Planning Commission

200 South Hamilton Road City of Gahanna Gahanna, Ohio 43230 Meeting Minutes Planning Commission James Mako, Chair John Hicks, Vice Chair Michael Greenberg Sarah Pollyea Thomas W. Shapaka Michael Suriano Michael Tamarkin Sophia McGuire, Deputy Clerk of Council Wednesday, September 11, 2024 7:00 PM City Hall, Council Chambers A. CALL MEETING TO ORDER/PLEDGE OF ALLEGIANCE/ROLL CALL Gahanna Planning Commission met in regular session on September 11, 2024. The agenda for this meeting was published on September 6, 2024. Chair James Mako called the meeting to order at 7:00 p.m. with the Pledge of Allegiance led by Michael Suriano. Present 6 - Michael Greenberg, John Hicks, James Mako, Sarah Pollyea, Michael Suriano, and Michael Tamarkin Absent 1 - Thomas W. Shapaka B. ADDITIONS OR CORRECTIONS TO THE AGENDA - NONE C. APPROVAL OF MINUTES 2024-0166 Planning Commission Meeting Minutes 8.28.2024 A motion was made by Hicks, seconded by Greenberg, that the Minutes be Approved. The motion carried by the following vote: Yes: 6- Greenberg, Hicks, Mako, Pollyea, Suriano and Tamarkin Absent: 1- Shapaka 2024-0167 Planning Commission Workshop Minutes 8.14.2024 A motion was made by Hicks, seconded by Greenberg, that the Minutes be Approved. The motion carried by the following vote: Yes: 6- Greenberg, Hicks, Mako, Pollyea, Suriano and Tamarkin Absent: 1- Shapaka City of Gahanna Page 1 Planning Commission Meeting Minutes September 11, 2024 D. SWEAR IN APPLICANTS & SPEAKERS Assistant City Attorney Matt Roth administered an oath to those persons wishing to present testimony this evening. E. APPLICATIONS - PUBLIC COMMENT CU-0004-2024 To consider a Conditional Use Application for property located at 1509 Blatt Blvd.; Parcel ID 025-011769; Current Zoning IM - Innovation & Manufacturing; RISE GAHANNA, LLC; Jeremy Haynes, applicant. City Planner Maddie Capka provided a summary of the application; see attached staff presentation. The application was filed under the current zoning code that went into effect May 1, 2024. The zoning designation is Innovation & Manufacturing, which is consistent with the surrounding area. The Conditional Use application is for a new salon in an existing office building on the RISE Commercial District site. The site has 14 total buildings and just one will be utilized for the salon. General personal services are a Conditional Use within this zoning district, and salons fall within that category. The salon use would occupy around 1400 feet of one existing office building. The total area of that building is 9,700 square feet, and would take up a small portion of the building. There are no exterior modifications proposed on the site at this time. The applicant predicts that both nearby residents and employees would use the salon. Capka shared a site plan that was submitted by the applicant. The hair salon would be in building 11, in the northwest corner. It is one of two buildings that is closest to the main access point into the site. There is parking along both the front and side of this building. Ms. Capka shared the Conditional Use criteria that must be met in order for the application to be approved. Criteria include: the proposed use is a Conditional Use of the zoning district; the proposed development is in accord with appropriate plans for the area; the proposed development will not have undesirable effects on the surrounding area; and the proposed development will be in keeping with the existing land use character. Staff recommends approval of the Conditional Use application as submitted. All of the Conditional Use criteria have been met. Additionally, this use was permitted on the site under the previous zoning code, and the code is currently undergoing revisions to make it a permitted use again. There is typically less demand for offices and salons in the city, and the applicant states that salons tend to generate more revenue than City of Gahanna Page 2 Planning Commission Meeting Minutes September 11, 2024 offices. Finally, parking requirements are still fully met with the change of use. Chair Mako opened public comment at 7:06 p.m. With no comments from the public, the Chair closed public comment at 7:06 p.m. Mr. Hicks asked Ms. Capka what other retail uses are permitted with a Conditional Use in this district. Ms. Capka replied she’s unsure which ones are in use right now. There are multiple types permitted with a Conditional Use and the Planning Department is working to permit more uses. Mr. Greenberg asked if this was specifically a hair salon. Adam Hardebeck,1509 Blatt Blvd., introduced himself. Mr. Hardebeck stated that each area is around 10x10 feet or 10x12 feet and has a seating area for customers. The rest of the area of the building will not be used for salons. Mr. Tamarkin asked if the buildings exist now. Mr. Hardebeck confirmed they are built and occupied. Mr. Tamarkin noted there are about 75 parking spaces for about 100,000 square feet of building. He wondered if parking was