March 22, 2007
The meeting was called to order at 7:30 p.m. with the following members present: S. Klein and J. Linberg. Commission members Mayor Poole, R. Nichols, and D. Watson are excused.
Also present: D. Weir – Village Administrator, T. Lee – Village Solicitor, C. Osborne – Fiscal Officer, B. Provost – Village Engineer, S. Roessner – Zoning Inspector, Mark A. Majewski- Northstar Planning, Cheryl Wolfert, Laura A. Klein, Jason Szabo, David Rennolds, Carl J. Hornung, Bob Ohly, Ann Wishart – Maple Leaf, Bill Church – Wal-Mart, Vic Sudik, and S. Templeton.
Klein explained there isn’t a quorum of committee members present tonight and, therefore, the committee will not be able to act on any issues.
Agenda: no additions or deletions.
The minutes of the February 22, 2007 meeting were presented for approval. No quorum; Move to April meeting.
OLD BUSINESS
1. Village’s Comprehensive Plan - Mark Majewski with Northstar Planning, explained the purpose of tonight’s meeting is to show key information that the planning commission is reviewing, and to get public input on key issues that Majewski can be considering as the plan is being updated. The comprehensive plan is a vision for what the community wants to become or maintain, and how to get to that point. The typical issues are land use, transportation, utilities, and any other elements, which vary with each community. Updating the plan begins by reviewing background data and conducting analyses regarding changes in the Village, and the process for updating the plan include data collection and analysis, identifying key issues, public presentation, preliminary plan delivered to Village officials, another public presentation, and the final plan adoption and implementation.
In 1997, Majewski was asked to review the plan to see what would benefit the Village if
and when additional property was annexed. Three types of housing were noted: multi- family, moderate density housing in the proposed Woodsong Development, and other areas that would benefit from lower density housing. Most of these expansions have occurred since 97.
At that time, a survey was mailed to Village residents asking for their concerns and the biggest issue was traffic. For that reason, a pattern of street connections were shown with the concept that ultimately all of the streets need some interconnections. Tare Creek Parkway has been constructed since that time. Majewski stated traffic patterns need to be reviewed as there have been new developments in the Village. With the new comprehensive plan, Village officials need to decide what traffic patterns will benefit the Village. Often traffic patterns develop in pieces as subdivisions, industrial areas, etc. are constructed and, even though traffic patterns work in the beginning, they ultimately become problems and the community needs to have alternatives.
The Village has had a steady increase in population since 1920. In projecting forward the next 20 years based on persons per household, the low projection of population could increase by 1000 people by 2030. The Village has enough room for this growth.
Another factor in population is age groups. Since 2000, younger population groups–people under the age of 20-have increased. Also, adults between 30-50 years of age have increased.
Housing starts from 1990-2006 has steadily increased, with a few spikes interspersed within that time frame. An important factor in housing is the average household size. In 1990 it was 2.4 persons per household, and in 2000 it was 2.25 persons per household, which now represents a smaller population. This could be attributed to such factors as more single person households, and couples without children. Also, the percentage of owner-occupied units versus those who rent a home/apartment. In the late 1990’s, a study was done to examine this balance and it was suggested the Village should encourage single-family/owner-occupied housing. The occupancy rate has maintained steady with the housing rate, which is a positive sign.
Major developments since 1997 are the Kraftmaid offices, Tare Creek Parkway construction, property annexation, school development, housing construction in the north part of Glen Valley, industrial expansion, S. Springdale Ave. was constructed and connected to Lake Ave. and N. Springdale Ave., the new commercial development in the west of the Village, the impending water treatment plant improvements, the wastewater treatment plant expansion, and park improvements.
Majewski stated another issue for the Village is the various pockets of Middlefield Township properties located within Village, which are logical annexations. This would benefit the Village infrastructure such as utilities and/or road patterns.
A summary of vacant land: approximately 500 acres for residential growth, 10 acres for commercial growth, and 300 acres for industrial growth. These properties may need lot splits to accommodate growth.
The existing streets were reviewed which may have the potential or were designed for potential future street extensions or connections. The private roads within the industrial area were taken into consideration as a possibility for future extensions. Interconnected streets surrounding neighborhoods such as Lake Ave., Georgia Rd. and White Rd. on the west boundary is where people would like to see a road connection. The Village needs to consider the future street patterns within developments, or decide if all the streets within housing developments are going to be cul-de-sacs tied at one point to each of the major roads.
