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Minutes - Agenda - The City of Huer Heights

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Minutes - Agenda - The City of Huer HeightsOF,of,THE,The,the,city,City

    Planning Commission

    September 24, 2013 Meeting

    City of Huber Heights

    I. Chair Terry Walton called the meeting to order at approximately 7:00 p.m.

    II. Present at the meeting: Mr. Wilson, Mr. Layton, Ms. LaGrone, Mr. Rodriguez,

    and Mr. Walton.

     Members Absent: None.

     Also Present: Tyler Starline, Council Member; Scott Falkowski, Assistant City

    Manager; and Margaret Muhl, Planning Department.

III. Opening Remarks by the Chairman and Commissioners

     None.

IV. Citizens Comments

     None.

V. Swearing of Witnesses

    Mr. Walton explained the proceedings of tonight’s meeting and administered the

    sworn oath to all persons wishing to speak or give testimony regarding items on

    the agenda. All persons present responded in the affirmative.

VI. Pending Business

    None.

VII. New Business

    1. REPLAT The applicant, D A REALTY & DEVELOPMENT, is requesting

    approval to replat in order to create a new parcel so the property could be

    redeveloped into a new use. The property is located at 8100 Old Troy Pike

    (ZC 13-36).

    Scott Falkowski stated this property is the former Wendy’s Restaurant. Years ago

    when the interchange was improved a median had been placed on Old Troy Pike.

    This turned out to be a detriment for this property. Access to the site is hindered

    from the left turn in and out. The building has been vacant for a number of years,

    and now the property is to be redeveloped. The Mattress Firm is a retail store

    who plans on demolishing the old building, and constructing a new structure.

    The property is zoned B-3. All Code requirements are being met. BZA granted a

    variance in connection with signage for this site.

    Planning Commission Meeting

    September 24, 2013

    Before the Planning Commission is the replat. The Mattress Firm does not require use of the entire site. The property itself runs along I-70 and goes back to the Target parking lot. He proceeded to show the portion of the site that Mattress Firm would require for their operation. He stated further that the area is approximately 145' x 200’ plus for a .7 acre lot.

    Lot #2 is slated for future development. There is an access point off Old Troy Pike, and Mr. Falkowski proceeded to show the area that could be used for future development. If a new use did not meet zoning requirements, an application could be submitted to this Commission for a rezoning.

    The split meets all current Code requirements. The only item not on the record plan which he added to the Decision Record was to include all applicable easements. He proceeded to show the curb cuts on the map.

    Ms. LaGrone asked if the access easement included access to the back lot from SR 202. Mr. Falkowski stated there was a connection and proceeded to show its location on the map. He added that he is recommending a portion he proceeded to show on the map as an access easement. A recorded easement has not been located for that area. Ms. LaGrone asked for more details regarding the new lot being created. Mr. Falkowski proceeded to show on the map the boundary lines for the new lot being created. He also showed on the map the location of the flag lot.

    Mr. Layton stated that access is limited off SR 202. Mr. Falkowski confirmed. Mr. Layton further proceeded to state what access would be available to the site. Mr. Falkowski stated the developer for the site in question is aware of the limitations, and still wants to locate to this site. There is good visibility from the highway. Options are available. Mr. Falkowski proceeded to explain some of the options on the map.

    Mr. Layton stated many semi-trailers park in the back area by the hotel. He felt that could cause parking issues if the other parcel is ever developed. He suggested the new owners negotiate with Target regarding access to their parking lot.

    Mr. Falkowski stated that would be problematic because there is a grade change in the area. It could be done, but there would be a cost. The trucks parking at the rear were doing so illegally. Probably because the building had been abandoned, the trucks found it easier to park.

    Mr. Falkowski stated they discussed the right-in/right-out aspect with the developer. This retailer is more of a destination and not a random stop site.

    Tom Marsh stated he is with McDougal-Marsh Land Surveyors and explained he is representing the developer and the applicant. He stated there is a slight change he wants to make everyone aware of. He explained there was an omission of residual property during previous transfers done 5-10 years ago. He proceeded to submit a new drawing.

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    Mr. Falkowski stated that no one contacted him regarding the change. He added

    that lately it appears that Montgomery County is catching past errors. It appears

    the older deeds had never been recorded. He stated they are cleaning up the

    right-of-ways, and it would not affect the lots at all.

    Mr. Marsh stated that the changes would not impact their project.

