Granville Community Calendar

Planning Minutes 7/22/02

GRANVILLE PLANNING COMMISSION July 22 2002 Minutes

Members Present: Jack Burriss, Barb Lucier, Matt McGowan (substituting for Richard Main), Mark Parris (Vice Chair), Richard Salvage (Chair), Carl Wilkenfeld Members Absent: Barb Lucier Also Present: Seth Dorman, Village Planner Visitors Present: Jim Hartzler, Maxine Montgomery, Jonathan WocHer, Connie Westbrook, Jerry Gray, Jeff Oster, Miles Waggoner, John Stephens, Jeffrey L. Brown, Rose Wingert, Margaret Clayton, Judy Duncan, Jerry Griffin, Judith Thomas Citizens’ Comments: None

The Chair swore in all those who planned to speak.

Minutes of July 8, 2002: Postponed until the next meeting

New Business:

Jim Hartzler, 203 North Plum Street – Remove (2) Non- Historic Windows

 Mr. Dorman said the application is to remove two small horizontal windows installed in the 50s or 60s. Mr. Hartzler apologized for trying to put this through as an amendment to his previous application. The two windows of concern have no historical value, and he wants to restore the appearance to its former time period. They will restore siding to match as closely as possible. Mr. Parris reminded him that in the future if you have several things to do on the house, we would not have a problem with putting them in as a package. But this improvement had nothing to do with the retaining wall. Mr. Hartzler said he appreciated that, and as he gets into renovating things he will be mindful of that.

MR. PARRIS MOVED TO APPROVE APPLICATION #02-097 AS PRESENTED. MR. BURRISS SECONDED, AND THE MOTION WAS UNANIMOUSLY APPROVED.

Corna Kokosing, 102 East Broadway – Temporary Contractor’s Signs.

 Mr. Dorman said the contractors have put up two 32 square feet signs about 15’ from Broadway at the Methodist Church. This will require variances for (1) number of signs, (2) size of signs; Mr. Parris thought we could justify a variance based on other projects around town; and (3) location in relation to the ROW; the code says, “unless there is no land between façade and ROW.” Jerry Gray, Superintendent, did not know there were regulations about temporary signs when they installed them on the fence around the project. The signs would be in place during the construction, which will last 9-10 months. Mr. Salvage asked whether they could live with one sign and the answer was Yes. Mr. Gray would keep the one at the main entrance to the church. Mr. Parris applied the criteria to the requested variances for size and location:

A.That special circumstances or conditions exist which are peculiar to the land or structure(s) involved and which are not applicable to other lands or structures in the same zoning district. N/A B. That a literal interpretation of the provisions of this Zoning Ordinance would deprive the applicants of rights commonly enjoyed by other properties in the same zoning district under the provisions of this Ordinance. We have granted larger signs for other construction projects in institutional districts. C. That the special conditions and circumstances do not result from the actions of the applicant. N/A D.That the granting the variance will not confer on the applicant any undue privilege that is denied by this Ordinance to other lands or structures in the same zoning district. It’s just the opposite. If we do not grant the variance, we would be denying them what others have. E. That the granting of the variance will in no other manner adversely affect the health, safety, and general welfare of the of persons residing or working within the vicinity of the proposed variance. No, it would not.

MR. WILKENFELD MOVED TO GRANT A VARIANCE FOR ONE SIGN BASED ON THE APPLICATION OF THE CRITERIA FOR VARIANCE (1147.03), SPECIFICALLY (B), (D), AND (E) ABOVE. MR. BURRISS SECONDED, AND THE MOTION WAS UNANIMOUSLY APPROVED.

MR. WILKENFELD MOVED TO APPROVE APPLICATION #02-100 AS AMENDED TO APPROVE ONE SIGN LOCATED AT THE SOUTHWEST CORNER THE BARRICADE. MR.BURRISS SECONDED, AND THE MOTION WAS UNANIMOUSLY APPROVED.

Centenary Methodist Church, 102 East Broadway –Temporary Sign

During renovation church services will need to be at a different location and the sign will direct worshippers to Burke Hall. The sign is 34.5 square feet versus code maximum of 12 square feet. Miles Waggoner expressed apologies for putting up the sign without approval. They had an interest in installing the sign to advise the public of where they are worshipping. This temporary sign will be in place until September 8th. Mr. Parris thought it was big and unfortunately it went up before approval at which time it could have been scaled down. But based on the short time of service, he is not too worried about it. To answer a question from Mr. Burris, Mr. Waggoner thought another sign would not be necessary in the future. Mr. Wilkenfeld thought if the sign were not already up, he would feel differently; however. it is not garish, it is low key, it’s for an institution of the Village, and we have granted other such signs. This would not set a precedent. Because of 1189.09, Mr. Salvage did not think a variance is required.

