Union City Planning Commission and Board of Zoning Appeals Meeting Minutes
 
First Quarter 2003
 
January 14, 2003, Meeting Minutes
February 11, 2003, Meeting Minutes
March 11, 2003, Meeting Minutes
March 18, 2003, Meeting Minutes
 
 

January 14, 2003

PLANNING COMMISSION MEETING

Members Present:

Glynn Marsh

Dale Shields

Lawrence Beyer

Robert Packard

Lynn Thomas-Roth

City Staff Members Present:

John Applegate

Denise Winemiller

 

Mr. Shields called the meeting to order. Attendance was taken and all of the planning commission members were present.

1. Mr. Shields asked if there were any additions or corrections to the minutes of the October 8, 2002 meeting. There were none so Mr. Beyer moved that the minutes be approved. Mr. Packard seconded the motion. All concurred and the minutes were accepted as prepared.
2. 03-02 - Final plat approval requested by Sam Knobler for Concord Meadows, Section 4.

Mr. Applegate said this final plan complies with the preliminary plan of record. There will be an extension of Zinfandel Road and ten double lots or twenty units added. Mr. Applegate said that they did not have the final review back from Woolpert Engineering yet.

Mr. Applegate introduced Mike Anderson, from Van Atta Engineering, representing Sam Knobler.
Mr. Marsh said both final application forms had an incorrect date, January 7, 2002 instead of 2003. He asked that it be corrected.
Mr. Marsh moved that the application be approved with the stipulations that the dates be corrected and that the application receives the final approval from Woolpert Engineering. Mr. Packard seconded the motion. All concurred and Concord Meadows, Section 4 was approved.

Mr. Applegate asked if they had square footage sheets for the year. He said they would provide the planning commission with the information at the next meeting. He said that Stoney Crest homes for 2002 averaged 2,240 square feet, Concord Meadows, doubles, 1,273 per side, single family, 1,732 and for the homes in Irongate Estates, the average is 1,996.
Mr. Marsh noted that they had installed a lot of fencing over at Stoney Crest.
In response to Mr. Beyer's question, the largest home in Stoney Crest was 2,971 square feet and that would not include the full basement. The smallest one is 1,634.

In answer to another question, the city has not heard back from Mill Ridge Village but they had received the city's letter and were going forward with their plans.

Mr. Applegate said most of the homes being built in Union are in the 1,800 to 1,900 square foot range.

3. Mr. Beyer moved that the planning commission meeting be adjourned. Mr. Packard seconded the motion. All concurred and the planning commission meeting was adjourned.

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February 11, 2003

PLANNING COMMISSION MEETING

Members Present:

Glynn Marsh

Dale Shields

Lawrence Beyer

Robert Packardd

Lynn Thomas-Roth

City Staff Members Present:

John Applegate

Denise Winemiller

Mr. Shields called the planning commission meeting to order. Attendance was taken and all planning commission members were present.

1. Mr. Shields asked if there were any additions or corrections from the minutes of the January 14, 2003 meeting. There were no corrections so Mr. Marsh moved that the minutes be accepted as prepared. Mr. Beyer seconded the motion. All concurred and the minutes were accepted.

2. 03-03 Preliminary plan for Mill Ridge Village.

