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Boston Heights Overlook

This is a publication of Boston Heights Overlook.
This is not an official public document by, of or for
the Village of Boston Heights OH.

On the agenda of the 07 August 2002 7PM meeting of the Planning Commission and Board of Zoning Appeals for the Village of Boston Heights, Ohio

Updated with discussions and actions, 21 August 2002.

DinoGym Playsystems, Inc.
Request to locate their business on Pettit Road (at M.R.Plank, 6545 Chittenden)
Conditional Use Allowed at 21-Aug Meeting
Estate Properties, Inc.
Request for approval of subdivision of property at 7380 Walter Road
Discussed, continued to 04-Sep Meeting
Vizmeg & Sons Landscape Co.
with preliminary plans for development of 581 E. Hines Hills Rd. (Papes Farm)
Discussed, continued to 04-Sep Meeting
Omni Realty - Liberty Harley Davidson/Liberty Parkway
with building site plans and revised parkway (on E. Hines Hills Rd. east of Rt.8.)
Condition Use Allowed

DinoGym Playsystems, Inc.
Mr. Michael Gardner addressed the PC/BZA on his company's request to place a sales display at the front of the M.R.Plank property at 100 Pettit Road and Chittenden. The company makes and sells large-scale wooden playground systems, with a display currently at their offices on Norton Road in Stow. Mr. Gardner noted that the company wished to try out the location as a sales point, with an eye toward a move of the entire office/warehousing operation next year. There was some general concern among the PC/BZA as to whether a non-building-based business was allowed at all. Questions were raised as to where any company salesperson would work; Mr. Gardner stated that he had expected the salesperson to work out of a vehicle. This led to questions about sanitary facilities.
Mr. Carter wondered whether this type of sales display was "safe and appropriate." Mr. Fenn (Village Zoning Inspector) determined that the necessary site plan and applications were not quite in order anyhow. Mr. Gardner noted that the company hoped to install the display as soon as possible to take advantage of their summer selling season. In light of this, Dr. Cheung suggested that the matter be put off to a special PC/BZA meeting to be held on 21 August 2002, if the company could produce the necessary additional information 10 days before that date.
Special Meeting, 21 August 2002: At this meeting, Mr. Fenn now found Mr. Gardner's plans to be in order. The question of whether the Zoning Code allowed a display-only business was again debated; however, Mr. Gardner now noted that his company had agreed to lease office use from M.R.Plank onsite, and so resolved the problem of building-less-ness.
Mr. Fenn was shocked to find gazebos and lawn furniture listed as an additional product on the company card, as only playstations had been mentioned previously. Gazebos were in fact in the offing, but not lawn furniture, according to Mr. Gardner. After a great deal of additional discussion, the BZA granted a conditional use with these stipulations: use per the application and site plan; maximum 5000 sq.ft.; maximum 15 ft height; no lighting; contingent on lease of office use; maximum 5 playstations or gazebos, only; use permit to expire after 18 months, allowing further evaluation and consideration. The PC then approved the site plan after some discussion of parking requirements.
Back to the Agenda/Map

Estate Properties, Inc.
Mr. John Czerwien addressed the PC/BZA on his plan to subdivide and build on lots platted from the 19.62 acres at 7380 Walters Road. Mr. Czerwien stated that this was his parents' family home, that he expected to live in one of the new homes himself, and so he intended to create a highbrow development. The plan was to plat 11 lots in addition to the current house, each just meeting the 1.5 acre R-1 requirement. Many of the proposed plats were rather serpentine, and several included portions of the existing pond. Village Engineer Steve Schreiber noted some possible problems with depth-to-width ratios, as required by the village use of the Summit County platting rules, and speculated that one fewer lots might be platted.
Beyond that, Mr. Scheiber suggested that in light of Mr. Czerwien's plans for a phased development, the platting plan would be best submitted as a minor subdivision of 4 lots; this would put off the more complex major subdivision, involving extension of Wellington Court.
Quite a number of Ashbrooke West residents were on hand, many apparently in a state of high dudgeon. Mike Bush, president of the Ashbrooke Residents Association, asked about wetlands; Mr. Czerwien's engineer replied that a study was in process, and the final platting would depend on those results. Concerns were voiced about roadway damage during construction and storm water management. Mr. Czerwien stated that traffic would be typical of the level and loading of current home construction in the neighborhood, and that some vehicles might be routed over the existing gas well access road on the property, before it was ultimately re-routed or eliminated.
The big question seemed to be that of general quality of the proposed development. Several people asked (well, not quite demanded) that the new homes be bound by the original Ashbrooke covenants, including membership in the Residents Association, maintenance of the Colebrooke Road entranceway, etc. Mr. Czerwien stated that he had not planned on this but would take it under advisement -- and again asserting that he planned ~$500K homes typical of current Ashbrooke construction. Dr. Cheung noted that the Village did not, could not, and would not enforce or require neighborhood covenants of this sort.
Eventually the whole matter was put off until next month's meeting when Mr. Scheiber will have completed review of the new platting plan.
Back to the Agenda/Map

