Members Present: Donald Atkinson, Thomas Lytle, Allen Kuck, David Prueter, and Zachary Ries. Others Present: Steve Grier, Veronica Judy Kethel, Gary Thornton, Jerry & Aggy Finfera, John & Julie Cunningham, Joe Bublick, Janet & Fred Beening, Brad Hertzfeld, Dan & Taryn Payne, Jack Witte, Bill May, Nick Lukachek, Mike Hanf, Thomas Redd, William Moll, Sharon Prueter, Melina Hoskins, Barbara Szymaniak, David & Liz Brown, Rodger Hutchinson, John & Debbie Richard, Administrator Jordan Daugherty, Public Service Director Steve Pilcher, and Deputy Fire Chief Jason Francis.
At 7:00 pm, Thomas Lytle called the meeting to order. He introduced the Planning Commission members, reminded the audience that they should sign in, and informed them that the meeting was being audio recorded. He stated that there would be time for audience comments and they would be required to give name and address for the record.
Don Atkinson moved to approve the March 6, 2017, Planning Commission meeting minutes. David Prueter seconded the motion. 5 ayes.
Chair Lytle stated the main agenda item was to review and discuss a preliminary drawing for Witte’s Walk (17 lots) and Sullivan’s Farm (12 lots) submitted by JCW Development, Ltd., for new subdivisions on west side of Cemetery Road. Mr. Jack Witte and Mr. Bill Moll are present to make a presentation on the development.
A prior review of this property and proposed subdivision was done in February. The Planning Commission would now like an overview of the newest preliminary drawing. Jack Witte stated that he has lived at 6156 Cemetery Road for 58 years. Bill Moll, the engineer for this project lives at 10141 Blue Creek North. Mr. Witte has built 3 subdivisions in Whitehouse: Claystone, Blue Prairie, and Blue Creek Gardens. These parcels are owned by his mother and sister and they have decided develop them. At the preliminary meeting in February, he was stuck out of town and was not able to attend. From the comments at that meeting, he has made adjustments to the plan.
The main road, Witte Lane, essentially mimics the current driveway that comes in along the lake, just a little further into the field. The proposed cul de sac is in front of the Yoder house. There are a total of 17 lots, including the original houses owned by his mother and sister. This would basically stay a family compound. Family members will build additional houses. He’s requesting S-1 zoning for this portion of the subdivision which is the largest in the village. All lots will be over an acre.
The section known as Sullivan’s Farm, will have one entrance, Argo Road, named after his grandfather. He is requesting an R-1 zone, another large lot subdivision with lots all over 20,000 square feet. Birch Pointe Farms and Blue Prairie are zoned R-1 and are similar to this proposal. This will look like a continuation of the Claystone subdivision to the north.
The changes that have been made since the February submittal include: moving the street so it doesn’t cross to the north of Disher ditch, with no connections over the creek. This should help with the cut-through traffic and the amount of traffic that will come out onto Cemetery Road. Also adjusted Argo Road so that it comes out on Cemetery Road a little closer to the bike trail. This places it coming out across from a long driveway going in the woods.
Don Atkinson: How much reduction in traffic will be accomplished by not crossing the ditch? Mr. Witte: We originally projected this drawing as “what could happen”. Janice Witte owns 30 acres on the north side of the ditch. R-2 matches the Whitehouse Valley subdivision. 30 lots would empty into it from the stub-street and Weckerly Road. Property that fronts Cemetery Road would also have an outlet onto Logan Street to the west (south of the ditch).
Inaudible – too much side discussion.
Mr. Witte stated that the land use plans have always shown a street from Cemetery Road to Logan Street, and that’s what Argo Road would do, through the next 36 acres. He explained the map, ditch locations, streets, and projections that they had, but added that it could change.
Thomas Redd, 10240 Blue Ridge North: Does no one see that everyone is going to drive thru those neighborhoods and all that traffic is going to spill onto Cemetery Road?
Chair Tom Lytle: Preliminary plat is out in the public for review. You are showing 1/3 of the total acreage that you have. The issue is that how it is developed affects the density and traffic. Mr. Witte stated S-1 and R-1 districts right now, not asking for the future. Mr. Lytle: We’ve had other subdivisions, like Steeplechase, that showed all plats in the beginning, the overall plan, zoning was established, we know what it was going to look like and what zoning was requested.
Mr. Witte stated whoever develops this property in the future would have to come before PC and ask for the zoning. He currently has it as S-1, he annexed it all into the Village. He will more than likely will not be the one finishing it in the end.
Lytle: I understand that, but we have to have some plan. Witte: The land use plan has been discussed for years and years; it’s always been planned as residential. Years ago, the administrator wanted to put industrial and commercial there, but the Wittes didn’t want that.
Lytle: The Planning Commission and village support what you’re doing, but it’s how it’s done is the concern.
Witte: I have 5 possible entrances into that subdivision. Discussion followed on how to connect or not connect to other streets and subdivisions.
Lytle: We want to see what will be further to the west on Argo, will it tie into the other cul de sac? Witte: No, that won’t happen. If so, he’ll put R-2, R-3, and R-4 off of Logan. Lytle: I’d like a connection to SR64. Could Witte buy a strip of land from Can Company to connect? Discussion followed concerning changing to R-2 to match up with Blue Creek Farms.
Steve Grier, 10015 Rupp Road: Concerned with traffic on Rupp Road, from people cutting across to Finzel for easier access to 64, which already happens. How can you channel traffic away from Rupp Road in the future? Depending on Planning Commission to make the right decisions for the future. Doesn’t have an issue this with these few houses, has a big issue with more houses in the future.
Janet Beening, 6325 Cemetery Road: Concerned with kids walking to school with more traffic. Mr. Witte: Stressed that sidewalks will be installed on Cemetery Road along with sanitary sewers and other improvements.
Allen Kuck: Stated he lives on N. Texas Street and even with the 40-50 homes in Birch Point, 40 in his subdivision, and 35 more coming in The Preserve, he does not have an issue with those feeding out onto N. Texas. The traffic is not bad and has not affected his lifestyle at all, they walk and ride bikes on the road.
Nick Lakachek, 6520 Cemetery Road: Thinks Jack Witte has done wonderful developments in Whitehouse, brought many people to town, and feels this will be a gorgeous neighborhood. What deemed the roundabout at Finzel? Wants to see this JCW development, but what is the Village going to do about the roads?
Mayor Atkinson: Planning Commission does not consider the construction of roadways. We won’t entertain that question. Lakachek: Isn’t that what we’re here for, to plan the development of town? Atkinson: We don’t know when ODOT schedules paving of the roads.
Brad Hertzfeld, 8765 Heller Road: Everything Witte does is top notch. He has stated that Argo will go all the way through, what’s the hangup? Witte: The Village has rules about the lengths of streets and cul de sacs (600 feet long). He then mentioned that there are other long cul de sacs in the Village.
Witte: Has always deemed that Argo would go all the way through. The land use plan says Logan Street should go all the way to Cemetery. He doesn’t know how it will get there right now, but has several ideas. It will have curves so that it’s not a race track for kids to race through.
Zachary Ries: Is concerned that Mr. Witte doesn’t want to discuss the future plans. Witte: How can we continue discussing something that might happen 20 years in the future?
David Prueter: Wants to see what’s on the western side of Argo, has concerns with the density. Wants to see how many lots will be put back there. Right now Cemetery Road will have to take the burden.
Discussion followed as to what zoning district annexed property comes in as. Is it S-1 or A-1?
John Cunningham, 6333 Cemetery Road: He presented to Council back in April. He understands that the Witte, Sullivan and Yoder families don’t want people driving by their homes. He has a problem with everyone going out Cemetery Road to get wherever they’re going. Weckerly Road would help alleviate some of the problems if an entrance went there. Need to find another way. Can variances be granted for the cul de sacs.
Unknown person: What phase would connect to Logan Street? Witte: It would be at the very end.
Joe Bublick, 10110 Bridle Court: We want the whole picture, your name is on the land now (inaudible)
Liz Brown, 6341 Cemetery Road: Just moved in 5 months ago, her driveway is across from Argo Road. Would like PC to make sure entire development is totally developed and looked at before approved because if Argo Road is the main road, they will never get out of their driveway. Much easier to make decisions ahead of time rather than trying to react afterwards and fix something later. Now is the time to think through and decide what’s best. Feels entire subdivision needs to be drawn out with roads shown – put on hold until everything is decided.
Discussed whether a bridge should be over Logan Street or Argo Road. Why can’t there be a connection to Weckerly?
Allen Kuck: What is the next plat/phase? Jack Witte: Another 12-14 lots along Argo, zoned R-1. Then road goes north, probably the next phase, would have 18-20 lots.
Gary Thrornton, 10261 Blue Ridge Drive N: We need a plan, we know it’s going to be developed. What is the resident/population count right now in Whitehouse? Jordan Daugherty: Approximately 4,850. Thornton: Do you want to be a city? We love it here, but we have a lot to lose by approving a lot of developments and becoming a city.
Unknown: Explain the detention pond and how that would look. Jack Witte: It’s engineered to drain the existing water runoff. Then detain for black top runoff for a certain amount of time. Lucas County has rules (inaudible).
Discussed flooding in the past, Disher Ditch needs to be cleared and cut out now. Edison poles are in the way, how are you going to drain and meter the water?
Bill Moll: We can deepen the ditch on the north side. No flood plain on that property.
Thomas Redd, 10240 Blue Ridge Drive N: Are you bringing dirt in to fill the field – 90% of time it’s flooded after a rain. Tom Lytle: He will put in storm sewers. Jack Witte: I previously explained detaining and metering water.
Thomas Redd: Concerned with water near the bike trail – kids can fall off into deep water. Don Atkinson: We’ve pretty much discussed this in the past. Steve Pilcher can answer questions.
Thomas Redd: That’s not a ditch on the south side of the bike trail – it’s left from the old railroad. Shouldn’t dump more water there. Don Atkinson: I think this will take care of the water issue. Steve Pilcher: This is a preliminary plan, if approved, we would work with our engineer, Mr. Moll, and Jack Witte to make sure final plans will accommodate what they want to do. Preliminary might show dumping into old rail road ditch, but that might not happen in the final plans. EPA has to approve everything.
Mike Redd: If it does go under the bike path, how do you rectify with Toledo Edison? The ground cannot be altered, he’s already asked TE. Thinks it should run it across the new property, not under the bike path.
Tom Lytle: They could do directional boring underneath which would not disturb bike trail.
Agnes Finfera: Is the pond across from their property a detention pond? Answer: Retention pond, not standing water. Finfera: Who will be responsible for maintenance of ponds? Jack Witte: They are common grounds taken care of by the residents with deed restrictions.
Mike Redd: How many water fountains? Jack Witte: None.
Jerry Finfera: Does maintaining mean allowing cattails to grow? What means maintaining, cutting grass, or cutting down trees and cattails? Jack Witte: They will be maintained in a proper way – Village has remedies for that. Much discussion on tall grass.
Mike Redd: Explain metered water. Jack Witte: Basically water can run through a pipe with a normal rain, big rain water spreads out in the pond, retains until it can get out of the small pipe – metered over a period of time. He can detain in multiple spots with smaller ponds. Jack Witte: It’s the entryway, I want it to look nice with landscaping.
Mike Redd: Whitehouse is growing by leaps and bounds. Be proactive and do this right, disperse the traffic in the correct way.
Bill Moll: The drawing you’re looking at, with all the lots, was given to the Village in a preliminary discussion. He did it to give Jack Witte a preliminary look at how many lots and to discuss lift station size. Tom Lytle: It was a public record and people asked for it. The Village had to give it to them. We are all concerned with what it will look like. Now they’re only showing 1/3 of the entire area. Moll: They can appreciate the outlet situation, using every available way. Right now its S-1, if you want to see what it would look like, divided these large lots by 3. This would take it from 180 to about 60 lots, if no zoning changes were made with today’s zoning rules.
Bill Moll: It would be in front of this group again and then council for a zoning change.
Tom Lytle: Would they be willing to end Argo Road in a cul de sac? Jack Witte: Yes if I still have access on Logan and Whitehouse Valley, no reason to run Argo all the way through. Divided land in half, with half going to Cemetery and half to the west. It would change the type of housing – off of Logan would not be R-1. Apartments all around it, with industrial to get to it.
Tom Lytle: Request for a traffic study has been commissioned for 64 and Cemetery Road. The contract has been let, but study has to take place in the fall because school has already been out for the summer. He doesn’t think Shayni or Logan are the right access. Again he personally feels there has to be a connection to somewhere. Logan goes downtown and Weckerly… doesn’t solve anything. Talked through the density somewhat as far as zoning. Are you looking for a vote on this tonight for approval? Jack Witte: Yes, that was the goal. We have it in two different parcels, could break it down.
Don Atkinson: Explain the two parcels. Jack Witte: Witte’s Walk is one and Sullivan’s Farm is the second subdivision. Don Atkinson: Are you asking for a separate vote on each one? Witte: Yes, if you want to take one tonight.
Tom Lytle: Let’s look at staff report for Witte’s Walk. What’s the feeling? Don Atkinson, Allen Kuck and Zachary Ries all agreed that they were in favor of approving that.
David Prueter: Is concerned with what they ultimately do with Argo Road. If we approve Witte’s Walk, how do we connect or loop? If we approve this, we’re basically locked in and what are we going to do with it?
