GRANVILLE PLANNING COMMISSION
November 30, 1998
Members Present: Jack Burriss,Keith Myers,Richard Salvage, Gary Stansbury,Carl Wilkenfeld
Members Absent: William Wernet
Also Present: Kathryn Wimberger,Village Planner
Visitors Present: Scott Rawdon S( entinel)K,athryn Dunlap,John Thornborough,Bernard
Lukco,Mary Albright,Fred Abraham,David Bussan,Rochelle Steinberg, Bill Rossiter,Roger
Kessler,Robin Bartlett,Mike Waggoner,John Coney,Greg Ream,Jim Harf,Norman
Kennedy,Kathryn Raker '
Minutes of November 9: MR. SALVAGE MOVED TO APPROVE MINUTES AS
PRESENTED. MR. MYERS SECONDED,AND MINUTES WERE UNANIMOUSLY
Citizens Comments: None
John Thornborough 1(38 North Main)R,onald Fenstermaker 1(30 NorthMain)K,athryn and
Edith Dunlap (109 East College)
This application was tabled at the last meeting because of a lack of a quorum.)
The applicants are asking to rezone to VBD the three VRD parcels listed above. The first
house would be converted to an artists' studio and gallery, and the others will remain residential.
Mr. Myers likes the proposed use but is concerned about the wide array of uses permitted
under VBD zoning, and permitted uses do not have to come before GPC. If they sought PCD
they could write their own standards for those lots and state which uses are permitted. But space
is limited for PCD.
Bernard Lukco was duly sworn in and expressed concerns about extending the VBD on
College Street. He does not think there are any businesses on College at this time. In this case
since it is a residential building, he can understand why the residential houses need to be changed
to VBD. Mr. Thornborough recognizes a future risk but that is true for the entire block. The
three are combined in a parcel to preclude spot zoning. Mr. Wilkenfeld is nervous about the
openendedness of the permitted zoning and would like to explore other options. Mr.
Thornborough says two ofthe properties are still residential.
Kathryn Dunlap, after being sworn in, stated her support for Mr. Thornborough because
of the negative impact of students living next door to her.
Mr. Stansbury is not in favor of changing the zoning because we are encroaching into the
residential areas of the village. The fact that most ofthat area is already VBD does not make that
a correct move. He understand Mrs. Dunlap's concern about students, but we need to respect
what the Village wants to be. Mr. Salvage added that parking is another our concern.
MR. MYERS MOVED TO DISAPPROVE APPLICATION,AND MR. WILKENFELD
SECONDED. BY ROLL CALL VOTE OF VOTE OF 3 TO 2 (BURRISS,NO;MYERS,
Mr. Wilkenfeld repeated there is sentiment that the application is not necessarily a bad
project and wishes there were a way to change it. The issue ofVBD zoning should be investigated
further. There is division among the board but according to the code,we feel it needs to be
decided this way.
Bill Rossiter,332 North Granger Street
The applicant wishes to construct an 87 sq.ft. nonenclosed porch/ mud room on the rear of
the house and add a new door facing south. The work has already begun,and no neighbors have
expressed disapproval. Materials will match the house.
MR. WILKENFELD MOVED TO APPROVE APPLICATION AS HANDED TO US.
MR. BURRISS SECONDED,AND IT WAS UNANIMOUSLY APPROVED.
Granville Board of Education, 130 North Granger Street
Norm Kennedy,representing the school, stated that the Board wishes to divide the area
into three lots. Variances needed would be (1)front width and ( 2)minimum square footage,
although others lots in the area are smaller than the code requires. They propose a shared 10'
driveway through the rear with ingress/egress offN. Granger Street and no curb cuts on East
Mr. Myers stated that although other houses are built on smaltlots, they were built at a
time when such sizes were appropriate, and you are not going to recreate those old houses. It
would be difficult to get a contemporary house on these lots and have any area around them. Jim
Harf,representing the school, stated that the reason they had to make the plans for that depth is
that GPC required extensive landscaping and he remarked at that time that this would create a
Mr. Stansbury asked why they did not plan for just two houses. He thought it made sense
in relation to the other houses, but he is reluctant to grant variances over and over again. Mr. Harf
replied that they wanted three lots rather than two in order to maximize their return.
Mr. Salvage stated that with the rear access that would alleviate a lot of problems. There
has been a lot of research on whether these lots are saleable and they have received some interest.
This is a good way to maximize tax dollars.
The Chair announced tbat this application is not a public hearing i(t's an adjudication)a,nd,
according to the Law Director,the public will not be allowed to speak. This announcement was
generally felt to be unjust. Ifthis application is denied,the School Board can appeal to Village
Council,where public comments will be allowed. Citizens comments would also be heard at
BZBA ifthis is approved. }
Mr. Wilkenfeld would like to see the parking lot on the plans. Mr. Kennedy said there is
open space east ofthe parking area,and Mr. Harf added that GPC required landscaping on the
MR. SALVAGE MOVED TO APPROVE THE LOT SPLIT AS SUBMITTED,
SUBJECT TO BZBA APPROVAL. MR. MYERS SECONDED,AND BY ROLL
CALL VOTE OF 3 TO 2, B(URRISS,YES;MYERS,YES;SLAVAGE,YES;
STANSBURY,NO;WILKENFELD,NO). THE MOTION WAS APPROVED.
