GRANVILLE PLANNING COMMISSION
July 8, 2013
Call to Order: Mr. Mitchell called the meeting to order at 7:00 P.M.
Members Present: Doug Eklof, Steven Hawk (Vice-Chair), Jean Hoyt, and Tom Mitchell (Chair).
Members Absent: Jack Burriss and Councilmember Johnson.
Staff Present: Debi Walker; Asst. to Planning Dept; Michael King, Law Director.
Also Present: Steve & Jenifer Dennis and Ed Lowry.
No one appeared to speak under Citizen’s Comments.
65 Wexford Drive – Steve and Jenifer Dennis - Application #2013-89
Planned Unit Development District (PUD). The request is for a lot split for an existing seven-point-two-seven-five (7.275) acre parcel. The applicants would like to divide the property into a point-six-eight one (.681) acre parcel and a six-point-six-one-three (6.613) acre parcel.
Swearing in of Witnesses – Mr. Mitchell swore in Deb Walker and Steve & Jenifer Dennis, and Ed Lowry.
Jenifer Dennis, 117 Cambria Circle, stated her application is rather self explanatory with the request for a lot split and she is available to address any questions by the Planning Commission.
Ms. Walker indicated there are severe topographical challenges for construction on this property. She indicated the smaller area the applicant would like to divide out would be the most buildable area on the lot. Ms. Walker stated all of the requirements have been met for the PUD (Planned Unit Development); She indicated all of the lot frontage requirements have also been met. Law Director King stated this lot split request originated when the Dennis’ purchased the land and were determining the location of the sewer line. Law Director King stated the code section being applied to this is ambiguous language that would have required the applicant to extend the sewer line across the entire property. He stated the intent was to have the extension in the event the entire property was developed. Law Director King stated this changes with the applicant not proposing to develop the entire property and there now being only one home located on the parcel. The Planning Commission added this small parcel appears to be the only easily buildable area on the entire parcel. Ms. Dennis stated there are six or eight properties with large lots requiring the installation of septic systems in this neighborhood. Law Director King stated they believe none of these lots would have incentive to tie into the Village sewer for the next thirty years. He explained the proposed lot split allows the Dennis’ to use the lot as they want without extending the sewer line across the entire property and this is the final plan to separate out the area on the land that they plan to build. Ms. Dennis stated the manhole is on their property and the building location is the closest to the sewer hookup. Law Director King stated that if the larger divided parcel were to ever be developed, the owner of that property would be required to extend the sewer line across this larger parcel.
Ms. Dennis stated that if they get the lot split from the Village they would then give the Village an easement consistent with the Village's requirement. Law Director King stated this was the original intent was for the Village to have an easement in this area and the recording of this easement somehow did get overlooked years back. Law Director King stated there are four code requirements that have to be met by the applicant and the Village staff report indicates the applicant has met them. He stated it is requested that Planning Commission review the proposal and determine whether they agree the staff interpretation. Mr. Hawk inquired if the Village staff reviewed the criteria for both lots. Ms. Walker stated yes.
Ed Lowry, 75 Wexford Drive, inquired on the property located to the west of him and the access points to the remaining property. Mr. Mitchell indicated the access would have to be off of Wexford Drive. Mr. Lowry asked if there is any easement from below. Mr. Mitchell stated no. Law Director King indicated someone from the addition below could build an access road going up, although it would be a challenge. Law Director King explained development is proposed to occur only on the smaller parcel of land in the lot split. He stated sewer lines would not be extended across the larger parcel for development at this time. Mr. Mitchell asked if the sewer line would be across the back portion. Ms. Dennis stated it is eighteen feet past the manhole on the south and there is an extension that goes north of the manhole. Law Director King explained the neighboring properties upstream could request sewer hookup in the future, although the Village does not anticipate this to be the case but this is part of the reason for the easement. Mr. Mitchell stated anyone developing the larger portion of land would still have to follow the Ordinance and extend the sewer line across the property. Mr. Mitchell stated the extension of the sewer line would be a minor problem for said developer for any future development plans.
Mr. Hawk made a motion to approve Application #2013-89 on the condition the applicant receive from the BZBA approval of the amended variance request to reduce the front yard setback to twelve (12’) feet, or that the applicant move the home back the meet the original variance request of twenty (20’) feet if the BZBA does not approve the amended variance request. Seconded by Ms. Hoyt.
Roll Call Vote to Approve Application #2013-89: Hawk (yes), Hoyt (yes), Eklof (yes), Mitchell (yes). Motion carried 4-0.
Finding of Fact Approvals:
Application #2013-89: Steve and Jenifer Dennis; 65 Wexford Drive; Lot Split
Approve Findings of Fact and Associated Standards and Criteria.
The Planning Commission found the request to be consistent with The Granville Codified Ordinances Chapter 1113, Procedure for Plat Approval, Chapter 1171, Planned Development District, and Chapter 921, Streets, Utilities and Public Services Code and hereby gives their approval of Application #2013-89 as submitted by the applicant.
Mr. Hawk moved to approve the Findings of Fact for Application #2013-89. Seconded by Ms. Hoyt.
Roll Call Vote: Eklof (yes), Hoyt (yes), Hawk (yes), Mitchell (yes). Motion carried 4-0.
Motion to approve absent Commission Member:
Mr. Hawk moved to excuse Jack Burriss from the July 9, 2013 Planning Commission meeting. Seconded by Mr. Eklof. Motion carried 2-2.
Motion to approve meeting minutes for May 28, 2013 and June 24, 2013:
Ms. Hoyt moved to approve the minutes from May 28, 2013 as presented. Seconded by Mr. Mitchell. Motion carried 2-0. The majority of those present voted on the May 28, 2013 meeting minutes.
Mr. Hawk moved to approve the minutes from June 24, 2013 as presented. Seconded by Ms. Hoyt. Motion carried 4-0
Adjournment: 7:30 PM
Mr. Hawk moved to adjourn the Planning Commission meeting, seconded by Mr. Eklof. Motion carried 4-0.
Monday, July 22, 2013
Monday, August 12, 2013