HARRISON TOWNSHIP
Board of Zoning Appeals
Monday, May 9, 2016
7:00 p.m.
The meeting of the Harrison Township Board of Zoning Appeals was called to order at 7:00 p.m. on Monday, May 9, 2016.
Those present:
Charles Waldron
Jerry Barnes Justin Riley Olszewski,
Patricia Larrick Zoning Manager, Development Dept.
Steven Russell
Craig Lapham
APPROVAL OF THE MINUTES:
Ms. Patty Larrick made a motion to approve the minutes dated April 11, 2016. Mr. Steven Russell seconded the motion. Motion carried and passed 5-0.
OLD BUSINESS:
Case No. BZA-02-16
Case# BZA-02-16 was initiated by Mohamed Bahi, 34 Summit Court, Fairfield, OH 45014. The applicant is requesting a Conditional Use under Article 21, Section 2103(C) to allow for an automobile service facility specifically sales and service of new and used tires to be located within the “B-3” Business District. The property is located at 3900 N. Main St., Dayton, OH 45405, Harrison Township, Montgomery County, Ohio.
Staff stated that the property is located at 3900 N Main St. The property is located on the east side of North Main Street between Wampler Ave and Woodruff Ave. The property is currently zoned “B-3” Business District. The surrounding zoning is “B-3” Business District to the north and west, the corporation limit of the City of Dayton to the south, and “R-4” Single Family Residential to the east. The surrounding land use is commercial to the north, south, and west, and residential use to the east. Access to the property is off of N. Main St., Wampler Ave., and Woodruff Ave. The property was most recently used as a cell phone retail store and a video rental store before that. Article 4, Section 406.05 lists the general “Standards for Conditional Use.” Article 21, Section 2104 lists required conditions for any use in “B-3” Business District.
Staff then stated recommended that the Board take all information and testimony into consideration.
The applicant, Mohamed Bahi, 3900 N Main St., was duly sworn and stated that he brought a site plan for the board members to review showing the placement of a 86’ x 28’ fence, that creates a coral in the back of the property.
Abed Odeh, 3900 N Main St., was duly sworn and stated that he is the owner/landlord for the property and that he believes there was a misunderstanding with the fence. Mr. Odeh stated that he is willing to put up a fence around the property as the board requests. Mr. Odeh then stated that he plans to remove the glass and put in bay doors. Mr. Odeh then stated that there will be no overhead lighting but they might have a dim LED light in the front of the property for security.
Mr. Charles Waldron opened the public portion of the meeting.
Opponents being;
Catherine McCarter, 16 Woodruff, was duly sworn and stated that she lives across the street. Ms. McCarter stated that the area already has issues with trash blowing into her yard from the furniture store. Ms. McCarter then stated that she doesn’t want to see another business bringing her property value down.
Henry Hill, 3834 Columbine, was duly sworn and stated that he lives behind the building and agrees that the businesses create a lot of trash and traffic for the neighborhood. Mr. Hill then stated that there are three (3) tire places already on N. Main Street.
Charlene Brumbaugh, 290 Springbrook, was duly sworn and stated that she questions the value of having the same “like” businesses within walking distance of each other.
Ken Smith, 23 Woodruff, was duly sworn and stated that he has lived on Woodruff for 20 years and believes another tire business will depreciate his property.
Janice Davis, 16 Waverly Ave, was duly sworn and stated that she lives right behind the fish market and does not see a lot of garbage or trash being generated and would rather have a business than an building empty.
Hilda Stough, 337 Springbrook, was duly sworn and stated that she has a concern that the old tires will bring more mosquitoes to the area.
Barb Weaks, 68 Wampler, was duly sworn and stated that she has an issue with the noise, trash and parties at the other tire store across the street in the City of Dayton and is concerned this tire business will bring the same issues. Ms. Weaks also stated that she is concerned about the tires being stored outside.
Yvonne L. Moore, 44 Wampler, was duly sworn and stated that she does not want the additional traffic this business will bring. Ms. Moore then stated that she is also concerned with tires being stored outside.
Mr. Charles Waldron closed the public portion of the meeting. After some discussion among Board members, Mr. Jerry Barnes made a motion to deny BZA-02-16. Ms. Patricia Larrick seconded the motion. Motion carried and passed 4-1.
NEW BUSINESS:
Case No. BZA-03-16
Fadi Shoukri, 6129 N. Dixie Dr. Dayton, OH 45414. The applicant is requesting a
Variance to Article 41, Section 4105.01(C)(1) to allow for the placement of two wall
mounted signs, one additional to the already permitted one wall mounted sign. The
property is located at 6129 N Dixie Dr., Dayton, OH, Harrison Township, Montgomery
County, Ohio.
Staff then stated that the property is located on the west side of N. Dixie Dr., south of
Gipsy Dr. The property is currently zoned “CS-1” Commercial/Service District the
surrounding zoning is “CS-1” Commercial/Service District. The surrounding land use is
commercial. The property currently operates as a restaurant.
A. Article 41, Section 4105.01 (C)(1) states “Each business is permitted one sign attached to the building and one free-standing or ground mounted sign per public street frontage.”
B. The applicant is proposing the placement of an additional sign on the north wall, perpendicular to the singular frontage of the building, in addition to the permitted sign placed on the south wall of the building, perpendicular to the building’s frontage.
Staff recommends that the Board take all information and testimony into consideration.
John Hulsman, 3745 Colerain Ave., Cincinnati, Ohio, was duly sworn and stated that he is with John Hulsman Signs and is representing the applicant. Mr. Hulsman stated that the problem with the current pylon sign is that you don’t see the sign until you have already pasted the business by the time you see the sign. Mr. Hulsman then stated that the business across the street has two wall signs. Mr. Hulsman stated that he also believes the new sign will light up the back of the building at night. Mr. Hulsman then stated that the sign will have no scrolling message, it will be a 4’ x 8’, LED, identification sign.