Jack Witte: Doesn’t want a connection from Witte’s Walk to another street. Acre lots that have a rural, country free. Not an urban feel. A sense of privacy to that street. Houses will be $500,000 + on expensive lots. Sense of security without a through street.
Jack Witte: We can loop Argo, but not into Witte’s Way.
Tom Lytle: Concerned with the long street, it’s longer than zoning allows. Jack Witte: Showed Claystone subdivision, which is want he wants to do here. Discussed options. Doesn’t want to go north of the ditch onto Shayni, because it would go to Whitehouse Valley, then to Weckerly. Discussed two ways to get to SR64 – by the fire station or through the Sullivan property to 64. Much discussion.
Jack Witte: I can sit here all night and agree, I’m not asking for Argo tonight. Only asking for 12 lots. He’ll agree to not connect the two subdivisions, but that’s not to say that if it gets sold and they want an entirely different thing. Let’s run though bullet points for just Witte’s Walk. Asking for S-1 zoning, 1 acre lots, that’s what we want. High end housing, very low traffic with only 16 houses that would feed onto Cemetery Road.
Allen Kuck: Will it have any impact on the traffic study, if these lots are already on the books? Does it affect the result of the study knowing that the additional lots are on the books?
Inaudible discussion along Planning Commission members.
Don Atkinson moved to move forward with Witte’s Walk and table Sullivan’s Farm. David Prueter seconded the Motion. Motion passed 4-1 (Kuck).
Discussed, cul de sacing, can’t determine what will happen in the future. This gives us a chance to work with Jack Witte for cul de sac location, will have a traffic study done this fall. Would need a lift station in the future with more houses. Don’t want entire 80 acres emptying onto Cemetery Road.
Motion by Don Atkinson, seconded by Zachary Ries to adjourn. 5-0. Meeting adjourned at 8:55 pm.
MINUTES OF THE PLANNING COMMISSION VILLAGE OF WHITEHORSE, LUCAS COUNTY, OHIO
March 6, 2017
Members Present: Donald Atkinson, Thomas Lytle, David Prueter, and Zachary Ries. Absent: Allen Kuck. Others Present: John and Julie Cunningham, Liz Brown, Ray and Melinda Hoskins, Jerry and Aggy Finfera, Don Flenner, Steve Pilcher-Service Director, Jordan Daugherty-Village Administrator, and Barbara Knisely-Community Development Coordinator.
At 7:00 pm, Thomas Lytle called the meeting to order.
David Prueter moved to approve the February 6, 2017, Planning Commission meeting minutes as amended. Zachary Ries seconded the motion. 5 ayes.
Chair Lytle stated the only agenda item was to review the application for a renewal of the Preliminary Plat for Steeplechase Plat 5, as submitted by developer Don Flenner, Hallmark Development Co., LLC, for 24 single family lots. Mr. Lytle stated he would like to go over Staff Report No. 02-2017, line by line and then answer any questions or concerns.
Items 1 and 2: Informational.
Items 3 and 4: Developer/Engineer confirmed that all lots meet the required 15,000 sf minimum and have the required 90 foot frontage at the building line.
Item 5: Informational
Item 6: Mr. Flenner will instruct contractors to use the Dutch Road entrance.
Item 7: Mr. Flenner understands the street tree requirements and will meet with the Tree Commission.
Item 8: Mr. Flenner will provide a street lighting plan to the Village.
Item 9: Mr. Flenner agrees with inspection process during construction.
Items 10 and 11: Mr. Flenner agrees with the bond and escrow requirements.
Item 12: Mr. Flenner understands the newly adopted OEPA regulations and the National Pollution Elimination Systems permit coverage required along with the Erosion and Sediment Control Standards and Ohio Rainwater & Land Development manuals and procedures.
Item 14: The width of the cul de sac was confirmed at 140 feet.
Items 15 and 16: All materials and fittings will be made in the USA and “as built” plans will be submitted to the Village when completed.
Item 17: Mr. Flenner will work with the AW School Board to prepare and finalize a maintenance agreement plan for the detention pond located on the north-eastern edge of the Steeplechase Subdivision. Mr. Pilcher and Village Staff are happy to work with him to accomplish this.
Chair Lytle then asked if the PC members had any additional questions – there were none.
Mr. Flenner confirmed that the street names on the drawing had been corrected to conform to what was filed with the Lucas County Auditor’s office and agreed that all other conditions would be met.
Don Atkinson moved and David Prueter seconded the motion to approve the application for a renewal of the preliminary plat for Steeplechase Plat 5. 4 ayes.
Chair Lytle asked for an update on the Witte annexation and proposed subdivision on Cemetery Road. Administrator Daugherty confirmed that the annexation had not been finalized / accepted by Village Council as of March 6, 2017. After the annexation is accepted, there is a 60 day waiting period before it is finalized, which puts the date at approximately mid-May 2017.
With no further business to come before the Board, Motion by David Prueter, seconded by Zachary Ries to adjourn. 4 ayes. Meeting adjourned at 7:18 pm.
Community Development Coordinator
Members Present: Donald Atkinson, Allen Kuck, Thomas Lytle, David Prueter, and Zachary Ries. Absent: None. Others Present: Tim Yoder, Bill Moll, Art and Gina Zoller, Kory Yoder, Fred and Janet Beening, Angela D’Amore, David Brigham, Tenley Petersen, Dawyn M. Boyer, John and Julie Cunningham, Ray and Melinda Hoskins, Lizbeth and David Brown, Sharon Prueter, Pat and Do Kwiatkowski, Jerry and Aggy Finfera, Karen Gerhardinger, Steve Saneholtz, Bill May, Steve Pilcher-Service Director, Jordan Daugherty-Village Administrator, and Barbara Knisely-Community Development Coordinator.
At 7:01 pm, Thomas Lytle called the meeting to order and introduced the Planning Commission members.
Motion by Donald Atkinson, seconded by Allen Kuck to nominate Thomas Lytle as Chair for the 2017 calendar year. 5 ayes
Motion by David Prueter, seconded by Don Atkinson to nominate Allen Kuck as Vice Chair for the 2017 calendar year. 5 ayes
Motion by Zachary Ries, seconded by Don Atkinson to nominate David Prueter as Secretary for the 2017 calendar year. 5 ayes
Motion by Allen Kuck, seconded by Zachary Ries to approve the Minutes from the November 11, 2016, meeting as written. 5 ayes
The only Agenda item was to engage in a general discussion of a Preliminary Plat for a proposed subdivision off Cemetery Road submitted by JCW Development, Ltd. Chair Lytle explained that the majority of the land was not currently in the Village but was the matter of an annexation petition. He briefly explained the timeline of events that will occur prior to any final approval of the proposed subdivision:
- The property must be annexed – will likely go before the Lucas County Commissioners at a February 21, 2017, meeting.
- Whitehouse Council must approve the annexation – will take approximately 60 days.
- The property must be rezoned to fit the zoning classification being requested – approximately 60 days.
- Final approval
Chair Lytle stated that 79 acres were involved in the annexation procedure, but only 39 acres are shown on this preliminary drawing to be developed. What is their vision for the remaining acres?
Bill Moll, Engineer for the Witte family, stated that he has drawn out several plats. They are annexing all the property now to come in at the S-1 zoning classification. Portions of the property will be rezoned to R-1 zoning with
1 acre lots approximately 1/2 acre lots. He envisions a total of 180 lots when the entire property is built out, but that will be years from now. The 30 lots they are requesting now will be hooked into the current sanitary sewer running along Cemetery Road.
A lift station will be required for the remaining plots, which will be very expensive to build. The storm sewers will drain into the ditch and ponds. Smaller lots will be requested to the west, near the apartments on Field Avenue. They are proposing two roads into the subdivision on Cemetery Road, with connections in the future to Shayni Lane in Whitehouse Valley and Logan Street to connect to the downtown.
Sullivan’s Quay Discussion – S-1 zoning, 16 lots
Chair Lytle asked why S-1 lots instead of R-1 lots. Mr. Moll replied they want large estate lots. Mr. Lytle added that they could still have large lots even if it was zoned R-1.
- Lots 1 and 2 would have Cemetery Road addresses
- Lot 3 and 16 would have a Sullivan’s Quay address
- Lot 4 is odd shaped, but does meet the 150’ frontage at the building line
- Lot 9 will be retained by the family and will not be built on for some time. It will require an individual lift station when developed.
- Don’t want to connect Sullivan’s Quay to another street – want to keep it as private as possible. Family members will live on these estate lots. With only 16 lots, there won’t be much traffic generated.
- Developer intends to put a “t” at the end of Argo Road until it is extended for future development.
- Argo Road ends now because a lift station will be needed in the future as additional lots are sold and homes are built.
- Lot B, storm water detention pond will drain into Disher Ditch.
- Mr. Pilcher stated he does not know the condition of Cemetery Road sanitary sewer since it is currently located in Waterville Township and not under his jurisdiction. It’s possible, it will need attention which will be the responsibility of the developer. Mr. Moll stated they are willing to make any replacement/updates to help with the flooding.
- Mr. Moll stated the developer is willing to install sidewalks along Cemetery Road across the entire frontage of Sullivan’s Quay and Sullivan’s Farm. They do not intend to place internal sidewalks on the large estate lots in Sullivan’s Quay, since Village code does not require them.
- Argo Road will have internal sidewalks.
- They did look into moving/rerouting Disher Ditch, but that was not allowed by the EPA.
- Do not plan on connecting internal sidewalks to the Wabash Cannonball Trail at this time, but have planned several connections in future plats to the west.
Much discussion followed concerning the additional traffic onto Cemetery Road since most people living in the subdivision will head east out of town on Route 64 to Route 24. Mr. Moll stated that additional plats will connect to Shayni Lane and Logan Street and people will be able to enter and exit the subdivision from that direction also. Discussed if a road could be built out of the subdivision to Weckerly Road or directly to Route 64/Waterville Street. Main concerns are traffic on Cemetery Road, with three existing subdivisions already exiting onto it exclusively.
Developer understands that street tree and street light plans will need to be submitted later in the process. Mr. Moll stated Mr. Witte is currently looking into getting natural gas lines run to the proposed subdivision.
Discussed purpose and explanation of how detention ponds work. Mr. Pilcher explained that the EPA wants to slow down and detain runoff from streets and roof tops. The detention areas, are slowly metered out into a ditch or pond. The current flooding problem is created in the spring when the fields thaw and melt and water quickly drains. He feels certain the storm sewer on Cemetery Road will need some work to update it. Easements will need to be obtained from the properties that are currently located in the Township.
Mr. Moll stated Lot AA detention area will be metered into the south side of the Wabash Cannonball Trail by way of a culvert under the trail.
Mr. Prueter stated there is pooling water in the farm field now. Mr. Moll said that he would do additional research but believes most of the water will go into the existing lake in Sullivan’s Quay.
Mr. Moll stated that Homeowner Associations will be formed for both plats and they will be responsible for the maintenance of the lake and detention areas. The lake will be privately owned and used exclusively by the 16 lots in Sullivan’s Quay.
Sullivan’s Farm discussion – R-1 zoning, 14 lots
Mr. Moll confirmed all lots will have the 100’ frontage at the building line, but it was inadvertently left off the preliminary drawing. He also confirmed that all lots will meet the minimum 20,000 square foot total area.
- Lot 1 will have a Cemetery Road address.
- Lots 2 and 14 will have Argo Road addresses.
- Street tree and street light plans will be submitted later.
- A “t” turnaround will be installed on Argo Road for emergency vehicles
- Cluster mail boxes are now required by the post office and individual mail boxes are not allowed in front of each resident.
With no other questions from the Planning Commission members, Chair Lytle opened the floor to the audience. He reminded them that they must state their name and address before speaking.
Julie Cunningham, 6333 Cemetery: She and Jerry Finfera are representing 7 couples on the east side of Cemetery Road. With many children and grandchildren in the neighborhood, they are concerned with safety. She read aloud a statement, that is attached as Exhibit A to these Minutes.
Jerry Finfera, 6261 Cemetery: Lives just south of Sullivan’s Quay entrance onto Cemetery Road and is concerned with the flooding. He has lived there for 40 years and water has come up to his garage and he is concerned with additional runoff. Mr. Moll said the drainage from the field won’t go onto Cemetery Road because it will be diverted into the detention areas and metered out slowly. Mr. Finfera believes the flooding will get worse instead of better. Mr. Finfera read reports from the National Climate Assessment Report concerning future rainfall estimated reports (Exhibit B, attached).
Mr. Finfera suggested that the roadway be moved approximately 80 feet to the north so that it is across from a vacant lot instead of a residence. Mr. Kuck asked if the roadway can’t be moved, could they put in a larger pipe and detention pond area. Mr. Moll confirmed that could be done.
Mayor Atkinson stated that he has had problems with flooding at his personal residence after a subdivision was built, so he understands these concerns. He confirmed that he can see low spots in the farm field and asked Mr. Pilcher if the detention ponds are properly engineered, will it help with the flooding. Mr. Pilcher stated that it will help if they are properly designed. Mr. Moll stated that water will be diverted to the existing lake, Disher Ditch and the detention ponds, and he believes it will reduce the water going onto Cemetery Road. Mr. Pilcher added that the Village Engineer and County Engineer will look at the design and calculations before signing off on the final plat.
