Granville Community Calendar

Planning Minutes 4/11/05

GRANVILLE PLANNING COMMISSION
April 11, 2005
Minutes

Members Present:   Jack Burriss (Vice Chair), Tom Mitchell, Jackie O'Keefe, Tim Riffle (Chair), Carl Wilkenfeld, Tym Tyler
Members Absent: 
Visitors Present:  Beth Moss, Mildred Moss, Deb Hibler, Kevin Reiner, Deborah Jewel, Brian Barkett, Keith Myers, Fred Abraham, Tim Ryan, Gloria Hoover, Joanne Morey, Dennis Kuchon, Sharon Sellito. Martha Keyes
Also Present:  Chris Strayer, Village Planner
The Chair swore in all those who planned to speak
Citizens Comments:  none
Minutes of March 28, 2005.   Change to "MR. TYLER MOVED TO APPROVE MINUTES AS PRESENTED.  MR. MITCHELL SECONDED, AND MOTION WAS UNANIMOUSLY APPROVED."

 MR. TYLER MOVED TO APPROVE MINUTES AS AMENDED.  MR. MITCHELL SECONDED, AND MOTION WAS UNANIMOUSLY APPROVED.

Old Business:

Karl Moss, 331 North Pearl Street - Fence

 The application was tabled at the last meeting pending more information.  Tonight we have the site plan of the fences and some pictures.
MR. WILKENFELD MOVED TO TAKE APPLICATION OFF THE TABLE.  MR. BURRISS SECONDED, AND MOTION WAS UNANIMOUSLY APPROVED.
 After a short discussion about the location, 
MR. WILKENFELD MOVED TO APPROVE 05-031 AS SUBMITTED.  MR. MITCHELL SECONDED AND MOTION WAS UNANIMOUSLY APPROVED.

Newkirk Spa, 116 North Pearl Street - Projecting Sign

{Mr. Burriss recused himself from this application.
MR. WILKENFELD MOVED TO TAKE APPLICATION OFF THE TABLE.  MR. MITCHELL SECONDED, AND MOTION WAS UNANIMOUSLY APPROVED.   
The woman representing the applicant showed a picture and explained the sign in greater detail than was shown in the application. "Newkirk Spa" is in navy, with green background and logo and a splash of red.  The two-sided hanging sign will be placed on the corner next to the building.
She wants six colors, but only three are allowed.   Mr. Strayer said we have granted variances for more than three colors, but not six.  She promised to try to get it down to three colors.

MR. WILKENFELD MOVED TO TABLE 05-033 PENDING FURTHER INFORMATION ON THE SIGN.  MR. TYLER SECONDED, AND MOTION WAS UANIMOUSLY APPROVED.

New Business:

Mary Lee Van Meter, 122 N. Pearl Street - Rezoning

 The application is a resubmission from a previously withdrawn application to change zoning from VRD to VBD.  In zoning cases, the Village Traffic Engineer must make his recommendation regarding traffic for residential vs. commercial.  Rezoning recommendations go to Village Council from GPC.