A continuing traffic question is what to do in the industrial district. The Village has ownership of the former railroad right-of-way and there have been concept plans for a road along that right-of-way. If some of the vacant properties develop as subdivisions, it would be possible for the Village officials and the developers to direct the roads in such a way as to accomplish opening some of the interior property. This would benefit the Village by making the development a more useful and more productive tax base for the Village, and to provide some alternatives for the type of traffic that comes with industrial development. Currently, the trucks must use the main roads, along with all other vehicles. It would be an advantage to everyone who lives and/or works in the Village if trucks and employees could access Rt. 528 through the industrial district. In reviewing traffic data from NOACCA, Majewski stated the study shows a large amount of traffic from the north on Rt. 528 (turning west on Rt. 87) comes through the center of the Village, and stated it makes sense to have a more interconnected street system in the industrial quadrant.
Majewski stated he’s tried to identify key issues that should be addressed in the comprehensive plan. A suggestion for the downtown area, which is the fiscal and historic core of the community, is to enhance its walk-ability and how to make better connections with nearby neighborhoods. The existing residential neighborhoods need plans for their preservation and maintenance such as, how to infill some of the older areas, how to maintain property values in the older homes, and how to encourage improvements in the older houses.
The northwest quadrant of the Village is undeveloped and encompasses wetlands, which are a challenge for any community development. However, this is an important area when considering future street patterns.
The Village officials need to determine if the W. High corridor should extend further west, and how to work on the appearance of that area. The Village has made aggressive changes in that area to accommodate the growth.
The southwest quadrant poses the same questions as with other areas, such as future street patterns and property development.
The intersection of Rt. 87 & Rt. 528 has seen industrial, commercial, and residential growth within the last 10 years. There have been proposals for additional commercial growth and proposals to extend it further to the east side of Rt. 528, and these issues need to be addressed in this comprehensive plan. Part of this area, which is an important access to the Village, is in Middlefield Township.
Carl Hornung, 15140 Sawgrass Lane, stated the residents in the Woodsong Development are against connecting the development with any other area of the Village. Majewski stated it’s helpful if the neighborhood could consider of some responsibilities the Village has such as having streets that are designed in a safe and functional pattern, and what’s going to happen around you. It’s beneficial to at least set it up so that if and when things change drastically and perhaps in the neighborhoods’ interest, everyone needs to consider street patterns that make connections possible, and that respect the neighborhood.
Vic Sudik, Grant Drive, questioned if the Village annexes the property on Rt. 87 west of Rt. 528, would the speed limit be reduced from 50 mph to 35 mph? Cheryl Wolfert, a Glen Valley Farms resident, stated this is a dangerous traffic area. Majewski stated there’s definitely an advantage to having that entire area located within the Village.
Sudik also stated there’s a church for sale in the downtown area of the Village. The church is located in the commercial area and abuts to the residential area. Sudik stated this is a pleasant buffer to the residential area. Majewski will review the area and render his opinion.
Cheryl Wolfert stated it’s been discussed in the past to construct a recreation center and possibly a pool. Weir stated ongoing improvements to our parks have been underway such as, installing a walking/bike path at Mineral Lake Park and a skate park. This year Frisbee Golf will be installed at George Knox Park in Woodsong, and construction of a Splash ground at Eagle Park. The Village continually maintains the ball fields for the spring, summer and fall sports’ programs Majewski stated in the 1997 review it was obvious that the subdivisions were going to spread out around the community and the a strategy discussed was to create green spaces in these areas for recreation purposes.
Vic Sudik stated former Village officials discussed a road bypass to Georgia Rd. Sudik stated the need for this is apparent, but doesn’t believe Georgia Rd. isn’t suitable. Sudik questioned how can we discuss expansion if there isn’t an artery for the traffic. Majewski stated the frontages on the properties in that area aren’t consistent and based on his experience with development, he doesn’t believe a developer could create a street in that area.
Carl Hornung questioned which road is under consideration to increase from a 2-lane road to a 4-lane road. Majewski stated the only area suitable for widening in the future would be the east portion of Rt. 87, and that is subject to traffic studies. Discussion held regarding the Kraftmaid turn lane project. Lee stated the discussions for this began in 2002, and the Village has been in the process of seeing this project to fruition since that time.
Klein stated ODOT will be paving Rt. 608 in the Village this summer. Provost stressed ODOT is only removing and replacing asphalt and the road grade will not be done. Weir stated the Village will improve the drainage issue by Carlisle. Weir also stated ODOT has plans to widen E. High St. in the Village from Lenny Dr. east on Rt. 87 to Bundysburg Rd., and the project includes buggy lanes. Weir stated he believes the section of Georgia Rd. in Middlefield Township was traded to the county. In the past, Geauga County Engineer Bob Phillips stated there were plans of improving Georgia Rd., but no plans have been discussed formally.