Dawyn Boyer, 10262 Rue du Lac: Her subdivision is located to the north of this proposed subdivision. She feels her street was poorly designed and the water does not drain properly into the lake and causes flooding.
Agnes Finfera, 6261 Cemetery: Has lived there for 40 years and is concerned with the amount of traffic already on Cemetery Road coming from the three existing subdivisions. During certain periods of the day, she can’t get out of her driveway because of all the traffic. She feels this subdivision should have access onto Weckerly Road to ease problems on the already congested Cemetery Road.
Tim Yoder, 6200 Cemetery Road: Has lived there for 36 years and his wife and her family own the property where this proposed subdivision is located. He stated they will continue to live there and the 16 lots in Sullivan’s Quay are intended for family members. He apologized that his brother-in-law, Jack Witte, could not be present tonight but had a mix-up with his travel plans. He encouraged the neighbors to contact Mr. Witte directly to talk to him about their concerns.
John Cunningham, 6333 Cemetery: Stated he has tried to speak to Mr. Witte on several occasions, but does not receive return phone calls. He wants to encourage Mr. Witte to be a good neighbor and consider moving the roads and working together as neighbors should.
Zac Ries, 7309 Crabapple: Mr. Ries asked to speak as a resident and not a Planning Commission member. He feels that this subdivision is a great opportunity for Whitehouse to grow and encourage young professionals and young families to move here. He added that growth is going to happen with our excellent school system and location regardless of how neighbors feel about particular things.
David Bringham, 6309 Cemetery: He has had flooding up to his garage and is concerned with the sewers along Cemetery Road.
Julie Cunningham, 6333 Cemetery: Is afraid a vehicle will go through a stop sign, across Cemetery Road and smash into a house on the east side just like what happened at the corner of Dutch and Finzel a few years ago. She feels that was poor planning to put a house there (Finzel) and doesn’t think it should be allowed here. Let’s use good judgment to save property or a life.
Jerry Finfera, 6261 Cemetery: Asked about the area between the rear yards of the homes that back up to each other from Sullivan’s Quay and Argo Road. Mr. Moll confirmed that they would be designed with positive drainage to direct water into swales.
Chair Lytle asked if we would see catch basins and their locations on the next plan. Mr. Moll confirmed that site grading plans would be submitted.
Mr. Kuck asked what the other considerations were as far as locations for Argo Road. Mr. Moll stated he wanted some separation between the Wabash Cannonball Trail and the road. He also wanted enough space for the detention pond. He put the curve in the road to slow down traffic as it approaches the stop sign onto Cemetery Road. He tried to be sensitive to the homes cross the street with head light direction. He said the Weckerly Road access point is valid and will look into it.
Janet Beening, 6325 Cemetery: At different times during the day, especially in the mornings, she cannot back out of her driveway because of all the traffic. This subdivision and the traffic it will bring is a big issue to her.
Zac Ries asked whether an island in the middle of Argo or Sullivan’s Quay would help to slow down traffic, similar to what has been built on Pray Boulevard in Waterville.
Mr. Finfera stated they could put as many curves as they want to slow down traffic, but move it closer to the bike trail so that it connects across the street from vacant land next to the duplex.
Chairman Lytle thanked everyone for coming and expressing their concerns and he hopes that the Witte family will take this into consideration. He added that he has reservations about this plat.
Mr. Ries feels that this preliminary discussion delivered information to all parties for consideration.
Mr. Kuck stated he would like the concerns spelled out better; are people concerned with the location of the streets, drainage, speed, or the development in general.
Mr. Prueter said he is concerned with the additional traffic on Cemetery Road, but is not against the development itself. He was happy that this discussion came in early, while the property is still being annexed, as it gives everyone time to address concerns.
Mr. Lytle added that he is happy the Witte family is asking for large lots and not trying to develop another high density area.
Administrator Daugherty stated that Whitehouse embraces development, and is pleased with the larger lots. The roundabout fixed problems at Finzel and SR 64 but now we have problems at Cemetery and SR 64 with traffic. He feels we will regret it in the future if we don’t address these issues now.
With no further business to come before the Board, Motion by Allen Kuck, seconded by David Prueter to adjourn. 5 ayes. Meeting adjourned at 9:05 pm.
Members Present: Allen Kuck, Thomas Lytle, David Prueter, and Zachary Ries. Members absent: Donald Atkinson. Others Present: Tom Overmeyer, James Thomas, Karen Gerhardinger, Leroy Ryerson, Sharon Prueter, Bill May, Bob Keogh, Jack Witte, and Barbara Knisely Community Development Coordinator.
At 7:01 pm, Thomas Lytle called the first Public Hearing to order.
Chair Lytle explained that the purpose of the Public Hearing was to hear public comment on proposed zoning text amendments. Over the past eighteen months to two years, Council has conducted a page-by-page review of the Zoning Code, Exterior Property Maintenance Code, and Subdivision Regulations. Planning Commission and Board of Zoning Appeals members participated in the review. Mr. Lytle added that the Zoning Code was written approximately 10 years ago and needed updates and additions. Mr. Lytle added that Mayor Atkinson was called out of town for a funeral, but wanted it on the record that he supports all changes and requests that are being heard before the Planning Commission tonight. Mr. Daugherty was also unable to attend the meeting, and has expressed his agreement and support of all matters.
With no public comments being made concerning the Zoning Text Amendments, the first Public Hearing was closed at 7:07 pm.
At 7:08 pm, the second Public Hearing was called to order.
Chair Lytle explained that this was a request for a Zoning Map Amendment for property located at 6936 Providence Street (Parcel No. 98-00978) from Woodmore Properties, LLC, by James Thomas. The property is currently zoned C-2 and Mr. Thomas would like an amendment to an R-1 zoning classification. Mr. Thomas stated that when he purchased the property he did not know that it was zoned Commercial. He has not been able to find a commercial business that was interested in building on the vacant lot, and has decided he would build a residence, since it is surrounded by other single family homes. He added that he built the new residence next to this lot after the former house was destroyed by fire several years ago.
With no public comments being made, the second Public Hearing was closed at 7:10 pm.
At 7:11 pm, the third Public hearing was called to order.
Chair Lytle explained the purpose of the Public Hearing was to hear a request and allow public comment for a Special Use Permit at 10730 Logan Street (Parcel No. 98-03565). This property is zoned M-1 and the current owner would like to use the back portion of the building as a sports facility. Movable partitions made of netting will be installed so that local sports teams can practice softball, baseball, lacrosse, and golf indoors during the colder winter months. Two adjoining property owners, A & M Green Family and MSG Investments were not able to attend the hearing, but did send written confirmation that they are in favor of the proposed Special Use.
With no public comments being made, the third Public hearing was closed at 7:12 pm.
At 7:12 pm, Chair Lytle called the regular Whitehouse Planning Commission meeting to order.
Motion by David Prueter, seconded by Allen Kuck to approve the Minutes from the October 3, 2016 meeting. 4 ayes
The first Agenda item was to review, discuss and make a recommendation to Council concerning the request for zoning text amendments for the Whitehouse Zoning Code, Exterior Property Maintenance Code, and Subdivision Regulations. PC members acknowledged that they had been a part of the review by Council and agreed with the proposed changes. No citizens in attendance commented or asked questions concerning the proposed changes.
Allen Kuck moved to accept the proposed changes and recommend the amendments to Council. David Prueter seconded the motion. 4 ayes.
The second Agenda item was to review, discuss and make a recommendation to Council concerning the request for a zoning map amendment for the property located at 6936 Providence Street, from C-2 Commercial to R-1 Single Family. Mr. Lytle reviewed the Staff Report. This parcel, a vacant lot, was split from a larger parcel owned by the Whitehouse American Legion Post 384 in 2010. It is surrounded by single family homes on three sides, with the Whitehouse Municipal Building across the street. Mr. Lytle confirmed that during a recent update of the Economic Development Strategy Land Use Plan, it was agreed that the commercial district is too large and spread out. Rezoning this property to a residential use helps to alleviate this situation. It was also agreed that a commercial use located between two residences is not good planning.
Zachary Ries moved and David Prueter seconded a motion to recommend to Council the Zoning Map Amendment for the property at 6936 Providence Street, from C-2 Commercial to R-1 Single Family Residential. 4 ayes
The third Agenda item was to review, discuss and make a recommendation to Council concerning the request for a Special Use Permit for the property located at 10730 Logan Street. This property is zoned M-1 Light Industrial and has been vacant for approximately ten years. The current owners have cleaned up the property and remodeled the front area (5,643 sf) for office spaces for their business, Dewesoft, LLC. They would like to repurpose the back area (5,819 sf) that was formerly used as manufacturing into an indoor practice area for local sports teams to use during the colder months. They propose to install turf and moveable netting partitions so that lacrosse, golf, softball, and baseball teams can practice indoors.
Chair Lytle reviewed the Staff Report and asked for discussion concerning the lack of required parking spaces. The proposed use of this building as office space and a sports facility would require 36 spaces. After the parking lot is reconfigured per the drawings submitted, there will be 25 spaces, which is 9 short of the required number. It was noted that on-street parking is allowed in front of the building, which will easily make up for the shortage. Mr. Tom Overmeyer, representative for the property owner, confirmed that many of the sports participants will be young children who will be dropped off by parents. At the current time, they do not feel that parking will be an issue. At any given time, one team with approximately 12 players and 2 coaches would be using the facility.
Planning Commission members felt that patrons will be tempted to park in the grass closer to the entrance if all designated spots are taken, which is not allowed per the zoning code. It was suggested that barricades or bumpers be installed to stop motorists from driving into the grass or signs be installed stating “no parking on the grass”. Mr. Overmeyer agreed that signs could be installed. It was suggested that the parking situation be re-evaluated by the Planning Commission in six months to see if problems have arisen.
Mr. Lytle asked what the hours of operation would be. Mr. Overmeyer stated he was not positive, but felt that the sports facility would be open from approximately 3:00 pm (after school) until 8:00 pm. He did not feel that it would be open much later so that children could be home to allow time for homework and bedtime on school nights. He added that on the weekend, it’s possible hours would be extended until 9:00 pm. When asked about summer hours, Mr. Overmeyer felt that it would not be used much since teams are able to get outdoors for practice.
Planning Commission members also asked whether outdoor activities would be taking place in the large rear yard. They wanted to make it clear that the Special Use was for an indoor sports facility and nets could not be installed outside for soccer and other sports activities.
All members agreed that they are in favor of the facility which supports youth activities and encourages healthy living and exercise. They added that this use does not require heavy trucks, noise, dust, dirt, and other activities that would come along with a light manufacturing use and feel that it is a good fit for this location.
With no further discussion, Allen Kuck moved and David Prueter seconded to make a recommendation to Council to approve a Special Use Permit with the following conditions:
- Interior use only as a sports facility
- Signage be installed “no parking on the grass”
- Parking be re-evaluated in six months to assure no problems exist with lack of spaces. Motion passed with 4 ayes.
Ms. Knisely reminded the Planning Commission and audience members that all three matters are scheduled for a second public hearing on Tuesday, November 15, 2016, beginning at 6:30 pm before Village Council.
With no further business to come before the Planning Commission, motion by Zachary Ries, seconded by Allen Kuck to adjourn. 4 ayes. Meeting adjourned at 7:45 pm.
Members Present: Donald Atkinson, Allen Kuck, Thomas Lytle, David Prueter, and Zachary Ries. Others Present: Mark Schwartz, David Schwartz, Chuck Plymale and Barbara Knisely Community Development Coordinator.
At 7:00 pm, Thomas Lytle called the Public Hearing to order.
Chair Lytle explained that the purpose of the Public Hearing was to hear public comment on the proposed zoning map amendment for the property located at 10922 Otsego Street from Mr. Charles Plymale. Mr. Plymale is requesting a map amendment from C-2 Village Center Commercial zoning to R-5 Multi-family Residential zoning.
Mark Schwartz, 10925 Otsego Street, asked about the height, size of building, and setbacks that would be allowed if the zoning is changed and a residential unit is built.
With no further comments, the Public Hearing was closed at 7:05 pm.
At 7:05 pm, Chair Lytle called the meeting to order.
Motion by Donald Atkinson, seconded by Zachary Ries to approve the Minutes from the August 1, 2016 meeting. 5 ayes
The only Agenda item was to review the request for a zoning map amendment submitted for 10922 Otsego Street, as previously discussed at the Public Hearing. Mr. Lytle reviewed Staff Report 08-2016, and asked the Planning Commission members if they had questions or additional comments. It was confirmed that this matter was discussed at the August 1, 2016, meeting and all members support the zoning map amendment from C-2 to R-5 and feel that it fits well in the neighborhood.
With no further comments, Allen Kuck moved to recommend that Village Council approve the zoning map amendment from C-2 Village Center Commercial to R-5 Multi-family Residential for the property located at 10922 Otsego Street. David Prueter seconded the motion. 5 ayes
A second Public Hearing will be held on Tuesday, October 4, 2016, before Village Council. At that time Council will make the final decision as far as the zoning map amendment.
Chair Lytle reminded the Planning Commission members that three Public Hearings are scheduled for the November 7, 2016, Planning Commission meeting. Ms. Knisely confirmed with the members that they will be in attendance so that a quorum is present. Mr. Prueter cannot attend due to a conflict, but the four remaining members will be available.
With no further business to come before the Planning Commission, motion by David Prueter, seconded by Allen Kuck to adjourn. 5 ayes. Meeting adjourned at 7:15 pm.