 Tim Ryan explained that he wants to have his private office in the building.  He has had an office in Granville for 15 years and wants his own building.  He has no people coming to his office; he has large business clients out of town.  He handles no residential real estate. 
 Mr. Wilkenfeld wondered how we can guarantee that people will not park in the neighbor's driveway next door, and Mr. Ryan does not know why they would.   Mr. Strayer said parking is not an issue in rezoning, so if V.C. grants approval, an applicant still has to come here for change of use, and parking will be looked at then.  Instead, we look for traffic flow and access.
 Ms. O'Keefe said once it is rezoned to business, what's to stop a more objectionable business if Mr. Ryan leaves? 
 Fred Ashbaugh repeated the issues he raised on January 24, such as parking. People park in his driveway now and turn around there.  A scale map should have been provided and a map of adjacent properties.  He does not want to see more commercial establishments.  Also, the highway was not notified about a rezoning.  There was discussion about whether this was necessary,
Mr. Tyler said ODOT does not get involved in local zoning.  Mr. Wilkenfeld thought this was a matter for the Law Director to consider.  Mr. Strayer said once Shawn Hillman's letter (from ODOT) arrived, that ended our involvement and terminates our obligation.  Mr. Hillman's letter indicated that ODOT does not get involved with rezoning of local properties, as most of their land interests are public rights of way.  Therefore, they neither support nor object to any requested rezoning.  Mr. Tyler said ODOT does not get involved in local zoning. 
Also, the Master Plan called for spaces that primarily serve the local community.  Mr. Ryan does not deal with business in Granville.  Mr. Ashbaugh provided a petition against the rezoning. 
 Martha Keyes lives across the street and said people are in their driveway all the time from across the street, and this has been going on for a long time.
 The woman from Newkirk said if you keep making our commercial property smaller and smaller, you will stifle the village.  Mr. Ryan will own the property and fix it up and make it look better.  You can't put something in there that requires a lot of space, so you don't have to be concerned about the future.  Any businessman would recommend Tim Ryan vs. what's there now. 
 Deb Hibler said some of those places which now have more than adequate parking started out this way.  How easy is it to rezone the neighbor's property?  Will we just keep extending all the way down Pearl Street?  Pearl is already too busy.  There are other business properties available now.  It will set a precedent.
 Dennis Kuchon noted that in a residential neighborhood there is a critical sense of people.  A lot of the area is dead.  You are pushing businesses up Pearl Street.  Residential homes along Broadway are homes rather than businesses and it's a big decision before you.  Mr. Wilkenfeld noted that this creates a domino effect.
 Sharon Sillito stated that a few years ago we were concerned about keeping business properties in the areas where they were.  The smarter thing to do is to concentrate them where they are.  It's a big mistake to eliminate residential homes.
 Joanne Morey did not want to see any more residential building converted to business use. We have enough traffic and parking problems without adding to them.
 Keith Myers said what you are making is not a decision on Tim Ryan's business; you are making a decision on land use.  It's not a matter of Tim running a good business there or whether his specific use is appropriate but the problem is the change of use forever.  He sees a lot of deterioration of neighborhoods.  At one end we have continuation of commercial and at the other is a bank who wants to tear down a house for a parking lot. This neighborhood is extremely concerned about this and will not take it lightly.  Think about forty years from now.
 Tim Ryan said he has lived in Granville twenty years and his wife teaches in the school system. He is renting space and wanted to look at this property because it abuts a business property.  It has been a rental for about ten years.  He has a quiet business with a partner.  Parking is not an issue, but the lot can be redesigned for 3-4 cars.  The Traffic Engineer has reported on trips generated by residential use vs. commercial use.  Mr. Ryan does not want anything negative to happen in the future and can understand the tax concerns and will pay taxes.  He thinks his use is a better use than as a rental home.

 MR. WILKENFELD MOVED TO RECOMMEND APPROVAL TO VILLAGE COUNCIL.  MR. BURRISS SECONDED AND THE MOTION WAS DENIED (Mr. Burriss and Mr. Riffle voted Aye. The others voted Nay.)

Fred Abraham, 400 South Main Street - Sign

 The applicant wishes to erect a 90 sq.ft. one-sided joint freestanding business sign, which will require two variances-for multiple tenants and size.  There are other multiple tenant signs in the area larger than 24 sq.ft.  Fred Abraham said this would be the same size as the IGA sign.  The changeable sign would be wood with  northshore stone overlay on post.  It would be taupe and the aluminum sign is red with white vinyl lettering. 
 Mr. Mitchell asked why such a big sign is requested and Mr. Abraham said some people can't find the businesses in the area.  The Thrift Shop doesn't really have a sign.
 Mr. Wilkenfeld asked whether each tenant would be allowed 24 sq.ft. and the answer was No.  Mr. Burriss said the architectural posts needs to be included, and we encouraged something with more character for the IGA and Certified.  Without the posts, Mr. Strayer said this would be 60 sq.ft.  Mr. Tyler noted that the IGA is a multiple-tenant sign, but Certified is a single business sign.  Mr. Burriss noted GPC cut down on the number of signs Certified requested. 
 Mr. Wilkenfeld applied the application to the criteria for variances:

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.  The circumstances refer to the multiple-tenancy of the area.  The IGA already has a multiple-tenant sign.
 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.  It would deprive applicant of rights enjoyed by others.
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 would not.
E. That the granting of the variance will in no other manner adversely affect the health, safety, and general welfare of the persons residing or working within the vicinity of the proposed variance.  Granting the variance would not affect others.

 Mr. Riffle wants the sign to match other signs in the area.  Mr. Strayer said IGA was allowed 64 sq.ft. in 2000 after variances were approved.

 Mr. Abraham said he can move the sign up to conserve space and get rid of the blank space.  Mr. Burriss wants him to move it up 4" and remove 10"at the bottom.  The sign would have no landscaping and no lighting. 

