson, Chairperson Date Marilyn Arnold, Secretary Date
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