Action

    Ms. LaGrone moved to approve the request by the applicant, D A Realty & Development, of a replat of property located at 8100 Old Troy Pike in order to create a new parcel so the property could be redeveloped into a new use in accordance with Staff’s Memorandum dated September 18, 2013, and the Planning Commission Decision Record attached thereto.

    Mr. Wilson asked if the Decision Record needed to be amended to reflect the change that Mr. Marsh had submitted this evening. Mr. Falkowski stated that condition #1 could be amended to reflect the date of September 24, 2013.

Mr. Layton asked about the Fire Department’s comments on this site.

    Mr. Falkowski stated that Fire has multiple points of access to the site, and he proceeded to show those on the map. He added that the Fire Station was directly south of the site.

    Mr. Layton reiterated how the Fire Department would have to exit the site. Mr. Falkowski stated that such comments would be on the plans themselves. He reminded the Commission that the replat was before them this evening. He added there were similar types of areas in the City that the Fire Department made work. He added the City would not allow for a cut to be made in the median because it would be hazardous.

    Seconded by Mr. Wilson. Roll call showed: YEAS: Mr. Wilson, Mr. Layton, Ms. LaGrone, Mr. Rodriguez, and Mr. Walton. NAYS: None. Motion carried 5-0.

    Mr. Walton asked about the next step for the applicant. Mr. Falkowski explained that the easements would have to be shown, and then the plans submitted to Montgomery County for recording.

2. FINAL PLAT The applicant, DEC LAND CO I LLC, is requesting approval

    of a Final Plat for Section 2, Phase I of the Carriage Trails Development (ZC

    13-38).

    Scott Falkowski stated the Detailed Development Plan for this section was approved in June, 2013 by this Commission. Currently, it is under construction and there are 26 single-family lots in this section, along with one open space lot. They are 50’ lots with 130’ depth. This section is located on the south side of Carriage Trails Parkway.

    This is a new market with smaller lots. Eventually, this section will wrap around and connect back to Carriage Trails Parkway.

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    Mr. Falkowski stated that all plan requirements are being met.

    Ken Conaway stated this subdivision is where MI Homes will be placing a higher priced home on a smaller lot and create a sub-association for exterior maintenance. This is similar to a condo concept which is popular in other areas.

    Mr. Conaway provided a brief update on the Carriage Trails Development. He stated they presented a check last night to City Council in connection with a land deal that had been negotiated about two years ago. As of now, 305 homes have been built and/or are under construction in this development. There are about 450 lots on the ground. Probably Section 7, Phase I will not be platted until Spring. They sold 105 lots this year. Based on such sales, they will probably do about 120 home sales for this year.

    During the year, he will work on plans for other phases for all the approved sections. They need to prepare inventory for the Spring.

    Ryan’s 70’ lots will finish the connection to Windbrooke. They will build a section from the west and carry Senna Street to the north and tie into Windbrooke making the connection to SR 40.

    Inverness has 70’ lots on the lake which are doing very well. Another phase of that design will be worked on.

    Mr. Conaway stated that MI Homes continues to excel at the higher priced homes, and have two homes over $400,000. He stated they are doing a nice streetscape in Section 5. He added that Section 5 is almost all sold out. They are currently looking to see where to go with the next phase of 70’ lots for MI Homes.

    Mr. Conaway stated the section being approved this evening are really nice lots that have walk-out basements onto the green space corridor.

    Mr. Conaway stated they are excited about the progress of this development, and they appreciated the City and this Commission’s support. He added they will be back

    for a plat yet this year for Section 10, Phase II. This will bring them to Deergate.

    Mr. Wilson asked what kind of work would be done during the winter in this development. Mr. Conaway stated they would be doing a lot of planning work. He stated they would probably install some utilities over the winter. He added that there would be no new construction until early Spring.

Action

    Mr. Layton moved to approve the request by the applicant, DEC Land Co I LLC, for a Final Plat for Section 2, Phase I of the Carriage Trails Development (ZC 13-38) in accordance with Staff’s Memorandum dated September 18, 2013, and the Planning Commission Decision Record attached thereto.

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    Seconded by Mr. Rodriguez. Roll call showed: YEAS: Mr. Layton, Ms. LaGrone, Mr. Rodriguez, Mr. Wilson, and Mr. Walton. NAYS: None. Motion to approved carried 5-0.

Mr. Walton asked what the next step is for the applicant.

    Mr. Falkowski stated the plat would be signed and filed with Miami County.