Members Present: Allen Kuck, Thomas Lytle, David Prueter, and Zachary Ries. Absent: Donald Atkinson. Others Present: Dan and Wanda Cunningham, Robert Stearns, Bonnie J. Hartman, Bill May, Bob Crow, Judy Carter, Charles Plymale, Charles Grass, Al Lehman, Barbara Knisely Community Development Coordinator, Steve Pilcher Service Director, and Village Administrator Jordan Daugherty.
At 7:00 pm, Thomas Lytle called the meeting to order.
Motion by David Prueter, seconded by Zachary Ries to approve the Minutes as amended from the June 6, 2016. 3 ayes
The first Agenda item was to review the Preliminary Plat for Whitehouse Meadows subdivision on Heller Road. Chair Lytle asked Charles Grass to briefly describe the subdivision and his preliminary plat.
Mr. Grass stated that this is the perfect location for a subdivision; next to the Wabash Cannonball Trail. He confirmed that in 2006 he was given approval for this subdivision, but as the economy changed, the development did not take place, the property was sold, and everything was put on hold. He now feels that the time is right for the development and would like to proceed. He believes that a PUD is the best use for the property and helps to keep the construction costs down. These will be individually owned, single family homes. Some will be individually centered on the lots, while some could be zero lot lines with one adjoining wall. The market will determine what will be built on each lot.
This preliminary plat is basically the same as what was approved in 2006, with a couple of minor changes. He has relocated the sidewalk connection to the Wabash Cannonball Trail to the end of High Meadow Drive cul-de-sac between lots 13 and 14, and he has increased the depth of the lots (1-13) that abut the existing houses on Heller Road by twenty feet. This satisfies the 2006 requirement for the twenty-foot buffer to separate the PUD from the houses on Heller Road.
Chairman Lytle suggested that Staff Report 06-2016 be reviewed line-by-line.
Items 1, 2 and 3 are informational items dealing with the past history of this property.
Item 4. Mr. Grass stated that requiring 100’ frontage on corner lots does not fit in a PUD since the lot sizes are smaller than a normal residential district. Allowing the smaller frontages helps to keep costs down.
Item 5. Discussed the narrowness of High Meadow Drive as it comes into the subdivision off of Heller Road. Mr. Grass admitted that it is 2.5 feet too narrow (63.5’), but confirmed that the curb-to-curb distance will be the required 29’ and will still allow the construction of sidewalks next to the street. Mr. Pilcher confirmed that the width of the street should be sufficient, but there might some challenges getting under the storm sewer with the underground utilities that currently run along Heller Road.
Item 6. Mr. Grass confirmed that he will loop the water lines at the end of both cul-de-sacs when the second phase is built. He will connect the water line on High Meadow Drive to the water line that runs along the Wabash Cannonball Trail, but it will dead end until Back Meadow Lane is built and looped.
Item 7. Mr. Grass agrees to connect the sidewalk on High Meadow Drive to the Wabash Cannonball Trail and understands that sidewalks must be built throughout the subdivision.
Item 8. Mr. Grass stated that the maintenance of the open green space and pond will be the responsibility of the developer until such time as it is turned over to the Home Owners Association. The pond will be a deep water feature and not just a retention/detention area. Mr. Pilcher reiterated that the developer and/or HOA must be responsible for the maintenance of the pond and green space and that the Village will not take over the maintenance of it.
Item 9. Discussion concerning depth of front yard setbacks. Mr. Grass stated that he would like to be allowed front yard setbacks of 25’ instead of the required 30’ and feels that the 5’ difference does not affect the lots but does affect the cost effectiveness when installing the water taps. He stated that he was granted a variance for this in 2006 and would like the same variance now. Mr. Lytle reminded him that any variances granted then have expired.
Item 10. Discussion concerning portions of the parcel being located in the flood plain. Mr. Grass confirmed that he understands he will need to bring the elevation of portions of the subdivision up to bring them out of the flood plain. He will follow the proper procedure to apply for using fill from the pond to meet the FEMA requirements. He stated that the houses will sit above the flood plain level and yards will be graded down in front and back to allow water to flow away from the structures, directed to the pond through the use of swales, easements and the streets. He reiterated that he will not cause flooding onto any existing properties on Heller Road and that it’s possible this will correct any issues they currently have. Chair Lytle reminded him that the final plat cannot be approved without the proper permits from FEMA and the EPA.
Item 11. Mr. Grass confirmed that he will meet with the Whitehouse Tree Commission for a street tree plan and will follow their recommendations based on the Street Tree Master Plan. He understands that it is his responsibility and expense to see that the proper street trees are planted after each lot is built on.
Item 12. Mr. Grass agreed that all water, sanitary sewer and storm water systems will meet or exceed current Whitehouse standards as well as the ODNR Rainwater and Land Development Manual.
Item 13. Mr. Grass confirmed that he prefers to have stand-alone homes built in this subdivision, but will let the market dictate as to whether or not zero lot line homes are built similar to those on Morgan Marie Court and Villacourt. He will put the zero lot line homes on lots 1-12 (east side), if they are requested by potential buyers.
Item 14. In 2006 when this plat was previously approved, Mr. Grass was required to place a 20’ buffer between the backs of lots 1-12 and the existing homes on Heller Road. He has now incorporated the 20’ buffer into the actual lots and increased the depths to 150’ instead of 130’. This will allow a greater separation between the new homes in this subdivision and the existing homes on Heller Road.
Item 15. All lots meet the required 45’ frontage at the building line. Chapter 1253.03 requires minimum lot sizes of 5,000 square feet in a residential PUD.
Item 16. Mr. Grass understands that he will need to submit a street light plan using the Village standard acorn style street lights. He will be responsible for the Toledo Edison cost of installation of the street lights.
Item 17. Discussion concerning the engineer to be named by the Village of Whitehouse to conduct inspections during construction. Mr. Grass stated that he does not believe the Village has always used the most cost effective engineers in the past and does not feel that he should have to pay if charges are above the norm. Mr. Pilcher and Mr. Daugherty both stated that the Village will be using Poggemeyer Design Group since they are the engineers of record for the Village. This matter is not negotiable and the best interests of the Village must be adhered to. Mr. Grass stated that it’s hard for the developer to take on the fees if they are too high. Mr. Daugherty stated they will work with the developer on this matter.
Items 18, 19, 20 and 21. Mr. Grass confirmed that he understands financial guarantees and escrow bonds may be required and he will provide when necessary. He will conform to ODNR Rainwater & Land Development standards, he will see that gravel is placed in the driveway on each lot as they are developed and will be responsible for cleaning the roadway during construction of individual homes if mud and debris are tracked onto the streets. He was also reminded that dumpsters must be on site and used by the contractors during construction. Some discussion followed as he did not believe he, as the developer, had control after private contractors start building homes. Mr. Pilcher explained the regulations that do place responsibility on the developer. Mr. Grass said he will comply if that is indeed the case.
Item 22. The Whitehouse Fire Department requires that the culs-de-sac be wide enough to handle the turn radius of the largest equipment. Staff will confirm what that width is, and relay the information to Mr. Grass so that he can adjust the width, if necessary. Mr. Grass thought the widths were currently shown as 100’ and he is willing to work with the Village on this requirement.
After covering all items of Staff Report 06-2016, Chairman Lytle stated the items that need further discussion and/or variances include:
- Width of the three corner lots (1, 24 and 25). No further questions for the Commission members.
- Width of High Meadow Drive off of Heller Road. A 2.5’ variance would be required. No further questions from PC members.
- Looped water lines
- 25’ front yard setbacks would require a 5’ variance
- Removal of portions of the property from the flood plain. PC members reminded Mr. Grass that this requirement could take several months to complete.
- Developer maintains the pond and green space until the HOA takes over
Zachary Ries moved to approve the preliminary plat for Whitehouse Meadows subdivision and grant variances to allow the reduced frontages of the three corner lots, grant a two and one-half foot (2.5’) variance for the width of High Meadow Drive at Heller Road, and five (5) foot variances for the front yard setbacks. Allen Kuck seconded the motion. Motion passed 4-0 to approve the preliminary plat.
Bill May, from the audience asked what the minimum square footage for each residence would be. The zoning code at Chapter 1256.02 requires minimum square feet of: Single family, 1-bedroom of 1,000 sf, single family, 2-bedroom of 1,200 sf, and single family, 3-bedroom of 1,350 sf.
Dan Cunningham asked for confirmation that the eastern lots along High Meadow Drive, abutting his property will be 150’ deep. Mr. Grass explained that the 20’ buffer as previously agreed to is now included in the total depth of those lots. They are 150’ instead of 130’ as agreed to in 2006.
Mr. Cunningham asked about drainage and wants to be sure the new subdivision will not drain towards the east and flood the existing Heller Road homes. Mr. Grass confirmed that he understands current design standards and with the use of swales, catch basins, etc. the Heller Road properties will not be affected by any additional flooding.
The next agenda item is a preliminary discussion of a lot located at 10922 Otsego Street. Chair Lytle turned the floor over to Mr. Charles Plymale to discuss his thoughts on this matter.
Mr. Plymale stated that he purchased this vacant lot along with the residence next door to it last fall. The vacant lot is zoned C-2 commercial and he feels that it would better serve him and the Village if it could be rezoned to a residential classification. It is located on a small side street and is not a prime location for a commercial building of any kind. The lot is narrow (66’), as are many lots in the downtown, and he could not build anything on it according to the current zoning code. His hope is that he could get it rezoned to R-5, which is what the neighboring properties are zoned, and then be granted variances so that he could build an attractive duplex. An alley runs along the rear of the property which could serve the driveway purposes for the duplex. Mr. Plymale provided several drawings showing what could be built. He is not sure if he will build or if he will sell the lot to another individual after he gets is rezoned. He assured PC members that whatever is built will be an attractive addition to the neighborhood.
Chair Lytle stated that he would be in favor of a zoning map amendment, if Mr. Plymale decides to go that route. The other three members in attendance (Prueter, Kuck and Ries) confirmed that they would favor the request also. Mr. Plymale was reminded that a zoning map amendment requires public hearings and could take as long as 90 days to accomplish. Mr. Plymale confirmed that he understands that and is in no big hurry. He will contact Ms. Knisely to discuss the next step in this procedure.
Chair Lytle asked if there was any other business to come before the Planning Commission.
Bonnie Hartman stated she is concerned with the traffic on Heller Road that the new subdivision (Whitehouse Meadows) will create and asked why two entrances/exits were not required. PC members confirmed that one entrance is sufficient and this property is landlocked with the bike trail and another one would not be possible.
Al Lehman stated that he is concerned with drainage issues for his property on Heller Road that will back up to the new subdivision. He does not understand how Mr. Grass can bring in fill to raise up that property without causing flooding on neighboring property. Mr. Daugherty said the Village will pay close attention to this matter and it is up to the developer to remedy the situation and not cause problems. Chair Lytle confirmed that swales located around the residences will direct water to the pond, where it needs to go instead of to the east/Heller Road properties. Mr. Daugherty added that it’s possible this will help to alleviate existing flooding along the rear of the Heller Road properties.
With no further business to come before the Planning Commission, motion by Allen Kuck, seconded by Zachary Ries to adjourn. 4 ayes. Meeting adjourned at 8:00 pm.
PC – June 6, 2016
Members Present: Thomas Lytle, David Prueter, and Zachary Ries. Absent: Donald Atkinson and Allen Kuck. Others Present: Josh Doyle, Mike Mallory, Tom and Karen Jennings, and Village Administrator Jordan Daugherty.
At 7:00 pm, Thomas Lytle called the meeting to order.Motion by Zachary Ries, seconded by Tom Lytle to approve the Minutes from the May 2, 2016, meeting as written. 3 ayes
The first Agenda item was to review the request for a change of use for the upstairs level of the property located at 10075 Waterville Street. Chairman Lytle suggested that Staff Report 05-2016 be reviewed line-by-line.
Discussion followed concerning the purpose of the building use. Josh Doyle stated that the upstairs will be converted to office space and will serve as the Whitehouse satellite office for Josh Doyle Homes. Chairman Lytle asked how new windows were installed before being granted a building permit. Mr. Doyle stated that the Village Chief Building Official said that it was okay to proceed. Mr. Doyle also stated that he mainly purchased the building as an investment and that he has no interest in using the building as a restaurant.
Chairman Lytle finished going through the considerations in the Staff Report. Mr. Lytle reminded Mr. Doyle that landscaping may be required and that staff would be happy to assist him if he is interested in changing the signage and requires variances to do so. Mr. Doyle acknowledged that statement.
After covering the Staff Report, Chairman Lytle called for a motion. Zachary Ries made a motion to approve the requested change of use as detailed in the Staff Report. David Prueter seconded that motion. Motion passed 3-0.
With no further business to come before the Commission, motion by David Prueter, seconded by Zachary Ries to adjourn. 3 ayes. Meeting adjourned at 7:18 PM.
PC – May 2, 2016
Members Present: Allen Kuck, Thomas Lytle, and David Prueter. Absent: Donald Atkinson and Zachary Ries. Others Present: George Oravecz, Cathy McLean, Jack Witte, Bill May, Brian McCarthy, David Schmidt, and Barbara Knisely-Community Development Coordinator.
At 7:03 pm, Thomas Lytle called the meeting to order.
