City Plan Board

City of Dayton City Plan Board Minute Record Overview February 13, 2024 4:30 P.M. Planning Resource Conference Room, City Hall 101 W. Third Street, Dayton, Ohio Members Present: Mr. William Allen, Ms. Leslie Lovelace, Ms. Rosie Miller, Ms. Geraldine Pegues, Mr. Matt Sauer, Ms. Ann Schenking, Mr. Greg Scott Mr. Scott called the meeting to order at 4:30 P.M. A motion was made by Ms. Miller, seconded by Ms. Pegues, and carried to excuse the absence of Mr. Allen, who then arrived prior to the approval of the minutes. A motion was made by Ms. Schenking, seconded by Ms. Miller, and carried to approve the minutes of the January 9, 2024, meeting with one member, Mr. Sauer, abstaining. 1. PLN2024-00020 – Subdivision Record Plan Located at 220 W. Siebenthaler Ave. Applicant: Bernadin Joseph L Archbishop of Cin Tr Our Lady of Mercy Ch 220 W. Siebenthaler Ave. Dayton, OH 45405 Priority Land Use Board: North Central Planning District: Hillcrest Decision: Approved with Conditions 2. PLN2024-00021 – Vacation of Right of Way Located at Buckeye Street at Wayne Avenue. Applicant: Trent Fisher 1166 Dayton-Yellow Springs Rd. Fairborn, OH 45324 Priority Land Use Board: Downtown Planning District: South Park Decision: Approved with Conditions 3. PLN2024-00018 – Final Plan Review for PD-187 Located at 1060 Salem Ave. Applicant: The Church Foundation of the Diocese 412 Sycamore St. Cincinnati, OH 45202 Priority Land Use Board: North Central Planning District: College Hill Decision: Approved with Conditions 4. PLN2024-00019 – Planned Development Located at 239 Wayne Ave. Applicant: C. William Weyland/239 Wayne, LLC 815 W. Market St., #110 Louisville, KY 40202 Priority Land Use Board: Downtown Planning District: Oregon Decision: Approved with Modifications The Plan Board meeting was adjourned by Mr. Scott at 6:45 P.M. Minutes approved by the City Plan Board on March 12, 2024. Jennifer Hanauer, Secretary City Plan Board  City of Dayton City Plan Board Summary Minute Record February 13, 2024 1. PLN2024-00020 – A record plan to subdivide one (1) City lot into two (2) City lots at 220 W. Siebenthaler Ave. (parcel ID R72 11103 0048). Applicant: Bernadin Joseph L Archbishop of Cin Tr Our Lady of Mercy Ch Priority Land Use Board: North Central Planning District: Hillcrest Decision: Approved with conditions Staff Comments Jen Hanauer presented the case. This is a record plan to subdivide one (1) City lot into two (2) City lots at 220 W. Siebenthaler Ave. (parcel ID R72 11103 0048). The lots meet the requirements of the ER-4 Eclectic Single-family zoning district. The owner's adjacent property in Harrison Township is going through a concurrent record plan process in that jurisdiction. The property has a school in the northern half and a church in the southern half. No changes are proposed for the site at this time. The lot reconfiguration would allow the Archbishop of Cincinnati to sell a portion of the property. Public Comments None. Board Discussion Mr. Scott clarified the date in the owner’s statement. Board Action A motion was made by Mr. Sauer, seconded by Ms. Lovelace, and carried to approve Case PLN2024- 00020 subject to the following conditions: 1. Revise the Record Plan and any Construction Drawings per the City of Dayton Subdivision Regulations and comments from the Division of Civil Engineering. 2. Ensure that the dimensions are close to within a 1:10,000 ratio. 3. The 2024 deed numbers for the new lots need to be filled in before Lot numbers are assigned. 4. Correct date in owner’s statement to 2024. 5. Establish a water utility easement for the 6-inch storm sewer located on the west side of the proposed lot. The easement boundaries shall be 20‐feet wide with the pipe centered on the easement. 6. Establish a utility easement for AT&T existing fiber run on the property or engage AT&T to have cables removed. Mr. William Allen Yes Mr. Matt Sauer Yes Ms. Leslie Lovelace Yes Ms. Ann Schenking Yes Ms. Rosalyn Miller Yes Mr. Greg Scott Yes Ms. Geraldine Pegues Yes Minutes approved by the City Plan Board on March 12, 2024. Jen Hanauer, Secretary City Plan Board  City of Dayton City Plan Board Summary Minute Record February 13, 2024 PLN2024-00021 – ROW Vacations- A request to vacate unimproved right of way on the southern portion of Buckeye Street at Wayne Avenue.. Applicant: Trent Fisher / T&M Fisher Development LLC Priority Land Use Board: Downtown Planning District: South Park Decision: Approved with conditions Staff Comments Ellen Sizer presented the staff report and recommended conditions. The request to vacate unimproved right of way on the southern portion of Buckeye Street at Wayne Avenue. The applicant, Trent Fisher / T&M Fisher Development LLC plans to consolidate into one lot and construct a suitable development at the site. City Civil Engineer Joe Weinel told staff that a vacation would work in this location. Public Comments None. Board Discussion None. Board Action A motion was made by