    3. DETAILED DEVELOPMENT PLAN The applicant, THE CITY OF HUBER

    HEIGHTS, is requesting approval of a Detailed Development Plan for The Music Center at the Heights, Phase II, at property located at 6800 Executive Boulevard (ZC 13-37).

    Mr. Falkowski stated this is the next step for The Music Center. He proceeded to provide some brief history regarding the project. The rezoning occurred, along with the lot split, and the first Detailed Development Plan was approved for the early site package that included the parking lot areas and surrounding land. This is the submittal for the building and inner plaza area itself which almost completes the requested approvals from this Commission.

    In the future, a sign package would also be submitted. The reason this has not yet been submitted is because it ties into sponsorships.

    Mr. Falkowski stated the Basic Development Plan for this site was approved in April, 2013. From that approval, the submitted plans were created, and a part of what these plans do is set up the design standards for The Heights Development. The brick being shown would be incorporated into every new building that comes through The Heights in some form.

    Mr. Falkowski stated that he would go through some of the design aspects, and give a brief analysis of what staff has reviewed. The architect would give a more detailed presentation this evening. The site plan was reviewed by Engineering, and the grading of everything would go into the storm water system with a little going into the storm catch basins along Executive Boulevard. He stated there is a ditch line and strom sewer system running to the existing detention basin that was installed at the time of the Meijer development. He further stated the detention basin at that time was sized for development of this site. No modifications would be needed.

    Mr. Falkowski continued stating that the utilities were previously approved. A water line was approved that looped the facility so services would come in to reach each of the buildings. He proceeded to show on the map the location of various aspects of the building. Sanitary and water are sized adequately for everything. He explained the restrooms were to be located under the seats and would be a shared space. Electric would run from the street and the utilities were at the site.

    Mr. Falkowski explained there is an access road being connected between the parking lots that would be blocked off for events, but opened for emergencies. He stated the open area could be used for other uses such as festivals. He stated this would be one large plaza area with a music center, plus useable space in the outer area.

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    There will be many pedestrian pole lights at the site, and the parking lots would have a combination of LED and metal halide. He explained that LED was a better energy consumption. The facility would be used only part of the year, and therefore, the pay back on LED lights for some areas would turn out to be 20-25 years. He stated it would not be as cost effective for the extra upfront costs in order to get back the savings. Twenty years from now, there would probably be something even better. It would be a combination because in some areas LED lights made sense.

    Mr. Falkowski stated they wanted to make the project as green as possible, while still being cost effective.

    Mr. Falkowski stated that the architect would provide a detailed description regarding landscaping. All requirements are being met with street trees and buffer areas.

    Mr. Falkowski continued stating that part of the Basic Development Plan covered the use of masonry materials. He explained the front façade with the archways would be brick with the lower area being block. He stated there would be two different styles of brick. There would be some exposed concrete columns which would support the roof structure. There are perforated metal panels running along the roofline at the front which provide some aesthetics, and also blocks the view of the trusses. Other things could be done, but the perforated metal is becoming more popular for acoustic treatments.

    Mr. Falkowski explained the south elevation (the rear of the building). This will be visible along I-70. The back wall is pre-cast concrete structural T’s. This provides

    some architectural depth. In the future, there will be some signage. There is no signage approval this evening. The lower area at the back of the stage house is where dressing rooms would be located, along with restrooms and the catering area. This would be the same brick as the front façade. He proceeded to show the side elevations and explained there would be a combination of structural T’s, perforated

    metal panels, and some brick. They feel it stands out as unique.

    Originally, the general concept was to be patterned after the PNC Pavilion in Cincinnati, but the added architectural features provide our own unique design. In Cincinnati, the Pavilion was built next to River Bend, and therefore, they did not need it to look as nice. This Center will be visible from all four sides.

    Mr. Falkowski proceeded to show the building floor plan. There are more restrooms than required by Code. He showed the area for standard seating, along with the stage. The backstage area would have multiple dressing rooms, a catering area, storage, and a VIP area with a separate entry and separate restrooms. This provides a lot of sponsorship opportunity.

    Mr. Falkowski stated there has been a lot of input from management companies and venues as to how things are run, and that information was put into this design. This is an opportunity to obtain sponsorship dollars or provide the experience to the event goer.

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    Mr. Walton asked about Fire’s comments. Mr. Falkowski stated they have been working closely during the design process. From the beginning, the Fire Department was involved and worked with the architects. All comments were submitted through the building plan process, and all comments were addressed by the architects. He added that the Fire Chief was unable to attend tonight’s meeting. Fire sees no issues that would hold up the project. He added that one comment addressed smoke vents which are not being required for this type of venue. He stated that as the project is being built, things would be noticed and addressed. All Fire Code requirements would be met.

