DEERFIELD TOWNSHIP Meeting at 4900 Parkway Drive, Suite 180

ZONING COMMISSION

7:00 PM – December 10, 2007

MINUTES

CALL TO ORDER:                    John Richardson, Chairperson

Roll Call Scott Evans, John Richardson, Don de Reynier, Matt Evans, and Alternate Cherry Linder were present.  Robert Giesse was absent with notice.

Minutes  Motion by Matt Evans to approve the minutes from 11/19/07 adding one line per Don de Reynier on Page 4 under Discussion & Recommendation,  “Mr. de Reyner said he felt that Wilkens Blvd. provided a good buffer between the Residential Single Family and non-residential areas.”  2nd by Matt Evans.

Roll Call The vote was all yes.

 

Joe Walker, Township Attorney, administered the oath to those giving testimony.

 

Case #2007-520 Site Plan Review for Lot #34 of Arbor Square PUD located along the west side of Arbor Square Drive

 

Staff Report Hayfaa Wadih explained the location and that the area was zoned O/W PUD.  She explained the zoning on the surrounding areas.  The plan showed 3 attached one story retail structures.  The largest building was 34,800 square feet for Jo Ann Fabrics.  They showed 285 parking spaces for the three buildings which was in compliance with the Deerfield Township Zoning Resolution.

 

She explained the entry points and signage plan.  Ms. Wadih said the total face area for the signage was 63.1 square feet in excess of what the Arbor Square PUD permitted.  She explained loading space and dumpster location.  She also told about the landscaping which was in compliance, lighting which was in compliance with the township code, and the exterior facade which the staff said the materials were complementary to the other structures in the PUD.

 

The Warren County Engineer had no concerns about the plan.  The Warren County Soil & Water Conservation Department reviewed the plan and said it met the criteria for approval.  The Deerfield Township Fire Rescue made two suggestions regarding turning radius for a school bus and a fire hydrant.

 

Ms. Wadih said there are recommended conditions from the staff in the event of approval.  John Richardson asked the board if they had questions for her.  There were none.  He asked for the proponent to come forward.

 

The staff recommended the following conditions:

 

  1. Adherence with all prior approved conditions and Resolutions applicable to the Arbor Square Development, except as herein modified.

 

  1. Prior to the issuance of Zoning Certificate, approval of site access and interior circulation by the Warren County Engineer, in conjunction with the Deerfield Township Fire Rescue, is required.

 

  1. Prior to the issuance of Zoning Certificate, a letter of approval of stormwater management and compliance with the Rules and Regulations for the Design of Stormwater Management Systems, as determined by the Warren County Engineer, is required.

 

  1. The developer will submit a letter demonstrating compliance with the Simpson Creek Storm Water Matrix.

 

  1. Compliance with the Ohio Environmental Protection Agency (OEPA), National Pollutant Discharge Elimination Systems (NPDES) permit for stormwater discharges associated with construction.

 

  1. Compliance with the Warren County Erosion and Sediment Control Regulations, as determined by the Warren County Soil & Water Conservation District.

 

  1. Prior to the issuance of Zoning Certificate, applicant shall secure and submit a letter of approval from Deerfield Township Fire Rescue.
  2. Detailed sign drawings are required prior to the issuance of Zoning Certificate; signs permitted as follow:

 

 

  1. All roof-top mechanicals and light wells shall be screened from public view by parapet walls and from the right-of-way.

 

  1. Dumpster enclosure material and color shall match the building material and color.

 

  1. Illumination level shall not exceed 0.2 footcandles along the public and private right-of-way to the north and east sides and to the west along the residential subdivision. The height of the light pole fixture shall not exceed 24 feet from the grade level.

 

  1. Compliance with the Warren County Subdivision Regulations, as applicable.

 

Proponent  Craig Kolb, 424 Wards-Corner Road, said he didn’t have much to say except that he was in agreement with all of the conditions as recommended by the staff except for Condition #8 regarding signage.  He said they would like to have more signage than what is allowed under the PUD.  He said this is going to be a premier store for Jo Ann Fabrics.  He said they are 60 square feet over the allowance and asked the board for their consideration regarding that.  John Richardson said there is no public to talk tonight.  He asked Hayfaa and Lois if there had been any variances given for anything else in the PUD.  The last to build was PetSmart and across the street on the other side of Socialville-Fosters some offices were built.

 

Discussion & Recommendation  Mr. Kolb said that he thought there was a variance on one of the outlots.  Don de Reynier asked if they had any plan to reduce anything on the signs?  Mr. Kolb said he thought they would reduce the total sign area.  Cherry Linder asked the size of the proposed Jo Ann Fabrics compared to PetSmart.  Mr. Kolb said it was 20% larger.  Scott Evans asked if they expect the traffic from Mason-Montgomery Road to see this sign.  Scott said that Jo Ann Fabrics is a destination store.  Cherry Linder said she disagreed.  As a customer of PetSmart she said she might stop by Jo Ann Fabrics.

 

Matt Evans said he wasn’t sure that the signage that is already there is in compliance.  John Richardson said the size is based on the square footage, which is 1 square foot for 1 lineal foot across the front of the building.  Matt said since there is no tenant on the side of Jo Ann Fabrics, could their sign sized be based on the whole frontage.  There was a lot of discussion and the board expressed that if they allow this larger sign, they could be setting a bad precedent for the rest of the building.  John Richardson said it doesn’t look bad since it is on a two story façade.

 

Matt Evans said there appears to be plenty of parking at the Arbor Square development, and he said he didn’t like on the plan those 6 parking spaces up against the walkway on the north end of the building. 

 

Don de Reynier said he believed that each tenant should be dealt with separately.  Aesthetically he said it looked fine.  Cherry Linder there may be some corporate ruling that they must keep those minor signs.  Lois said those four smaller signs total 80 square feet.  There was more board discussion.  John Richardson said he believed they should abide by the original PUD ruling.  Matt Evans said there should be a better way to calculate the signage because some signs are boxes and some are just lettering and they shouldn’t be calculated in the same way.  Cherry Linder said the larger sign could be accepted because the front looks like a two story building.  Lois McKnight said when Petsmart made their application the issue with signage didn’t come up.  John Richardson again said they should comply with 160 square feet.

 

Motion by Matt Evans to approve Case 2007-520 including the 12 Conditions as suggested by staff and adding an additional Condition #13 stating that “Eliminate the 6 spaces near Socialville-Fosters Road, adjacent to the sidewalk on the northern edge of the property which would reduce the parking requirement by 5 spaces”.  2nd  by_Don de Reynier.

Roll Call  Cherry Linder-Yes,  John Richardson-Yes,  Matt Evans-Yes, Don de Reynier-Yes, Scott Evans-Yes  The motion was approved.

 

New Business  Lois McKnight said there is at least one case for the January meeting.  She said the Comprehensive Planning Group has met several times and the next meeting will be in January.  She encouraged the Zoning Commission to attend if at all possible. 

 

Adjournment  Motion by John Richardson to adjourn.  2nd by_Don de Reynier. Roll Call  All Yes

                                                                                                                                                             G 12_10_07.MIN

 

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John Richardson, Chair Person                                  Date                       Marilyn Arnold, Secretary                       Date