Motion by Allen Kuck, seconded by David Prueter to approve the Minutes from the April 4, 2016, meeting as written. 3 ayes
The first Agenda item was to review and renew the Preliminary Plat for Whitehouse Valley Plat 4, previously approved on April 7, 2014. Chair Lytle suggested that Staff Report 03-2016 be reviewed line-by-line.
1-3 Informational items.
4 (A-I) George Oravecz confirmed that no changes have been made from the original preliminary plat approved in 2014. Planning Commission members had no questions.
5 Developer will submit a street light plan using acorn-style lights as in Plats 1-3.
6-11 All information agreed to.
Discussion followed concerning the planting of street trees in all plats. Mr. Oravecz agreed that current owners/developers will plant street trees on each lot as they are developed in Plats 3 and 4. Mr. McCarthy expressed concerns with him being required to plant trees in Plats 1 and 2, since he was not the original developer. He confirmed that when he bought the development he did purchase a “handful” of lots in Plats 1 and 2, but was not sure how many. Ms. Knisely stated that the Village could obtain that information. Subdivision Regulations do require that the developer is responsible for the planting of street trees. It was agreed that Mr. McCarthy would be required to plant street trees on the lots he purchased in Plats 1 and 2 after staff confirms which lots were purchased.
Ms. Knisely will discuss with Mr. Pilcher and Mr. Daugherty how the Village wants to proceed with the residences that were built when the prior owner (Mr. Sloan) owned the development, as street trees will be required on each of those lots.
Tom Lytle moved to approve the renewal of Whitehouse Valley Plat 4, with the following conditions:
- Current owners, M.S. Builders, LLC, will be responsible for street trees in Plats 3 and 4, and any undeveloped lots they purchased in Plats 1 and 2; the Village will determine who will be responsible for lots in Plats 1 and 2 that were developed with the prior owner (Sloan);
- Street lighting plan will be submitted and reviewed by Village;
- Financial guarantees for streets, utilities, sidewalks, trees, etc. to assure completion within a two-year period;
- All work will be guaranteed free from defect of material and workmanship for a two-year period;
- Developer must provide a copy of the SWP3 plan to the Village prior to commencement.
Allen Kuck seconded the motion. Motion passed 3-0
The next agenda item (Staff Report 04-2016) was to review the replat of three lots on Heller Road (old Bucher Lumber property) as requested by Cathy McLean on behalf of Chicago Title & Paul Keeton.
Ms. McLean stated they would like to clean up the vacant lots and build five small homes. She provided information on three recent home sales on Heller Road, with an average sale price of $173,600. She believes she can build small, ranch style homes within the $176,000 price range similar to what she has built at Finzel Farms. She stated that smaller lots were the first to sell in Finzel Farms and feels that many people today are looking for smaller homes on smaller lots. She added that this property has been abandoned since the fire in 2002 and this development would improve the look of the neighborhood from the Wabash Cannonball Bike Trail, the downtown area, and the Wabash/Heller Road curve.
Mr. Lytle asked why she doesn’t keep the existing three lots as platted and build three larger homes? Ms. McLean confirmed that people aren’t looking for large homes at the current time. Residents who are nearing retirement or what to be near grandchildren are looking for smaller, more manageable homes and yards.
Discussion followed as to the variances that would be required to approve five lots on these parcels – the required square footage and frontage would only be met on one of the lots. Mr. Lyle reminded the PC members that in 2007, a prior owner tried to rezone the area so that apartments could be built. Negative comments were given by surrounding property owners. Ms. McLean added that the new homes would be nicer than any existing home in that neighborhood.
Discussion took place as to additional variances that might be needed when homes were actually built on each lot. Ms. McLean stated that she feels the front, rear and side yard setbacks could be met with the small floor plans she was envisioning. She is certain she could get 1,700-1,800 sf homes on the lots.
Mr. Lytle asked if she had considered splitting the property into four lots instead of five. He admitted he had not done the math, but felt certain that the frontage and square foot requirements could be met for the R-3 zoning district if only four lots/homes were approved. He went on to say that Administrator Daugherty could approve the minor subdivision of four lots internally and the Planning Commission would not be involved if all requirements are met.
Mr. Prueter added that four lots would blend better with the existing homes in the neighborhood. In his opinion, five lots would look like they were crammed in.
Mr. Lytle asked Ms. McLean if she would consider that option and feels that the neighborhood would support it and be pleased with the outcome. Ms. McLean confirmed that she would pursue that option with Mr. Daugherty to approve the minor split.
With no further business to come before the Commission, motion by David Prueter, seconded by Allen Kuck to adjourn. 3 ayes. Meeting adjourned at 7:28 pm.
Note: Staff was able to determine that M.S. Builders, LLC purchased twenty lots (1 in Plat 1 and 19 in Plat 2) along with the undeveloped Plats 3 and 4 after Mr. Sloan, the original owner/developer, passed away. This determination was based on the dates that building permits were issued for new home construction. Permits were issued to Trellis Homes in 2004-2008 when Mr. Sloan was alive. No permits were issued from May 2008 through 2011. In 2012, construction of new homes began again after M.S. Builders, LLC took over the property.
PC – April 4, 2016
Members Present: Donald Atkinson, Allen Kuck, Thomas Lytle, David Prueter, and Zachary Ries. Absent: None. Others Present: David Miller, Greg Feller, Don Schroeder, Dave Bagrowski, Rhonda Wise, Bob Keogh, Bill May, Jack Witte, Jordan Daugherty-Village Administrator, and Barbara Knisely-Community Development Coordinator.
At 7:00 pm, Thomas Lytle called the meeting to order.
Motion by Zachary Ries, seconded by Donald Atkinson to approve the Minutes from the January 11, 2016, meeting as written. 5 ayes
The only Agenda item was to review the revised Preliminary Plat for The Preserve Subdivision, which was previously reviewed and approved by Village Council on July 21, 2015. Owner/applicant is now asking to reduce the number of lots from 66 to 32.
Greg Feller of Feller Finch Associates spoke on behalf of the owner. Mr. Feller stated they are desirous of reducing the streets and number of lots in order to preserve more of the natural wetlands and wooded areas on the parcel. This will also reduce the infrastructure costs of the development. He added that they will not disturb the pockets of wetlands. As lots are sold, new owners will be instructed that they cannot fill those areas.
Chair Lytle confirmed that they were still planning on the public streets, without curbs, using bioswales. Mr. Feller confirmed that was correct; like what was previously approved. Brief discussion concerning the two roundabouts within the subdivision. Mr. Feller stated that trees would be left undisturbed in the center and this configuration provides the best frontage design for the odd shaped lots.
Chair Lytle suggested that Staff Report 02-2016 be reviewed line by line.
1-6. All in agreement, no issues.
- Discussion took place on the depth/width ratio (Chapter 1226.02(E)(4). Mr. Feller explained that his design allows the best use of the property and assures large, wooded lots. PC members inquired as to whether the HOA would allow outbuildings (how many, what size, location, etc). Mr. Miller stated they could add deed restrictions and could require review by an Architectural Review Board to ensure the right fit and design for outbuildings. He confirmed that he doesn’t want large, obtrusive outbuildings in this development. Chair Lytle stated this variance could be discussed later with the final motion.
- (A) Mr. Feller stated they do have concerns with the requirement to loop the water line since it would require crossing one of the lots (32) in order to loop back onto Texas Street to connect. He asked if the Village would reconsider the requirement since they were reducing the number of lots and the length of the street. Mr. Daugherty stated that this would have to be reviewed and discussed with the Director of Public Service. He asked the Planning Commission members to allow staff to negotiate this matter with the developer.
(B) Mr. Feller confirmed that the driveway for Lot 32 would need to cross the preservation easement across the front of the property along Texas Street. PC members were agreeable to this since there are not many trees located in that corner of the parcel.
9-11 All were in agreement with no issues or concerns.
- Mr. Feller will submit a street lighting plan to staff for review.
- Mr. Feller will talk to the Tree Commission at an upcoming meeting to be sure they are on board with the preservation of trees on this naturally wooded lot.
14-17. All were in agreement with no issues or concerns.
- It was agreed that lots 12, 18, 19, 20, and 23 have wetland areas that will remain undisturbed during construction of any residences and thereafter. Mr. Feller said he felt certain that all lots have enough buildable area that no variances will be required for setbacks of the rear, front or side lot lines. If variances are required, they will be dealt with as the lot is sold and developed, depending on the size of residence to be built.
- Mr. Feller briefly discussed the requirement to clean and maintain the ditch and to provide a permanent ditch easement for future cleaning. Discussion included the lengthy procedure to obtain permits from the Corp of Army Engineers. He agreed that if limbs, etc. cause a blockage of the flow of water, he is willing to have individuals clear the obstruction using chain saws, etc. clearing blockages would be an easy task. Mr. Lytle confirmed that they could “keep the natural look by clearing and cleaning any obstructions to maintain the flow of water.” Mr. Daugherty stated this was something that could be worked out with the Director of Public Service, but added that it is very important to maintain the flow of water to keep the entire community safe from flooding.
Mr. Prueter confirmed the elevation of the roadway provides for drainage into the bioswales and that basement sump pumps will empty into the bioswales which then empty into Blue Creek. Mr. Lytle mentioned with the reduction of streets and lots in this subdivision, the amount of run-off has been reduced.
Chair Lytle asked if any of the PC members had additional questions for the developer/owner. There being none, he opened the floor to comments from the audience.
Don Schroeder of 6219 N. Texas Street stated that currently the location where Lot 6 will be located has a catch basin with a constant stream of water going into it. He asked if that was one of the wetland areas. Mr. Feller stated that was not a wetland area that was observed by the EPA when he had the area surveyed. He stated he does not know where the water is coming from, but added when the bioswales are installed, they should help to drain the water in the correct direction.
Dave Bagrowski of 11133 Oak Pointe Drive asked if the deed restrictions would be approved prior to the approval of the subdivision so that large outbuildings, etc. could not be built. Staff explained that the Village can only enforce the Zoning Code and cannot control architectural designs. Mr. Bagrowski is concerned that anyone could building something that might not be best for surrounding neighbors. Additional discussion concerned what other subdivisions restrict as far as outbuildings and can Whitehouse see the deed restrictions prior to granting approval. Mr. Daugherty explained that the extent of Whitehouse’s authority is governed by the Zoning Code. Mr. Miller added that these lots will be selling for $100,000+ and feels that anyone paying that much for a lot will not be building unattractive outbuildings. He added that architectural designs and elements can be controlled by a Review Board to ensure that outbuildings are attractive. He is willing to put a size limitation in the deed restrictions and confirmed that he wants this subdivision to be done right and look nice.
Brief discussion as to when the control goes from the developer to the HOA, which in turn would then be responsible for the review prior to allowing outbuildings, etc. to be built.
Ms. Knisely added that the Zoning Code dictates what can be built in a residential area, the location and number of outbuildings, and added that pole barns are prohibited in the Village.
Don Atkinson moved to approve the revised preliminary plan as submitted with a blanket variance to Chapter 1226.02 (E)(4) concerning the depth/width ratio of the lots and after staff has researched and confirmed: 1) the requirement to loop the water lines; 2) to allow one driveway (Lot 32) to cross the preservation easement along Texas Street; and 3) requirement to clean the creek by the developer/HOA in the future.
Allen Kuck seconded the motion. 5 ayes
With no further business to come before the Commission, motion by Allen Kuck, seconded by David Prueter to adjourn. 5 ayes. Meeting adjourned at 7:49 pm.
PC – January 11, 2016
Members Present: Donald Atkinson, Allen Kuck, Thomas Lytle, David Prueter, and Zachary Ries. Absent: None. Others Present: Sharon Prueter, Donald Feller, Robert Solt-Prosecutor, Philip Davis-Village Solicitor, Jordan Daugherty-Village Administrator, and Barbara Knisely-Community Development Coordinator.
At 7:02 pm, Thomas Lytle called the meeting to order.
Newly appointed member, Zachary Ries was given the oath of office by Prosecutor Robert Solt.
Motion by Donald Atkinson, seconded by Allen Kuck to nominate Thomas Lytle as Chair for the 2016 calendar year.
Motion by Thomas Lytle, seconded by David Prueter to nominate Allen Kuck as Vice Chair for the 2016 calendar year.
Motion by Allen Kuck, seconded by Thomas Lytle to nominate David Prueter as Secretary for the 2016 calendar year.
Nominations for election of officers for the calendar year 2016 passed with 5 ayes.
Motion by Allen Kuck, seconded by David Prueter to approve the Minutes from the December 7, 2015, meeting as written. 5 ayes
The next Agenda item was to review the application for a renewal of the preliminary plat approval for Steeplechase Plat 4 submitted by Donald Flenner of Hallmark Homes. Chair Lytle suggested that Staff Report 01-2016 be reviewed line by line.
1-4. Informational only, no questions or comments.
5, 6. Mr. Feller confirmed that all lots meet the required 90 foot frontage at the building line and will include 35’ rear yard setbacks.
7. It was agreed that all construction traffic will enter the subdivision off of Bucher Road since it is a shortest route to the construction area. Construction traffic will not enter the subdivision from Dutch Road. A temporary construction road will not be required, trucks can use the existing Steeplechase Boulevard.
8. A street tree plan will be provided to the Whitehouse Tree Commission for review and approval, if that has not already been done. Developer understands that he is responsible for planting the trees on each lot as they are developed (Chapter 1226.10).