Mr. Allen, seconded by Ms. Miller, and carried to approve Case PLN2024-00021 subject to the following conditions: Utility easements shall be retained for the following infrastructure: • Spectrum’s pole line on the western edge of the vacation remain. • AT&T will reserve any existing easement and/or ROW rights • The applicant shall supply a mete and bounds description with the Petition to Vacate. Mr. William Allen Yes Mr. Matt Sauer Recused Ms. Rosalyn Miller Yes Ms. Ann Schenking Yes Ms. Geraldine Pegues Yes Mr. Greg Scott Yes Ms. Leslie Lovelace Yes Minutes approved by the City Plan Board on March 12, 2024 Jennifer Hanauer, Secretary City Plan Board  City of Dayton City Plan Board Summary Minute Record February 13, 2024 3. PLN2024-00018 – Final Plan review for the first phase of PD-187. “Phase 1” of the senior independent living community that National Church Residences proposes to develop on the Property will include a three-story building, containing approximately 62,000 square feet with 75 proposed units. Applicant: National Church Residences c/o Kevin Brown Priority Land Use Board: North Central Planning District: University Row Decision: Approved with conditions Staff Comments Elizabeth Dakin presented the case which is an application for a Final Plan review for the first phase of PD-187 for the property between Princeton drive and Harvard Boulevard on the west side of Salem Avenue (approx. 1000-1060 Salem Ave.) which would allow for a multi-family residential development of 75 units for seniors. Ms. Dakin went over the plans and development standards for the proposal as well as sharing the site plan, elevations, and renderings. She explained that in the previous submittal at the time of creating the Planned Development, it was proposed that the larger phase which had 115 units proposed would be first followed by a second phase of 65 and compared what was proposed before to the submitted phase 1. She stated that what had been proposed is still proposed but the phases would be swapped. A total of 180 units would still be the case and it followed a similar site layout as before with the same kind of product – senior housing with amenities. Ms. Dakin explained that 62 parking spaces were proposed as well as 4 bike spaces for the first phase and that a total of 136 parking spaces were proposed for the entire Planned Development, which was in line with what had been previously approved. Vehicular access is proposed from Dartmouth Drive, which will remain open for the first phase and is still proposed to be vacated and incorporated into the property for the second phase. For the second phase, they also projected the use of a single driveway off Salem Avenue and one to Dartmouth for some cross-access ability. Pedestrian connections were also shown to be made to connect to the sidewalk on Salem Avenue as well as provide access from the site onto the existing sidewalks that connect to the neighborhood. In response to the community comments that had been given at the January 31st community meeting at Grace Church, the applicant submitted new building elevations that reflected the neighborhood’s architecture without mimicking a historical building. Among the changes made, roof pitch, building colors, and windows were changed to reflect more of a Tudor-style. Ms. Dakin noted that the North Central Land Use Board supported the proposed Phase One Final Plan for a unanimous vote. She then reviewed the required standards for a Final Plan, and recommended approval of the proposal based on those standards. Upon the completion of her presentation, Ms. Dakin asked if there were any questions. Ms. Pegues asked if there was anyone who was going to speak to this and Ms. Dakin confirmed that the applicant, Kevin Brown was present.  City of Dayton Page 2 City Plan Board Summary Minute Record February 13, 2024 Public Comments The applicant, Kevin Brown of National Church Residences, 2245 North Bank Drive, Columbus, Ohio, spoke about the application. He stated the mission of National Church Residences is to improve the lives of seniors and noted that they are the largest provider of senior affordable housing across the country as they have properties throughout twenty five states. The goal is to create a campus that increases housing options for seniors. He mentioned that they provide health care access to their residents, but they also provide programming. They own and manage three properties within Dayton and spoke about the renovation that is being undertaken at Grand Place as they continuously look to improve their facilities. Mr. Brown talked about the approvals that were received last year with the rezonings and approval to vacate Dartmouth Drive. He discussed the changes that were needed and why the phasing had changed as largely being macroeconomic but reaffirmed that both phases -the larger and the smaller- would be occurring. He noted that they took into account the recommendations of the Plan Board