City of Aurora PLANNING COMMISSION MEETING MINUTES March 1, 2017 The Aurora Planning Commission met in a regularly scheduled meeting on Wednesday, March 1, 2017, in Council Chambers of Aurora City Hall. The meeting was called to order at 6:46 p.m. by Planning Commission Chairman Kathi Grandillo. ROLL CALL: Present: Also Present: Laura Duguay Peter French Sarah Gilmore Kathi Grandillo John Kokinchak Denise Januska, Director, Planning, Zoning & Bldg. Division Dean DePiero, Law Director Justin Czekaj, City Engineer Harold Hatridge, Councilman, Ward Six John Kudley, Councilman, At-Large Corinne Craine, Commission Clerk Mr. DePiero swore in those in attendance who wished to speak this evening. AMENDMENTS TO AGENDA & SUBMISSION OF SUPPLEMENTAL INFORMATION There were none. APPROVAL OF MINUTES: The meeting and public hearing minutes of February 15, 2017, were not completed in time for this meeting. AGENDA ITEMS: Liberty Investment Group Ltd., Rt. 43 & Squires Road Development Plan (Auto Dealership) (1702003) Liberty Investment Group Ltd., Rt. 43 & Squires Road Conditional Zoning Certificate / Auto Sales & Service (1702004) Liberty Investment Group Ltd., Rt. 43 & Squires Road Preliminary & Final Site Plan (Auto Dealership) (1702008) The applicant s representative, Michael Herrick, president of the Liberty Investment Group, and the project architect, Ed Begue of Baker, Bednar, Snyder & Associates, 628 Niles Cortland Road, Warren, Ohio, were present. The applicant is proposing a car sales and service dealership on property located at the southeast corner of Route 43 and Squires Road which is in a Mixed-Use (M-1) district. The applicant is seeking approvals of a conditional zoning certificate, the
MEETING MINUTES PAGE 2 development plan, and the preliminary and final site plans. Mrs. Grandillo commented that the Commission just held a public hearing and heard the applicant s presentation. She then asked the applicant for any additional comments. Mr. Begue wanted to address some of the citizen comments from the public hearing. Regarding concerns of traffic and noise affecting the surrounding residential areas, he pointed out that the site would be located approximately 300 feet away from Treat Road. There would also be a landscaping buffer installed on the southern portion of the site in order to screen the dealership from any residential areas along Treat Road. Additionally, there would be a landscaping buffer and a detention pond located on the east side of Squires near Fairview which would screen the quick lube facility from those residences. Mr. Begue said that the campus was specifically designed to minimize traffic flow along Squires Road. Customers would enter the first access drive near the intersection, check into the service department, and then an employee would take the vehicle to one of the facilities on the site. Basically, the traffic and noise would be very minimal and shouldn t negatively impact the Fairview Drive residents. Mr. French asked whether or not a traffic study would be submitted for the site. Mr. Czekaj explained that a traffic study, which would analyze existing conditions, is required for the site plan approval. Mr. French wanted more information about the dealership communication system. Mr. Herrick stated that there would be no loudspeakers or intercoms, but instead, the employees would communicate using text messages on their mobile phones. Mrs. Duguay had a question about the test-driving of vehicles. Mr. Herrick said that the dealership would conduct test-drives along Route 43 going north towards Solon. He pointed out that Fairview Drive would not be used for test-drives. Mrs. Grandillo started a discussion about the gate which the residents mentioned during the public hearing. Ryan Leasure, 638 Fairview Drive, explained that the city used to install a gate at the corner of Fairview and Squires which helped to limit traffic on Fairview when the amusement parks were in operation during the summer months. Mrs. Januska added that she would contact the Service Director to find out more about the gate. Mr. Kokinchak asked for more details about the landscaping which would be installed along the property line facing Treat Road. Mr. Begue explained that there are some limitations to the amount of trees that would be installed in that area because there would be two retention ponds along that property line. Some existing trees would remain undisturbed and additional trees, such as River Birches, would be installed along the back parking lot. He believed that these trees would grow up to 25 feet in height. It was noted that the landscape plan incorporates the recommendations made by the City Arborist. Mr. Kokinchak started a discussion about the lighting for the site. Mr. Begue referred to the lighting plan and said that as you get closer to Squires Road, the light level of the LED lamp poles goes down to nearly zero, especially when you get to the intersection of Squires and Fairview. Regarding other lights, he said that the Ford Motor Company logo would be illuminated as well
