City of Springboro 320 West Central Avenue, Springboro, Ohio. Planning Commission Regular Meeting. Wednesday, June 25, 2014

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1 City of Springboro 320 West Central Avenue, Springboro, Ohio Wednesday, I. Call to Order and Roll Call Chairperson Hans Landefeld called the Springboro Planning Commission Meeting to order at the Springboro Municipal Building, 320 West Central Avenue, Springboro, Ohio. Present: Hans Landefeld, Gary Hruska, Sarah Jobe, Becky Hartle, Janie Ridd Absent: Chris Papakirk, Becky Iverson Staff: Dan Boron, Planning Consultant; Elmer Dudas, Development Director; Chad Dixon, City Engineer; Lois Boytim, Planning Commission Secretary Ms. Ridd motioned to excuse Mr. Papakirk and Ms. Iverson. Mr. Hruska seconded the motion. Vote: Jobe, yes; Hartle, yes; Ridd, yes; Landefeld, yes; Hruska, yes. (5-0) II. Approval of Minutes A. May 28, 2014 Planning Commission Meeting Mr. Landefeld asked for corrections or additions to the minutes. Mr. Hruska motioned to approve the May 28, 2014 Planning Commission meeting minutes as submitted. Ms. Ridd seconded the motion. Vote: Landefeld, yes; Hruska, yes; Jobe, yes; Hartle, yes; Ridd, yes. (5-0) B. June 11, 2014 Planning Commission Work Session Mr. Landefeld asked for a motion to table the approval of the meeting minutes; not enough members present at the June 11 meeting being present. Ms. Ridd motioned to table the June 11, 2014 Planning Commission work session minutes. Ms. Jobe seconded the motion. Vote: Hartle, yes; Ridd, yes; Landefeld, yes; Hruska, yes; Jobe, yes. (5-0) City Of Springboro 1

2 III. Agenda Items A. Final Development Plan 355 West Central Avenue (SR 73), Springboro Senior Living, proposed assisted living facility Background Information This agenda item is based on a request filed on behalf of Columbia Pacific Advisors, Seattle, Washington, seeking Final Development Plan review and approval to allow construction of a 94,534-square foot assisted living facility on approximately 7.5 acres of land located at 355 West Central Avenue (SR 73). The property is located approximately 550 feet west of the intersection of Royal Drive and West Central Avenue. The subject property is a portion of the acre Easton property. The subject property is a portion of the parcel bearing Sidwell No The applicant is proposing to market the facility as Springboro Senior Living. The proposed facility was the subject of an application for Rezoning and General Plan, together the first stage of the three-stage Planned Unit Development (PUD) process, filed earlier this year. Both the Rezoning and General Plan were approved by Planning Commission at the February 26 Planning Commission Meeting following review at the February 12 Planning Commission Work Session. Approval of the Rezoning and General Plan took place at the City Council agenda on May 15; zoning became effective on June 15. Final Development Plan review by Planning Commission is the second stage of the PUD approval process. The Final Development Plan was reviewed on a preliminary basis at the May 14 Planning Commission Work Session. At that time the Planning Commission authorized placement of this item on the agenda for the June 25 Planning Commission Meeting for formal action. No action by Council is required on the Final Development Plan. As indicated in the submitted materials, the proposed facility will consist of a two-story structure housing 86 assisted living units and a 25-unit, one-story memory care area located on the southeast corner of the building. Primary site access would be provided from West Central Avenue; secondary emergency access would be provided from an extension of Oaks Drive on the southeast corner of the subject property. The site was farmed in Adjacent land uses include the Surecare Medical Center to the north on the north side of West Central Avenue; the Springboro City Building to the northeast; the Barton Insurance office building to the east; portions of the Royal Oaks residential neighborhood to the southeast; the City of Springboro s Community Park to the south; and to the west vacant land comprising the balance of the Easton Farm property. Adjacent zoning includes PUD to the north comprising the Surecare Medicare Center and a portion of the City building; B-2 District to the east; R-2, Low-Density Residential District to the south comprising the Royal Oaks subdivision; and O-2 District to the west comprising the balance of the Easton Farm property. Staff Recommendation City staff recommends approval of the Final Development Plan for Springboro Senior Living, 335 West Central Avenue, subject to compliance with the following conditions: City Of Springboro 2