from last year in keeping Dartmouth drive open during the first phase. Mr. Brown also stated that this building has one fewer floor than previously and has 75 units while the second phase will have approximately 100 units which will have additional amenities as previously discussed at the last Plan Board meeting. Ms. Pegues asked how many entrances were proposed for the building. Mr. Brown stated that they have one main entrance from the parking lot and indicated that they have two emergency exits as well as an entrance on Salem Avenue. Ms. Pegues asked if there will be lighting in the parking lot. Mr. Brown confirmed there would be and that they submitted a lighting plan in conformance with the zoning code. He pointed out where lighting would be including pole lights in the parking lots and noted that they are required to be full cut-off and there would be lighting on the footpaths as well. Ms. Pegues asked if there were going to be areas to allow residents to sit outside. Mr. Brown stated that there is a resident garden, a community room patio, and an area in the building where there are a lot of windows where residents can have a good view of the city. Mr. Sauer asked Mr. Brown to point out where the bike parking will be and to confirm that they are looking for a reduction from 19 to 4 bike spaces. Mr. Brown confirmed that they are looking for that reduction and that bike parking would be by the main entrance. Mr. Brown also confirmed that he would not have an issue with increasing the amount of bike parking spaces from 4 to 6 or 4 to 8. Ms. Pegues asked if the property was fenced or how it was going to be screened from the neighborhood. Mr. Brown confirmed that they have board on board fencing to the north. Todd Kinskey, Planning Director, pointed out that in the landscaping plan it is 4’ vinyl fencing to abutting residential. Mr. Sauer asked if there was a requirement for the fencing. Kyrsten French, Zoning Administrator, looked into the screening requirement and pointed out that they could do a number of options and that the rear would need more than a four-foot fence, but the north is appropriate.  City of Dayton Page 3 City Plan Board Summary Minute Record February 13, 2024 Mr. Allen asked why the change in phases. Mr. Brown noted that construction costs rising, extended timeframes, and interest rates all contributed to the change. It impacted the product they could build. Mr. Allen asked what the projected rents are. Mr. Brown said they are currently at $900 but do not offer housekeeping and meals that the other phase will. Mr. Allen asked if there were any nearby bus stops. Mr. Brown confirmed there are and that there is a stop at Dartmouth and by Grace at Harvard as well as across the street. Ms. Pegues asked how the construction will impact traffic. Mr. Brown said there will be some street work, however, there will be some lay down space. Ms. Pegues noted that she was glad to see the building proposed as a three-story opposed to a four-story. But even at three-story, it is huge on the street and that the only other three-story building on that side of the street is Grace Church which sits down on the land. Asked how he will make it look not so huge on Salem Avenue. Mr. Brown said that they are trying to break of the massing of the building by pushing and pulling the floorplan. On the façade, they have tried to introduce different elements, treatments, windows, and materials to not look as monolithic. Ms. Schenking added that the elevation also doesn’t have the trees. Mr. Brown noted that is a good point and also pointed out that the grad continues to rise and that was the reason that they felt they didn’t need a fence taller than 4 feet. Mr. Sauer asked if he had a problem with people respectfully walk through the site from the connection to the neighborhood. Mr. Brown said he doesn’t know how they would stop people, btu if issues arose they would take action. The Board asked if there were any additional questions, there were none. There were four others registered to speak. Fred Holley, 561 Superior Ave, President of the Dayton View Historic Association, mentioned that they abut Grace Church and University Row. He stated that the association fully supports the plan and feels that the developer has met their requests to increase the pitch on gables and add contrast to the colors. He mentioned that this is a commercial corridor and that there are several three-story buildings including an office building across from Gem City Market, Longfellow School, and some apartments he thinks are three story also. They feel that the size and scale is compatible and feel that new contemporary development should not try to mimic architecture they have in the neighborhood. Christina Allen, 631 Kenwood Ave, she lives across from this development and is very impressed with it. She recommended that a traffic light be placed where the development enters onto Salem Ave as it is very busy. She