BOARD OF ZONING APPEALS MINUTES
City Staff Members Present:
Mr. Marsh called
the Board of Zoning Appeals meeting to order.
1. Mr. Marsh asked if there were any corrections or additions on the minutes from the September 12, 2000 meeting. There were none so Mayor Packard moved that the minutes be accepted as prepared. Mr. Beyer seconded the motion. All concurred and the minutes were accepted.
2. 00-16 -
Application from Glenn Parks at 12 Greencliff Drive for a four
foot variance into the rear yard ten foot easement to build a
Mayor Packard moved that the variance be approved. Mr. Beyer seconded the motion. All concurred and the variance was granted.
3. 00-19 - Application from Phil Henry, 615 North Main Street, for a variance in the side yard requirement for an addition on the house (storage room and three car garage.) Property is zoned Agricultural-Residential.
Mr. Henry is asking for a seven foot variance in his side yard for an addition to his house. The side yard requirement for an Agricultural/Residential property is twenty feet minimum. Mr. Henry said he is trying to save a large tree.
Mr. Marsh asked
if Mr. Henry had approached the neighbor. Mr. Henry said he had
and the neighbor had told him about the side yard requirement.
4. Mr. Beyer moved that the meeting be adjourned. Mayor Packard seconded the motion. All concurred and the meeting was adjourned.
PLANNING COMMISSION MINUTES
City Staff Members Present:
Mr. Marsh called the planning commission meeting to order.
was taken and Mrs. Thomas-Roth and Mr. Shields were absent.
2. 00-17 - Application for a change of zoning district from Oberer Development for 56.53 acres on Old Springfield Road and Frederick Pike from Agricultural-Residential (A-R) to Residential-3 (R-3).
Mr. Applegate said that there were two change of zoning applications, one property owned by Tom Miller and one property owned by Oberer Development. Oberer Development will be doing the development for both properties. Mr. Applegate introduced Mark Locke, representing Oberer Development.
Mr. Locke said Oberer Development had been in business for over fifty years, mostly doing residential work. He presented photographs of entry ways to some of their housing developments. They currently have fifteen developments that they are working on.
The first parcel being considered is 56.53 acres and fronts on Old Springfield Road. The second parcel will have access from Frederick Pike.
They are planning 138 single family homes, for R-3 zoning for the 56.53 acre parcel.
Mayor Packard asked if there were any green spaces. Mr. Locke showed the green spaces located where the trees are along the west property line, and the entrance ways. They will be left as natural as possible but with walkways. The property will be maintained by a homeowners association - one association for both parcels of land.
Mr. Richard Oaks, Union's traffic engineer said he had taken a look at the traffic situation. He said there would need to be a few improvements on Old Springfield Road and Frederick Pike, opposite Furnas Road. Mr. Oaks said these were typical problems that they would work out with Oberer's engineering staff.
Mr. Applegate said this is a conceptual plan so they know how Oberer intends to develop the property when they apply for a zoning change. Mr. Oberer said they will make sure the landscaping is maintained along Frederick Pike and along other green spaces in the developments. The name of the development will be Stoney Farms.
City water lines are present along Old Springfield Road and Frederick Pike. There is no sewer now but there will be a lift station installed by the developers at Kley Road. The cost for the sewer line installation from that point on will be borne by the developers. It is a gravity sewer and is more costly which is why the city usually does not do that. As ground is developed in this area, whoever develops will pay part of the cost to the initial developer who installed the sewer lines. This will not affect the city's tap in fees. The city will receive tap in fees from each new house or business.
In response to Mr. Marsh's questions, the sewer plant does have the capacity to handle this development.
Mayor Packard moved to forward the conceptual plan to the council to set a public hearing for the rezoning. Mr. Beyer seconded the motion. All concurred and the motion was passed.
3. 00-18 - Application for a change of zoning district from Oberer Development for 54.15 acres on Old Springfield Road and Frederick Pike from Agricultural-Residential (A-R) to Residential-4 (R-4).
They are planning 167 homes on this parcel.
Mr. Marsh moved to forward the plan to the council to set up a public hearing. Mr. Beyer seconded the motion. All concurred and the motion was passed.
4. Mayor Packard moved that the meeting be adjourned. Mr. Beyer seconded the motion. All concurred and the planning commission meeting was adjourned.
PLANNING COMMISSION MINUTES
City Staff Members Present:
Mr. Shields called the Planning Commission meeting to order and attendance was taken. All members were present.