MEETING MINUTES PAGE 3 as the dealership name on the building. Mrs. Duguay wanted more information about the parking spaces and how they would be used. Mr. Herrick stated that the 477 parking spaces would consist of 40 customer parking spaces, 80 employee parking spaces, and the balance for vehicle display. Mrs. Grandillo asked the members for further comments and there were none. She then opened the floor for public comments. Gary Booher, 693 Fairview Drive, had concerns about noise and wanted to know how far away the quick lube facility would be located from Squires Road. Mr. Herrick explained that the facility would be located approximately 100 feet away from Squires Road. Also, the quick lube facility was specifically designed to minimize noise by locating the fluids and mechanical pumping devices in the basement of the building. Ryan Leasure, 638 Fairview Drive, was in favor of a gate being installed again at the intersection of Fairview and Squires Road in order to limit traffic on Fairview. Mr. Herrick commented that he was not opposed to a gate being installed. Chris Norton, Administrator, Anna Maria campus, 800 N. Aurora Road, wanted to know whether or not the city conducted any economic development studies about car dealerships and how they would affect property values. Mr. DePiero wanted to address this comment. He explained that studies were done prior to the rezoning of the property from Industrial to Mixed-Use and there was much deliberation about which uses would be permitted and which would be conditionally permitted. Regarding the proposed dealership, he said the studies determined that a car dealership was appropriate and the city requires a conditional zoning certificate for this use. This business would employ about 100 employees and would have a positive effect on city tax revenues. Mr. DePiero stated that the city has to weigh the positives versus the negatives and strike the right balance and that is the reason that the conditional zoning request is being reviewed by the Planning Commission and it also requires Council s approval. Mr. Herrick also wanted to respond. He described the proposed dealership as a great opportunity that would benefit both his company and Aurora. He understood the concerns of the citizens and he was working closely with city staff in order to mitigate these concerns. He wanted to make sure that the city and its citizens were in favor of this project and if not, then he would be willing to walk away from Aurora and seek a site in another city. Diane Vargo, 693 Fairview Drive, wanted to know the timeline for the proposed project. Mr. Herrick said that the goal was to start construction this spring and to open in late 2017 or early 2018. George Norton, President, Anna Maria campus, 800 N. Aurora Road, was not opposed to development, but he thought that this type of business was more appropriate for the area of the city where car dealerships have already been established.
MEETING MINUTES PAGE 4 Gary Booher, 693 Fairview Drive, commented that there could be worst businesses being proposed for that site and he was not opposed to a car dealership in this residential area. Mrs. Januska pointed out that there are three applications on the agenda tonight. She stated that the preliminary and final site plan would need to be accepted for study tonight in order for the engineering review to commence. She then spoke about the conditional zoning request and the development plan which were accepted for study at the last meeting. She then asked the members for two more weeks in order for staff to complete their reviews. She noted that those applications would also require final approvals from City Council. To postpone action on the conditional zoning certificate until the March 15 th meeting Mr. French moved; Mrs. Duguay seconded, and the motion carried, 5-0, on a roll call vote. Yeas: Mr. French, Mrs. Duguay, Mrs. Gilmore, Mr. Kokinchak, Mrs. Grandillo To postpone action on the development plan until the March 15 th meeting Mr. Kokinchak moved; Mr. French seconded, and the motion carried, 5-0, on a roll call vote. Yeas: Mr. Kokinchak, Mr. French, Mrs. Duguay, Mrs. Gilmore, Mrs. Grandillo To accept the preliminary and final site plan for study Mrs. Gilmore moved; Mr. French seconded, and the motion carried, 5-0, on a roll call vote. Yeas: Mrs. Gilmore, Mr. French, Mrs. Duguay, Mr. Kokinchak, Mrs. Grandillo Hawkin Subdivision, East Mennonite Road Revised Final Plat (sublots 1-31) (1702006) The project engineer, Kevin Hoffman of Polaris Engineering and Surveying Inc., 34600 Chardon Road, Willoughby Hills, Ohio, was present to answer questions. The Hawkin subdivision consists of 13.4 acres located on East Mennonite Road. The property is zoned R-4 and was granted a conditional zoning certificate for a residential conservation development (RCD) in 2006. The Planning Commission had previously approved a final plat, which consisted of twenty-eight sublots, on January 6, 2016. Mr. Hoffman stated that the applicant is seeking approval of a revised final plat which consists of thirty-one sublots and 7.2 acres of open space. The three new sublots, identified as 29, 30, and 31, would be located within the area that was originally approved as open space. Mr. Kokinchak wanted to know the distance between these proposed homes. Mr. Hoffman stated that the subdivision is laid out to allow for twenty feet between the residences. Mrs. Duguay wanted to know why the developer was adding three more lots. Mr. Hoffman explained that there was a different owner when the original subdivision was designed and the