asked about if there would be a noise barrier along Salem for the residents as Salem Ave is very noisy – she recommends it be incorporated into the construction of the building. She asked what the residency requirement is. Ms. Dakin stated that it is a senior living facility, so it would be 55 and older. She asked further if it would be restrictive by religion. Mr. Scott said that it would be a discussion that she would have to have with the applicant after the meeting. Monica Snow, 426 E 6th St, asked for staff to bring up the east elevation prior to her comments. Loves the city for the cultural and historical value. She commended Mr. Brown for listening to the community and says it has come a long way but still seems monolithic. She stated that it would be better for there to be an  City of Dayton Page 4 City Plan Board Summary Minute Record February 13, 2024 entrance from Salem Avenue right in the center of the building. She noted that her mother lived in a place like this and that long walks down a corridor or hallway were challenging for her and that additional entrances or ways to get to the bus stop would be great to increase walkability for the residents. She mentioned Ludlow Street and the student suite debacle where demo was performed and the student suite financing could not be secured and encouraged staff not to issue any demo permits until Mr. Brown can show he has his capital stack for this development. Steven Makovec, 6533 Pondridge Drive in senior housing, Vice President of Jane Reece Neighborhood Association, the neighborhood association is in support of this and are very encouraged by this development and Salem Ave. needs it as well. Stated that we are in a housing shortage as well as a senior housing shortage in this part of Dayton. Reaffirmed that they appreciated the gables, color change for more contrast, one less floor, and the considerations that everyone has made here. No others are registered to speak. Board Discussion Ms. Pegues asked how many elevators and where are they. Mr. Brown said there would be two and that they would be centrally located. Ms. Schenking asked Mr. Brown to address how the building would be constructed to reduce noise inside. Mr. Brown stated that the building code requires a minimum of 60 decibel stc transmission class which is a method utilized to reduce sound transmission -like insulation. Ms. Schenking stated she was pleased to see the changes in the design after comments from the neighborhood and pointed out that there were two neighborhood representatives stating their support of the project. Mr. Sauer stated he was pleased to see that neither phase was being abandoned. He pointed out that they had spoken before about how they would prevent a second or a third phase from not happening and wondered if they should consider a clawback to have them plant trees in the future along Dartmouth if they do not move on the second phase. Mr. Allen stated that he liked that they were going from a four-story to a three-story. Mr. Scott stated that he has heard that that landscaping and screening be as presented today by staff, the addition of four bike parking spaces to total 8 bike parking spaces, staff’s condition of revising the landscaping plan to include the sidewalk connections, and the five-year clawback. Ms. Pegues stated she was still concerned about lighting. Mr. Scott asked if staff had seen the lighting plan. Ms. Dakin confirmed that she had and that it met the zoning code standards by using full cut-off lights and at the property line it would be 0.01 footcandles. Mr. Kroeger stated that it was safe to say it meets standards. Ms. Schenking asked when the five-year clawback would start. Ms. French stated that they would still need to go through a record plan for the vacation. Mr. Kroeger stated that City Commission would not approve the vacation without reason to, i.e. the second phase.  City of Dayton Page 5 City Plan Board Summary Minute Record February 13, 2024 Board Action A motion was made by Mr. Sauer, seconded by Ms. Miller, and carried to approve Case PLN2024-00018 subject to the following conditions: • Revise the landscaping plan to reflect the changes in additional walking paths that connect to the existing sidewalks. • There shall be a minimum of 8 bicycle parking spots. • Landscaping and screening being in according to the RCGO and as presented today. • If five years post occupancy of phase 1, if phase 2 does not go forward, street trees will be planted on Dartmouth Drive. Mr. William Allen Yes Mr. Matt Sauer Yes Ms. Leslie Lovelace Yes Ms. Ann Schenking Yes Ms. Rosalyn Miller Yes Mr. Greg Scott Yes Ms. Geraldine Pegues Yes Minutes approved by the City Plan Board on March 12, 2024. Jen Hanauer, Secretary City Plan Board  City of Dayton City Plan Board Summary Minute Record February 13, 2024 4. PLN2024-00019 – A request to establish a Planned Development zoning overlay located at 239 Wayne Ave located within the historic Oregon