Tom Lee, Village Solicitor, noted to Majewski the following updates: the water treatment plant on the east side of Rt. 608, is marked as public property on the comprehensive plan, but now is Village property. The former B&O railroad from Rt. 608 is in the Village. Also, Eagle Park has just been improved and doesn’t show as one of the Village parks.
McCoy stated she owns 2 acres on Lake Ave. and questioned the future zoning on the north and east area of S. Springdale Ave. Majewski stated the current zoning will regulate what can be done and the zoning will also regulate any future buyer. Lee stated there was a large effort made to rezone the big parcel on the southeast corner of Lake Ave. and High Street. Also, the residential property owners on the east end of S. Springdale Ave. that abut the Wal-Mart property have repeatedly requested the Village to change the zoning. One of the requirements for one of the Wal-Mart developments was that the property immediately adjacent to where the proposed gas station was to be located, was required not only remain residential but also to be deed restricted so that the owner of the property or anyone Wal-Mart sold it to could not request a zoning change. The Village has steadfastly maintained, at this point, that those parcels will remain residential. Lee suggested Majewski include in his report recommendations as to whether or not the Village should maintain that.
Majewski stated he would be surprised if the Village took a radically different approach to land use on Lake Ave. Majewski stated, in his opinion, it doesn’t make sense to rezone Lake Ave. to commercial area because there’s a very solid residential area on Lake Ave.
McCoy stated the out lots that are for development abuts her property. Majewski stated it would be a drastic change in Village policy if the properties on Lake Ave. became commercial zoning. Klein stated many times several people have suggested ideas for Springdale and Lake Ave. and what they would like to develop, but currently no one on planning and zoning or council has authorized or considered rezoning. The Village officials recognize Lake Ave. is a quiet area. McCoy questioned what would the zoning be if she split her property. Lee stated McCoy’s property is zoned R-2, which allows for duplex construction. The Village has not been receptive to changing R-2 zoning or R-1 zoning to the multi-family zoning, which would have higher density. This doesn’t mean it wouldn’t be considered in the future if a reasonable plan were presented. Another consideration that any community has is wherever there’s commercial property it’s likely to abut residential property. At times, one resident will request the commercial developer purchase their property and, if that’s approved, eventually the commercial area expands and there isn’t any residential area. When the Wal-Mart development went in and when all the zoning considerations were done, the planning commission was careful to make sure that there was not additional commercial property created beyond what was already there. The Village is committed to keep Lake Ave. as residential as possible.
Vic Sudik stated he’s concerned with the point where commercial or industrial areas meet the residential area, noting Glen Valley Farms is located next to factories, which he believes was poor planning. Sudik stated he lives in the downtown area and has noticed increased traffic and noise, which interferes with his livability. Lee stated there’s no state requirement that applies to municipalities in respect to zoning. However, because of Home Rule Power, the Village has the ability to set any zoning standards. Roessner stated the Village has side yard and rear yard requirements. Majewski stated Sudik’s point is well taken. Wolfert stated her family was one of the first families in Glen Valley Farms and stated the buffer from Dillen products isn’t adequate, even though it sounded good in the beginning.
Bob Ohly stated not withstanding current restraints or current attitudes on zoning the last two plans suggest roads around the Village and questioned Majewski as to what he would want to see as improvements. Majewski stated he can only make suggestions and cannot lay out a preferred route. However, Majewski stated it makes sense to have a connection from Rt. 87 to Georiga Road because it’s a long block and there’s a lot of traffic. Majewski stated it’s not good planning to go through neighborhoods. There isn’t an answer at this point and is struggling with that issue. Majewski stated there are traffic-calming methods that can be applied to help make traffic more suitable in areas where there shouldn’t be a lot of traffic. A lot will depend on what gets annexed and when, and in what sequence. Klein stated Majewski noted on his report the Village has considerable vacant land. Klein has stated he’s against the proposed Johnson/Miller annexation. When looking at the Village’s population growth, we’re already at the high end of the projection and not slowing down. Klein stated annexations to construct more residential housing, along with the undeveloped land in the Glen Valley Farms development and the Woodsong development, will result in the Village becoming a city in a short time.
Majewski stated the majority of the Village’s work force commute to the Village. Regarding annexations, even though the Village has a lot of vacant land, some of it isn’t suitable for residential property.