MR. WILKENFELD MOVED TO APPROVE APPLICATION #02-101 AS PRESENTED. MR. BURRISS SECONDED, AND THE MOTION WAS UNANIMOUSLY APPROVED.

Speedway/SuperAmerica, SR 16 at Cherry Valley Road – Proposed Gas Station

 Mr. Dorman introduced the continuation of discussion by saying the applicant has submitted a new site plan showing changes to Cherry Valley Road (CVR) and a drawing showing the proposed screening for outdoor storage. Jonathan Wocher said there would be a wall extending north of dumpster. This would not require a variance. The site plan now shows a right turn extending the full length of CVR to SuperAmerica (SA) Way. The ROW dedication provides a 6-lane potential. Mr. Burriss stated that he would hate to plant a row of trees for safety and get them going and then remove them. Mr. Wocher does not want to do that either. Mr. Burriss asked how high the enclosure around the dumpster was and was told it it would be above the ice machine. 

Build-to Line. This is OK

Dedicated Space. All lots except 1,2, and 3, and SA Way will be dedicated. Mr. Salvage said the old map shows 17 acres, and this is about 12 acres of dedicated land for the Licking Land Trust or to the Village. Speedway was not sure of the total acreage of their holdings but assured everything beyond the 3 lots and the road would be dedicated for open space.

Outdoor Storage. Mr. Wilkenfeld reminded the group that outdoor storage and display of merchandise in sidewalks or plaza areas shall be prohibited. We don’t have authority to approve ice machines and other things. Mr. Parris reminded the group that the IGA has 4 coke machines outside. If we decide they can’t have outdoor storage, other businesses in town will be impacted. If we are to have it at all, Mr. Burriss wants it screened. He would be in favor of screening and no other merchandise added. The minute soda pop shows up, there would be a problem. Ice could be stored inside, but propane should be outside. Mr. Dorman reminded the group that under B, 1-8 in Section C these are concerns. Table B is guidelines; 1-8 are considerations. Screening is required.

Elevation. Mr. Burriss asked about the correct position and was told the one presented tonight was the accurate one. Front elevation will be reversed. There are no doors on the sides. Jeff Brown asked about the 1 ½ story requirement and 1 story was agreed on.

Hours of Operation. Consensus agreed to 18 hours as the code specifies. Jeff Brown said try to take into consideration the location, not downtown but along a highway with a lot of traffic 24 hours a day. With everything they are putting into this site, they need those additional hours to pay for the site.

Right Out lane. Mr. Wocher explained the 24-hour traffic count taken on October 17, 2001, on the last page of the study. Right out will be eliminated.

Number of Pumps. Mr. Wilkenfeld was curious that they went from 10 to 12 pumps and the building space went from 2,000 to 3,800 square feet, and Mr. Wocher said every 5-6 years they update their standard site and building based on demand, and a lot of the planning depends on lot size. 

Other Two Lots. Mr. Wocher does not know who will use the 2 lots, but typically they have been restaurants and hotels. Mr. Wilkenfeld noted that a drive-through generates more traffic than a sit-down. Mr. Wocher said anyone would have to go through you for approval. A certain amount of additional ROW on CVR must be dedicated for expansion. Any landscaping trees along CVR would be located such that future expansion of CVR to 6 lanes would not require relocation of the trees and would not be likely to harm them. The applicant will work out final details with the Tree & Landscape Commission.

Signage. Mr. Wocher wanted assurance that the 32’ freestanding sign will be externally lit, and the S sign above the door will be internally lit. Mr. Dorman said the code specifies 18 square feet, but the freestanding sign is 32 square feet. Jeff Brown said the freestanding sign is the same as Certified’s, and Matt McGowan said Bob Evans took one sign down. Mr. Wocher stated because of the location of the sign and the ROW, these factors can be looked at as a non-typical situation. Mr. Salvage thinks it is OK. Mr. Burriss thought the Certified sign fulfills the goals we are looking for. We could compromise on the sign over the door and the loss of the other sign. By a 3- 1 majority, the 32 square feet sign may remain. The S sign over the door may be internally lit.