District and the MNC (Mature Neighborhood Commercial) Zoning District. Allowing for the rehabilitation of the historic buildings to create a restaurant and event space in the church sanctuary; event space in the parish hall; 27 hotel rooms in the parish hall; and, 45 hotel rooms in a new construction, 3-story hotel building to be constructed on the adjacent parking lot (total of 72 hotel rooms). Applicant: Weyland Ventures Priority Land Use Board: Downtown Planning District: Oregon Decision: Approved with conditions Staff Comments Elizabeth Dakin presented the case which is an application for a Planned Development zoning overlay located at 239 Wayne Avenue between Jackson Street and 5th Street allowing for the redevelopment of the church as a restaurant and event spaces, the parish hall as event space and hotel space, and the construction of a three-story hotel building. Ms. Dakin went over the plans and development standards for the proposal as well as sharing the site plan, elevations, and renderings. She stated that the boutique hotel would have 72 hotel rooms across the parish hall and the new building. She noted that next steps included review by City Commission as well as final review of the building design by Landmark Commission. Ms. Dakin spoke about the historical context of the design of the Short Street pedestrian plaza between the new hotel building and the church. She also spoke about the massing and scale of the new hotel building in relation to a school building that stood there in relation to the church until the 1950’s. Ms. Dakin then explained that no parking would be provided since the lot would not be able to accommodate the amount of parking any of the proposed uses would require, however, there is ample parking across Wayne Avenue at 320 spaces as well as additional parking lots within the district. She identified one owned by Weyland Ventures located off Jackson St and Gates St at 57 spaces. Ms. Dakin noted that the Greater Downtown Land Use Board supported the proposed zoning map amendment unanimously. She stated she received one email from Harold Juhl, 431 E Fifth Street, he stated that he and his wife are in support as business owners and neighborhoods. She then reviewed the required standards for a map amendment, and recommended approval, based on those standards. Upon the completion of her presentation, Ms. Dakin asked if there were any questions. Mr. Sauer asked if they were reviewing this based on the design standards in MNC and stated that their development standards did not reference MNC design standards and did not show adherence to the design standards. Kyrsten French, Zoning Administrator, stated that it may be something the Board considers to place into the Development Standards. Ms. Dakin pointed out that it is also being reviewed by Landmark Commission which does have a final decision on if it meets design standards and compatibility with the historic district. Mr. Saur asked for further clarification of what standards are being upheld within the code as the Design Standards state or if what is in the packet is what is being approved. Further noted that MNC standards would have the building entrance on Wayne Avenue and not only the rear or the side as it is presented.  City of Dayton Page 2 City Plan Board Summary Minute Record February 13, 2024 Mr. Kroeger stated there is a lot of reliance put on Landmark Commission for their design review but there is also a lot of reliance put on final plan approval. If there is something in particular from the MNC district that should be on the building that is a non-starter, then it should be in the development standards. Mr. Sauer stated that it would give him some reassurance if the design guidelines were brough forward in the development standards. Ms. Hanauer stated that the case would go to Landmark Commission first and then to Plan Board for the final and that there is nothing saying it has to go in that order but that is how staff would like to handle it. Public Comments The applicant, Ashlyn Ackerman of Weyland Ventures, 815 W Market St #110, Louisville, KY, spoke about the application. Ms. Ackerman noted that they had been working in Dayton for over ten years and that this would be their fifth planned development here and they have received historic tax credits on the other four. She noted that this would be a historic tax credit project and were awarded state tax credits and are working on Federal. This would also means they would have to go through State Historic Preservation Office approvals as well as National Park Service approvals. She discussed the new construction piece as it relates to the project and how they make the entire project work financially. She noted that Weyland would operate the hotel as a boutique. She noted the parking around the building and added that the 320 spaces located across the street would be a temporary measure as they hope to develop that property soon as well but