Richard Moss, Cardinal School District Board member, stated the State is encouraging schools to consolidate. Cardinal School district was forced to close Parkman Elementary School due to budget cuts. Moss noted former school board members anticipated future growth and purchased 26 acres of land for school expansion. Moss requested Majewski include suggestions for the school.
Cheryl Wolfert stated nicer, upscale restaurants would be an asset to the Village. Majewski stated those businesses rely on marketing and, if there’s no market, they won’t come into an area.
Majewski encouraged more feedback from residents and stated he will be at the April planning commission meeting.
NEW BUSINESS
1. Open Storage Permit: Tractor Supply, 15411 W. High St. – Klein stated no representative is in attendance.
2. Open Storage Permit: Wal-Mart, 15050 S. Springdale Ave. – Klein reminded Church that a quorum of commission members isn’t present and there won’t be any action taken tonight. Klein stated this permit has already been approved in the past. Discussion held. Lee directed Church to discuss his options with the zoning inspector and, seeing no obstacles, it’s highly probable his permit application will be approved. Klein stated it’s been discussed to extend this permit providing there are no changes.
3. Community Noise Survey – Klein stated no representative in attendance.
ENGINEER’S REPORT – included in the committee packet. Regarding Dairy Queen, Provost stated he still hasn’t received the as-built drawing from Dairy Queen. Roessner stated he believes they will be constructing a podium around the dumpster prior to submitting the as-built drawings. Roessner stated he doesn’t believe they’ve enclosed their dumpster, and are still on the schedule for their sign variance. Roessner stated he will write them a letter regarding the as-built drawings and that there is no occupancy permit issued.
ZONING INSPECTOR’S REPORT – included in the committee packet. Roessner stated Jason Szabo submitted an application for a driveway permit. The ordinance requires a residential drive to be a maximum width of 18 feet, and Szabo is requesting more than that. According to Village ordinance the planning commission has the right to waive that requirement. Szabo stated an addition to his house was built in 1960’s, which had the garage facing Thompson Ave. The original garage is located behind the house and, because of poor drainage, it isn’t accessible. Lee stated this doesn’t require a variance; it only needs to be reviewed by planning commission for approval. Szabo stated there’s an only one section of the drive that will be greater than 18 feet. Lee stated the drawing makes a lot of sense. Roessner stated the drive it must be paved or asphalt unless BZA approves. Lee stated gravel drives haven’t been approved since the early 1990’s and, if Szabo is not willing to pave this driveway, the planning commission would have to approve this plan as a gravel drive, and then recommend it to BZA for approval. Because there’s no quorum, the planning commission can’t approve this issue tonight. Szabo stated he will get cost estimates for asphalt or concrete paving. Lee stated if it’s a particular hardship, planning commission may grant Szabo an extension. Szabo questioned if he could begin leveling the existing grass and dirt area to make it accessible. Lee stated any time there’s a change in the grade, a permit is required. Roessner stated the Village doesn’t regulate maintenance, unless it would be a change in grade and/or drainage.
Woodsong Retention Pond/Condo Issue – Roessner stated the new owner of a condo unit located across from the retainage pond is having drainage issues when the pond level rises. The original owner came to council stating her basement flooded every time the retention pond rises. She was informed this was a private issue. The new owner questioned if the Village was required to do some maintenance of the pond. Roessner informed her that this is a private issue between her and the association, and that the Village isn’t responsible for the maintenance of the pond.
Non-conforming use – Roessner stated he’s been contacted that there’s a house that could be considered a duplex in the Village and may be housing more than two families. Lee stated it needs to be determined if multiple families living in the same house could be deemed family, or if it’s a number of non-related people living together. The Village doesn’t have a regulation regarding the maximum number of unrelated people who can live in the same dwelling. To regulate this fairly everyone needs to be questioned as to who’s living in the house. That’s distinct from someone who owns a home and converts it into a duplex without Village knowledge. To do home inspections requires a formal complaint or an inspection of every home. The Village hasn’t enforced this and, any time it’s decided not to aggressively enforce something, there’s always a possibility of issues arising. The Village doesn’t allow a single-family home to be sold as a duplex. Discussion held. Klein stated he’s not in favor of inspecting every house in the Village. Lee stated it’s a very drastic measure and should only be done if the Village sensed there was a problem. In addition to how outraged the residents would be, the cost would be considerably high.
Being no further business at this time, the meeting adjourned at 9:19 p.m.