MEETING MINUTES PAGE 5 new owner decided that three additional lots would help to recoup some of the development costs. Mrs. Grandillo asked for further comments and there were none. To accept the revised final plat for study Mrs. Gilmore moved; Mr. Kokinchak seconded, and the motion carried, 5-0, on a roll call vote. Yeas: Mrs. Gilmore, Mr. Kokinchak, Mrs. Duguay, Mr. French, Mrs. Grandillo Lana Narinskiy, 1070 Moneta Avenue Wetland/Riparian Setback Variance (1702007) The property owner, Lana Narinskiy, 16585 Lucky Bell Lane, Chagrin Falls, Ohio, was present for the discussion. She is seeking a 75-foot wetland setback variance in order to construct a new residence. The site is located at 1070 Moneta Avenue which is in an R-5 residential district. Ms. Narinskiy is proposing to construct a single-story residence on a.26-acre site. The house would be a ranch style with no stairs or basement. Her intention is to raise the grade of the vacant lot by two feet in order for the house elevation to be consistent with the adjacent residence. Mrs. Januska provided some information on the proposed project. She explained the site has unique natural features that establish additional setback requirements beyond the standard front, side and rear setbacks. The site not only has a category 2 wetland, which requires a 75- foot wetland setback, but it is also located within a 100-year flood plain. Essentially, the applicant is proposing to build the house completely within the 75-foot wetland setback as well as within the flood plain. Mrs. Grandillo commented that the site already has a lot of water and she was concerned about increased storm water runoff onto adjacent properties. Mr. French agreed with Mrs. Grandillo s comments and said that the site also has a couple of streams that seem to converge in the rear yard. He wondered whether a builder had looked at the site and made any recommendations. Ms. Narinskiy stated that the builder recommended a house with no basement and raising the grade of the lot so it is higher than the road. Mrs. Gilmore was concerned that the proposed house would not be built high enough in order to protect it from the water that already exists on the site. Mrs. Grandillo pointed out that this variance request requires a public hearing which is scheduled for April 5 th. She then asked for a motion to accept the application for study. To accept the wetland/riparian setback variance request for study Mr. French moved; Mrs. Duguay seconded, and the motion carried, 5-0, on a roll call vote. Yeas: Mr. French, Mrs. Duguay, Mrs. Gilmore, Mr. Kokinchak, Mrs. Grandillo
MEETING MINUTES PAGE 6 Aurora Animal Care Center, Rt. 43 & Sycamore Drive Conditional Zoning Certificate / Veterinary Clinic & Boarding Kennel (1701002) Mrs. Januska noted that the applicant, Dr. Ellen Imhof, had submitted a letter requesting that her application be withdrawn. She then asked for a motion to remove it from the agenda. To remove application no. 1701002 from the agenda per the applicant s request for withdrawal Mr. Kokinchak moved; Mrs. Duguay seconded, and the motion carried, 5-0, on a roll call vote. Yeas: Mr. Kokinchak, Mrs. Duguay, Mr. French, Mrs. Gilmore, Mrs. Grandillo MISCELLANEOUS: At this point in the meeting, Councilman John Kudley, 520 W. Pioneer Trail, wanted to address the members. He was sorry to see the proposed veterinary clinic being withdrawn from consideration and was surprised by all the citizen opposition to that type of business. He then spoke about future development in the city and specifically future projects which would be located along the Route 43 corridor and in the Mixed-Use district. He said that it was important to keep connectivity in mind when reviewing future projects and to make sure that the developers are required to install sidewalks. He expressed his appreciation for the Planning Commission members and all the great work that they do for the city. Mr. DePiero had some additional comments about the veterinary clinic. He said that the city has reached out to Dr. Imhof and is working to find another site for her business. ADJOURNMENT: Mr. French moved to adjourn at 7:50 p.m.; Mrs. Gilmore seconded, and the motion carried, 5-0, on a voice vote. Kathi Grandillo, Chairman Corinne Craine, Clerk