COLERAIN TOWNSHIP ZONING COMMISSION Regular Meeting Tuesday, September 19, 2017-6:00 p.m. Colerain Township Government Complex 4200 Springdale Road - Cincinnati, OH 45251 1. Meeting called to order. Pledge of Allegiance. Roll Call. 2. Approval of Minutes: July 18, 2017 meeting. 3. Public Address: 4. Final Development Plan: A. ZA2011-04 Cheddars, 3633 Springdale Road, Signage B. ZA2014-07 Kroger, 3618 Springdale Road, extension to Final Development Plan 5. Public Hearings: Zone Map Amendment: ZA2017-03, 2499 and 2553 Banning Road 6. Informal Concept Review: - 5230 Springdale Road - 5990 Springdale Road 7. Old Business: None. 8. New Business: None. 9. Administration: None. 10. Announcements: None. 11. Next Meeting: November 21, 2017. 12. Adjournment.
Final Development Plan Minor Amendment ZA2011-04 Cheddars 3633 Springdale Road September 19, 2017 PROJECT SUMMARY: Prepared By: Marty Kohler Senior Planner Tommy Reed with Atlantic Sign Company has submitted an application on behalf of property owner CSK 3633 LLC for a Minor Amendment to an approved Final Development Plan for an out-lot Cheddar s restaurant at Northgate Mall. The proposal is for the replacement of monument and wall signs that were approved with the previous Final Development Plan. PROJECT HISTORY: The property is a 1.5 acre tract near the intersection of Colerain Avenue and Springdale Road and is one of six out-lots approved for Northgate Mall in 2011. All six out-lots have approved Final Development Plans and include the multi-tenant building containing Noodles and Company, First Watch and Potbelly; First Financial Bank, Huntington Bank, Long Horn Steakhouse, McDonald s, and Cheddar s. The Final Development Plan for Cheddar s was approved by Zoning Commission in December 2011 with a minor amendment approved in February 2013 to allow for additional monument sign height for the sign facing Springdale Road to mitigate the impact of the grade change. The monument signs were approved in accordance with the overall sign package for Northgate Mall that called for a hierarchy of sign sizes for the primary mall entrance, secondary entrance, and individual out-lots. The approved Northgate Mall sign package allowed for 30 square foot signs at six feet in height. The monument signs were to have a stone base in keeping with the architectural materials of the out-lot building. Since the Cheddar s lot is near the intersection of Colerain and Springdale, a monument sign was approved for each street frontage. The approved size was 48 square feet (18 square feet more than the mall package) and six feet in height for the Colerain Avenue sign and nine feet in height for the Springdale Road sign to compensate for the grade change. Both signs have stone bases and side columns that match the stone material in the restaurant building. Wall signs totaling 96.5 square feet were approved for multiple sides of the building. CURRENT PROPOSAL: The applicant is proposing to replace the monument and wall signs for the Cheddar s site in keeping with a national branding campaign for the restaurant chain. The proposal is to completely remove the existing monument signs including the stone bases. The proposed new signs would be in the same locations but would be substantially larger and taller than the
previous signs. The proposed new signs would each be 92.5 square feet in size and ten feet in height. The signs would have metal tube bases rather than stone. The proposed new wall signs are to replace two existing wall signs in the same locations as previously approved by Zoning Commission on the east and west sides of the building. The proposed new wall signs are slightly smaller than the previous approved signs and well within the normal wall sign allowance for a building with two street frontages. CONFORMANCE WITH COMPREHENSIVE PLAN: This project is located in Character Area 5: Colerain Avenue. The Comprehensive Plan, while noting the convenience of retail and services along Colerain Avenue for local residents and regional visitors, largely notes the need for aesthetic improvements along Colerain Avenue. The Streetscape Plan discussed below provides specific suggestions to make such progress and maximize this area s potential. CONFORMANCE WITH ZONING RESOLUTION: The property is zoned PD-B Planned Development Business that allows Zoning Commission to set customized regulations for the property to meet specific development objectives. In 2011 Zoning Commission saw a need for uniform sign standards for Northgate Mall and out-lot parcels. The sign regulations in Chapter 15.8.3 would allow for one monument sign up to 150 square feet in size and 15 feet in height, however the sign allowance in a Planned Zoning District is approved with the Final Development Plan as was the case for Northgate Mall. The zoning standard was set at 6 feet in height and 30 square feet for monument signs but was further amended by Zoning Commission for Cheddars to have 9 feet in height only for the Springdale sign and 48 square feet in size. STAFF COMMENTS: There are a couple minor inconsistencies in the information contained in the application. The height of the existing Springdale Road monument sign is shown as 11 feet and the actual height is 9 feet. The setback of the existing Colerain Ave. monument sign is shown as ten feet and the actual setback is three feet. Other out-lots at Northgate Mall have signs conforming to the specifications approved by Zoning Commission in October 2011 as part of Case ZA2011-04 with six feet overall height and 30 square feet in size including First Financial Bank, Huntington Bank, Longhorn Steak House and McDonalds. Each of these out-lots only have one monument sign. The multi-tenant building with First Watch, Potbelly and Noodles has no freestanding sign. RECOMMENDATION: 1. Denial of the Amended Final Development Plan as presented; and 2. Approval of the replacement of the sign cabinets for the monument signs not to exceed the existing sizes and retaining the existing stone structures and landscaping; and 3. Approval of the wall sign package for the replacement of the signs on the east and west sides of the building as submitted.