 MR. WUILKENFELD MOVED THAT WE APPROVE VARIANCES BOTH FOR THE SIZE AND NUMBER OF TENANTS FOR THE SIGN BASED ON THE CODE, B, C, D, AND E.  APPROVAL IS FOR A SIGN UP TO 60 SQ.FT AND UP TO SIX TENANTS.  MR. BURRISS SECONDED, AND MOTION WAS APPROVED BY MAJORITY (MR. MITCHELL VOTED NAY). 

 MR. BURRISS MOVED TO APPROVE 05-039 WITH THE FOLLOWING CONDITIONS:  (1) THE BOTTOM OF THE SIGN SHALL BE MOVED UP 10"; (2) THE MULTIPLE TENANT SIGN TO HAVE A 4" BORDER AT OUTSIDE EDGE CONSISTENT ON ALL THREE SIDES.  MR. WILKENFELD SECONDED AND MOTION WAS APPROVED BY MAJORITY (MR. MITCHELL VOTED NAY)

Granville Milling Company, 400 S. Main Street - Temporary Sign

 The Mill wishes to announce the opening of its expanded store with a temporary sidewalk sign saying "Country Store now open."  Phil Watts said they need to let people know the east door is now open.  They would want the sign up for six months and would take it inside each evening.  It would be right in front of their new sign on their side of the sidewalk
 
MR. BURRISS MOVED TO APPROVE 05-040 WITH TIME LIMIT OF SIX MONTHS.  MR. TYLER SECONDED, AND MOTION WAS UNANIMOUSLY APPROVED.

Work Sessions:
Kevin Reiner, 540 W. Broadway - Remodeling

 Mr. Reiner said they are adding onto the kitchen and wish to add new windows and use the trim that is there now. Additional space with pediments would be added above windows.  Two windows would be added on the east and two on the west.  One window had been removed, and they want to reinstall it. 
Mr. Burriss asked for details about the porch, and Mr. Reiner said he is researching columns and railings.  Materials will be lap cedar siding and standing seam metal roof. There is an old greenhouse of redwood with foundation of standing stone below the glass, 18' wide and 25' long. It is smaller than the width of the kitchen.
 Mr. Burriss said we will need a site plan with complete details.

John Barkett, 120 W. Broadway - Sign
 For a psychology office, the applicant wishes to add a sign tag to the existing hanging sign for the area that was once the Thrift Shop, and showed a picture.  The psychologist will enhance academic performance for students.  The sign will be black on white with some green trim.
 Mr. Burriss recommended a border on the frame and to keep it no wider than the others.  He would like to see consistency in the border with the other one. 
 The entrance is to the left of the French doors, and Mr. Barkett wants an awning over the door.

Finding of Fact:  MR. WILKENFELD  MOVED TO APPPROVE THE FINDINGS OF FACT FOR ITEM A UNDER OLD BUSINESS AND ITEMS A,B, AND C UNDER NEW BUSINESS, AND WE FIND THEM CONSISTENT WITH THE RELEVANT SECTIONS OF THE ZONING CODE AS OUTLINED IN THE VILLAGE PLANNER'S MEMO OF APRIL 7, 2005.  MR. BURRISS SECONDED, AND THE MOTION WAS UNANIMOUSLY APPROVED.

 Mr. Strayer will write up the finding for the rezoning application denial.

JEDD
 Mr. Strayer said the Planning and Zoning Committee wanted GPC's opinion on this revised document before they went further on it.    The properties under consideration are Owens Corning, Hitt, and the field across from Kendal.  Mr. Wilkenfeld wants to see a map showing these locations.  He wants to protect residential neighbors, and any areas visible from major roads should be implemented.  He wanted the document to be more specific.  Mr. Strayer said conservation setback minimum is 300' from Rt. 16.
 Ms. O'Keefe said this will require a change in zoning.  The JEDD make-up will be 2 from Village Council, 2 from Township Trustees, and 1 more.
 Mr. Riffle wanted to be sure all parties work together to bring in businesses we want. 
 Mr. Strayer said there will be a referendum to see whether people want it.  The Trustees will go to a general election but probably not the Village.
 Mr. Burriss asked whether we need to go through the entire document and Mr. Wilkenfeld thought we should talk to the parties directly involved.  Mr. Strayer said this will need to be prepared by the August 25 deadline for a referendum. GPC is administrator of the codes and you are to be sure it is workable and the language is consistent with the village and township.

Next Meeting:   April 25 7 p.m. to discuss JEDD
Adjournment:  9:40 p.m.

Respectfully submitted,
Betty Allen Hullinger

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