MINUTES
CALL TO ORDER: John Richardson, Chairperson
ROLL CALL
PRESENT: John Richardson, Scott Evans, Matt Evans and Donald De Reynier.
ABSENT: Robert Giesse and Cherry Linder were absent with notice.
STAFF: Lois McKnight, Hayfaa Wadih, and Marilyn Arnold Also present was township
legal counsel, Joe Walker.
Minutes of 07/09/07 Motion by Don de Reynier to approve the July 9, 2007,minutes as printed. 2nd by Scott Evans. The motion was approved on the following vote: AYES: Donald De Reynier, Matt Evans. Scott Evans, and John Richardson. NOES: None. ABSENT: Robert Giesse and Cherry Linder. ABSTAIN: None.
Joe Walker, Township Attorney, administered the oath to those planning on giving testimony.
Counsel for the applicant, Richard Paolo, 425 Walnut Street #2200, Cincinnati., 45202, introduced himself. He said he was there to provide counsel but not to give any testimony.
John Richardson asked those who wanted to speak to fill out a form so he would have their name.
Case #2007-427 Long Cove Pointe, T & G Hensley, Freedom Farm Lot 1 & 2, Zone Change from R-SF to N-B PUD
Staff Report
Project Description Hayfaa Wadih explained the location of the subject property, the current zoning and described the type of zoning surrounding the property. She described current businesses and developments near by. The plans showed three (3) tracts: one, two and three. Applicant is proposing a mix of retail, restaurants (30 to 40%), and office uses. There will be multiple building heights shown arranged around a common “Town Center,” intended as a focal point for the development. A residentially compatible plan for the buildings was shown with pedestrian oriented streetscapes, landscaped parking areas, and project buffering.
Ms. Wadih described the plans for each of the three tracts. Tract one (1) was 2.26 acres, Tract two (2) was 9.42 acres, and Tract three (3) was 2.01 acres.
Agency Reports Ms. Wadih gave the following report from various other governmental organizations.
Warren County Regional Planning Commission (WCRPC): Reviewed on September 27, 2007 and recommended approval subject to ten conditions.
Warren County Sanitary Engineer: WCRPC report of September 27, 2007 indicates that the water and sewer services are available to serve the property.
Warren County Engineer’s Office: On November 15, 2007, Staff received an email from Warren County Engineer’s Office stating that the County Engineer’s Office contracted for a traffic impact study for the intersection of Wilkens/Irwin Simpson/Deerfield Boulevard based on the relocation of Irwin Simpson Road which included the impact of the proposed development. The study concluded that the traffic can be accommodated with improvements of Wilkens Boulevard and Irwin Simpson Road.
Staff Findings Ms Wadih said this proposal did not conform to the Deerfield Township Land Use Plan from 1997. The land use plan of 1997 is archaic especially considering the fast growth the area has undergone in the last ten years. The shift in land use along Mason-Montgomery Road created overflow traffic that required the creation of the north-south collector thoroughfare of Wilkens Boulevard. The applicant planned a mixed use development which was less intense as a transitional use between two incompatible uses. Staff did not believe the drive thru facility shown was compatible with the adjoining residential uses. Staff realized that the Long Cove residents were made aware, while in the process of buying their homes, that it was the intent of the property owners to request a zone change to permit nonresidential development in this area. Staff commended the developer for planning a pedestrian friendly environment. Staff asked for elimination of the planned drive thru since that defeated the pedestrian friendly concept.
In case of approval, staff recommended 11 conditions. Ms. Wadih concluded the staff report by reading the conditions and then asked the board if they have questions. Matt Evans asked what was planned for the existing Irwin-Simpson Road. Lois McKnight said she thought it was the intent of the Warren County Engineer that the road cease to be a through street for safety purposes and provide for access to the Woods on Wilkens condo development. Matt Evans asked if a traffic light would be located there for that intersection of Irwin-Simpson and Wilkens. Lois McKnight said the engineers traffic study did determine that Plan A would be for a traffic signal. Matt asked if there were any height restrictions on Tract 1. Lois said they had not placed any height restrictions at this point.
Don de Reynier asked if there was any chance that there would not be a realignment of Irwin-Simpson at Wilkens. Lois said there was probably always a chance it wouldn’t happen. She said the Warren County Engineer has been working towards this improvement for many years. She said she understood they would start working on that this summer after Home-A-Ramah. John Richardson asked for more questions. There were none so he asked the proponent to come forward to talk.
Proponent Tim Hensley, T & G Hensley, LLC, 1182 Mason-Montgomery Road, Cinti., OH 45249, said he was a Warren County and Deerfield Township resident and that he has been developing in the area for the last 23 years. He said he has built many homes in Long Cove so he cares about what would be going in around it. He said this project was unanimously approved by the Warren County Regional Planning Commission. He said he had met with the residents of Long Cove to give them an opportunity to voice their opinions. He pointed out the surrounding developments. He said these three parcels have become an island. He went on to explain the plan for pedestrian access and the bike paths. He complimented Deerfield on the pedestrian friendly developments. He said this development would be a “village atmosphere.” Mr. Hensley explained that this type of mixed use development is the most desirable at this time.