There being no proponents or opponents, Mr. Charles Waldron closed the public portion of the meeting. After some discussion among Board members, Mr. Craig Lapham made a motion to approve BZA-03-16. Mr. Jerry Barnes seconded the motion. Motion carried and passed 5-0.
Case No. BZA-04-16
SVG Motors LLC, 1225 E Russ Rd., Greenville, OH 45331. The applicant is requesting a
Conditional Use to Article 22, Section 2203(D) to allow for automobile sales, rental, or lease to
be located within the “B-4” Commercial Service District. The property is located at 400 Shoup
Mill Rd, Dayton, OH 45415, Harrison Township, Montgomery County, Ohio.
Staff stated that the property is located at 400 Shoup Mill Rd. The property is located on the southeast corner of Shoup Mill Rd. and Sue Ann Blvd The majority of the property on which the principle structures are situated, is currently zoned “B-4” Business District. The northern parking lot is zoned “B-3” Business District. The surrounding zoning is “R-3” Single Family Residential to the north, “B-4” Business District to the west and south, and “R-7” Multi-Family Residential to the east. The surrounding land use residential to the north, educational exempt to the east, commercial to the south and west. Access to the property is off of Sue Ann Blvd. Article 4, Section 406.05 lists the general “Standards for Conditional Use.”
A. Article 22, Section 3304 (M) lists required conditions for automobile sales, lease, or rental in “B-4” Business District
B. The site previously operated as a charter school, but prior to that was an automobile sales operation.
Staff then stated that there are two sections of the Zoning Resolution we must consider when entertaining a conditional use request for an automobile sales, lease, or rental; Section 2204(M) “Required Conditions: Automobile Sales, Lease, or Rental” which enumerates the required conditions for the specific use in the “B-4” Business District and Section 406, “Standards for Conditional Use” which enumerates the general standards to consider for any conditional use application.
The following is the list of required conditions in the “B-4” Business District that must be met in order to obtain a conditional use permit:
3304 REQUIRED CONDITIONS
M. Automobile Sales, Lease or Rental:
In addition to other applicable sections of this Zoning Resolution, Automobile Sales, Lease and/or Rental businesses shall comply with the following requirements:
1. All offstreet parking and/or outdoor sales display area shall be separated from the public rightofway by a landscaped area at least ten (10) feet in width. On streets having an existing curb on the street side, a six (6) inch high curb shall be required only on the inside of the parking/sales area. On streets no having an existing curb on the street side, a six (6) inch high curb shall be required to completely enclosed the ten (10) foot separation strip. No vehicles shall be displayed or parked within the ten (10) foot landscaped area
The northern frontage of the property appears to have the required space available to meet this requirement, however no specific landscaping is indicated on the submitted site plan. The western frontage of the property along Sue Ann Blvd contains no space between the edge of the parking area and the sidewalk. In order to meet this requirement, it would require the removal of over 11,000 sq ft. of asphalt as well as the existing security posts required by paragraph 6 of this section. The property previously operated under a similar use without this requirement.
2. Within the ten (10) foot landscaped area, all shrubs at the time of planting shall have a minimum height of on (1) foot and a maximum height of three (3) feet and shall be planted so as to completely screen the undersides of vehicles. Grass or other ground cover shall be planted on all portions of the landscaped area not occupied by shrubs. All plantings, including ground cover, shall be kept trimmed and maintained with necessary care to ensure their survival. Any plant material that dies or otherwise becomes unhealthy shall be immediately replaced with like planting material. To ensure traffic visibility, no shrubs shall be permitted to exceed a height of three (3) feet.
No specific landscaping is indicated on the site plan, applicant will need to address this to the board.
3. All outdoor display areas for vehicles shall be marked with a yellow or white all weather paint. The minimum size for each outdoor display area stall shall be a minimum of eight and onehalf (8.5) feet in width and eighteen (18) feet in depth.
Site plan appears to indicate that this requirement will be met.
4. The stalls that comprise the customer offstreet parking area shall be marked with a yellow or white all weather minimum of nine (9) feet in width, and a minimum of eighteen (18) feet in depth. All offstreet customer parking areas shall be designated "Customer Parking Only." Designation shall be painted across the customer parking area with a yellow or white all weather paint, using a minimum four (4) inch, Helvetica styled letter.
Site plan appears to indicate that this requirement can be met, however it contains no specific labeling of such areas. Applicant will need to address this requirement to the board.
5. One elevated display pad shall be permitted per onehundred (100) feet of lot frontage. The elevated display pad shall be a solid, permanent structure and shall not exceed a height of two (2) feet above finished grade.
6. For security, square, tubular steel or wood posts with cable or chain shall be used to prevent unauthorized access to the property. The posts shall be painted and maintained in good condition. No wire type fencing shall be permitted within the front yard setback.
7. All lighting shall be arranged and designated to deflect light away from adjoining properties and public rightofways. The use of an energized lamp bulb, where the surface of the bulb is directly visible to persons not located on the premises, is prohibited.
Site plan appears to indicate that all of these requirements will be met where applicable.
Section 406.05: Standards for Conditional Use
The Board shall not grant a Conditional Use unless it shall, in each specific case, make specific findings of fact directly based upon the particular evidence presented to it, that support conclusion that:
A. The proposed Conditional Use will comply with all applicable regulations of this Resolution, including lot size requirements, development standards and use limitations.
Site is pre-existing and appears to meet these conditions
B. Adequate utility, drainage and other such necessary facilities have been or will be provided.
The applicant will need to ensure all drainage plans are submitted and approved by the Montgomery County Engineer’s Office.