    Ms. LaGrone stated that the Chief told her there is nothing to be concerned about from the Fire Department’s standpoint. Issues are being addressed and they are

    pleased with how things are progressing.

Mr. Walton proceeded to open the public hearing.

    Ken Conaway stated that he learned a valuable lesson while building the Aquatic Facility, and that is to present a project before it is publicized in the media. From the beginning of this project, the Administration Committee wanted to make sure that all processes were followed, and the Planning Commission review what needed to go before them. He stated it was hard to get public reaction to a plan when the plan was not yet approved by this Commission.

    Matt Leisure of MKSK stated he is the project landscape architect. He stated that he had renderings and photographs to show the Commission.

    Mr. Leisure stated the concept has not changed and the plan he proceeded to show was about four months old. The Music Center itself is the center of the 30-acre parcel. There are concession buildings in the front, and then a green space between Executive Boulevard and the site. Between the green space and the Music Center is a promenade that could be closed for a pedestrian area. The basic framework has not changed.

    Mr. Leisure further stated that this project is about generating interest in the development for the site to the north. This is the hook to bring in people to the site and be a driver for development. He proceeded to show photographs and drawings depicting how the spaces at the site would function.

    Mr. Leisure explained how parking would be divided between talent parking to the south, service entry for the trucks, VIP parking, ADA spaces adjacent to the Center and to the VIP area. The entry promenade to the north could be opened to let vehicles pass through. There are movable bollards in the area.

    Mr. Leisure stated there is a large flat front lawn where events could be held in conjunction with events held at the Music Center itself. He proceeded to show the planting beds and explained the types of vegetation for that area. They want to keep the areas consistent for the planting beds. They are defined by a raised curb or an actual seawall. The beds will be elliptical and will give a consistent feature for the

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    site. There will be mounding also which will create interest. People will approach the Center from the parking areas through the west entrance plaza to the main entrance. Most people will enter from the west or east side of the concession buildings. They want the entrance plaza to make a nice experience for the individuals attending. He proceeded to show a rendering of the site as people would approach the Center. A night rendering was also shown. There would also be ornamental and/or shade trees in the planting beds.

    There will be pedestrian scaled lights throughout the project, and LED light columns which are a new trend in lighting design. They provide some light but are more of an accent feature. He proceeded to point out the metal fence at the entryway.

    Mr. Leisure proceeded to show the concession areas. Between the main Music Center building and the concession building, they wanted to create a nice user experience in the plaza. There is also some unique lighting elements in the area, along with basic pedestrian fixtures. He also pointed out a low seating wall in the area, along with high-top pub-type tables. Festoon lights would be used in certain spaces to provide additional ambiance.

    Mr. Leisure pointed out the screen mounting and retaining wall which will block sound from the Music Center and from I-70 towards the Music Center, along with blocking views of I-70. The only place I-70 would be visible from the Center would be the top rows of seats. Eventually, the plantings would also shield a view of I-70. The service areas would also be screened from view. Personnel will monitor the areas that would be blocked off to the public.

    Mr. Leisure showed a rendering of the rear of the building. Trash dumpsters and transformers would be enclosed in a masonry structure. There would also be a talent hang-out area in the rear as well. The area would be screened with a chain link fence with slats, along with plantings.

    Eye-level shots were shown of the building. Renderings were also shown of the VIP area. A birds-eye view was shown of the plaza and how the building played off of it.

    Mr. Leisure stated he would address further plantings, site amenities, and lighting. These would set the precedent for the rest of The Heights. He proceeded to show metal halide lights for the parking areas which have some additional aesthetic features than the normal shoebox light fixture. They would probably put a directional sign in the sign package to call out the rows in the lots. Photographs were shown of the LED light columns. They would be placed in the main corners (high visibility) of the site at the main entrance.

    An LED fixture was shown for the pedestrian area. These fixtures would be located near the concession areas, the front area of the Center, the park area, and along the streets that would be built throughout The Heights project. Accent lights would be spread throughout the site to cast light on the trees and signage. Along the high landscape walls, there will be bollard lights which would cast light on the emergency access routes. Photographs were then shown of the festoon lights. This is an

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    inexpensive way to cast light onto a plaza space. They create a nice ambiance. They would be plugged into poles that will match the pedestrian lights. All of the pedestrian poles will have outlets at the base.