an issue for the site. Director of Planning, Michael Blackford, stated that the site was approved around 2018 and 2019. It is mostly a self-storage facility with only two of the buildings being used for commercial facilities. It meets the minimum parking requirements, because most of it is a storage facility. Chair Mako wondered how many customers could be expected during peak hours. Mr. Hardebeck stated it would depend on the specific spot and what type of work was being performed for the customer. Customers would rotate out since each spot has room for one customer at a time. Chair Mako asked Ms. Capka if this would be approved without any conditions, which Mr. Mako confirmed. A motion was made by Greenberg, seconded by Suriano, that the Conditional Use be Approved. Discussion on the motion: Mr. Suriano stated his support for the Conditional Use. It is a relatively low impact use and he feels it meets the criteria. Mr. Hicks stated that occasionally, applications for non-permitted uses come in for the old OCT/current IM district. These included schools and residences. However, he felt the criteria for granting the Conditional Use application have been met and intended to support it. The motion carried by the following vote: City of Gahanna Page 3 Planning Commission Meeting Minutes September 11, 2024 Yes: 6- Greenberg, Hicks, Mako, Pollyea, Suriano and Tamarkin Absent: 1- Shapaka Royal Manor Elementary DR-0012-2024 To consider a Design Review Application for site plan and landscaping for property located at 299 Empire Dr.; Parcel ID 025-002788; Current Zoning RID, Restricted Institutional District; Royal Manor Elementary School; Paul Miller, applicant. In accordance with Planning Commission Rules Section 7.4.1.1., if there is more than one application on the same project, they may be discussed as one. City Planner, Maddie Capka, provided a summary of the applications; see attached staff presentation. These applications were filed under the former zoning code. The zoning district at that time was Restricted Institutional District (RID). Capka shared a zoning map on the overhead screens. The site is within a residential neighborhood. It is surrounded by Single Family residential homes on all sides. The applications are a Design Review and Variance for a parking lot expansion. The expansion will add 33 parking spaces to the existing 63 spaces. It includes a new drive aisle and two rows of parking. The expansion will be connected to the existing parking lot to the north. The zoning code also has landscaping requirements that go along with new parking lots. In this case, 898 square feet of landscaping is required, and 125 square feet is provided. There are also nine trees that are required to be planted. That requirement is met. There are also additional trees being planted to meet parking lot screening requirements. The zoning code states that whenever parking lots are adjacent to residential areas, there must be screening provided between the parking lot and the residential properties. In this case, they were screening on both the east and west sides of the parking lot expansion to help screen the parking lot from those adjacent properties. Capka shared an aerial view of the site showing what the lot looked like prior to the parking lot expansion. The pickup and drop-off area, in the front of the school, is also visible. The number of handicap-accessible spaces required is also increased, so those are being modified. There are two parking lot islands used to help meet the landscaping requirements. City of Gahanna Page 4 Planning Commission Meeting Minutes September 11, 2024 There is one variance being requested with this application. There is a requirement that parking lots with at least 10 spaces be illuminated. Both the existing lot and the expansion are not illuminated. Capka shared the standard variance criteria that must be met in order for the variance to be approved. They are as follows: the variance is not likely to result in substantial damage to the essential character of the neighborhood; the variance is not likely to result in damage to adjoining properties; the variance is not likely to affect the delivery of government services; the variance is not likely to result in environmental impacts greater than what is typical for other lots in the neighborhood; the variance is necessary for the economical use of the property, and such economical use of the property cannot be achieved through another method; and the variance is not likely to undermine the objectives of the Land Use Plan. Capka shared the Design Review Criteria, which are as follows: compatibility with the existing structures; contributes to the improvement of the design of the district; contributes to the economic and community vitality of the district; and maintains, protects, and enhances physical surroundings. Additionally, Design Review District 3 contains additional requirements. Those are as follows: entrances and exits shall be well