Purpose and Intent. Mr. Wilkenfeld is concerned about the overall impact of this application. He attended a meeting with Joe Hickman and the Law Director and discussed this and what we are charged with. The Law Director said we have to act in a way that is in the best interest of the community. Taking into consideration the far-reaching traffic problems, the Master Plan, citizens’ interest and the site plan, we need to broaden the scope of our discussion. There are a lot of good things here, and they are doing their job. But the traffic issue will turn into a fiasco at this corner, with traffic backed up, cars coming from Park Trails, the closing of River Road, and putting a greater burden on Newark- Granville Road when people avoid the waiting at the red light. We should put in an overpass. Mr. Clear said that could be 10 or more years in the future, so let’s start considering these things now. The squeaky wheel gets the grease. Mr. Salvage thought we couldn’t hold this applicant responsible for conditions that exist in our community. Under the code we don’t have the right to request improving those conditions. The code states simply that the applicant can do nothing to exacerbate the situation. Our traffic engineer said Speedway will make it no worse than it is today. It would be bad to set his conclusions aside and act outside of them. Mr. Wilkenfeld respects that, but we are charged with taking care of the community first. It’s unfortunate that traffic is the way it is. Mr. Crites had said we can individually make a choice to accept or not accept the traffic studies. I choose not to accept them. Some things in his study are cautionary.

Site Plan. Mr. Burriss wanted it publicly noted that anything we have asked for architecturally, Speedway has come forth with, regarding floor plan, square footage, details, and materials and veered from their standard issue building plans

Closing Comments and Vote. Mr. Wilkenfeld requested submitting a dissenting opinion. Mr. Burriss suggested voting on the project and then voting on the Finding of Fact. He commends Richard for the time and effort he put into it the drafting of the Finding of Fact.

MR. PARRIS MOVED TO RECOMMEND TO VILLAGE COUNCIL APPROVAL OF APPLICATION #02-081 WITH THE FOLLOWING CONDITIONS: {Please refer to Memorandum to Granville Village Council,2/22/02, with attached Exhibit A, for details} MR. BURRISS SECONDED, AND THE MOTION WAS A TIE: MR. SALVAGE AND MR. PARRIS VOTING YEA AND MR. WILKENFELD AND MR. BURRISS VOTING NAE. (One member was absent.)

 Mr. Salvage stated that by a vote of 2 to 2 with one member absent, the GPC makes no recommendation on the approval of Application #02-081. All we can do is submit the facts. Mr. Wilkenfeld was discouraged in submitting a dissenting opinion, especially about the traffic and the Purpose and Intent. We could say “We would consider it, but we were divided. We discussed the evidence.” He feels Mr. Clear backpedaled the traffic study, and Mr. Wilkenfeld discounted what Speedway said in the traffic study. 

Work Sessions:

Centenary Methodist Church – Screening

 The Tree and Landscape Commission had requested the screening of the dumpster in the parking lot as per the code requirements, which has not been done. The other issue is the requirement to screen the parking lot from Main Street. There is little room there. Miles Waggoner stated that following the Planning Commission approval, Mr. Dorman said we need to address the issue of dumpster and parking lot screening. His concern is that currently the parking lot goes right up to the sidewalk and screening would take out some parking. Along Main Street they provide space but that is more to allow access to the parking lot. He does not think there is any room for planting. Handicap spaces would be removed. He would like to not put any planting on Main Street, except for the trees already there. Regarding the dumpster, they really need storage for the lawnmower and snow blower. He is concerned about people passing by in this public lot and tossing things over the buffer. The only way to protect it is to entirely enclose it. They could put in a permanent foundation and a small building to enclose all trash in containers and yard equipment. Mr. Salvage does not want to remove parking spaces. He thought variances would be needed for the north setback. Mr. Wilkenfeld would have a concern about the building. And if they do not add a building, the screening should be concrete blocks. He suggested talking with the neighbors. Mr. Burriss thought it should be a two-room building and has no problem with a building. He wants to think more about screening the parking lot. He would applaud an island with trees. Mr. Parris would be more comfortable with something reflecting materials on the building itself rather than a pre-fab.

Jeff Oster, 1179 Cherry Valley Road – Change of Use.

 Mr. Oster wants to buy the house next door for office space and would need 8 parking spaces. Discussion arose about the location of parking and handicap access into the house. He would add a ramp. Regarding a joint driveway, the problem would rest with future owners.

Finding of Fact: FOR SPEEDWAY, PLEASE SEE SEPARATE FINDINGS APPROVED TONIGHT. MR. PARRIS MOVED TO APPROVE FINDINGS FOR A, B, AND C UNDER NEW BUSINESS (Hartzler, Kokosing, Methodist Church) AND ITEM A UNDER OLD BUSINESS Speedway), AND MEMO TO VILLAGE COUNCIL, AND WE FIND THEM CONSISTENT WITH THE RELEVANT SECTIONS OF THE ZONING CODE AS OUTLINED IN THE VILLAGE PLANNER’S MEMO OF JULY 19th . BURRISS SECONDED, AND THE MOTION WAS UNANIMOUSLY APPROVED.

Adjournment: 11:00 p.m.. Next Meetings: August 12 and August 26

Respectfully submitted, Betty Allen 

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