9. Acorn style street lights will be installed as per the previous plats.
10. An independent inspector will be on site during infrastructure construction and developer understands that he is responsible for the payment of such inspections.
11, 12. Developer understands the bond and guarantee requirements. Solicitor Philip C. Davis will review and approve such bonds.
13, 14. Developer understands the TMACOG, EPA and Ohio DNR stormwater management regulations. Developer agrees that each contractor must have gravel driveways in place so that mud and debris are not tracked onto the public roadways during construction. Contractors are responsible for daily clean-up if debris is tracked onto the public streets. Dumpsters must be located and used at each construction site.
15. Whitehouse Fire Department personnel have previously approved the preliminary site and have no further comments.
With no further questions, Donald Atkinson moved to approve the renewal of Steeplechase Plat 4 as submitted. David Prueter seconded the motion. 5 ayes
Motion by Zachary Ries, seconded by Allen Kuck to adjourn. 5 ayes. Meeting adjourned at 7:20 pm.
PC – December 7, 2015
Members Present: Allen Kuck, Angela Kuhn, Tom Lytle, and David Prueter. Absent: Jim Page. Others Present: Bill May, Michelle Tippie, Rob Casaletta, and Barbara Knisely-Community Development Coordinator.
At 7:00 pm, Tom Lytle called the meeting to order.
Motion by David Prueter, seconded by Allen Kuck to approve the Minutes from the October 5, 2015, meeting. 4 ayes
Ms. Kuhn stated she didn’t have a correction to the Minutes, but wanted it on the record that she is concerned with the drainage at the current Whitehouse Square Senior Village and hopes that the drainage is corrected in this next phase. She stated that the water drains onto the driveways towards the front of the residences and has caused the driveways and sidewalks to crack.
Chair Lytle stated the only agenda item was to review, discuss, and make a recommendation to Village Council concerning the Economic Development and Strategy Land Use Plan as drafted by Poggemeyer Design Group and the Master Plan Steering Committee appointed by Mayor Kuhn. Mr. Lytle reviewed the events leading up to the draft plan and suggested that it be reviewed in its entirety.
Suggested changes and corrections are:
Cover page – add the date
1:3 Correct first sentence in second paragraph by adding the word “become”
2:3 Correct quote at top of page “road” should be changed to “railroad”
3:2 Correct fourth sentence by adding the word “a”. Add more detail on the map to include the airport, turnpike and I-75 to show the close proximity to Whitehouse. Village limits should be differentiated from the rest of the 43571 zip code area.
3:5 What is the source for the information in the first paragraph? Should that be noted?
3:7 In the second to the last paragraph, remove “and it could reach a population of nearly 15,000 people in 2040 (about the size of Maumee today)” from the sentence. PC members felt that this statement was too speculative.
3:9 Change the last word in the last sentence from “on” to “to”
4:7 PC members didn’t feel that this section details what the needs are concerning future transportation planning. Two corrections in the last paragraph: last word in the first sentence should be “most”; and change the last sentence to read in part “another roundabout was built at the intersection of Stitt…”
4:8 In the second paragraph in the middle column, remove a portion of the sentence: “the Village should provide unsewered Village areas with service,”. Under the heading Recent Citizen Engagement, change “2010” to “2009” in the first sentence and remove the word “Other” from the last sentence.
4:9 Change the heading to read “The top ten recommendations generated from the 2009 citizens survey results included:”
Much discussion followed concerning item #5. PC members felt that it needs to be reworded to put a positive spin on what it says. They didn’t feel the statement “decrease residential expansion, increase commercial expansion” was proper. They questioned what the actual wording was on the 2009 survey results. Ms. Tippie and Ms. Knisely will research that and provide information to the PC members. (Note: On December 8, 2015, Michelle Tippie did provide a copy of the survey results and it is worded the same)
4:11 Remove the sentence in the last paragraph (before bullet points) “All of the grants have been completed, except for fiscal year 2013, which is currently underway.” This grant was completed in August of 2015.
4:12 Under Economic Development Programs, are these programs still current and available? Correct the typo in the middle column, second sentence, remove “are”.
5:2 Correct two typos in the quote “Success” and “Henry”.
5:9 In the second column, remove the words “-particularly in the downtown.”
6:4 Much discussion took place concerning the downtown area
- Many properties are not kept up – how can the Village help to make the downtown look better?
- Sidewalks and the area between sidewalks and street are in bad shape
- Why don’t property owners take responsibility for their property – if they looked nicer, they would have better success
- Parking – employees shouldn’t park in front of businesses
- Building mass
- Businesses need to cooperate with each other and discuss/solve problems
- Village needs to enforce zoning codes as a way to encourage better looking downtown
Mayor Kuhn stated that many changes have taken place in the past decade with new street furniture, street lights, many building owners have taken advantage of the CDBG money and improved their buildings. New infrastructure was constructed several years ago with new sidewalks and streetscaping to take place in 2016. She feels with all the money that has been injected by the Village, downtown grants, and private business owners, it’s time that all building/business owners cooperate to improve the downtown.
Dave Prueter feels that the Waterville Street/SR64 corridor could harm the downtown by attracting new businesses in that area instead of continuing with rebuilding the downtown. He reiterated that the Economic Development Strategy Land Use Plan is a critical document and needs to send the right message and have the correct information to help plan the future of Whitehouse.
6:5 Correct the typo in the shaded area, fifth line “boundaries” is misspelled.
6:7 Reformat spacing so that the heading “3. BUILDING FACADES AND DESIGN” flips onto the next page with that section.
6:9 Remove the word “building” at the end of the first line. Reformat spacing so that the heading “4. MIXED USES” flips onto the next page with that section. Two typos in the heading above the picture – “encourage” and “building”.
6:10 Reformat spacing so that the heading “5. PARKING” flips onto the next page with that section.
6:13 In the second column, second sentence, PC members felt this was a very important statement and should be in bold letters or used as a quote at the top of the page “Where possible, the creation of future events should link to the fact that Whitehouse is considered to be the “Gateway to the Oak Openings Region” and is working to become a community with a brand and image associated with a healthy, natural, and active lifestyle.”
6:14 PC members felt it was important for signage to be included on Providence near the soccer fields directing people to the downtown as it is felt that when they leave the soccer fields, they leave town instead of staying to eat, etc.
6:16 Correct typo in the heading – “policies” is misspelled. PC members and the audience liked and agreed with the concept of locating parking behind the buildings in the downtown, as shown on page 6:16 and 6:17
7:3 In the first sentence, change it to read “…Finzel Road has added character and a sense…” In the second column, change the first sentence to read “Four existing considerations are worthy of note before taking into account the development…”. In the third column, change the second sentence to read “Existing Noward Road and the…” The last line from the third column is cut off and should be reformatted to be included on this page.
7:5 The last line from the third column is cut off and should be reformatted to be included on this page.
7:7 Stacked stones could also be used in the required knee walls to match the knee walls at the roundabout.
7:9 PC members felt that the creation of a new zoning district on SR 64 to replace the Waterville Street Overlay is important and should be considered in the zoning code review.
8:3 Add commas to the sentence in the middle of the first column to read “Many counties in Ohio, and states across the Country, are adopting the “one-stop shopping”…”
8:8 Second column, second bullet point, second sentence should read “Working with children as they age through the system by providing career speakers, mentoring programs… , but also gives them ideas for course selection…”. In the third column, second sentence, place quotations around “meet and greets”.
9:2 In the third column under the heading Downtown Area Zoning Code Update Needs, the first sentence should be changed to read “… Chapter, there are many regulatory needs that must be met…”.
9:4 Last column, second bullet point from the bottom should read “… include the development of a list of…”
The review of the draft plan was completed with no additional questions or comments from the Planning Commission members or audience.
Allen Kuck made a motion to approve and send to Village Council for final approval with the minor changes and corrections as noted. David Prueter seconded the motion. 4 ayes.
Mayor Angie Kuhn stated this was her last Planning Commission meeting and thanked the commission members for their many years of service. Tom Lyle thanked her for her excellent service to the Village of Whitehouse.
Tom Lytle moved to adjourn, seconded by David Prueter. 4 ayes. Meeting adjourned at 9:16 pm.
PC – October 5, 2015
Members Present: Allen Kuck, Angela Kuhn, Tom Lytle, James Page and David Prueter. Others Present: Don Atkinson, Dave Kuhn, Bob Keogh, Pete Schwiegeraht, Bill May, Bea Ludwig, Louann Artiaga, Deputy Fire Chief Joshua Hartbarger, Steve Pilcher-Public Service Director, Barbara Knisely-Community Development Coordinator and Jordan Daugherty-Administrator.
At 7:00 pm, Tom Lytle called the meeting to order.
James Page moved to approve the Minutes from the August 17, 2015, meeting. Angie Kuhn seconded the motion. Motion passed 4-0.
Allen Kuck arrived at 7:02 pm.
Chair Lytle stated the only agenda item was to review and discuss the preliminary site plan submitted for Whitehouse Square Townhomes by MV Residential Development. Mr. Pete Schwiegeraht on behalf of MV Residential Development and David Kuhn from Feller Finch gave a brief overview of the proposed development.
- Whitehouse Square Senior Village is 100% occupied with a waiting list of 33 people
- MV is always looking to expand in ways to complement the existing development
- 55 units, with 2, 3 and 4 bedrooms
- The 2 bedroom units which back up to the Senior Village, will likely be filled with seniors who are currently on the waiting list
- The 3 and 4 bedroom units will cater to young families. MV is currently working with the Chamber of Commerce to inform local employers about the opportunity for new housing for employees
- Looking to provide brand new, high quality housing for young families
- People prefer to live in side-by-side homes rather than apartments on top of each other
- 2 bedroom units would be approximately 950 square feet – identical to the existing senior villas, but with 2 baths instead of 1.5 baths
- 3 bedroom units would be approximately 1,050 square feet with 2 baths
- 4 bedroom units would be approximately 1,450 square feet , 2-stories, with 2 baths
- Each 2-story unit would be a different color, with hip roof, dormers, and a porch
- Whitehouse Square Boulevard, a public street, would be extended to the westerly edge of the Phase 1 property
- Entrance into development would look similar to the Senior Village, 25 feet access in and out, an island in the middle with signage.
- Recently conducted a public meeting at the Senior Village to inform those residents as to what was going to be built. Both developments will be privately owned and it is not the intention of MV to connect them with a sidewalk. Senior residents expressed concern with children coming into their development. The seniors, in turn, could not use the dog park and playground/recreation area in the townhomes development.
- Development will have a large “central park” area in the middle with a club house, picnic shelter, playground ($40,000 in equipment), with a fenced dog park in the southeast corner.
- Detention pond along the east side of property, separating the senior village from the townhomes.
Public water and sewer lines with private streetsAngie Kuhn said there has been some misconception that this was a Section 8 housing development. Mr. Schwiegeraht confirmed that was not true and that all residents would pay rent with no HUD involvement. Bill May asked how many entrances would be built into the development. Mr. Schwiegeraht confirmed one way in and out, just like at the senior village. Whitehouse Square Boulevard will dead end at the westerly edge of this property, but can be extended with future development. They will build a hammer-head at the dead end so that fire apparatus can turn around, just like what is currently there.
With no further questions from the audience, Chair Lytle stated he would like to go through Staff Report 05-2015, line by line to review possible issues or concerns from staff.
2. Mr. Kuhn (Feller Finch) confirmed Parcel No. 98-00001 is 12-13 acres total, depending upon whether the public right of way is included. The entire parcel will be purchased from JCT Enterprises, but split and owned by two different entities. Whitehouse Square Townhomes will own approximately 8.5 acres and a holding company will own the remaining acreage. The intent is to build phase 2 within a couple of years to finish this development.
3. Whitehouse Square Boulevard will be extended by Miller Valentine to the westerly edge of Phase 1 (approximately 300 feet) and extended another 250 feet when Phase 2 is built. The private street will be looped within the development when Phase 2 is built. Ms. Kuhn asked what becomes of the property if Phase 2 doesn’t happen. Mr. Schwiegeraht said it would be the same situation as now – a dead end street. Ms. Kuhn added that Phase 2 is an awkward piece of land and possibly not conducive to any other development. Mr. Schwiegeraht reiterated that they are 100% invested in completing the development; it’s just a matter of time and funding.
4 & 5. No comments.
6. Mr. Schwiegeraht confirmed that the front load garages do not conform to the TND requirements. However, they face a private street, not public. MV did conform to the TND by placing the larger, 2-story units facing Whitehouse Square Boulevard, visible from State Route 64, with rear-load garages. He added that on the smaller villas, the garage doors are recessed with the porches extending out, closest to the private street. This emphasizes the porches and deemphasizes the garages. This also blends the look of this development with the senior village. He added that requiring alleys along the back of the villas increases the cost by basically requiring two streets and would take area from the central park in the middle of the development. Ms. Kuhn asked if the fronts of the homes could face the park, with the private street looping behind them. Mr. Schwiegeraht said they wanted this development to match the senior village. Chair Lytle stated that it’s been difficult to get the TND concept to “take-off” because of all the variances and requests that are made each time a developer comes in.Mr. Prueter asked if the detention area was a safety issue and if it would be fenced to keep children out of it. Mr. Schwiegeraht stated that every development has a detention or retention basin of some type and others aren’t fenced in. He added that during very heavy rain fall, this basin might contain up to four feet of water, but it would drain within an hour per the design.