1. Mr. Shields asked if there were any additions or corrections to the minutes of the October 10, 2000 meeting. There were none so Mr. Packard moved that the minutes be approved. Mr. Beyer seconded the motion. Mr. Shields and Mrs. Thomas-Roth abstained, and the other members voted for the motion. The minutes passed.
2. Byron Firsdon from Firsdon Construction Co. was present for a discussion on Irongate Estates - changing the original concept plan for the remainder of the development to a new plan called Irongate Estates II.
introduced Mr. Firsdon. Mr. Applegate pointed out two hanging
prints, one showing the original concept and what has been done,
and the other showing the new concept.
Mr. Firsdon showed a new drawing with new entry ways. Some of the area would remain the same around the club house and pool. Mr. Firsdon said he envisioned that the homes would appear and look the same from the street, even though some of the homes would be smaller in square footage.
He asked for a minimum of 1400 square feet. He said it was a better marketing strategy to offer a lower priced home. Mr. Firsdon said he hoped that these changes would get the development moving.
Mr. Marsh asked about the lot prices now and if the lot sizes were reduced, what the price range would be. Mr. Firsdon said the lots were going from $27,500.00 and up. The developer has not considered increasing the costs of the lots, since they aren't selling now. Mr. Firsdon said they would be trying to get the lot prices down but he could not give a price.
The reduction of lot size has changed the section from 140 lots to 155 lots.
said the original developer went bankrupt and those rumors have
carried forward to the existing developer. Mr. Applegate said
their concerns are that there are already existing homes there
and the homes were built according to the existing covenants.
Mayor Packard said he felt that if the area was marketed correctly, it would be a successful development. He said they wanted homes for current Union residents to step up into.
Mr. Applegate said there was some validity in what was being said by Mr. Firsdon, using Union Ridge as an example. Those homes were advertised at a low range of $115,900 but homes being sold are going much higher. Mr. Applegate said he was still concerned about what had been promised to the existing homeowners in Irongate Estates.
Mr. Marsh said he would not object to the lot size reduction as much as the home's square footage reduction. He said there are some large house built on small lots in Union Ridge, and that would keep the houses similar to what is already there. Mr. Firsdon said that would reduce the price of the lots and the rest would be larger than 1400 square feet.
In response to Mr. Packard's concerns that they would fill the development with smaller, 1400 square foot homes, Mr. Firsdon suggested that the city could establish a percentage of homes that could be 1400 square feet.
Mr. Beyer got
information on where Mr. Firsdon's developments were, on Kittridge
Road and on Social Row Road.
Mr. Beyer asked what Mr. Firsdon's relationship was with Mr. Dries, the current developer. Mr. Firsdon said he had an option to buy the development. Mr. Beyer had concerns about the lack of activity in the area and suggested that the planning commission members go to Mr. Firsdon's development to check it out. He asked that the commission think about it and maybe come to a compromise on square footage.
Mr. Beyer said many variances were issued in Union Ridge because bigger houses were being built on lots than were originally planned.
Mr. Applegate said in the south corner, there is a very nice woods. Mr. Applegate said he would hate to see the woods destroyed. Mr. Applegate said the city has a park adjacent to that area. Mr. Firsdon said it was premature to make a comment since it could be seven years away from doing anything with that section.
said that Section 4 was approved and was to be tied into the
existing road network. Mr. Firsdon said they would have to do
a better job of marketing the 26 lots that were still in existence
before they could open up another forty lots. Mr. Applegate said
they did not want to wait six or seven years before they got
the second entrance set up, for fire and rescue concerns.
Mr. Applegate said Mr. Firsdon now has a feel for what the planning commission's thoughts are. He asked that Mr. Firsdon provide the city with some elevations of what the existing homes are now, types of models, etc. and they will take it up again at the next meeting, January 9, 2000.
Mr. Applegate asked Mr. Scott Temple, a builder and resident in the development, what his thoughts were. Mr. Temple said he had already over-built in the plat. He said his houses would probably not fit in what Mr. Firsdon is proposing. He said he would be willing to keep building in section 3 and 4 and possibly could revise his homes to fit. He said he felt the plat just needed to be cleaned up and marketed.
Mr. Marsh said that he agrees that marketing is the key to the success of the development. Mr. Applegate said the Union Ridge plat was built out in five years.
invited Mr. Firsdon back for the January meeting. Mr. Marsh said
he would like some time to review the information. Mr. Beyer
said they would not take any action at this first meeting.
Mr. Applegate said this was a request for a change of zoning district which would allow a communications tower. Mr. Applegate said Mr. and Mrs. Bailey were present.
