WASHINGTON TOWNSHIP BOARD OF ZONING APPEALS MINUTES
December 11, 2006
The Washington Township Board of Zoning Appeals met in regular session on December 11, 2006 in the Meeting Room of Washington Township Government Center. Members of the Board present were Mrs. Mulligan, Mr. Ciambrone and Mrs. Fischer. Mr. Khouri and Mr. Horine were 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-1482 Archdiocese of Cincinnati/Incarnation Parish, 7415 Far Hills Avenue
Request is for a variance in the sign regulations to permit a free standing sign for a place of worship to be thirty-two (32) square feet in a Single Family Residential (R-4) zoning district. Sign regulations permit sixteen (16) square feet.
Jack Kuntz , Zoning Inspector, presented the case.
Applicant represented by Reverend Lawrence Mierenfeld. Rev. Mierenfeld presented the case to the Board and mentioned the aesthetics of the property.
Mr. Ciambrone – What is the driving need for the sign?
Rev. Mierenfeld – Stated the parish has grown and they offer more activities to advertise.
Mrs. Fischer – Are there alternative locations for the sign?
Rev. Mierenfeld – No.
Mr. Ciambrone – Asked why the sign is perpendicular to the street?
Rev. Mierenfeld – Indicated it is safer and easier to read.
Mrs. Fischer – Asked what will be on the message board?
Rev. Mierenfeld – The mass schedule, events such as the fish fry as well as other activities.
Mrs. Fischer – Asked if Williamsburg Lane would be a better location?
Rev. Mierenfeld – Stated the entrance is in the front.
Mr. Ciambrone – Will the existing sign be removed?
Rev. Mierenfeld – Yes.
Rob Theewis, Plant Manager for Incarnation Parish – Noted to the Board the church would like to eliminate the need for temporary signs which are placed in front of the church.
Mr. Ciambrone – Can’t that be done with a smaller sign?
Mr. Theewis – Would like the sign to be bigger.
Mr. Ciambrone- Asked if the proposed sign is smaller than the existing sign?
Mr. Theewis – Yes, it is half the size of the existing sign. Mr. Theewis also asked about allowing three colors for LED.
There was discussion regarding the rotation of the sign.
Mr. Theewis – Indicated the life of the LED is ten (10) years.
Mr. Ciambrone – Questioned if it is the church’s responsibility to replace broken parts.
Mr. Theewis – Yes.
Citizens voicing concerns, question and comments included: None.
Public hearing closed.
Board remarks, concerns, and questions included:
Mr. Ciambrone – Is not in favor of the project; however, the statement of facts indicates there is a precedent set by previous case history.
Hearing closed.
Motion – Mr. Ciambrone moved in Case A-1482 to approve applicant’s request for a variance in the sign regulations to permit a free standing sign for a place of worship to be thirty-two (32) square feet in a Single Family Residential (R-4) zoning district, subject to: 1) the LED sign be tri-colored as submitted with no live action; and 2) the time of the message rotation be negotiated with and approved by staff.
Motion seconded by Mrs. Fischer.
VOTE - Mrs. Mulligan, yes; Mr. Ciambrone, yes; Mrs. Fischer, yes.
Case A-1482 approved with modifications.
Case A-1483 – Saddlecreek Associates, Ltd., Clyo Road
Request is for 1) a variance to permit an additional temporary construction sign; and 2) a variance to permit a temporary sales trailer in a Planned Development Residential (PD-R) zoning district.
Jack Kuntz , Zoning Inspector, presented the case.
Applicant represented by Jim Sullivan, 10123 Alliance Road, Cincinnati. Mr. Sullivan presented an overview of the project and briefly discussed the existing mature trees. He also reviewed the types of housing product for the subdivision. He stated the main amenity building will be built in 2008. The sales trailer will only be an information center with no sales, no closings, and staffed by one of their people.
Mr. Sullivan also indicated the two (2) signs, if approved, would actually be in front of the trailers which would still be 1,000 feet from Clyo Road. The size of the trailer will be a minimum of 12’ x 40’. The trailer will be fully skirted and landscaped.
Mr. Ciambrone – Asked about the hours of operation.
Mr. Sullivan – Indicated it would be seasonal. They are looking at starting in the spring. The hours may be 10 am to 4 pm or 11 am to 5 pm. It will not be open 7 days a week; however, it may be open on a Saturday or Sunday once in a while.
Mr. Ciambrone – Asked if the signs and trailer will be removed at the same time.
Mr. Sullivan – Yes.
Mr. Ciambrone – Will they be removed by December 31, 2007 or when a minimum of 5 of 7 homes have been built?
Mr. Sullivan – Detailed the time frame for the removal of the signs and trailer.
Citizens voicing concerns, question and comments included:
Holly Channell, 9236 Clyo Road – Stated she was not quite sure where the trailer is going to be. She indicated that lights can be seen from School House Park on Nutt Road. She also questioned if the signs will be illuminated.
Mr. Sullivan – Indicated the signs will be illuminated with low voltage landscaping light.
Ms. Channell – Questioned if they will be lit all night.
Mr. Sullivan – Stated they could commit to turning them off at 9 pm through the use of a timer.
Ms. Channell – Concerned with service trailer presently there. Asked when that trailer was going to be removed?
Mr. Sullivan – It will be removed as soon as they can asphalt and the excavating is finished.
Ms. Channell – Concerned with the trailer being open until 4 pm or 5 pm because of the traffic at that time on Clyo Road.
Mr. Sullivan – If it is open later, he has concerns for the safety of the employee staying there.
Ms. Channell – When will the road be cut through to Nutt Road?
Mr. Sullivan – Indicated it will depend on how quickly Phase I develops.
Public hearing closed.
Board remarks, concerns, and questions included: None.
Hearing closed.
Motion – Mrs. Fischer moved in Case A-1483 to approve applicant’s request for a variance to permit an additional temporary construction sign in a Planned Development Residential (PD-R) zoning district and for a for a variance to permit a temporary sales trailer in a Planned Development Residential (PD-R) zoning district, subject to: 1) meeting all facts that were submitted in presentation slide show’s “Key Point Page” as well as testimony given which includes but is not limited to the lighting plans (low-wattage landscape lights which will be turned of at 9 pm or 10 pm through the use of a timer); 2) landscape plans; 3) distance of 1000’ from Clyo Road; and 4) height and dimensions submitted for sign and trailer.
Motion seconded by Mrs. Mulligan.
VOTE - Mrs. Mulligan, yes; Mr. Ciambrone, yes; Mrs. Fischer, yes.
Case A-1483 approved with modifications.
In other business:
MOTION – Mrs. Fischer moved that the minutes of October 23, 2006 be approved as submitted.
Motion seconded by: Mr. Ciambrone.
VOTE - Mrs. Mulligan, yes; Mr. Ciambrone, yes; Mrs. Fischer, 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
BZA\Minutes\December 11, 2006