7 (G) Discussion took place as to the intent of connectivity throughout the Village and the TND district. The preliminary plan does not show any way in or out of the development for pedestrians and bicycles except the main entrance. Mr. Schwiegeraht stated the senior village is private property and the residents do not want others to come onto the property. He will check with the private owners and lenders to see if they would agree to allow a sidewalk connecting the two developments. It was agreed that sidewalks would be built:
- to the southerly edge of the property connecting to the Metroparks
- to the western edge of the property to connect to future developmentDiscussion followed concerning the statements that were made at the December 7, 2009, Planning Commission meeting when the senior village development was approved: “All walks will eventually tie into the entire TND project to encourage walking throughout the area.” Ms. Kuhn confirmed that she thought it was important that connectivity is carried out throughout the entire Village. Mr. Schwiegeraht reiterated that these areas are private property, but if in the future a Metroparks trail comes along, he would agree to connect. Mr. Page asked how residents will get to the dog park. Mr. Schwiegeraht said it would be fenced in and dogs can run loose. He did agree to install a sidewalk leading from the private drive/sidewalks to the southeast corner where the dog park will be located. This will eliminate people cutting through that area and creating a path in the grass. Mr. Prueter stated that the senior village currently has a playground for grandchildren and asked if residents from the townhomes could use it. Mr. Schwiegeraht confirmed that the senior village was private property and the residents did not want children from the new development coming there to play. It was confirmed that the senior residents understood that they could not use the dog park or recreation area in the new development. Mr. Daugherty stated the Village is stressing connectivity throughout the entire Village, not just the TND and he wants to encourage every effort to connect all areas to each other. Ms. Kuhn added that she is concerned that we are allowing the creation of pockets of isolated areas.7 (H) Chair Lytle questioned the slope of the detention pond. Mr. Schwiegeraht stated they will make it very gradual (5-1) and confirmed that it will be seeded and mowed along with the rest of the property and that it will not be filled with weeds and cattails.
7 (I) David Kuhn stated that there are no street lights on Whitehouse Square Boulevard leading back to the senior village, but they are willing to install lights where needed along the Boulevard. Mr. Pilcher was asked to look into this. MV also agreed to decrease the spacing of lights along the private street to conform to the 75’ spacing, on both sides, as per the TND regulations.
7 (J) Signage will be similar in design to what is currently at the senior village. MV will work with staff as far as sign permits, size and location.
7 (K) Discussion followed concerning the 66’ right-of-way requirements for all streets constructed within the Village. If MV is required to provide a 66’ right-of-way, it will take much of the green space/recreation area. MV would prefer 29’ back of curb to back of curb private streets. They would agree to post no parking signs on both sides of the street to enable emergency vehicles to easily pass. MV stated that 2 parking spaces (one in garage and one in drive) per housing unit is adequate. Deputy Chief Hartbarger asked who would enforce no on-street parking, and was told the MV staff would enforce and issue parking tickets if needed. Mr. Prueter stated the 4 bedroom units have the greatest risk of having parking problems, as it would be assumed teenaged drivers could be residing with parents. Bill May asked why private instead of public streets? Mr. Schwiegeraht stated while these are “homes” instead of apartments, it’s still an apartment complex feel. Complexes have parking lots, while this type of a development has private streets and driveways. They will agree to the 29’ width street, which is the same width in any subdivision. Mr. Schwiegeraht stated MV is happy to provide a written statement agreeing to the continued ownership and maintenance of the private streets, like they provided for the senior village. This is no different than agreeing to maintain a parking lot at an apartment complex. Jim Page confirmed that the streets would be 29’ from back of curb to back of curb, with five foot sidewalks and no grassy area between.Ms. Kuhn asked what was the purpose of the stub street heading east towards the back of the senior villas? After much discussion, it was agreed that several parking spaces could be added at the end of the stub to ease possible parking problems with the 4-bedroom units. The sidewalk will curve around the end of the stub.MV also agreed to place at least two parking spaces between each building to ease parking problems and to keep residents from parking on the street, for ten additional spaces. Ms. Knisely asked who could rent the 4-bedroom units; for instance, could 4 college students rent, which would likely cause a parking problem. Mr. Schwiegeraht believes the rental rules do not allow more than 2 unrelated individuals from renting a unit, and they would likely not qualify because of the income requirements. He would confirm this information and provide to the Village at a later date. Mr. Kuck asked who was the target market for this development? Mr. Schwiegeraht stated they are targeting young families and senior citizens. All adults living in the home must be on the lease and included in the income requirements.
7 (M) No concerns with the large central park and dog park.
7 (N) All utilities will be underground. Mr. Pilcher stated he needs to look at water and sewer lines differently on public and private streets. If private streets are built, easements are required in order to maintain the lines. David Kuhn explained that he did consider running the sanitary sewer lines through the entrance area instead of the east end of the property, but they would be shallow and he would lose too much gravity.
8. The only fencing will be around the dog park and MV understands that it cannot be chain link style.
9. Due to the large amount of snow Ohio has received in past winters, MV would like to request a variance to increase the front yard setback which would allow space for the snow to be pushed off the private street. Currently the senior villas sit 5’ from the sidewalks which does not allow much room to move the snow and causes large piles in front of the villas. They are requesting 25 – 26 front yard setbacks.
10. A variance will be needed for the total square footage of the 2 and 4 bedroom units due to the fact that they are not 1,000 per floor above finished grade:
- 2 bedroom = 950 square feet (typical apartment is 750-850 sf)
- 3 bedroom = 1,050
- 4 bedroom =1,450 total of 2 stories
10 (C) Each building will use a combination of brick, siding and shake features. Variances will be required to allow the siding on the fronts of the buildings. Mr. Schwiegeraht explained that the siding is a heavier, stronger durable siding which provides added insulation.
- 2-story units will each feature a different color (shades of green), with 75% brick fronts, brick knee walls on both ends and shake details incorporated on the fronts facing Whitehouse Square Boulevard.
- Shake features will be added to the end gables of the 2 and 3 bedroom units
- Brick knee walls will be added to the ends of the four buildings that face the private street
- 75% brick on the fronts of all 2 and 3 bedroom units
- Club house will look basically the same as the senior village club house. 50% brick on front with brick knee walls on both sides and siding on the rear facing the recreation area.
- No portion of this parcel is in the flood plain.
Considerations and Conditions:
- MV said they will likely allow the farmer to crop the remaining portion (Phase 2), but would agree to mow and maintain it within a few feet next to the residential units in the southwest corner and next to the sidewalk surrounding the recreation area.
- The dead end/stub street will contain additional parking spaces (probably four) to provide additional parking for the 4 bedroom units.
- Mr. Schwiegeraht stated that MV would agree to build a temporary cul de sac and the dead end in the southwest corner of the development wide enough to allow large fire trucks to turn around. It would be the same size as the one located in the senior village. Mr. Prueter asked about school buses being able to turn around in the development. Short discussion as to whether or not the buses would enter the development on the private street or if children would have to walk to a location along Whitehouse Square Boulevard, a public road.
- Mr. Pilcher will provide street light details currently used along the Boulevard and in the senior village so that MV can match those.
Discussion followed pertaining to the looping of water lines. MV stated that they are looping the water line from the senior village into this development, but agreed they are creating two additional dead ends in this development in the water system. Mr. Schwiegeraht stated the newly created dead ends will be looped as development continues to the west.
Mr. Kuhn added that he could remedy one of the dead ends by adjusting the location of a main line valve at the entrance near the club house.
Mr. Pilcher confirmed that the Village will be responsible for the sanitary sewer and water line maintenance but that MV must provide easements for those lines. During construction, inspections will be performed by a third party which MV must pay for.
Mr. Page confirmed that MV agrees to:
- Build a cul de sac in the southwest corner large enough that large emergency vehicles can turn around
- Add additional parking on the stub street in the northeast corner and between each building
- Add sidewalks leading to the southerly and westerly property lines. A sidewalk to the easterly properly line (senior village) is also requested, if possible, to encourage connectivity throughout the entire TND. Mr. Schwiegeraht and Mr. Kuhn stated after considering these changes, they would like to shift the buildings slightly to the north, so that the added parking spaces could fit between the other buildings. This would decrease the size of the front yards facing Whitehouse Square Boulevard slightly. The revised preliminary site plan will be submitted to staff for review to be sure all changes have been made according to the comments made at this meeting.
James Page moved to approve the preliminary site plan with the following variances:
- Allow front load garages on the 2 and 3 bedroom units (47 total units)
- Allow great than 5’ front yard setbacks (25-26’)
- Allow siding to be placed on the fronts of the buildings
- Allow less than the required 66’ street right-of-way (29’ back of curb to back of curb streets with 5’ sidewalks along each side)
- Allow less than the required 1,000 square foot per ground floor in the 2 bedroom units (950 sf) and 4 bedroom units (1,450 sf-2 stories)
Allen Kuck seconded the motion. Motion passed 5-0.
Mr. Schwiegeraht stated they hope to close on the purchase of the property in January 2016 and start construction immediately following.
With no further business to come before the Planning Commission, Allen Kuck moved to adjourn the meeting. James Page seconded the motion. Motion passed 5-0 and the meeting adjourned at 9:25 pm.
PC – August 17, 2015
Members Present: Angela Kuhn, Tom Lytle and James Page. Members absent: Allen Kuck and Chris Campbell. Others Present: Tom Malicki, Michelle Tippie, Bill May, Bob Keogh, David Miller, Greg Feller, Dave Kerscher, Rhonda Wise, Jeff Yoder, Don Schroeder, Steve Pilcher-Public Service Director, Barbara Knisely-Community Development Coordinator and Jordan Daugherty-Administrator.
At 7:02 pm, Tom Lytle called the meeting to order.
Angela Kuhn moved to approve the Minutes from the June 1, 2015, meeting. James Page seconded the motion. Motion passed 3-0.
Chair Lytle stated the purpose of the special Planning Commission meeting was to review the quality standards for private streets in The Preserve subdivision.
Greg Feller of Feller Finch & Associates stated DLR Acquisitions would like to build streets without curbs. They are proposing a fifty (50) foot private place which would include 25 feet of pavement, 2 feet of aggregate base on each side, and bio swales to catch the runoff. They are asking for permission to build the streets without the use of curbs in order to preserve more trees, the streams and natural settings on this property. He provided a cross section diagram and explained that the thickness may change after the soil condition tests are completed. He added that the property is very sandy and is perfect for bio retention swales and will provide a better “green” method to get rid of water runoff.
He assured the Planning Commission that the actual roadways will be built to Village standards and that all they were asking for was to eliminate the need for curbs. He explained that curbs are not really used to support the road but are a method to channel water runoff. He also passed out pictures of roads (Rue du lac, Lake View, Winslow and Cemetery) in the immediate area that were built without curbs. If designed properly so that the water runs off the side of the road instead of pooling in the middle, this type of design can be very effective and long lasting. Standing water is what ruins roadways.
He stated the developer is now asking for public roads, built to Village standards, without the use of curbs and added that this type of roadway is perfect for this development; sandy soil and preservation of trees and streams.
David Miller of DLR Acquisitions added that he was involved in the development of The Hamlet in Perrysburg in the 1980’s. This too was a beautiful piece of property and he truly believes that he is trying to do what is best for the land, not what is the best way to save money. He confirmed that bio retention swales help to keep water runoff out of Lake Erie and are better for the environment.
Director of Public Service Steve Pilcher confirmed that the cross section diagram looked good and agreed that standing water is the number one destroyer of pavement and it is important to channel the water away.
James Page asked for clarification as to where the water goes from the bio retention swales. Greg Feller stated that normally water goes into a detention/retention area which could be several feet deep, until it soaks in. With the use of the bio swales, water is spread throughout the entire area in the subdivision with only inches of water in the swales. The underdrains are only there to catch the overflow, if it happens. Mr. Feller stated that usually layers of soil amendments (sand, mulch, etc.) are added to assist with drainage, but he feels that once the soil reports are done on this property, amendments will not be needed because of the sandy conditions. The swales will be grassy areas that can be cut with lawns and will not look like wet detention areas.
Ms. Kuhn said she is entirely in favor of the bio swales and asked if each home would be connected to the underdrains. Mr. Feller stated that each home would not be connected but sump pumps will be designed to empty into the swales to direct water away. Mr. Page asked if the same concept will be used in the rear yards and what happens to the properties that abut the flood plain. Mr. Feller stated those lots back up to the creek and water will be filtered down directly into it.
Ms. Kuhn stated she feels the standard of thickness and road construction is more important than curbs and understands that the bio swales won’t work if curbs are required. She feels that the typical Village standards aren’t the right fit for this development and agrees that this is the right choice and the right opportunity to make a change.
Discussion followed concerning whether a 50 foot space was large enough to include all underground utilities (water and sewer lines, electric, gas, cable, telephone). Mr. Pilcher confirmed that it would be a very tight fit. Mr. Feller stated the sewer lines will be smaller and feels that 10 feet on each side is sufficient.
DLR Acquisitions was asked if the entire plat would be built right away. Mr. Miller stated that all 66 lots would not be built now, but would be built in phases over the next 5 – 10 years.
Mr. Pilcher asked if any temporary, alternate routes would be built so that as later phases are completed, heavy equipment and trucks would not be using and tearing up the front entrance and roadway built in phase one. Mr. Feller stated they were not considering that as it would require more trees being disturbed.