Mr. Applegate presented the construction drawings for the preliminary plan for Mill Ridge Village. The drawings indicate the single family homes, doubles, etc. Mr. Applegate said he had talked with the engineers concerning the intersection of Heckman and Old Mill Road. He said the proposed road needed to be widened by ten to fifteen feet. Mr. Applegate indicated the intersection on a map. He said he was concerned about a situation where if someone would make a turn on to the road, the road would need to be widened so the turn could be safely made. That change would affect the lots but it would provide a turn lane in and out of the development.
Mr. Applegate also pointed out a catch basin location and stated he was concerned about drainage for that area so they were going to check that also.
Mr. Applegate said he liked the layout of the development.
Mr. Marsh asked a couple of questions about the road to the development's service building which would exit on Rinehart Road. Mr. Marsh said he wanted to make sure there would be easy access for emergency vehicles.
Mr. Applegate asked when they would ask for the re-zoning so the service building could be built. Mrs. Kreuzer said they would not need the change for three or four years. Ms. Kreuzer said she did not have all the details but Mr. Applegate said they could still ask for the rezoning as long as the service building was still part of the plan.
Mr. Applegate said that the single and two family homes are permitted under the R-PUD zoning and they need to change to allow one car garages in the Retirement - PUD, and the public hearing could be set at the next council meeting.
Mr. Applegate said they will have to create a new ordinance for the zoning change. As long as they are continuing to build two car garages, they are still in compliance but they would need to change the zoning before they build homes with one car garages.

Mr. Applegate said they were asking for approval of the preliminary plan.

Mayor Packard moved to accept the preliminary plan. Mr. Beyer seconded the motion. All concurred and the preliminary plan for Mill Ridge was accepted as prepared.

3. Discussion of City of Union Comprehensive Land Use Plan.

Mr. Applegate said that everyone should have received the first and second draft of the comprehensive plan.
Mr. Marsh asked about the proposed thoroughfare, saying that the city had gone beyond their current boundaries. He asked if there was anything that could take Rinehart south to tie into State Route 40. Mr. Applegate said the existing thoroughfare would go to Hoke Road and that is missing on the drawing but is included in the plan.
Mr. Marsh was looking for a road to continue north. Mr. Applegate said Mote Road goes into West Milton and parallels State Route 48. On the existing thoroughfare plan, it shows the road going to West Milton. Now, there is a 100 foot jog to join up with Mote Road.
Rinehart currently does have a 100 foot right of way. It will eventually become a major route.
Mr. Marsh questioned the order of items in Chapter 12, asking if it could be done within the proposed time table. Mr. Applegate said it could be done if the city had the funding.
Mr. Applegate said once the planning commission approves the Comprehensive Plan, it would go to the council for approval. Mr. Applegate said the city had been able to adhere very closely to their original plan. The plan may be updated every five to ten years. The last time the plan was updated was thirty years ago. Mr. Applegate said most of the implementation of the plan comes down to having funds. Mr. Applegate said he hoped that if they had an income tax, they could start on some of the items listed. Mr. Marsh said the plan shows mixed use zoning and that the actual zoning codes have very little provisions for that.
Mr. Marsh asked if anyone physically drove down the roads to see what geographic changes would need to be implemented to have the roads indicated in the comprehensive plan. Mr. Applegate said that both he and Richard Oaks, the traffic engineer had driven down the roads. There was nothing major that they noticed that would be a problem.

Mr. Applegate said he will hold off on ordering the final draft for a few weeks so the plan can be reviewed further. Mr. Applegate asked the planning commission to read the executive summary and make sure they agreed with the statements included.

Mr. Applegate also requested that the planning commission members look at the final conclusions.

Mr. Applegate said they hoped to have the final draft by the March planning commission meeting.

The Planning Commission was provided data on the square footage of homes being built within the community.
Mr. Applegate said concerning the square footage in Irongate Estates, residents in the subdivision were originally concerned about a possible reduction in square footage for Ryan Homes. In sections 1 through 4, the original sections of the development, the average is 1930 square feet and with the new Ryan Homes, it is up to an average of 1996 square feet and that does not include basements.

Mr. Marsh asked what the value represents and Mr. Applegate said that was the value of the building permits through using the R.S. Means book.
Mr. Marsh said he was very pleased to see the square footage and the values going up in Union.

4. Mr. Beyer moved that the planning commission meeting be adjourned. Mayor Packard seconded the motion. All concurred and the meeting was adjourned.

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March 11, 2003

PLANNING COMMISSION MEETING

Members Present:

Glynn Marsh

Dale Shields

Lawrence Beyer

Robert Packard

Lynn Thomas-Roth

City Staff Members Present:

John Applegate

Denise Winemiller

 

The meeting was called to order by Dale Shields and attendance was taken. All planning commission members were present.