3 1. Following the June 25 Planning Commission Meeting provide a coordinated plan for any additional signage on the proposed assisted living facility indicating type (e.g., wall, ground), size, materials and location. 2. Please coordinate with Dan Boron, Planning Consultant, on revisions to the exterior lighting plan for consistency with the provisions of Section of the Planning & Zoning Code, specifically to verify compliance of proposed lighting fixtures with the City s fully cut-off lighting and color-temperature requirements. 3. Verify that the proposed dumpster exterior building material is brick veneer and not CMU. 4. All construction traffic to be from the West Central Avenue side of the property. 5. Revise the entrance drive from West Central Avenue to be at a 90 degree angle. Add right turn arrow pavement marking as well. 6. Extend the 8 sanitary sewer main 430 feet to the east. Provide 30 sanitary sewer easement for the main and extend it to Oaks Drive. 7. Drainage easement for construction on the property to the west to be worked out amongst the property owners. 8. The water main construction at the entrance (meter, check valve, etc) to be moved inside the building. 9. Clearly state on sheet C3.0 that the Drip Inlets are to be ODOT 2-2B catch basins. 10. Fire department connection to be per Clearcreek Fire Dept specifications. 11. All sanitary sewer laterals to be 6 inch diameter with minimum 2% slope. 12. Relocate light poles on SR 73 to provide clearance for curb and storm sewer. 13. Storm sewer along SR 73 to be reinforce concrete pipe, using Springboro standard catch basins. 14. An AS BUILT drawing showing as built location and elevations of all improvement shall be submitted prior to the issuance of an occupancy permit. 15. Signature of the owner is required on the plans. 16. Clearcreek Fire District has the following comment: The drive surrounding the east and south of the building is at the minimum width required for fire apparatus access, so it would not be able to be used for parking, deliveries without widening the access drive. Discussion Greg Elmore of Daniel Roach and Lenity Architecture and John Burkhardt of Burkhardt Engineering were in attendance to answer questions of Planning Commission. Mr. Landefeld asked Mr. Elmore whether he had reviewed the staff recommendations. Mr. Elmore answered yes and commented that he has no issues. Mr. Landefeld asked for questions or comments from Planning Commission or staff. There were none from Planning Commission. Mr. Boron commented that he met with Mr. Elmore and Mr. Burkhardt to work out any issues. They have pledged to not construct the second emergency access drive until last to avoid any construction traffic through that neighborhood. There are other minor issues to work out but the applicant has been great to work with and responsive to comments. Mr. Boron commented that there are two items on the agenda tonight for the property. The Final Development Plan, stage two of the PUD process, allows the applicant to move forward with City Of Springboro 3

4 construction. The Record Plan allows them to close on the property formally by dividing the Easton property and dedicating the right-of-way to the City of Springboro. The Final Development Plan will only require approval by Planning Commission; the Record Plan will be a recommendation to City Council. Staff recommends approval of both items. Mr. Landefeld asked for questions or comments from the public. Ms. Ridd motioned to Approve the Final Development Plan for 355 West Central Avenue (SR 73), Springboro Senior Living, proposed assisted living facility, subject to compliance with City staff comments. Ms. Hartle seconded the motion. Vote: Landefeld, yes; Hruska, yes; Jobe, yes; Hartle, yes; Ridd, yes. (5-0) B. Record Plan 355 West Central Avenue (SR 73), lot split and right-of-way dedication for proposed Springboro Senior Living assisted living facility Background Information This agenda item is a request for Record Plan submitted on behalf of Columbia-Pacific Advisors, Seattle, Washington, seeking approval for platting the lot for the proposed Springboro Assisted Living development at 355 West Central Avenue. The Record Plan also dedicates right-of-way for a portion of West Central Avenue and Oaks Drive adjacent to the site. Approximately 7.2 acres are included in this Record Plan. The Record Plan will proceed to City Council upon Planning Commission approval. Staff Recommendation City staff recommends approval of the Record Plan subject to compliance with the following conditions: 1. Provide 35 Public Access Easement along the frontage of SR 73 along with the appropriate notes. 2. Extend the sanitary sewer easement across the rear of the property to Oaks Drive. 3. Add Oaks Drive right of way dedication. Add City signature block along with acknowledgement. 4. Verify the location of the property lines to the east. 5. Provide 10 utility easement along the frontage of SR 73. Discussion Greg Elmore of Daniel Roach and Lenity Architecture and John Burkhardt of Burkhardt Engineering were in attendance to answer questions of Planning Commission. Mr. Elmore commented that he has no issue with the staff comments. City Of Springboro 4

5 Mr. Landefeld asked for questions or comments from the staff or Planning Commission. Ms. Hartle motioned to Recommend to City Council Approval of the Record Plan for 355 West Central Avenue (SR 73), lot split and right-of-way dedication for Springboro Senior Living, assisted living facility, subject to compliance with City staff comments. Ms. Ridd seconded the motion. Vote: Hruska, yes; Jobe, yes; Hartle, yes; Ridd, yes; Landefeld, yes. (5-0) IV. Guest Comments There were no guest comments. V. Planning Commission and Staff Comments Mr. Boron commented that the Planning & Zoning Code review for Planning Commission has been postponed. At this time, there are no items for the July 9th Planning Commission work session; there may be items for the July 30th meeting. Planning Commission will be advised when the Planning & Zoning Code will be available. Becky Hartle advised that she will not be in attendance for the July 9th work session. VI. Adjournment Ms. Ridd motioned to adjourn the at 6:14 P.M. Mr. Hruska seconded the motion. Vote: Jobe, yes; Hartle, yes; Ridd, yes; Landefeld, yes; Hruska, yes. (5-0) Hans Landefeld, Planning Commission Chairperson Dan Boron, Planning Consultant Lois Boytim, Planning Commission Secretary City Of Springboro 5

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