WASHINGTON TOWNSHIP BOARD OF ZONING APPEALS MINUTES
March 12, 2007
The Washington Township Board of Zoning Appeals met in regular session on March 12, 2007 in the Meeting Room of Washington Township Government Center. Members of the Board present were Mrs. Mulligan, Mr. Ciambrone, Mrs. Fischer, and Mrs. Gastineau (as alternate). Mr. Horine was excused.
Call to order at 7:00 p.m.
Mr. Ciambrone explained the hearing format and voting procedure.
The Oath was administered by Mr. Ciambrone.
Case A-1490 – Tom Smith, Far Hills Square, 5841-5855 Far Hills Avenue
Request is for a variance to increase the maximum height of identification wall signs from the maximum permitted fourteen feet (14’) to seventeen feet (17’) to allow for future identification wall signs for all tenants located in Far Hills Square. This property is located in a Business (B-2) zoning district.
Jack Kuntz , Zoning Inspector, presented the case.
Applicant represented by Donald Kiley, 1204 E. Dorothy Lane, Kettering. Mr. Kiley discussed various alternatives and the reasons for not selecting those alternatives. He submitted a different rendering of signage on the building. Mr. Kiley brought up the fact Midas has a sign at sixteen feet (16’). He indicated the signs for Far Hills Square will be individual letters at 2’ each on a race track painted to match the brick.
Mrs. Fischer – Asked Mr. Kiley why they are asking for the variance now considering the renderings were from 2005?
Mr. Kiley – At the time, construction had not begun and the signage was not taken into consideration.
Mr. Fischer – Indicated that the awnings are in place.
Mr. Kiley – Yes; however, they do not have any tenants at this time and so they didn’t need the signs.
Mrs. Gastineau – Questioned how many different possible establishments are in the bigger building.
Mr. Kiley – Indicated there are 5 business spaces in the 10,000 square foot building.
Mrs. Gastineau – Is the signage for all of the businesses?
Mr. Kiley – Yes.
Mrs. Mulligan – Indicated the application states the previous building’s signage was above fourteen feet (14’). How much higher were the signs?
Mr. Kiley – Was not sure.
Tom Smith, 8300 Yankee Street – Indicated the previous Tuffy Muffler building had 14’ doors and the signage was above the doors.
Mrs. Mulligan and Mrs. Fischer discussed the specifics of the sign colors and the lighting with Mr. Kiley.
Mrs. Gastineau – Asked about the logos.
Mr. Kiley – Stated they would comply with the height of the signs as measured by the Zoning Department.
Mr. Smith – Asked Mr. Kuntz if the Board received a copy of the sign package.
Mr. Kuntz – Yes.
Mr. Ciambrone – Questioned the maintenance of the building after the letters are removed.
Mr. Kiley – Discussed the race track on which the letters will be placed.
Mr. Ciambrone and Mr. Kiley – Discussed the accumulation of dirt and the upkeep of the brick.
Mr. Ciambrone – What is the life of the awning?
Mr. Kiley – Indicated that most manufacturers have a 15-20 year warranty.
Mr. Smith – Discussed the cost of the letters on the awning with lighting.
Mrs. Gastineau – Is not in favor of the logos running down the building with different colors.
Mr. Ciambrone – Asked if there are any potential tenants?
Mr. Smith – Indicated they had one tenant for the entire building; however, the tenant decided against the proposal.
Mr. Smith – Stated it was not their intention to require a variance for the shopping center. The use of awnings is a new way of doing these buildings. Indicated if they thought a variance was required they would have come before the Board in the early stages of construction.
Mr. Ciambrone – Discussed the concerns with the assurances of uniformity in the signage along the building.
There was discussion among the Board and applicant regarding the color restrictions and different alternatives.
Citizens voicing concerns, question and comments included: None.
Board remarks, concerns, and questions included: None.
Hearing closed.
Motion – Mrs. Fischer moved in Case A-1490 to approve applicant’s request for a variance to increase the maximum height of identification wall signs from the maximum permitted fourteen feet (14’) to seventeen feet (17’) to allow for future identification wall signs for all tenants located in Far Hills Square, subject to: 1) lettering on all wall signs are not to exceed two feet (2’) in height as measured by the Zoning Department (including any company logos); 2) the lettering must be uniform in color and font and the colors may only be from the following group: red, green, white and black; 3) any additional colors that a company may require or request must come before the Board of additional approval; and 4) Caribou Coffee’s teal company color may be considered a green which will fall under the approved color pallet.
Motion seconded by Mrs. Mulligan.
VOTE - Mrs. Mulligan, yes; Mr. Ciambrone, yes; Mrs. Fischer, yes; Mrs. Gastineau, yes.
Case A-1490 approved with modifications.
Case A-1491 – Timothy D. Albro, 11205 Gebhart Road
Request is for a variance to decrease the side yard set back from the required twenty feet (20’) to seven and one half feet (7½’) to allow for an addition to a single family home located in an Agricultural (A) zoning district.
Jack Kuntz , Zoning Inspector, presented the case.
Applicant represented by Timothy Albro, 11205 Gebhart Road. Mr. Albro addressed the Board with the case history of the property and presented his intentions and objectives for the residence.
Citizens voicing concerns, question and comments included: None.
Board remarks, concerns, and questions included: None.
Hearing closed.
Motion – Mrs. Mulligan moved in Case A-1491 to approve applicant’s request for a variance to decrease the side yard set back from the required twenty feet (20’) to seven and one half feet (7½’) to allow for an addition to a single family home located in an Agricultural (A) zoning district.
Motion seconded by Mrs. Fischer.
VOTE - Mrs. Mulligan, yes; Mr. Ciambrone, yes; Mrs. Fischer, yes; Mrs. Gastineau, yes.
Case A-1491 approved as submitted.
In other business:
MOTION – Mr. Ciambrone moved the minutes of November 13, 2006 be approved as submitted.
Motion seconded by Mrs. Mulligan.
VOTE - Mrs. Mulligan, yes; Mr. Ciambrone, yes; Mrs. Fischer, yes; Mrs. Gastineau, yes.
MOTION – Mrs. Fischer moved the minutes of January 29, 2007 be approved as submitted.
Motion seconded by Mrs. Mulligan.
VOTE - Mrs. Mulligan, yes; Mr. Ciambrone, yes; Mrs. Fischer, yes; Mrs. Gastineau, yes.
MOTION – Mr. Ciambrone moved the minutes of February 26, 2007 be approved with modifications.
Motion seconded by Mrs. Mulligan.
VOTE - Mrs. Mulligan, yes; Mr. Ciambrone, yes; Mrs. Fischer, yes; Mrs. Gastineau, yes.
Meeting adjourned. A tape recording of this proceeding is on file in the Zoning office.
Richard Ciambrone, Acting Chairman
Washington Township Board of Zoning Appeals