decorated and landscaped; earth-mounding, and trees are recommended to reduce noise; and a generous use of vegetation is also recommended. Staff recommends approval of both the design review and variance as the criteria are met for both applications. Some of the Design Review District 3 recommendations have also been met. The plan exceeds landscaping requirements, and the parking lot is screened from the adjacent residential properties. Regarding the variance, the existing parking lot is not illuminated and the applicant states that adding lights to this lot may disrupt the neighboring residential property. As mentioned, the student pickup and drop-off area is illuminated. Only the employee parking lot is not. The Chair opened public comment at 7:20 p.m. Paul Miller, Schorr Architects, introduced himself as an architect on the project. The Chair closed public comment at 7:21 p.m. Ms. Pollyea expressed her concern regarding pickup and drop-off as daytime hours shorten. Mr. Miller stated the building itself is illuminated. The bus drop-off area is illuminated. The catalyst for the parking lot addition is to create a loop for parent drop-off and additional parking City of Gahanna Page 5 Planning Commission Meeting Minutes September 11, 2024 spaces. The existing site is undersized. Per code, the site does not provide the number of parking spaces required by code, including this parking lot expansion. However, Mr. Miller considered the expansion a good improvement. He stated that morning drop-off tends to be more staggered. The preference is to have students dropped off near the building and discourage walking through the parking lot. Additionally, staff parking is used in the area. Mr. Miller stated they could consider light poles in that area. The district is not opposed to that option. However, due to the site being located within a residential neighborhood, Mr. Miller expressed the desire to not disrupt the neighboring properties. Ms. Pollyea asked if there is any data or research indicating that the residents would be disturbed by the lights. Mr. Miller replied that he has not had conversations with the neighbors; however, they were notified of the project from this meeting, which allows for the opportunity for public input. Mr. Miller stated the input regarding illumination was received by school administrators. Ms. Pollyea noted that about half of the year experiences night starting around 4:30 or 5:00 p.m. She wondered if Mr. Miller had any safety concerns over this area not being illuminated at that time. He stated that the other parties on the application did not see it as a threat for the site. There have not been issues with the parking lot to this point, and they view this as an extension of the existing lot. The building is illuminated and there are security cameras. Mr. Hicks wondered if the concern for illumination was related to light pollution or construction. Mr. Miller stated light pollution was the primary concern. Mr. Greenberg also expressed concerns about the parking lot not being illuminated. He expressed that in the winter months, the morning is dark. Additionally, if teachers work late in evening winters, it will be dark when they leave, and there will not be light to see what is going on in the area. He believes the school district should reconsider this. Mr. Suriano recalled Mr. Miller’s statement that the school is still short on code requirements for parking spaces. He wondered if Mr. Miller knew how many spaces short they were. Mr. Miller replied that it was calculated for the application but he was not immediately aware. Ms. Capka stated her belief, that under the previous code, it was a calculation based on the number of students and staff. Under current code, she believed it is one space per 400 individuals. The department is considering a revision regarding this requirement. Mr. Miller noted that the school had no plans to change the enrollment or use of the school. However, programmatic needs are demanding more space on the site, and so there was an City of Gahanna Page 6 Planning Commission Meeting Minutes September 11, 2024 opportunity to accomplish both that and the parent loop installment, concurrently. Mr. Suriano stated that his primary concern was whether the school was short on parking. He inquired as to why the parking lot was not extended further to accommodate the requirements. Mr. Miller restated that the loop for parent drop-off was the driving factor. To the north is a ball field, which created limitations. Mr. Tamarkin asked if the building was used after hours at all. Mr. Miller was not aware of any evening activities. Ms. Pollyea stated her understanding that the project was completed and wondered why the variance application was coming before Planning Commission after completion. Mr. Miller stated that the application was submitted in April, 2024, and was unsure why it was only now before Planning Commission. He stated that due to school schedules, work must be completed