Jose Castrejon, Vice President Landscape Architecture & Planning from McGill Smith Punshon, Inc., 3700 Park 42 Drive, #1908, Cinti., OH 45241, said he is excited about this unique development with a village type setting. He said the triangle shape of the development was a challenge. He said parking would be included inside with a street system oriented inward. He said they could have art shows and community events there. The office would be used during the week and the retail would be used on evenings and weekends. Jose Castrejon said they hope to put architectural features around a central clock tower or something like that. He said they hoped to have a bank facility with a drive thru for convenience to the community; banks need a drive thru as would a coffee shop.
Jose Castrejon said on Condition #10, concerning the100 feet buffer requirement, there is an overflow ditch for the Long Cove water way system that must be maintained. He said they would be glad to create that required landscape buffer.
Tim Hensley said they may decide to have some condos included according to what the market demands at the time of building this development. Financial institutions were suggested for this and a drive thru would be important to that. He said we are not talking about fast food restaurants here, just a bank and coffee shop. He asked for approval with stage 1.
John Richardson asked the board if they had questions.
Matt Evans said we are seeing phase one and they are already defining what the buildings are going to look like. This is too early for that. He asked about the view of the buildings and that there would not be a rear to them because all sides would be seen. Jose Castrejon said they studied hard and visited some developments which have the same situation. He said they would try to make all 4 building facades look nice. Tim Hensley said they thought about how unique this was so that is why they showed more details than required at this stage. He said this idea presented challenges which would be expensive to create but the rent would not be low cost there. Matt Evans said sometimes residents get nervous about others from outside using the walking paths. Do you have concerns about that? Mr. Hensley said the residents liked this development being a plus and only one street would be crossed from their neighborhood to get there.
John Richardson asked if there was a vote taken when they met with the Long Cove residents. Mr. Hensley said they had discussion but no vote was taken. He said they hope to make the buildings which are located closest to Long Cove have a residential look and that may help block the view of the Regal Cinema. Jose Castrejon said the plan showed a landscaping mound with lots of plants on it.
Concerned Citizens
Motion by John Richardson moved, seconded by Scott Evans, to take a 5 minute recess, as recommended. The motion was unanimously approved.
Motion by John Richardson moved, seconded by Scott Evans, to reconvene, as recommended. The motion was unanimously approved.
Alice Chow, 8678 Hampton Bay Place, Mason, OH, Mrs. Chow pointed out the location of her home. She said from their house they would be looking at the back of this proposed development. She said they were not informed that all the developments would be near her home. She said she didn’t want to live behind a 2 story building. She said she doesn’t like living near restaurants and bars. She asked if the restaurants and bars would be open until 2:30 AM. She said we already have ample retail, office space, restaurants, banks, coffee shops, car washes, furniture stores, fitness centers and we don’t need anymore. She said they are all of these are very close to Long Cove and we don’t need more. Why is there a need to rezone? She said more homes would be better than more businesses. She asked the board to consider her request for no more development near her home.
Diana Halligan, 4071 Brookside Court, said the Chow’s were very eloquent and she couldn’t say it better than they did.
Tim Hershner, 8576 Lake Chetac Drive, said the Land Use Plan called for residential but Tim Hensley had a good idea of making the buildings near the homes look like a home. He also liked the way they plan to make all four sides of the building look finished and not loot like the back. He said the development could be scaled down and there could be a residential component to the development.
Tim Hensley, T & G Hensley, LLC, 1182 Mason-Montgomery Road, Cinti., OH 45249, said maybe the Matthews property will go residential. He said there could be some loft condos in place of the office space in the 3 story buildings.
John Richardson asked if condos would be allowed under Neighborhood Business. Lois McKnight said the use would be allowed.
Tim Hensley said there will be a traffic light. He said on either parcel they would look at a condition where they would put in 2 buildings near the Long Cove homes instead of the one larger one.
Scott Evans asked Mr. Hensley if they had a copy of the covenants for Long Cove. Yes they said they have a copy to view tonight. Mr. Hensley said all of the current homeowners signed this at the closing. Mrs. Chow said she saw hers after she had moved in.
Richard Paolo, 425 Walnut Street #2200, Cinti., 45202, said it would be very unusual to not have the covenants read or available before the closing. He said he had not ever seen an incidence of that.
John Richardson read Section 7 of the covenant and gave it to Lois McKnight to be entered in the record. He closed the public portion of the meeting and asked for board discussion.
3. There shall be approval of Stage 2, Site Plan, in accordance with Section 19.06 and approval of Stage 3, Final Detailed Plan, in accordance with Section 19.07 of the Deerfield Township Zoning Resolution.
The motion was approved on the following vote:
AYES: John Richardson, Scott Evans and Matt Evans.
NOES: Donald De Reynier. The motion was approved.
Adjournment Motion by Scott Evans to adjourn. 2nd by John Richardson. The motion was unanimously approved.