WASHINGTON TOWNSHIP ZONING COMMISSION MINUTES
November 21, 2006
The Washington Township Zoning Commission met in regular session on November 21, 2006 in the Meeting Room of Washington Township Government Center. Members of the Commission present were Mr. Rogers, Mr. Drain, Mrs. Zobrist, and Mr. Anderson. Mrs. Winwood was absent.
Call to order at 7:00 p.m.
The Pledge of Allegiance was recited.
MOTION – Mr. Rogers moved the minutes of October 31, 2006 be approved as submitted.
Motion seconded by Mrs. Zobrist.
VOTE - Mr. Rogers, yes; Mr. Drain, yes; Mrs. Zobrist, yes; Mr. Anderson, yes.
CASE Z-677A – Sandeep & Shraddha Singhvi, 7245 Far Hills Avenue
Request is for second stage and final plan approval for a new jewelry store to be located in a Planned Development Business 2 (PD-B2) zoning district.
This case was tabled at the October 31, 2006 Zoning Commission meeting.
Andy Ehrhart , GIS & Zoning Manager, presented the case.
Mr. Drain – Wanted to be sure the WB-50 turning radius will be met.
Applicant represented by Alex Luque, Architect, Atelier Architects, 1045 E. Centerville Station Road. Mr. Luque reviewed the changes in the elevations. Mr. Luque noted that the plan was very specific in labeling the materials.
Mr. Drain – Questioned the dormer materials that will be used.
Mr. Luque - Stated the materials will be either wood or metal.
Mr. Anderson – Indicated the drawings show metal will be used and if approved, metal would be required.
Mr. Luque - They are planning to go with metal.
Mr. Drain – Informed applicant of the minor modification procedure.
Mr. Luque - Indicated they will be able to provide the proper turning radius.
Mr. Drain – Advised applicant to communicate with staff and address the issue.
Mr. Luque - Presented samples of the building materials to be used.
Mr. Anderson – Questioned if the brick is the same as the existing brick.
Mr. Luque - Stated the brick is matched as close as possible.
Mr. Drain – Is it correct that there is no main entrance in the front?
Mr. Luque - That is correct. All entry is from the rear.
Citizens voicing concerns, questions and comments included: None.
Public hearing closed.
Commission remarks, concerns and comments included:
Mr. Anderson – Stated this design is a significant improvement over the previous plan. Feels it is an excellent project and will enhance the appearance of Far Hills Avenue.
Mr. Rogers and Mrs. Zobrist discussed the landscaping plan.
Hearing closed.
MOTION – Mr. Rogers moved in Case Z-677A to approve applicant’s request for second stage and final plan approval for a new jewelry store to be located in a Planned Development Business 2 (PD-B2) zoning district, subject to: 1) staff comments; and 2) excluding landscaping counts for plant types as shown on the landscaping plan.
Motion seconded by Mr. Anderson.
VOTE - Mr. Rogers, yes; Mr. Drain, yes; Mrs. Zobrist, yes; Mr. Anderson, yes.
Case Z-677A approved with modifications.
CASE Z-568D – Versant Group, LLC (Maderas Creek)
Request is for second stage and final plan approval to modify a previously approved multi-family development by reducing the amount of dwelling units and relocating a portion of the approved street, for property located along the east side of Paragon Road between I675 overpass and Alex-Bell Road in a Planned Development Residential (PD-R) zoning district.
Andy Ehrhart , GIS & Zoning Manager, presented the case.
Applicant represented by Jim Bauman, 55 Hillside Court, Englewood. Mr. Bauman reviewed the changes to the plan. The south units, Buildings 1, 2, and 3 will stay in the same location. This allows for walkout lower levels and the green space will be increased.
Mr. Drain – Has a permit been issued from the Army Corp of Engineers?
Mr. Bauman – They have applied for the permit.
Mr. Rogers – Indicated these are significant changes. Are the economics the same?
Mr. Bauman – There will be less cost in site work and the stream location.