during summertime. Because of this, they proceeded with construction and also have landscaping installed. If needed, lighting will also be installed. Ms. Pollyea asked if there would be a plan to put fencing around the retention pond. Mr. Miller replied there is no plan for a fence, and noted it is a detention pond that will be dry and grassed. Ms. Pollyea stated she spoke with a couple of citizens who have expressed concern about the detention pond filling up during heavy rains. A motion was made by Tamarkin, seconded by Pollyea, that the Design Review be Approved. Discussion on the motion: Ms. Pollyea stated she would not be in support of the application. She is concerned about the lack of illumination in the parking lot. She stated other schools in the area have illumination, and that she has not been disturbed by illumination in her experience, living near schools in the past. Mr. Hicks stated he will be in support of the Design Review but agreed that the criteria for the Variance approval was not met. Mr. Greenberg stated his agreement with his colleagues. He felt safety was important and noted the school board’s stance that lighting would be willingly installed if the Variance did not pass. Mr. Suriano also stated his support for the Design Review but not the Variance. Mr. Tamarkin stated his views did not match his colleagues’ on the Variance application. He felt that if the school deemed the lighting necessary, it would have installed the lighting. He believes schools operate cautiously. Chair Mako stated he will abstain from the votes, due to his family’s City of Gahanna Page 7 Planning Commission Meeting Minutes September 11, 2024 involvement in the school. The motion carried by the following vote: Yes: 5- Greenberg, Hicks, Pollyea, Suriano and Tamarkin Abstain, COI: 1- Mako Absent: 1- Shapaka V-0022-2024 To consider a Variance Application to vary Section 1163.06(a) Lighting, Striping, and Traffic Control of the Codified Ordinances of the City of Gahanna for property located at 299 Empire Drive; Parcel ID 025-002788; Current Zoning RID, Restricted Institutional District; Royal Manor Elementary School; Paul Miller, applicant. A motion was made by Pollyea, seconded by Tamarkin, that the Variance be Approved. The motion failed by the following vote: Yes: 1- Tamarkin No: 4- Greenberg, Hicks, Pollyea and Suriano Abstain, COI: 1- Mako Absent: 1- Shapaka Masser Metals DR-0013-2024 To consider a Design Review Application for site plan and landscaping for property located at Leavitt Rd.; Parcel ID Numbers 026-190717 and 025-006689; Current Zoning OCT, Office, Commerce, and Technology; Masser Metals; Morrison Rail, LLC, applicant. In accordance with Planning Commission Rules Section 7.4.1.1., if there is more than one application on the same project, they may be discussed as one. City Planner, Maddie Capka, shared a summary of the applications; see attached presentation. These applications are for a new metal recycling yard off of Leavitt Service Road. The site does not yet have an address, however, it is a few parcels east of Morrison Road and a parcel south of Claycraft Road. The applications were also filed under the former zoning code. At the time, the zoning for the site was Office, Commerce, and Technology (OCT). The project includes a Final Development Plan, Design Review, and Variance for a metal recycling yard on an undeveloped 9-acre site. The site is located just behind the Kahiki food site and the use is classified as Metals Recovery Facilities in the NAICS code. The use is permitted by right in the OCT zoning District. City of Gahanna Page 8 Planning Commission Meeting Minutes September 11, 2024 The project includes a large outdoor storage area. The storage area is located fully outside of all setbacks and is screened from the right-of-way. In adjacent properties, the screening includes use of a 10-foot-high privacy fence, some mature trees around the exterior of the site, and some new evergreen trees at the front of the site. There is also an existing gravel access drive on the site. Capka found, through research, the access drive was installed around 2015, without City approvals; for the access drive to remain, a variance is required. Ms. Capka shared an aerial view of what the site currently looks like. In this view, railroad tracks are visible on the northern portion of the site as well as the existing gravel drive. Mature foliage is also visible, most of which will be removed during the construction process. She shared a site plan that was submitted by the applicant. It showed a large green area, which is the outdoor storage area. It takes up the majority of the site. The 10-foot-tall privacy fence is shown in blue around the exterior of the site. Although the access drive will remain as gravel at the beginning, there is a paved parking lot that is mainly for employees. The lot is located on the eastern side of the lot and meets all zoning requirements except for illumination. There are three variances