VILLAGE OF GRANVILLE
COUNCIL WORK SESSION MINUTES
October 21, 2009
CALL TO ORDER (by Mayor Hartfield at 6:03PM)
Those responding to the roll call were Councilmembers Barsky, McGowan, Mershon, O’Keefe, Vice Mayor Herman, Mayor Hartfield, Manager Holycross, and Law Director Crites.
The minutes reflect that Councilmember Tegtmeyer arrived at 6:09pm.
COUNCIL WORK SESSION WITH METROPOLITAN PARTNERS REGARDING PRE-ANNEXATION AGREEMENT FOR PROPERTY ALONG SOUTH MAIN STREET
Planner Terry described the various site plans provided Council in there packets.
Tim Rollins of Metropolitan Partners provided Council with two updated versions of site plans. He indicated that elevation C was Metropolitan Partners’ preferred plan. Mr. Jack Lucks, of Metropolitan Partners, indicated that he liked elevation C the best. Mr. Rollins indicated that Metropolitan Partners was seeking direction from the Village Council regarding concerns Council might have regarding the plans. Metropolitan Partners was willing to address those concerns and return with a revised plan and the supporting pre-annexation agreement.
Mr. Rollins indicated that the proposed five-acre development had several constraints including roadway easements, utility easements and building setbacks. These three issues directly affected the total buildable area available. He indicated that Metropolitan Partners was willing to deal with those issues regarding buildable area.
Mr. Rollins stated that Metropolitan Partners attempted to address some of Council’s concerns from the previous meeting:
- Parking in front of buildings moved to behind the buildings
- Removal of the existing storage buildings
- Leave the flood plain area generally undisturbed
- Allowed for a sidewalk through the development complex
- Allowed for the adjusted east-west roadway access
Mr. Rollins described that two of the buildings were now slightly smaller with 15,000 square feet of space using a single story design. The new design allowed for a walkway to moveable, reconfigured the parking lot by including a bioswale design (25 x 280). Planner Terry described a bioswale a drainage course with gently sloped sides, filled with vegetation, compost and/or riprap. Bioswales were designed to maximize the time water spends in the swale and aids the trapping of pollutants and silt. A common application is around parking lots, where substantial automotive pollution is collected by the paving and then flushed by rain. Mr. Rollins indicated that from Lancaster Road, there would be an eleven-foot drop. The parking area would be screened from Lancaster Road and the bioswale would not be visible and would help break up the building massing. Vice Mayor Herman asked about the impact of filling-in the flood plain. Planner Terry indicated that filling-in the flood plain was acceptable as long as compensation or mitigation was made elsewhere on site.
Vice Mayor Herman asked if the various roof pitches accommodated dormers. Mr. Lucks indicated that the building designs shown on these plans did not represent actual building designs. Mr. Rollins indicated that specific building design plans would be provided and approved later in the process.
Councilmember Barsky asked what would happen to the parking area for the existing Shurtz building. Mr. Rollins indicated that the parking lot would be maintained and was included in the overall parking count of twenty to thirty spaces. Metropolitan Partners had not determined how the Shurtz building would be addressed as of this date. Vice Mayor Herman expressed his support for removing or drastically altering the building. Mayor Hartfield asked if the 117 parking spaces included the Shurtz parking. Planner Terry responded that the 117 spaces did not include the Shurtz parking spaces. Councilmember McGowan asked if there would be enough parking. Mr. Rollins indicated that through the rental process some parking challenges could be mitigated through day versus evening tenants.
Mayor Hartfield indicated that she was concerned that the buildings were not two-story in design. Two story buildings would allow for more available occupancy or mixed uses. Mr. Rollins indicated that by removing the existing storage units, Metropolitan Partners were able to design larger footprints for each building. He also indicated that second story office were often difficult rent. Councilmember Tegtmeyer asked if the two-story issue was not negotiable. Mr. Rollins indicated that Metropolitan Partners’ concern was for the long term architectural and design effect; however, there were also the immediate economic drivers.
Councilmember Mershon stated that the design tied visually into the immediate area and areas further along Main Street to Broadway. He expressed concern regarding pedestrian interaction. Mr. Rollins indicated that Metropolitan Partners tried to address both economic and visual esthetics, providing professional office space that visually tied into the community. Councilmember Barsky stated that the design did a nice job in transitional into the Village.
Councilmember O’Keefe asked if some parking spaces could be designed for cars that are more compact. Planner Terry indicated that the existing code defined the size of all parking spaces and a variance would be required to reduce the size. Mr. Lucks indicated that the bioswale area reduced the total number of spaces. Councilmember Tegtmeyer stated that the bioswale was beneficial for not only water diversion, but also could be used to help support wildlife.
Councilmember McGowan questioned what types of tenants were being sought to move into this development. Mr. Rollins indicated that the development was being designed for service and retail oriented tenants such as professional office, neighborhood food tenants, specialty shops or local retailers. Councilmember Tegtmeyer asked if Metropolitan Partners would build, manage and own the development. Mr. Rollins indicated that Mr. Lucks had a long term relationship with the Village and hoped to continue that relationship for a long time. Mr. Lucks indicated that Metropolitan Partners had no tenants currently interested in this development.
Mayor Hartfield asked about the existing stand of trees. Mr. Lucks indicated that they hoped to save the trees. Mr. Rollins stated that he anticipated saving as much of the mature growth as possible.
Mr. Rollins indicated that Metropolitan Partners would take this information from this meeting tonight and finalize the design and pre-annexation agreement.
Mayor Hartfield thanked Metropolitan Partners for their presentation and indicated Council’s appreciation for their efforts.
Planner Terry indicated that the next step would be for Metropolitan Partners and the Village staff to work out the final agreements and design issues and return to Council for another work session. Manager Holycross indicated that Council should contact staff with any concerns they might want addressed.
Questions from the audience.
John Klauder indicated that he was happy that the process was moving forward. He was concerned about all of the parking being along his property line. He hoped some sort of evergreen buffer could be installed. He also expressed concerns regarding future lighting issues.
Jurgen Pape indicated that he was impressed with the architectural design of the development. This development would certainly be a destination zone. Mr. Pape suggested that the development design should address the pedestrian flow. There should not be a pathway along the roadway area. Such a design would be dangerous at the access points. The pathway should be brought into the property. Mr. Pape indicated that any design plan should make an attempt to be pedestrian friendly in order to adhere to the guidelines outlined in the Comprehensive Plan.
Dennis Cauchon expressed concern regarding a pedestrian pathway along the front outside edge of the property and vehicular interaction. He felt the pathway should be behind the development. There will not be a need for the sidewalk area along a roadway that may never be built. Mr. Cauchon also expressed concerns regarding the environmental aspects of the development. He indicated that the development should retain more than 75% of the stormwater run-off, 100% of the run-off should be retained. The Village should hire a competent environmental planner to design that portion of the development. He also suggested that the infrastructure should be reduced and make use of context sensitive design.
Dan Rogers expressed concern that the plan was not pro-downtown Village business design. He also expressed concern about the traffic flow in that area. The Village should complete traffic impact studies to determine how this development will impact local traffic. Councilmember Mershon indicated that a traffic plan design impact study was completed a year earlier showing traffic patterns for this development at its final build-out point.
Dave Getreu, Kiwanis President, indicated that Kiwanis was one hundred percent in favor of this development.