would retain some spaces. Ms. Ackerman also mentioned the drop off for the hotel as being behind the building in the least disruptive area. She also mentioned that they plan to build the hotel as modular rooms to be as least disruptive to the neighborhood as possible and cut down on construction times. Ms. Schenking asked about the short street entrance of the hotel. Ms. Ackerman confirmed that the other two buildings entrances will remain on Wayne Ave and the hotel’s entrance on that plaza. Ms. Miller asked about the future of the 320 parking spaces on the other side of Wayne Ave. Ms. Ackerman said that the lot is within UBD which does not have a parking requirement and is for the uses over there. They would more than likely keep parking over there but redevelop in the future with the potential for a parking garage. She mentioned that it would come in front of Plan Board. Ms. Lovelace stated that she still has concerns about parking and brought up Dublin Pub’s huge St Patty’s event where they close off streets. Asked how it would impact the hotel and asked if that lot was paid parking. Ms. Ackerman confirmed that it is paid parking and worked it out with the residences as well as Troll Pub for it to be a monthly rate. She stated further that they could utilize a valet system as they have in the past for other properties they own. She also noted that they work with Dublin Pub for those infrequent events to make sure that ample parking is available and will keep doing so. Ms. Lovelace asked if other businesses have commented. Ms. Ackerman stated that she believed so and referred back to Ms. Dakin who stated that it had been sent to the neighborhood association as well as mailings done within 300 square feet of the proposal. Ms. Schenking stated that she would be surprised if this was a surprise to neighbors, though, as this has been in discussion for a number of years.  City of Dayton Page 3 City Plan Board Summary Minute Record February 13, 2024 Mr. Sauer asked Ms. Ackerman to talk a bit more about the pedestrian plaza and the lack of lobby function. Ms. Ackerman stated that there will be a small lobby located on the corner of Wayne Ave and the plaza. She stated that the pedestrian plaza would be for outdoor dining, lounging, and through access. He asked why they decided to put the pedestrian accesses to the back. Ms. Ackerman stated that they have rooms on the first floor and have it slightly pulled back to allow for landscaping and privacy of those rooms. They had also received guidance from SHPO that to de-emphasize the building in relation to the historic church and parish hall, they should place the entrance to the side. She also noted that if there are specific items that the Board is concerned about they are happy to look into it as they are still in early stages of design. Mr. Sauer stated he is concerned about the front entrance but also the prominence of the stair tower on Jackson St. Mr. Sauer asked if there is bike parking anywhere. Ms. Ackerman said they would be happy to accommodate. Mr. Kroeger stated that bike parking was included in the Development Standards. The Board asked if there were any additional questions, there were none. There were four others registered to speak. Monica Snow, 426 E 6th St, stated that their neighborhood group didn’t know but they have had a lot of recent turn-over so she is certain staff sent out the appropriate information. She noted that Mr. Sauer hit on her two concerns with the stair tower being a large blank area and the lack of a front door. She likes that there would be more hotel rooms in our downtown. No others are registered to speak. Board Discussion Ms. Schenking liked the idea of Wayne Ave having a more visible entrance to the hotel. Ms. Miller agreed. Mr. Scott mentioned the blank wall on Jackson and offered that maybe signage there would soften things and pointed out that they are not constrained by the zoning code for the planned development if they can make findings. Mr. Kroeger pointed out that historic tax credits are determined by SHPO and they made the front door determination that they had given to the applicant. The Board discussed this and determined that it would be a waste not to have any kind of interaction with Wayne Avenue. Board Action A motion was made by Mr. Sauer, seconded by Ms. Pegues, and carried to approve Case PLN2024-00019 subject to the following condition: • Changes to the Site and Building Design section of the Final Planned Development Standards to utilize the design standards for the MNC districts under section 150.325.6 of the zoning code for the new 3- story hotel building. Mr. William Allen Yes Mr. Matt Sauer Yes Ms. Leslie Lovelace Yes Ms. Ann Schenking Yes Ms. Rosalyn Miller Yes Mr. Greg Scott Yes Ms. Geraldine Pegues Yes  City of Dayton Page 4 City Plan Board Summary Minute Record February 13, 2024 Minutes approved by the City Plan Board on March 12, 2024. Jen Hanauer, Secretary City Plan Board