requested with this project. The first is for the requirement that materials in outdoor storage areas cannot exceed 10 feet in height,because the highest amount of screening you can have in OCT is 10 feet. The applicant states that they are requesting this variance because there may be times when materials exceed the 10 foot maximum. The next variance is for the requirement that all parking areas and drives must be hard surfaced. The existing access drive will not be paved until construction is complete. The final variance is for the requirement that parking lots with at least 10 spaces must be illuminated. The employee parking lot is currently proposed without illumination. Capka shared the standard criteria for Variances, Final Development Plans, and Design Reviews. Staff recommends approval of the Design Review and Final Development Plan applications. The use is permitted by right and there are currently no buildings proposed on the site. The site is also at the end of Leavitt Service Road and has no visibility from any major roadways. Staff has no objection to the three requested variances. The applicant states and submitted plans demonstrating that the stored materials would not be visible from the right of way, due to the privacy fence, evergreen trees, and the existing grade at the site. The parking lot will only be used by employees, during working hours; this is why the applicant is not Illuminating the area. The applicant is also uncertain of the soil quality on the site, and would like to install a paved drive post-construction if the access drive variance is approved by City of Gahanna Page 9 Planning Commission Meeting Minutes September 11, 2024 Planning Commission. Staff recommends adding a strict timeline if the approval is granted. The Chair opened public comment at 7:44 p.m. Anna Vagedes, Project Planner at Faris Planning & Design, introduced herself. She expressed her appreciation to the Commission for hearing the application. She stated the site was specifically chosen by Masser Metals because of its location and the rails. The Chair closed public comment at 7:45 p.m. Ms. Pollyea asked what types of materials would be stored that would be exceeding 10 feet in height. Chris Weber, owner of Masser Metals, shared that the material would be cut steel in three- and four-foot sections stacked in a pile. There will be times when it exceeds the prescribed height, because of the way the material is loaded and dumped from rail cars. Ms. Pollyea asked if Mr. Weber knew about how often this might happen. He replied that he was unsure, but perhaps two to three times per month. Ms. Pollyea inquired about security features on the site. Mr. Weber replied that the site would be enclosed with fencing, and there will be a camera system. Between 10 and 20 employees are expected; this includes truck drivers, so the staff will change. Ms. Pollyea asked what the timeframe would be to have the drive paved post-construction. Mr. Weber stated there is not yet an exact timeline, as they do not know what type of soil they will encounter. Ms. Pollyea asked whether there has been any soil testing yet, to which Mr. Weber replied there had not been. Mr. Hicks asked Mr. Weber to guide him through the process of how material would arrive and leave the site. Mr. Weber stated that the metal would arrive by semitruck and would stay on site an average of 30 to 45 days. It would leave by rail or another semi-trailer. Materials come from construction demolition. The operation is currently taking place at 3103 Lamb Avenue. The new location will replace the existing location. Mr. Hicks asked what Mr. Weber felt would be a reasonable date in mind for paving the road, if a condition was applied to the Variance. Mr. Weber stated that he hoped they would have a paved road in about a year. Mr. Greenberg asked if any of the material would be coming in by rail, or only by semitruck. Mr. Weber confirmed it would only arrive by semitruck. There is never other material the trucks dump. Mr. Greenberg asked if Mr. Weber was familiar with the Ohio EPA (Environmental Protection Agency) legitimate recycling rules. Mr. Weber stated they are familiar with the rules, and noted Masser Metals has been in the recycling business for 25 years. Mr. Greenberg asked if there were any types of fluids that are on the steel. Mr. Weber stated that there is not, and that City of Gahanna Page 10 Planning Commission Meeting Minutes September 11, 2024 most of what they receive is pre-processed on a demolition or construction site. There, it is already cut and brought to the facility, where it would be cut further down to size. Mr. Greenberg asked what kind of heavy equipment would be on the site. Mr. Weber stated that material movers, shears, and bailing equipment would be there. Mr. Greenberg wondered what the justification for requesting the lighting variance would be. Mr. Weber replied that everyone is offsite at 5:00 p.m. and they are not working early morning