Mr. Shields asked if there were any additions or corrections from the planning commission minutes from the February 11, 2003 meeting. There were none so Mr. Marsh moved that the minutes be approved. Mayor Packard seconded the motion. All concurred and the minutes from February 11 were approved.

2. 03-04 - Application for a change of zoning district from Robert W. Martin. Proposed change is for a lot on Randolph Street zoned Commercial - 2 (C-2) to be changed to Residential - 3 (R-3).

Mr. and Mrs. Martin were present at the meeting. They plan to build a single family home at the site.

After discussion of the proposal, Mayor Packard moved that the change of zoning district application be forwarded to the council to set a public hearing date. Mr. Beyer seconded the motion. All concurred and the motion was passed.

3. Review and adoption of the city's Comprehensive Plan.
David Rickard and Chad Adkins from Woolpert introduced themselves. They had put together a presentation for the planning commission with some recommendations for the council on the Comprehensive Plan.
They have incorporated the changes suggested by the planning commission members from the last meeting.
They started the process with looking at what is happening with Union now, their transportation systems, land use patterns, development trends, natural resources, etc. They also talked to many residents, staff, and people that work in the community, and they formulated some goals for the city. After staff and planning commission reviewed the information, they then focussed how to get to where Union wants to be in the future.
Union's growth is comparable to what is occurring in the area. The city is primarily a residential, single family community with a small commercial area. They also noted that the city is doing well with their natural parks and has a high percentage of green space and walkaways.
The study suggested the city would also like to improve east/west roads and connect into the regional transportation system, like I-70.

The plan also looks at expanding the tax base, adding non-residential uses.
Environmental concerns were considered, as with the flood plain, green way systems, connecting schools and parks and creating a pedestrian friendly environment.

The land use and development portion of the plan looks at the airport and their possible future expansion.
In the plan, they note that demographics are changing for housing, which the city is already doing, like offering senior housing and having a variety of housing choices.
In land use, they recommend preserving the existing residential and historical areas and allow for new mixed use areas.

The study has looked at different housing/population densities. They would encourage pedestrian and vehicular connections between where people live, work, and shop. Higher density housing could be part of mixed use development. In the report, when discussing land use, they provided some examples on projects that could be done that compliments the community and acts as a buffer between commercial use and residential use.

Mr. Beyer asked if the city had the population density to support businesses since they are away from a major highway. Mr. Beyer wanted to know if the businesses would survive since there was not as much population and traffic in Union. The representatives said probably "not yet". He said most retailers would not come in until here was a market - but as east of the river is built up, there would be a need for a small grocery store, etc. and he suggested the city should be prepared for that.
They recommended that the city "fine tune" what the city has as far as development regulations, since those were established in 1972, particularly as it pertains to mixed use development.

Mr. Beyer asked about the process. Mr. Applegate said this was the corrected document. He said he would like the planning commissions recommendation to have the council set a public hearing date, with a notice to the public, for the last meeting of April. That will give the council a few weeks to read it. The presentation from Woolpert would be made again at the public hearing and open for public comment. The council will hopefully adopt the comprehensive plan.

Mr. Marsh said that there was a suggestion that the plan be reviewed on a regular basis. Mr. Marsh said the 1973 plan was never updated or renewed. Mr. Beyer suggested that the planning commission have it done every seven years or so. Mr. Applegate said the cost so far was roughly fifty thousand dollars and that the city has updated the capital improvement plan several times. Woolpert suggested they look at things every three to five years and they would provide the information on an electronic file so future changes could be made more easily.

Some of the members of the planning commission wanted to look over the document again. Mr. Marsh asked when the final document would be presented. Mr. Rickard said it would be considered a draft until approved by the council because changes could still be made. They will get copies to the council and have other copies available for review.