Vizmeg & Sons Landscape Co.
Mr. Vizmeg addressed the PC/BZA on his plan to place a landscaping and tree nursery business on the 19.74 acres at 581 Hines Hill Road, with future plans for an office/retail development on the property. This property, the famous "Papes sheep farm", is currently zoned R-1 Residential, but under the proposed rezoning plan would become OP Office Professional. It has been for sale for several years, and while a number of (non-R-1) proposals have been made for its development, none have officially been denied by the PC/BZA.
Dr. Cheung noted that several of the proposed future uses of the property would not be permitted under the expected OP Office Professional zoning, and possibly not the proposed immediate use for a landscaping business, either. Mr. Fenn noted that the tree nursery would likely be permitted under the agricultural use allowed to R-1 Residential zoning. Mr. Vizmeg expressed an interest in having part of the parcel rezoned to a more general B-1 Business zoning. Dr. Cheung expressed an aversion to B-1 there due to the adjacent residential properties.
A rumor was circulated that the owners of the property would sell it to the U.S.Army if a change to commercial zoning was not promptly forthcoming. This rumor was subsequently debunked. In the meantime, however, it seemed to ignite an interest in ramrodding the proposed rezoning plan through the legislative process, and possibly allowing a partial B-1 Business zoning.
Mr. Lightcap, of an adjacent home on Walters Road, expressed deep concern about buffering, and asked whether the village would be incorporating the new Summit County riparian setback requirements. Village Engineer Steve Schreiber said: "Maybe", but more likely as a matter separate from the rezoning plan.
Other adjacent homeowners expressed a desire for low-impact development on the site. Mr. Lightcap added that if the landscaping business were to be allowed, it ought to be placed as far as possible from the adjacent homes.
Eventually the whole matter was put off until some future meeting when more definite plans, or a formal request, might be presented.
Back to the Agenda/Map

Omni Realty - Liberty Harley Davidson
Mr. Martin Jaster, Director of Design Services for Marous Brothers Construction, Inc., addressed the PC/BZA on Omni Development's plan to place Harley Davidson Motorcycle dealership on the 7.64 acres on Hines Hill Road just east of the closed motel. This property was owned by Mr. Ed Kuchar, but on 14-August-2002 was purchased by Hines Hill Properties LLC, for $722,500.
In previous PC/BZA meetings, this project had been proposed as a larger development that would encompass the additional land to the east (owned by Boston Heights Development Co.), and possibly the now-closed hotel to the west, as well. This larger picture was not in the current proposal before the PC/BZA, although it apparently is still possible and would lead to further subdivision of this parcel. For the moment, there would be a single driveway leading from Hines Hill Road to a single building near the Turnpike.
Also in previous presentations, the proposed H-D dealership would have been in combination with a "theme restaurant". Mr. Jaster stated that this was no longer part of the proposal.
Mr. Jaster showed conceptual drawings of the proposed building and site plan. The building is single-story with a mezzanine, including spaces for sales, service, parts storage and offices.
The proposed building design is rather unconventional in that it has an large model of a Harley V-Twin engine stuck atop it, and appeared to be sheathed in stylized metal paneling. This is intended to be visible from Route 8.
Mr. Fenn noted that the metal siding may not meet the zoning requirement for a masonary façade.
Dr. Cheung further noted that the conceptual drawings seemed to indicate signage larger than permitted.
Mr. Jaster and Mr. Fenn agreed that these matters would be considered before future meetings, along with specific site plans. In reply to another question, Mr. Jaster stated that lighting would be directed onto the property, not off or upward.
As there was no apparent objection to this use under the existing B-1 Business zoning, the BZA voted to grant the conditional use, without any special conditions applied.
Back to the Agenda/Map

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