Mr. Applegate said recently the city council had directed Mr. Applegate to attend a Clayton council meeting to discourage the building of a communications tower on Sweet Potato Ridge Road.
Mrs. Bailey said the location of the proposed tower was near the existing city water tower, it would not be in the open, it would be obscured, and that the City of Union needs better cell phone reception. Mrs. Bailey said the location would be between two light industrial areas and would be a discreet place. This tower would be installed by AT&T. The tower would be 1/3 taller than the water tower, so it would be 150 feet tall.
Mr. Marsh said there were many irate people within one-half mile site area that were vehemently opposed to the proposed tower in Clayton. Mr. and Mrs. Bailey's argument was that there was already a water tower there.
Mr. Beyer said they could set a public hearing and see what the public would say.
Mr. Applegate said other people, including the city, have been approached for towers and the proposals were for over 200 feet. Mr. Applegate said once it is zoned, it could not be restricted to only 150 feet.
Mr. Applegate said he agreed with Mr. Marsh, that people would be opposed to this. He said that the city would be creating an uproar. He said if the city does not want the tower, that they should let the property owners know.
Mr. Marsh said
that he did not want to see another industrial area in the area.
Mrs. Bailey said they did not need the zoning change unless they
could have the tower.
Mr. Beyer said
they needed to find out how high the tower was going to be. Mr.
Bailey said they could have the representative there. Mrs. Bailey
said they should not be denied the tower because of the zoning,
that Eyre's and Balsbaugh, property owners that already have
light industrial zoning should not have it either, since Bailey's
had first option.
Mr. Shields moved that the zoning change be tabled. Mayor Packard said it did not matter what the height of the tower was. He said that at the Clayton meeting, people from Englewood, Union, and Clayton were all opposed. Mr. Marsh said he saw a petition with over 150 names of homeowners that were opposed. Mr. Marsh, in addressing the Baileys, said they live and do business in the community and he hoped that this application would not have a detrimental effect on their business.
changed his first motion. Mr. Shields moved they accept the zoning
application and forward it to the council for a public hearing.
Mr. Beyer seconded the motion. Mr. Beyer voted for the motion
and Mr. Shields, Mrs. Thomas-Roth, Mr. Marsh, and Mayor Packard
voted against the motion. The application for a change of zoning
Mr. Shields recessed the meeting.
Mr. Shields called the meeting back to order.
Mr. Applegate said that the public hearing was held on the original application and he displayed the map used, showing one section to be zoned R-3 and one section zoned R-4.
People that were notified by letters as required had attended the meetings and the council turned the proposed zoning change down.
Mark Locke, from Oberer Development was present at the meeting. He said there were residents from the surrounding area and it was brought to their attention that the R-3 zoning would be more appropriate. Now, they are proposing that both tracts be zoned R-3.
Some things will remain the same, like entry ways from Furnas and Old Springfield Roads. They also now are showing two green buffer zones, one of which was not shown on the first plan.
Mr. Applegate said no one wanted R-4, and some wanted R-3, some wanted it all R-1. The council suggested they come back with R-3 which would eliminate the Old Town house series. People were concerned about the value and square footage of those homes.
Mr. Marsh asked if they would be bringing in outside builders. Mr. Locke said they could sell lots to a comparable builder. Mr. Marsh asked for the dimension of the buffer zone. It would be substantial enough to be a buffer. Mr. Marsh said Union Ridge did a raised mound and created a pleasant entry way to the city of Union. Mr. Marsh said some builders have done innovative things in the back - with brick corners, a brick porch, etc. with an attractive back view. He asked if they would offer anything like that or would consider that in their models. He said he was trying to address some of the resident's concerns that were attending the public hearing. Mr. Locke said they offered various things like what Mr. Marsh was talking about. Some porches are standard, some are options. They do not allow two same brick colors to be built side by side and they also vary the elevations. They offer approximately 35 different home choices and floor plans with different elevations per home, so there would be fifty or sixty different looks for the thirty-five homes.
asked if the developer had talked to the Vandalia Butler School
system since some of the people were concerned about that.
Mr. Applegate said there had been a discussion about a fence in addition to the buffer zone. He suggested a dense hedge, six foot in height, with a natural, green barrier.
Mr. Locke said at this point, they were just doing a conceptual plan. Once the zoning was changed, they would go to a land planner and get a more detailed plan.
moved that the applications be forwarded on to council for a
public hearing date to be set. Mr. Beyer seconded the motion.
All concurred and the motion was passed.