WASHINGTON TOWNSHIP BOARD OF ZONING APPEALS MINUTES
April 24, 2006
The Washington Township Board of Zoning Appeals met in regular session on April 24, 2006 in the Meeting Room of Washington Township Government Center. Members of the Board present were Mr. Khouri, Mr. Horine, and Mrs. Fischer. Mrs. Mulligan and Mr. Dunn were excused.
Call to order at 7:00 p.m.
Mr. Khouri explained the hearing format and voting procedure.
The Oath was administered by Mr. Khouri.
MOTION – Mrs. Fischer moved the minutes of April 10, 2006 be approved as submitted.
Motion seconded by Mr. Horine.
VOTE - Mr. Khouri, yes; Mr. Horine, yes; Mrs. Fischer, yes.
Case A-1461 – Shell Station, 6001 Far Hills Avenue
Request is for a conditional use approval for alterations to an automobile service station located in a Business (B-2) zoning district. In addition, request is for multiple variances in the front yard set back requirements as well as multiple variances in the required conditions for an automobile service station located in a Business (B-2) zoning district.
Jack Kuntz , Zoning Inspector, presented the case.
Applicant represented by Dave Mitchell, 10280 Atchison Road. Mr. Mitchell addressed the Board and touched on the different variances requested. He presented two separate renderings of what the site will look like.
Mr. Horine – Stated he was not in favor of the appearance of the canopy in the second picture.
Mr. Khouri – Asked Mr. Kuntz if the applicant would need a variance for “Shell” to be on the canopy?
Mr. Kuntz – Yes.
Mr. Khouri – Asked about the roof pitch.
Mr. Mitchell – Stated the roof pitch will be 4:12.
Mr. Khouri and Mr. Horine discussed the roof pitch.
Mr. Khouri – Questioned the lighting for the site.
Mr. Mitchell – Stated that the lighting will be recessed.
There was discussion about the light poles at the sight.
Mr. Khouri – Is it their intention to continue the sidewalk?”
Mr. Mitchell – Yes.
Mr. Khouri – Will there be any irrigation for the landscaping?
Hish Shtayyeh, Owner – Stated there is a probability, but they have not discussed that yet.
Mr. Khouri – What is the height of the building?
Mr. Mitchell – The height is 24’ at the top of the roof line.
Mr. Horine – Asked about the height of the wall sign?
Mr. Mitchell – Stated the wall sign is 13’ or 13.5’.
Citizens voicing concerns, question and comments included:
David Becker, 5 Crandell Court, Springboro – Mr. Becker represents the property owners of the northwest corner and northeast corner of Whipp Road. Mr. Becker questioned if there will be anything along the back alley area for safety?
Mr. Mitchell – Indicated there will be landscaping.
Board remarks, concerns, and questions included:
Mr. Horine – Asked the applicant about the height of the fascia of the canopy?
Mr. Mitchell – Stated it is 14’-15’, depending on the grade.
Mr. Horine – Asked if they would consider shrinking the store colors on the canopy?
Mr. Shtayyeh - Referred to the Shell Station located at Town & Country, which he also owns
Mr. Horine – Stated he is not familiar with that particular station; however, he is familiar with the Speedway at Miller Farm. Mr. Horine stated the Zoning Commission approved it but the Board of Zoning Appeals dislikes it.
Mr. Shtayyeh - Mentioned that the Shell Station at Far Hills Avenue and Spring Valley Pike is the same way.
Mr. Khouri – Stated that he likes the plans of the first drawing; however, the second drawings give him cause to hesitate. Mr. Khouri discussed different options such as the roof pitch being the same on the canopy as it is on the building.
Mrs. Fischer – Indicated that she likes the project; however, the second drawing raises some issues.
Mr. Shtayyeh and the board discussed the color strip on the canopy.
Mr. Horine – Would like to see future drawings.
Mr. Mitchell – Would be willing to agree to the condition that the fascia shown will be 18” as indicated on the plans.
Hearing closed.
Motion - Mr. Horine moved in Case A-1461 to approve applicant’s request for a conditional use approval for alterations to an automobile service station located in a Business (B-2) zoning district and to approve applicant’s request for multiple variances in the front yard set back requirements as well as multiple variances in the required conditions for an automobile service station located in a Business (B-2) zoning district, subject to: 1) band on the canopy is to be no more than 20”; 2) dimensional shingles to be used on the roof of the canopy; 3) the height of the building be a minimum of 22’; 4) the roof pitch on the canopy to be the same as the roof pitch on the building; 5) irrigation to be provided for the green space; 6) no signage permitted on the canopy; 7) the six (6) criteria from the engineer’s staff comments be followed; 8) the fire department’s requirements be followed as well; and 9) the elevations submitted with brick canopy and building be used.
Motion seconded by Mrs. Fischer.
VOTE - Mr. Khouri, yes; Mr. Horine, yes; Mrs. Fischer, yes.
Case A-1461 approved with modifications.
Case A-1462 - Tobias Funeral Home Inc., 5471 Far Hills Avenue
Request is for a variance in the rear yard set back from the required sixty feet (60’) to approximately thirty-four and one-half feet (34.5’) to allow for an accessory structure to a primary permitted use located in a future Office (O) zoning district. The property is presently located in a Special Use (SU) zoning district.
Jack Kuntz , Zoning Inspector, presented the case.
Applicant represented by John Koverman, 1281 Cedar Creek. Mr. Koverman presented an overview of the project.
Mr. Horine – Asked if the doors are located on the east side or the north side?
Mr. Koverman – Indicated there are two (2) doors located on the north side.
Citizens voicing concerns, question and comments included:
Tom Spettel, 5501 Far Hills Avenue – Mr. Spettel is the property manager of the church. He stated there is no objection to the garage. Mr. Spettel explained the bridge situation.
Public hearing closed.
Board remarks, concerns, and questions included: None.
Hearing closed.
Motion - Mrs. Fischer moved in Case A-1462 to approve applicant’s request for a variance in the rear yard set back from the required sixty feet (60’) to approximately thirty-four and one-half feet (34.5’) to allow for an accessory structure to a primary permitted use located in a future Office (O) zoning district.
Motion seconded by Mr. Horine.
VOTE - Mr. Khouri, yes; Mr. Horine, yes; Mrs. Fischer, yes.
Case A-1462 approved.
Meeting adjourned. A tape recording of this proceeding is on file in the Zoning office.
Cliff Khouri, Chairman
Washington Township Board of Zoning Appeals