Mr. Myers is uncomfortable about the lack of input from citizens,for that might have
influence on our decision- making process. We need to sit down with the Law Director and
discuss this matter. Mr. Wilkenfeld would like to apologize to everyone who came tonight to
speak and were not able to do so.
Broadway Blooms, 116 North Pearl Street
Mr. Burriss recused himselffrom this discussion. }
Kathryn Raker is asking for a new location for the flower shop where the Board of
Education used to be. This is a permitted use,but it is a change in use and requires GPC review.
The ordinance requires four parking spaces. The driveway can be widened to accommodate two
more cars. Mrs. Raker said the owner picks up the flowers and there is no on-site delivery.
Mr. Salvage stated that four cars parked there when the School Board rented the space.
Two cars parked behind two others. Mr. Myers said that in a residential neighborhood less
asphalt is better and thought the apron could stay as is but widen the driveway somewhat. Mr.
Stansbury thought the garage could not be considered a parking space.
Trash will be stowed either in the garage or behind it.
MR. MYERS MOVED TO APPROVE APPLICATION. MR. WILKENFELD
SECONDED, AND MOTION WAS UNANIMOUSLY APPROVED.
Bank First National, 222 East Broadway
The bank plans to move across the street,and they are applying for signage in the same
places and the same size as the former bank. Roger Kessler described the signs,which proved to
be larger than maximum allowed. Mr. Salvage stated that only the changes to the sign should be
reviewed because the size of the previous free-standing sign on Prospect Street was granted a
variance. Other members of GPC disagreed. For the sign over the door,the "1"logo before the
words "Bank First National"is the determining size for the sign and therefore needs to be
Regarding the reflex blue color presented, GPC members preferred a more subdued color,
such as black or dark blue.
The free-standing sign is translucent and internally lit. Mr. Kessler said he would opaque out the
blue so only the letters would be lit. GPC members thought the sign should be revisited to fit the
ordinances, and Mr. Kessler asked for a six-month opportunity to redesign it.
MR. MYERS MOVED TO APPROVE THE APPLICATION CONTINGENT UPON:
WALL SIGN: ( 1)MAXIMUM SYMBOL LETTERING HEIGHT ON WALL SIGN ON
BUILDING TO BE 12"2; )(COLOR TO BE MATTE BLACK. SIGN ON THE
PROSPECT STREET SIDE BE APPROVED WITH TWO CONDITIONS: ( 1)THAT
THE BLUE BACKGROUND BE OPAQUED OUT TO NOT PERMIT LIGHT; 2()
THIS SIGN IS TEMPORARY AND MUST BE RESUBMITTED FOR APPROVAL BY
MAY 24, 1999;APPLICANT UNDERSTANDS IF THE NEW SIGN IS NOT
SUBMITTED AND APPROVED BY THAT DATE,THE SIGN MUST BE
REMOVED. MR. SALVAGE SECONDED,AND MOTION WAS UNANIMOUSLY
MR. SALVAGE MOVED TO PERMIT THE UPCOMING WORK SESSION TO
BEGIN AFTER 10 P.M. MR. MYERS SECONDED,AND IT WAS UNANIMOUSLY
Fred Abraham,460 South Main Street
The work session is for Mr. Abraham to gain guidance in his remodeling prOJect. Mr.
John Oney began by saying in July they were advised to get into one zoning category, and now
the area is CSD. He showed site plan, where Taylor's,The Thrift Shop,Knuckleheads,and Abe's
Body Shop will be located. They want to clean up this gateway to the village. It will have a
canopy and stonework and silver to tie it in with the Mill. Two phases are proposed,beginning
with Taylor's and the Thrift shop. Phase II will include Abe's and the bike path;and Phase III will
integrate the old fertilizer warehouse as an office area.
The issues of concern are 1( )variances, 2 ()building in the flood plain, and 3( )parking
requirements. They have 138 parking spaces on site, and the parking could be combined with
IGA. There will be no internally lit signs and there will be low wattage under the canopies and no
display windows in Taylor's. All four facades of buildings will be presentable.
Finding of Fact:
MR. SALVAGE MOVED TO ADOPT THE FINDING FOR A UNDER NEW
BUSINESS ( Thornborough et al.)AND A,B,C,D UNDER NEW BUSINESS AS
FORMAL FINDING OF FACT. MR. WILKENFELD SECONDED, AND FINDING
OF FACT WAS UNANIMOUSLY APPROVED.
Adjournment: 10:40 p.m.
Next Meetings: December 14 and 28.
GRANVILLE PLANNING COMMISSION