Mr. Drain – Stated he likes the new design better. Feels it takes in more of the natural features of the property.
Mr. Anderson – The creek side units do not have a floor plan.
Mr. Bauman – They have unfinished basements.
Citizens voicing concerns, questions and comments included: None.
Public hearing closed.
Commission remarks, concerns and comments included:
Mr. Drain – Feels the changes are a nice improvement.
The Commission agreed with Mr. Drain.
Hearing closed.
MOTION - Mrs. Zobrist moved in Case Z-568D to approve applicant’s request for second stage and final plan approval to modify a previously approved multi-family development by reducing the amount of dwelling units and relocating a portion of the approved street, for property located along the east side of Paragon Road between I675 overpass and Alex-Bell Road in a Planned Development Residential (PD-R) zoning district.
Motion seconded by Mr. Rogers.
VOTE - Mr. Rogers, yes; Mr. Drain, yes; Mrs. Zobrist, yes; Mr. Anderson, yes.
Case Z-568D approved as submitted.
CASE Z-683 – Beazer Homes Investment LLC (Villages of Winding Creek)
Request is for a change in zoning from the current Single-Family Residential (R-4), Multi-Family Residence (R-5) and Business 2 (B-2) to Single-Family Residence (R-4), Multi-Family Residence (R-5) and Planned Development Business 2 (PD-B2) two stage for 57.7 acres of land to reconfigure existing lot lines in order to allow for a more traditional transition of zoning from business to residential. This property is located along the east side of SR48.
Andy Ehrhart , GIS & Zoning Manager, presented the case.
Applicant represented by Todd Duplain, 1127 Ashburton. Mr. Duplain represents Mills Morgan Rhodes and will address the Planned Development Business 2 (PD-B2) zoning change request.
Mr. Drain – Asked if the property Mr. Duplain has an interest in is the PD-B2?
Mr. Duplain – Yes, predominantly.
Mr. Duplain overviewed the proposal for the PD-B2 and stated it will be developed using brick buildings and park features. It will be a mixed use campus with high quality retail. The retail will be along the SR48 side with office use to the rear. The entrance will have a landscaped boulevard. Mr. Duplain indicated a traffic study called for a light to be installed at the Weatherstone entrance. An access easement to the church property has been obtained to allow for safe access to SR48
Mr. Duplain addressed the buffer along SR48. He indicated they also attempted to place the majority of the parking in the middle of the project. The retail will be single story buildings with a neighborhood feel and the office portion will be a mix of one and two story buildings. Mr. Duplain indicated the project will clean up the R-5 zoning by combining it.
Mr. Drain – Likes the 120’ separation from SR48.
David Marshall, 10538 Success Lane, is applicant’s representative for the B-2 zoning district. Mr. Marshall indicated that by placing the B-2 near the church, it takes advantage of the “flex use” by allowing church members to exit without going through residential.
Citizens voicing concerns, questions and comments included:
Ted Gilbert, 10043 Simms Station Road – Mr. Gilbert is the Treasurer of the Centerville Church. He read a letter presented to the Zoning Commission.
Mr. Drain – Stated the traffic could exit through the church.
Mr. Gilbert – Would rather they not; however, he realizes that could happen.
Public hearing closed.
Commission remarks, concerns and comments included:
Mr. Drain – Likes the plan, but would like to see some restrictions.
Mr. Rogers – Feels the same. There is already a B-2 district and the developer has an excellent track record with it.
Mr. Anderson – Noted that this meeting is for the rezoning request and not for the final plans.
Mrs. Zobrist – Is very impressed with the plan.
Hearing closed.
MOTION - Mr. Drain moved in Case Z-683 to approve applicant’s request for a change in zoning from the current Single-Family Residential (R-4), Multi-Family Residence (R-5) and Business 2 (B-2) to Single-Family Residence (R-4), Multi-Family Residence (R-5) and Planned Development Business 2 (PD-B2) two stage for 57.7 acres of land to reconfigure existing lot lines in order to allow for a more traditional transition of zoning from business to residential, subject to: 1) all staff comments; 2) no fast food restaurants, gas stations or box type buildings in the PD-B2 zoning district; and 3) a 120’ set back from Dayton-Lebanon Pike.