Department of Planning & Zoning 4200 Springdale Road Colerain Township, Ohio 45251 Staff Report: Prepared By: FINAL DEVELOPMENT PLAN EXTENSION REQUEST CASE #: ZA2014-07 Kroger 3618 Springdale Road September 19, 2017 Jenna M. LeCount, AICP Director of Planning & Zoning PROJECT SUMMARY: The applicant proposes to extend the duration of their currently active FDP by one year. The current proposal is not requesting any changes be made to the site plan or any conditions set by the PDP or FDP (and subsequent Minor Modification) of the Kroger Marketplace site. PROJECT HISTORY: In 2014, the applicant received approval to rezone 16 parcels from R-4, B-2, and PD-B districts to PD-B under one Final Development Plan. The Final Development Plan for this site was approved in January of 2015 with a number of conditions and variances granted. In June of 2016, Minor Amendment to the Kroger Final Development Plan to add online shopping pick up to the Kroger Marketplace store including a 1,277 SF addition to the building for use in online order service, add 8 pick-up parking spaces, and modify the location of the fuel center kiosk to the opposite side of the canopy. Work was completed in 2015 and 2016 to relocate multiple tenants of the existing retail and service center located on the property in preparation for demolition of the existing structures and construction of the new Kroger Marketplace. Properties along Yellowstone Drive have been demolished and the right-of-way has been vacated. The McDonald s structure was demolished and all parcel lots have been consolidated on the property. Demolition of the remaining structures is anticipated to occur this Fall (2017) with construction to begin shortly thereafter. A Zoning Certificate was issued for the project on August 1, 2016 and prior to the oneyear expiration of that certificate, a building certificate was applied for and reviews began. The building certificate application is still in process with the Hamilton County Planning + Development Office and is anticipated to be issued within the coming weeks. The extension request for this FDP is simply a housekeeping item in the event any changes need to be made or any issues arise with the issuance of a Building Certificate. RECOMMENDATION: APPROVAL of the FDP extension request to expire September 19, 2018.
Department of Planning & Zoning 4200 Springdale Road Colerain Township, Ohio 45251 Staff Report: Prepared By: FINAL DEVELOPMENT PLAN MINOR AMENDMENT CASE #: ZA2014-07 KROGER 3618 SPRINGDALE ROAD JUNE 21, 2016 JENNA M. LeCOUNT, AICP DIRECTOR OF BUILDING, PLANNING & ZONING PROJECT SUMMARY: The applicant proposes a Minor Amendment to the Kroger Final Development Plan to add online shopping pick up to the Kroger Marketplace store including a 1,277 SF addition to the building for use in online order service, add 8 pick-up parking spaces, and modify the location of the fuel center kiosk to the opposite side of the canopy. PROJECT HISTORY: In 2014, the applicant received approval to rezone 16 parcels from R-4, B-2, and PD-B districts to PD-B under one Final Development Plan. The Final Development Plan for this site was approved in January of 2015 with a number of conditions and variances granted. Work is currently underway to relocate multiple tenants of the existing retail and service center located on the property in preparation for demolition of the existing structures and construction of the new Kroger Marketplace. CONFORMANCE WITH COMPREHENSIVE PLAN: The site is located in Character Area 5: Colerain Avenue of the Colerain Township Comprehensive Plan. The Comprehensive Plan s vision for the area is that Colerain Avenue will continue to see signs of reinvestment and redevelopment and will be a quality commercial corridor for the region. Investments from the Township, such as tax-increment financing, and property owners along this corridor will, in the long term, help stabilize and improve this important commercial center. The Township will take steps to work with property owners to help improve the curb appeal that will benefit both the value of property and the Township overall. Colerain Avenue will encompass a mixture of large scale and small-scale retail and office space with the creation of a town center that will create a positive identity for Colerain Township. In the comprehensive plan, this property is located within the Commercial Corridor use group. CONFORMANCE WITH ZONING RESOLUTION: The proposed modifications to the Kroger Final Development Plan meet the intent and letter of the Zoning Resolution. The size of the proposed building will increase by 904 SF to a total of 134,772 SF. This increase in building size modifies the parking requirement of the project by less than 4 parking spaces. The total count for parking spaces on the site is 541 (a loss of 2 spaces) which remains within the applicant s allowable parking allotment. The modification of the kiosk associated with the fuel center has no overall impact on the function of the site and meets the requirements of the zoning resolution. RECOMMENDATION: APPROVAL subject to the conditions and variances approved for the Final Development Plan on February 17, 2015