hours. Mr. Suriano stated that he felt this request for illumination was different from the previous request of Royal Manor Elementary, because the Masser Metals property is secured and there will not be staff onsite after hours. Mr. Tamarkin confirmed there would be no recycling of automobiles or car crushing at the site. Mr. Weber replied if there are any auto parts, they would already be pre-cut up and clean of any fluids. There would be no building. It is only a site for transportation. Mr. Mako noted that the access plan is 12 feet in width on the site plan. He felt that seemed narrow, particularly if material is arriving on semis. Mr. Weber said the drive will likely be doubled in width. Mr. Mako noted that the drive dead ends into a gravel yard to the east. He wondered where trucks turn around. Mr. Weber stated an area will need to be cleared, but ultimately trucks will back onto the property and then pull out. Mr. Mako noted there is a proposed rail spur that will go in on the west side. Before it is constructed, the existing rail line on the north site would be accessed. Mr. Weber confirmed, and stated it can be easily accessed. Mr. Mako noted there will be a truck scale and wondered if this would be permanent, or portable, and how it would operate. Mr. Weber stated it will be permanent. When the new, impervious road is installed, it will stay in place. Mr. Mako asked if the trailer on the parking lot was existing. Mr. Weber confirmed, noting that eventually, a new permanent building would be constructed. Mr. Hicks asked the commission members if there was objection to adding a condition to the road paving aspect of the Variance application, so that it would have an expiration of September 30, 2025. Chair Mako asked Mr. Weber if he felt that could be met. Mr. Weber confirmed. A motion was made by Hicks, seconded by Suriano, that the Design Review be Approved. The motion carried by the following vote: Yes: 6- Greenberg, Hicks, Mako, Pollyea, Suriano and Tamarkin Absent: 1- Shapaka FDP-0008-2024 To consider a Final Development Plan Application for property located at City of Gahanna Page 11 Planning Commission Meeting Minutes September 11, 2024 Leavitt Road; Parcel ID Numbers 026-190717 and 025-006689; Current Zoning OCT - Office, Commerce, and Technology; Masser Metals; Morrison Rail, LLC, applicant. A motion was made by Hicks, seconded by Suriano, that the Final Development Plan be Approved. The motion carried by the following vote: Yes: 6- Greenberg, Hicks, Mako, Pollyea, Suriano and Tamarkin Absent: 1- Shapaka V-0023-2024 To consider a Variance Applicant to vary sections 1155.07(b)(1) Outdoor Storage Areas, 1163.05(a) Surfacing and Maintenance, and 1163.06(a) Lighting, Striping, and Traffic Control of the Codified Ordinances of the City of Gahanna; for property located at Leavitt Road; Parcel ID Numbers 026-190717 and 025-006689; Masser Metals; Morrison Rail, LLC, applicant. A motion was made by Hicks, seconded by Suriano, that the Variance be Approved. Discussion on the motion: Mr. Suriano stated he is in favor of the Variance, considering the security on the site. The motion carried by the following vote: Yes: 6- Greenberg, Hicks, Mako, Pollyea, Suriano and Tamarkin Absent: 1- Shapaka F. UNFINISHED BUSINESS - NONE G. NEW BUSINESS - NONE H. OFFICIAL REPORTS Director of Planning Director Blackford introduced Frank Hall, the new Planning Manager. With the new Zoning Code changes that went into effect May 1, 2024, there were two elements that affect process and Planning Commission’s involvement. Some items were made administratively approvable. Director Blackford stated that there have not been any administrative variances approved or requested. There have been five or six minor development plans that have been approved for items such as windows, doors, and gazebos. He felt these were the types of items that were anticipated to be weeded out from being City of Gahanna Page 12 Planning Commission Meeting Minutes September 11, 2024 brought in front of Planning Commission Council Liaison Director Blackford stated the plat for the Crescent at Central Park was presented to Council and he believes it will be voted on at the next meeting. Mayor Mayor Jadwin said that the Orthopedic One project has been completed and staff will be moving into the building in early September, 2024. She appreciated City staff who were involved in the project and noted there would be a grand opening in October, 2024. I. CORRESPONDENCE AND ACTIONS - NONE J. POLL MEMBERS FOR COMMENT Mr. Hicks welcomed Mr. Hall to the City. Mr. Tamarkin congratulated the City for REALTOR.com’s recent rating as the most popular zip code in the country. K. ADJOURNMENT There being no further business before the Commission, the meeting was adjourned at 8:06 p.m. Sophia McGuire Deputy Clerk of Council City of Gahanna Page 13 Planning Commission Meeting Minutes September 11, 2024 APPROVED by the Planning Commission, this day of 2024. James Mako City of Gahanna Page 14