Motion seconded by Mrs. Zobrist.
VOTE - Mr. Rogers, yes; Mr. Drain, yes; Mrs. Zobrist, yes; Mr. Anderson, yes.
Case Z-683 approved with modifications.
CASES Z-685 – Ferneding Investment Co., 5540 Far Hills Avenue
In Case Z-685, the request is for a change in zoning from the current Special Use (SU) zoning district to Planned Development Office 2 (PD-O2) two stage to allow for a proposed insurance company to occupy, remodel and expand an existing structure and off-street parking lot.
Mr. Rogers indicated he has had a business relationship with Ferneding Insurance for the last twenty years; however, Mr. Rogers feels he can be an impartial party in hearing the case and asked if there were any objections.
There were no objections to Mr. Rogers hearing the case.
Andy Ehrhart , GIS & Zoning Manager, presented the case. Mr. Ehrhart explained that Case Z-685A had been withdrawn. The applicant is exploring the potential of a new building.
Applicant represented by Brian Smith, 1555 N. Euclid Avenue. Mr. Smith addressed the potential of removing the existing structures and starting over. The new building will look similar to the elevation shown. The footprint, however, would be smaller.
Mr. Drain – Stated the township is looking for a high quality architectural plan.
Mr. Smith – Indicated it will be compatible.
John Ferneding, 220 Ridgewood Avenue – Stated he met with the residents of Manor Lane and Sunnyridge Lane.
Mr. Drain – Questioned Mr. Ferneding if he is the owner of the building.
Mr. Ferneding – Yes.
Citizens voicing concerns, questions and comments included
Carol Hull, 5570 Viewpoint Drive – Came to the meeting to observe the proposed changes and thinks the project looks beautiful.
Mr. Drain – Asked if she had any issues with the project?
Ms. Hull – Stated she has no objections to the project.
Public hearing closed.
Commission remarks, concerns and comments included:
Mr. Drain – Reviewed the Special Use zoning and thinks the zoning change makes sense.
MOTION – Mr. Anderson moved in Case Z-685 to approve applicant’s request for a change in zoning from the current Special Use (SU) zoning district to Planned Development Office 2 (PD-O2) two stage to allow for a proposed insurance company to occupy, remodel and expand an existing structure and off-street parking lot, subject to: 1) thin out or replace the landscape buffer to the east side; and 2) staff comments.
Motion seconded by Mrs. Zobrist.
VOTE - Mr. Rogers, yes; Mr. Drain, yes; Mrs. Zobrist, yes; Mr. Anderson, yes.
Case Z-685 approved with modifications.
CASE Z-684 – Washington Township Board of Trustees
Request is for approval for various text amendments to Articles 1 through 4 of the Washington Township Zoning Resolution. The purpose to the request is to address legal issues, improve enforcement and organize the Zoning Resolution into a more up-to-date format.
Andy Ehrhart , GIS & Zoning Manager, presented the case.
Citizens voicing concerns, questions and comments included: None.
Commission remarks, concerns and comments included:
The Commission discussed minor wording corrections.
MOTION – Mr. Rogers moved in Case Z-684 to approve applicant’s request for approval for various text amendments to Articles 1 through 4 of the Washington Township Zoning Resolution.
Motion seconded by Mr. Anderson.
VOTE - Mr. Rogers, yes; Mr. Drain, yes; Mrs. Zobrist, yes; Mr. Anderson, yes.
Case Z-684 approved as submitted.
Meeting adjourned. A tape recording of this proceeding is on file in the Zoning Office.
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Harry Drain, Chairman
Washington Township Zoning Commission
ZC\Minutes\November 21, 2006