Michelle Tippie stated that the Village could look into and consider a “Conservation District” to be added to the Zoning Code. Such a district would help to create and make this type of development easier to accommodate and approve bio swales without using curbs, etc. This is the perfect time since Council is currently reviewing the Zoning Code and updating the Master Plan. Mr. Feller agreed since Whitehouse is located within the Oak Openings region, and this request could come up again in the future.
Chair Lytle asked Village Engineer Jeff Yoder for his thoughts. Mr. Yoder had several concerns:
- The 50’ right of way seems too tight for all utility easements.
- He likes the use of bio swales, but feels a wider shoulder is needed – at least 4’ instead of the 2’ shown.
- He would like to see the proposed minimum slope into the swales
Bill May stated that he has no problem with the subdivision and bio swales but thinks people will have standing water in the front yards. He feels that trucks will tear up the entrance and roads in the front of the subdivision as later plats are developed. He sincerely believes two entrances/exists should be required into the subdivision.
Bob Keogh stated he feels from a traffic standpoint, two entrances might be more dangerous that funneling everyone in and out at one point. Mr. Miller confirmed that one is enough for a subdivision of this size. He said Stone Oak subdivision has 540 homes and it only has 3 entrances.
Mr. May added that the distance from the entrance to the last lot is approximately 1-1/2 miles. He would hate to see someone trying to get in/out in an emergency situation like the blizzard of 1978.
Chair Lytle interrupted and stated that all of these issues have already been discussed and approved at a prior meeting. Tonight’s topic is strictly to determine the standard of roadway. The developer has now agreed to public roads built to Village standards and the only issue is curbs and the total right of way width.
Mr. Feller stated that in his opinion if you give a utility company 10 feet, they’ll take it. He thinks keeping utilities in a tight area is the best way to go to preserve trees. Ms. Tippie asked if there is a way to require utility companies to ask before removing a tree over a certain diameter that they feel is in the way – could we require them to go around instead.
Tom Lytle stated it seems like the developer and Village are going to great lengths to preserve the trees, but how do you prevent a homeowner from removing a tree after the lot is purchased? Mr. Kerscher stated that lot prices are based on the number of trees – a purchaser will be paying for them.
Further discussion followed concerning the right-of-way width necessary to accommodate all utilities and the bio swales.
Mr. Page made a motion to approve a public street, with a sixty (60) foot right of way, using bio retention swales, without curbs. Angela Kuhn seconded the motion. Motion passed 3-0.
With no further business to come before the Planning Commission, James Page moved to adjourn the meeting. Tom Lytle seconded the motion. Motion passed 3-0 and the meeting adjourned at 8:05 pm.
PC – June 1, 2015
Members Present: Allen Kuck, Angela Kuhn, Tom Lytle and James Page. Members absent: Chris Campbell. Others Present: Mike and Steph Buckenmeyer, Jerry Natter, Rich Heban, Dave Kerscher, Wade Smith, Bob & Linda Palmer, Diane O’Konski, Elizabeth McCullough, Karen & Brent Michaelis, Don & Karen Schroeder, Dan & Linda Brown, Dan Holman, Bill May, David Miller, Greg Feller, Steven & Rhonda Wise, Bob Keogh, Karl Schnapp, and Jordan Daugherty-Administrator
At 7:00 pm, Tom Lytle opened the Public Hearing.
Chair Lytle reviewed the Public Notice: To hear testimony on a proposed zoning map amendment for approximately 58.32 acres of property located at 6318 Whitehouse Spencer Road, the former Disher Tree Farm property.
Chair Lytle gave the floor to Greg Feller, representing DLR Acquisitions. Mr. Feller summarized the project as outlined in Staff Report 02-2015.
Mayor Kuhn read in to the record a letter from Kennametal, a business located on Industrial Parkway. Mr. Matthew English from BASF requested a 100 foot strip for preservation between this property and Industrial Parkway. Mr. Karl Schnapp explained that the BASF property has experienced past flooding from the ditch and is concerned that any further restriction of flow could create a problem. He recommended keeping a 100 foot barrier between the properties on Industrial Parkway and this property with all existing trees remaining and no undercutting of the shrubs.
Councilmember Bill May expressed three concerns: 1) that this proposal shows the roads as being private and he is concerned about what happens when they fall apart, 2) he counted four culs de sac and would argue that a second entrance for safety services is needed, and 3) he would like to see all the streets built to Village standards.
Resident Stephanie Buckenmeyer of 10939 Little Creek, expressed concerns about keeping the natural buffer along Texas Street. Dan Holman, 10850 Pine Vista, expressed concerns about the proposed zoning and said it should remain S-1 and that R-1 will destroy the appearance. He expressed further concern about elimination of the trees.
Mr. Greg Feller addressed the drainage concerns and stated that the engineering of the drainage will be a suitable design. After additional discussion regarding buffer zones, preservation of the trees, fumes and zoning, Chairman Lytle declared the public hearing closed at 7:44 pm.
Chair Lytle called the regular meeting to order at 7:45 pm and asked if all members had reviewed the Minutes from the April 6, 2015 meeting. James Page moved to accept the Minutes as written. Angie Kuhn seconded the Motion. Motion passed 4-0.
Chairman Lytle summarized the purpose of the meeting and the tasks at hand for the Planning Commission. Commissioner Page clarified that DLR Acquisitions was petitioning on behalf of the owner. David Miller, representing DLR Acquisitions, explained the basis for choosing R-1 rather than S-1 and explained that the S-1 plat would be cost prohibitive for this development. Additionally, Mr. Miller stated that preservation of as many trees as possible is completely in line with the appeal of this development.
Mr. Wade Smith of 10433 Ramm Road asked if there was anything prohibiting the current owner from logging this parcel of land. Administrator Daugherty said there would be no prohibition against logging at this point in time.
Mayor Kuhn opined that the zoning is compatible for the area. James Page moved to recommend the change in zoning from S-1 to R-1. It was seconded by Mayor Kuhn. Motion passed 4-0.
Chairman Lytle then moved on to the next agenda item, to discuss the preliminary plat for The Preserve subdivision as presented by DLR Acquisitions and outlined in Staff Report 03-2015.
With a short discussion on the minimum lot width requirements, it was agreed that all lots are in compliance at the building line, with the exception of Lot 20. Mr. Feller agreed to update the drawing to bring that lot into compliance.
Commission members reiterated their concern regarding the problems with private streets. Mr. Feller stated that he would be open to making the streets public, but would like the same “feel” as is presented in the preliminary plan. He confirmed that they will be putting in street lighting.
Continuing on with each of the considerations noted in the Staff Report:
#8. There was a short discussion concerning looping the water mains. The Commissioners stated that this will indeed be a requirement. Mr. Feller stated he will revisit that in his plans and make the required change.
#12. Buffer zones were discussed again. Mr. Feller agreed to include in the final site plan a twenty (20) foot preservation easement along Texas Street in addition to the twenty (20) foot right of way. Mr. Feller also agreed to amend the plan to show a fifty (50) foot buffer zone along the back edge of the properties that abut Industrial Parkway.
After a complete review of the considerations outlined in the Staff Report, Motion by James Page, seconded by Angela Kuhn to accept the preliminary plan for The Preserve with the following conditions:
- that they correct the front width dimension of Lot 20
- implement the required water line looping
- include a twenty (20) foot preservation easement in addition to the twenty (20) foot right of way along Texas Street
- include a fifty (50) foot buffer area on the western property line which abuts the Industrial Parkway properties
- grant variances for lots 17, 18, 31, 32, 36, 37, 38, 39, 40, 41, 42, 43, 44, 46, 47, 48, 51, 55, 56, 58, 59, 60, 61 and 62. These lots all exceed the requirements of 1226.02 (E)(4) which states “Any lot over 20,000 sf in area shall not be deeper than 2-1/2 times its width.
- The issue concerning the private vs public road will be negotiated administratively.
Motion passed 4-0.
With no further business to come before the Commission, James Page moved to adjourn, Allen Kuck seconded the motion. Motion passed 4-0 and the meeting adjourned at 9:50 pm.
PC – April 6, 2015
Members Present: Allen Kuck, Angela Kuhn, Tom Lytle and James Page. Members absent: Chris Campbell. Others Present: Louann Artiaga, Jeff Yoder, Steve Pilcher-Director of Public Service, Barbara Knisely-Community Development Coordinator and Jordan Daugherty-Administrator
At 7:00 pm, Tom Lytle called the meeting to order. New officers are needed for the calendar year 2015. James Page moved to elect Tom Lytle as Chair. Alan Kuck seconded the motion. Motion passed 4-0.
Alan Kuck moved to elect James Page as Vice-Chair. Angie Kuhn seconded the motion. Motion passed 4-0.
Angie Kuhn moved to elect Alan Kuck as Secretary. Jim Page seconded the motion. Motion passed 4-0.
Chair Lytle asked if members had reviewed the Minutes from the December 1, 2014, meeting. James Page moved to accept the Minutes as written. Angie Kuhn seconded the Motion. Motion passed 4-0. Mr. Page stated he was happy to see that the Chamber of Commerce real estate purchase had been resolved and no further action was needed concerning a lot split.
The first Agenda item was to review and make a recommendation concerning the construction of a Village owned parking lot on Toledo Street. Jeff Yoder from Poggemeyer Design Group summarized the site plan and details of the parking lot, bio-retention cell, water run-off, number of spaces, and landscaping plan. He added that Trans Canada Pipeline has an easement on this property and they are currently reviewing the proposed design to be sure it meets with their needs.
The Village was awarded a $17,000-$18,000 grant for the storm water run-off into the bio-retention cell. This design allows the first runoff to be deposited into a “cell” where it can slowly filter out impurities before going into the catch basin. The bio-retention cell will hold approximately 7 inches of water before it spills over to the street/storm sewer.
Mr. Yoder stated the proposed site will offer a total of 47 parking spaces (45 + 2 handicap). Planning Commission members discussed moving the 2 handicapped spaces to the west end of the lot so that they are closer to Providence Street and the pedestrian sidewalk. They also questioned the removal of the cut-outs to increase the total number of spaces. Mr. Yoder explained that the Edge Group added the cut-outs to soften the look by adding additional landscape and green areas.
A row of hedges are shown to screen the parking lot from the Wabash Cannonball Trail. Landscaping will also be installed to screen the lot from residences along Toledo Street. Low growing species will be used due to the high tension wires above that area.
Mr. Page confirmed that there is approximately 10-12 feet between the bike trail and the parking lot and approximately 22 feet between the lot and Toledo Street that will remain green space.
Mr. Lytle stated that the landscaping plan, when finalized, will be reviewed by the Whitehouse Tree Commission and the lighting plan will be reviewed by Village staff before construction begins.
PC members discussed removing the cut-out on the north side to accommodate three additional spaces and leaving one handicapped space on the south side next to the cut-out. This would provide a total of 50 spaces (47 + 3 handicap).
Ms. Kuhn stated that she likes the idea of the bio-retention cell to catch the initial run off. Mr. Lytle asked if a sign could be placed explaining how the process works and the purpose of the cell.
James Page moved to recommend acceptance of the proposed parking lot with a total of 47+ spaces, with the removal of the cut out on the north side to allow additional spaces, and contingent on an approved landscaping and lighting plan. Alan Kuck seconded the motion. Motion passed 4-0.
Jordan Daugherty gave an update on the curb cut at 9910 Waterville Street, the vacant lot between Sunoco and Yark. He explained that no action is necessary, but he wanted to keep them informed. The lot was recently sold to the owner of Sunoco, but it is unknown what will be built there. A brief discussion took place as far as ingress and egress after the roundabout is built. The two lots will maintain a joint access drive, which can be enlarged if needed, towards the east, away from the roundabout. Right-in and right-out turns will continue and left-out turns will be allowed once the roundabout is complete. Vehicles heading east will not be allowed to turn left, as this could cause potential problems as vehicles come out of the roundabout.
Mr. Page suggested that the Village talk to Yark and Steve Rogers about making those driveways one-way so that vehicles are not exiting from all four locations. Mr. Daugherty said that staff could certainly look into that and make the suggestion to those business owners.
Mr. Lytle asked for a brief discussion concerning additional cell towers within the Village and referred to a recent article from Cities and Villages. Mr. Daugherty confirmed that the Village has been approached by Verizon about constructing a tower in Sandra Park. He stated that these companies always approach municipalities first before going to private property owners.
The members briefly discussed the June 6, 2011, Planning Commission approval of a cell tower at the corner of St. Louis and Indianapolis Streets. At that time, the PC stated no additional towers would be approved within the Village limits and others would be required to co-locate. Verizon has been provided with a copy of those minutes, but they have indicated that they will likely petition this Board for approval as they cannot co-locate due to the close proximity of an existing tower on SR 295. Verizon is willing to pave the existing gravel driveway leading to Sandra Park, if allowed to locate there.
Next Mr. Lytle reported on the review process of the Zoning Code by Council as a Committee of the Whole. He attended the first meeting on March 24, 2015 and was impressed with the process and direction taken by the Committee. He asked that at least one member of the Planning Commission attend each review session to answer questions and hear comments concerning the zoning code. The meetings are being held as a Committee of the Whole on the fourth Tuesday of each month at 6:30.
With no further business to come before the Commission, Jim Page moved to adjourn. Alan Kuck seconded the motion. Motion passed 4-0 and the meeting adjourned at 7:45 pm.