    There will be various site amenities available such as benches at the front, movable chairs in the concession area, tables of various heights, bike racks adjacent to the park space at the front, removable bollards, and liter receptacles. There will be a trellis system on the landscape walls with vines growing up it to soften the appearance. Photographs were shown of the 8’ ornamental fence which will provide security for the facility and front areas.

    Mr. Leisure stated there would be some simple pavements. They are going to use buff-washed concrete which is basically an exposed aggregate concrete. It appears to resemble a limestone finish. This type pavement would be throughout the pedestrian areas. There would be no colors on the pavement. There would also be some clay brick pavers that would match the red brick on the building itself. These would be used at the threshold of the concession plaza. They also would use a permeable version of those in the plaza itself. They would allow storm water to drain through them. They used similar detail where trees would be located within the pavers.

    In the front drive there would be permeable pavers, but they would be larger and would be a buff color.

    Mr. Leisure proceeded to explain some of the tree species and show photographs. He stated there would be street trees such as Red Maple, Swamp White Oak, Armstrong Maple, and English Oak. He showed the trees that would be planted on the top of the mounds that would screen I-70. He explained they would be planted tightly and would grow dense (tall and narrow). He added they were also fast growers. Other trees to be used would be: Northern Red Oak, London Planetree, European Hornbeam, and Thornless Honeylocust which would be in the concession plaza because they provide some transparent shade. Other species that would be used are: Lacebark Elm, Kwanzan Cherry and Yoshino Cherry which have a nice form and would provide a splash of color in the Spring.

    Shrubs to be used would be: Whiteout Knockout Rose which are tough shurbs, Gro-low Fragrant Sumac which provides a nice ornamental look, Privet which is a typical hedge shrub which grows quickly and densely. In the concession areas, they would plant Limelight Hydrangea which is also used in parking lots. These would be nice ornament plants during the summer season. Some of the ground covers to be used are: Lily Turf, and Purple Leaf Wintercreeper. Plantings for the green screen will be: Silver Lace Vine which grows very fast approximately 15’ to 25’ per year. It also flowers during the summer. Finally, most turf areas are typical turf products, but in hard to access areas they would use No-Mow Seed Mix. This is a great way to reduce maintenance.

    Mr. Walton asked how the color palate had been chosen for the project. Mr. Leisure stated the architects had set the stage and used this building as a precedent. Red

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    brick with a warm buff accent. They played off of that for the site. It all goes together without a great expense.

    Mr. Falkowski stated some of the color ideas went before the Administration Committee, as well, such as the metal panels and the neutral colors. Choosing neutral colors was good due to the sponsors who could have a wide variety of colors in their logos. Sponsors could be changed over the years, but the neutral colors would stand the test of time.

    Mr. Conaway stated that the original concept had changed very little. They took the design and made it work.

    Mr. Layton asked about drop-offs and walking from Executive Boulevard, but he did not think that had been discussed in connection with the circulation plan. He felt this should be addressed with the Police Department.

    Mr. Falkowski stated that throughout the process for security, the idea was not having someone take money for parking out front. The parking fee would be included in the price of the ticket. He added they did not want anyone stopping on Executive Boulevard in a drive lane. He stated there may be people riding their bikes to the site or walking, and in the future there could be apartments across the street. There also could be a bus route.

    Mr. Layton commented on the areas that would be closed off. He asked if they thought of the posts that go in the ground and were removable. Mr. Leisure reiterated those were the movable bollards he had referred to.

    Mr. Layton asked about designated smoking areas and receptacles for the cigarette butts. Mr. Leisure stated there would be no smoking throughout the facility. He stated that sort of thing could be added, but there would be signage stating “No Smoking.” He was not sure if that would be an enforcement issue.

    Mr. Falkowski stated if later they decide to have designated smoking areas, small containers you see outside the City buildings could be added. This was not something that had to be decided upon at this time.

    Mr. Layton stated that the containers should match other containers at the site. He feels such areas should be designated because 35% of the population still smokes.

    Ms. LaGrone stated that the percentage of smokers was not that high. She also stated that she disagrees and she is a smoker that if this facility is to be non-smoking, then it should remain so. The minute ashtrays or such are put out at the site, people will decide it is okay to smoke. If they decide to keep the area as non-smoking, then it should be enforced. Otherwise, smoking would be encouraged. She added the issue would be in the parking lot.

    Mr. Conaway stated that they did not even consider trash receptacles for the parking lots. He mentioned that such items would fall under operations and would be addressed once an operator was brought on board.

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