4200 Springdale Road Colerain Township, OH 45251 STAFF REPORT: PREPARED BY: Map Amendment & Preliminary Development Plan Case #ZA2017-03 Map Amendment 2499 & 2553 Banning Road September 19, 2017 Jenna M. LeCount, AICP Director of Planning & Zoning Request: FROM: R-6 Urban Residential District TO: B-2 General Business District Purpose: The applicant proposes to rezone the existing funeral home location and the currently vacant adjacent lot from residential classification to general business classification. The vacant lot is proposed to become the new location of a high end upholstery and carpet cleaning company. Applicant/Owner: Jeffrey Brockhaus (applicant), Robin & Victoria Moeller (owners 2499), and Lynn Yockey (owner 2553). Location: 2499 & 2553 Banning Road Site Description: Tract Size: 4.62 acres total - 2.02 acres (2499) and 2.6 acres (2553) Frontage: 655 feet on Banning Road Topography: Relatively flat Existing Development: Vacant & Existing Funeral Home Surrounding Conditions: Zone Land Use North: R-6 Urban Residential District Single-Family home & Commercial/Office & B-3 Commercial Business strip centers (North College Hill) South: R-6 Urban Residential District Greenhouse& Garden Center & SF homes East: R-6 Urban Residential District Single Family Homes West: R-6 Urban Residential District Single Family Homes Case History: The 2533 Banning Road property was granted a non-conforming use permit in 1999 and was approved for the expansion of a non-conforming use (to construct an addition to a garage) in 1995. A non-conforming certificate was issued in 1962 for a Texaco gas station on the 2499 property. The gas station was demolished prior to 1996 and the certificate has expired. ANALYSIS: Conformance with Comprehensive Plan: The Comprehensive Plan provides land use recommendations which include the site in question within the White Oak Character Area. This Character Area is described by the White Oak vision
statement as an older viable neighborhood where the mixture of residential housing types and smallscale commercial service should be maintained. The White Oak area is also identified as being a model for reinvestment as new businesses find methods of adaptive reuse for older properties. The upholstery company offices which are proposed for the vacant site would align with the description of small scale commercial service and would be an adaptive reuse for a long-vacant property with environmental challenges which would make residential uses very difficult to finance. The land use guidelines of the White Oak Character Area call for adequate landscaping and buffering between residential and non-residential uses. Conformance with Land Use Plan: The Land Use Plan designates this site as Transitional Mixed Use, which is defined as detached or attached housing, low intensity office (such as conversion of single family residence) and related compatible uses (excluding retail and industrial) that provide a transition between residential uses and other types of development. Developments in these areas typically include one and two story structures with scale, massing, intensity, layout and specifications compatible with site constraints and character of surrounding residential development. The funeral home is proposed to remain, as is, on the property, and the vacant lot is proposed to be used for the offices of an upscale upholstery and carpet cleaning company which would fit well into this transitional land use area. OTHER AGENCY REPORTS Hamilton County Regional Planning Commission: On September 7, 2017, the Hamilton County Regional Planning Commission voted 4-1 to recommend approval of the map amendment application. As of the writing of this report, the minutes of the RPC were not available. The RPC staff report is attached and will be shared with the Zoning Commission at the September 19, 2017 meeting. Hamilton County Stormwater & Infrastructure No response Colerain Township Fire Department No response Hamilton County GIS No response Hamilton County Soil & Water Conservation District See attached email from Chey Alberto ODOT See attached email from Tom Makris not within ODOT s jurisdiction. Hamilton County Engineer No response. Metropolitan Sewer District See attached letter from Steve Parker. DISCUSSION: Single-letter zone amendments do not include site plan review. Because this is not a planned district, zoning compliance does not specifically apply. However, the applicant has provided to Staff information about their proposed development of the vacant property. This included a site plan,
building elevation drawings, and an environmental report. The environmental report describes the challenges that may be faced in bringing the property up to standards for residential development. The proposed office space will provide a quality use for the long-vacant property without the need to completely cut and refill the existing land. Changing the zoning of the funeral home site will eliminate the non-conformity of that location and provide for the existing use to make modifications within code which will not require additional review by the Board of Zoning Appeals. Overall, this location is a transitional area where a hodgepodge of uses can be found between North College Hill, the City of Cincinnati, and Colerain Township. Township Staff supports this zone change application as it will provide a hopefully, long-standing use for a property which has been vacant for decades. RECOMMENDATION: Staff recommends APPROVAL of the zone change request.