The commission decided to have a special meeting, Tuesday, March 18, at 7:30 p.m. for a final discussion and possibly a recommendation to forward the Comprehensive Plan to the council to set a public hearing.

4. Mr. Beyer moved that the planning commission meeting be adjourned. Mayor Packard seconded the motion. All concurred and the meeting was adjourned.

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March 18, 2003

SPECIAL PLANNING COMMISSION MEETING

Members Present:

Glynn Marsh

Dale Shields

Lawrence Beyer

Lynn Thomas-Roth

City Staff Members Present:

John Applegate

Denise Winemiller


Mr. Shields called the special planning commission to order. Mayor Packard was absent from the meeting.

1. Mr. Shields asked if there were any additions or corrections from the minutes of the March 11, 2003 planning commission meeting. There were none and Mr. Marsh moved that the minutes be approved. Mr. Shields seconded the motion. All concurred and the minutes were accepted as prepared.

2. Discussion and recommendation of the comprehensive plan.

Mr. Applegate said at the last planning commission meeting, Woolpert was present and made a presentation. He said that Mr. Marsh had mentioned he wanted to go through the plan an additional time.

Mr. Marsh said he had re-read the document and had a few concerns. He mentioned a few typographical errors which he had copies of to forward to Woolpert.
He asked about table 3.2, with populations projections. He said it was wrong. Mr. Applegate agreed and they said they would have it changed.

On figure 10.2, the city building, service building etc. should be included on the map of civic buildings.

On figure 5.2, the chart of the sanitary sewer system shows the treatment plant but does not show the two connecting. Mr. Applegate said that was showing the actual lagoon. Mr. Applegate explained what the map was represented. He said he had asked them to clarify that and it had not been done.

Mr. Marsh added that 5.1, the operation date was on the wrong well, and it should be on Well # 4. Mr. Applegate said that was also asked to be corrected and did not get done.

His last correction was on 3-1, there were foot notes but there was no reference in the text. He said this was on the census. Mr. Marsh said he had made copies of all these items.

Mr. Marsh asked about the list of road right-of-ways and asked if this was a pattern from the Miami Valley Regional Planning group. He questioned the width, with Planning Commission and example of a 100 foot right of way. Mr. Applegate said this is what they would like to obtain if possible but they realize in some developments that they will not be able to get that.

Mr. Applegate said they would be looking at updating the city's zoning codes. Springboro is redoing theirs and Mr. Applegate said he would like to look at that so he could get some more information and forward it to the planning commission.

The newly installed Well # 4 is pumping up to 1200 gallons per minute during the step test when shut off, it recovers within five minutes. They will be doing a twenty-four hour pump test next.

Mr. Beyer asked that they forward a press release to the Englewood Independent when the well is approved.
Mrs. Winemiller said there was an article in the newsletter that was coming out within the next week.

Mr. Shields thought that this was a very good plan and they agreed that it could be utilized for many things, like projects, grants, development, etc.

Mrs. Lynn Thomas-Roth suggested within the recommendation to adopt the plan, they include information that they would review it every few years. Mr. Applegate said that was allowed for in the plan that it would be updated every five to ten years or as needed.
Mr. Marsh moved that they forward the Comprehensive Plan to the council to set up a public hearing for the
adoption of said document with the corrections that have been so stipulated at the March 20, 2003 planning commission meeting. Mrs. Thomas-Roth seconded the motion. All concurred and the motion was passed.

Mr. Marsh asked if they could include an "Open Agenda" section on the planning commission agenda.

He said that there was a sign on Sweet Potato Ridge Road that said there was a Wolf Creek Watershed Area. He asked if the city was involved in that. Mr. Applegate said that was all to the west of Union. Mr. Marsh thought the location of the sign was misleading. Mr. Applegate said that signage like that would be part of what the city would be doing with their storm water plan.
3. Mr. Shields moved that the planning commission meeting be adjourned. Mr. Beyer seconded the motion. All concurred and the meeting was adjourned.

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