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Boston Heights Overlook
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This is a publication of
Boston Heights Overlook.
Not an official public document by, of or for
the Village of Boston Heights OH.
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General Notes
A substantial crowd turned out to hear the Omni proposal for rezoning and development along
Hines Hill and (principally) along Boston Mills Road.
Solicitor Russ Pry sat in on the Planning Commission meeting, instead of Mr. Ed Muse.
The Planning Commission (PC), all present, approved the minutes of the previous meeting.
The Board of Zoning Appeals (BZA), all present but Mr. Ed Fetko, corrected and approved the
minutes of the previous meeting.
Northeast Auto Group LLC
Richard and Jeffrey Rosen, of Northeast Auto Group LLC (charter #1341570)
presented a proposal for auto sales business at 6321 Chittenden Road.
This was formerly the "Biker's Chrome" motorcycle shop.
The property is owned by
C. Wesley & Marion Desatnik of Hudson, OH,
and is within a Light Manufacturing (LM) district; refer to parcel
#1300260, et al.,
totaling about 3.46 acres.
This is not the same business that was approved for this location
at the April 2003 Planning Commission meeting -- that deal fell through.
According to Mr. Rosen, NAG is in the business of selling "off-lease" used automobiles,
primarily through contacts established by their website, www.northeastautogroup.com,
generally by appointment. In response to Planning Commission questions, Mr. Rosen stated that no maintenance or repair would be
performed on the premises; that some vehicles would be exhibited inside the building, and typically 10-12 outside, and that hours
would include some evening and weekend operations, and that no lighting would be placed above the roofline of the building (even if
already installed higher). Mr. Rosen has a basic site plan in hand for the Planning Commission.
Dr. Mike Cheung began to formulate a conditional approval that limited outside auto storage to the 12 vehicles earlier mentioned;
Mr. Rosen then objected to that limit -- apparently the "12 vehicles" was a bit of a soft-sell. After some discussion,
it was established that 30 vehicles outdoors would be acceptable to all. In the course of this discussion, it was determined that
automobile sales was a conditional use -- see VBH Zoning Code 1161.02 and then 1159.04(5) -- and that the Board of Zoning Appeals would
have to issue a conditional use permit.
The BZA was thereupon seated and, after some questioning and discussion, granted a conditional use permit for this
business at this location.
The following conditions were imposed:
vehicles stored outside not to
exceed 30, all less than 10,000# GVW, parked on existing paved surface only;
exterior lighting not to exceed height of the building;
applicant to comply with all applicable planning and zoning provisions.
The PC then resumed its session, and approved the site plan based on the conditional use permit just granted.
In addition, the PC reviewed and approved a new 75 sq.ft. sign (3x25ft.), which will be floodlighted.
Resolution:
Conditional Use Permit granted by BZA; Approved by Planning Commission.
Back to the Agenda/Map
Family First Moving Inc.
Representatives of Family First Moving, Inc.
(charter #1249367)
presented their proposal for operation of their business at 190 E. Boston Mills Rd.
This is the southwest corner of State Rt.8 and
E. Boston Mills, now next to Prudential Auto (formerly Carena Motors).
The property is owned by
Mr. Kenneth C. Desatnik of 562 W. Boston Mills Rd.,
and is within a GB General Business district; refer to parcels
#1300464, et al.,
totaling about 0.97 acres.
Actually, FFM already took up residence before making the necessary application to the
Planning Commission, and had been instructed to appear by the Zoning Inspector.
FFM representatives stated that they would be parking their two moving trucks on the premises,
and using office space in the building. PC Chair Chuck Robinson pointed out that the zoning
code requires paved parking in the General Business district
(Solicitor Pry noted 1157.08(d)), and that the trucks were parked on a gravel area.
Mr. Destnik, the property owner, came forward to argue that this was unnecessary, as the area had never been paved before,
and was no different than the gravel lot at the Village Hall. The PC pointed out that it was indeed different, and that
previous use of the gravel lot had been in violation of the zoning code. It was suggested to Mr. Desatnik that he look
into paving the truck parking area with asphalt, per the zoning code noted above.
The matter was continued until next month's meeting. Presumably FFM will continue
operation as-is until then.
Resolution:
Continued by Planning Commission.
Back to the Agenda/Map
Bob Thomason
Mr. Thomason presented a proposed site plan for tenancy and operation of a used-car and
leasing lot at the corner of Olde Eight Rd. and Rt. 303. This is the old Bolin Oil service
station at 6047 Olde Eight Rd.
That property is owned by Veronica & Nicholas Zalewski,
and is within a GB General Business district; refer to parcels
#1300025 and
#1300024
totaling about 2.18 acres.
At last month's BZA meeting, Mr. Thomason received a conditional
zoning certificate permitting this "Mayfield Motors" operation in the General Business district.
The PC reviewed Mr. Thomason's site plan, especially the lighting, and elicited the expected hours of operation
(Mon/Thu: 9-8PM, Tue/Wed/Fri: 9-6PM, Sat: 9-4PM). A problem with proper fire engine access was
resolved by a short consultation with Fire Chief Jim Robinson, approval subject to that correction.
Resolution:
Approved by Planning Commission.
Back to the Agenda/Map
Mr. Bostik
A Mr. Bostik (?) was to appear, seeking to split a lot somewhere on Brandywine Road.
No further information is available; as no one showed up to address this matter...
Resolution:
No action by the Planning Commission.
Back to the Agenda/Map
Omni Realty - Liberty Harley-Davidson
Mr. Greg Baka, representing Omni Realty,
requested a modification of the accepted site plan for the
Liberty Harley-Davidson development on Hines Hill Rd.
The developers received approval for a revised building and site plan at the
March 2003 Planning Commission meeting. See also the
October 2002 BZA meeting,
the September 2002 PC meeting,
and the August 2002 BZA meeting.
Click here for a rendering of the building, as originally proposed.
Omni wished to move the driveway further west toward Route 8, so that the outlet on Hines Hill
crosses into the closed hotel property. Mr. Baka explained that this would provide better
balance of outlots on the combined properties, as well as improved utility access.
Village Engineer Steve Schreiber noted that the development, as it had been original proposed,
utilized a private road (drive) and private utilities. He had some question as to how this
would impact treatment of the properties as a minor subdivision. In response to a question from the
PC, Mr. Baka assured that the revised road would be built to the previously approved standards:
30ft. wide, standard road construction. In response to an audience question, Mr. Baka agreed that
the two properties were owned by different legal entities, but that these were in partnership.
Solicitor Pry did not seem to think that this was relevant to the question at hand.
Resolution:
Approved by Planning Commission.
Back to the Agenda/Map
Omni Realty Company
Mr. Greg Baka of Omni Realty Company presented
a preliminary proposal for "Crossings at Boston Heights", a major
mixed use development along Boston Mills Rd. and along Hines Hill Rd.
Omni Realty is currently developing the Liberty Harley-Davidson site (see above), and is
a partner in the closed hotel at Hines Hill and Route 8 (nee the Yankee Clipper).
Mr. Baka showed preliminary plans (adapted here) wherein Omni would require
significant zoning changes, to allow the following at E. Boston Mills Road:
- A hotel or "lodge resort" to the east (toward Hudson)
- A retail district also to the west (near Route 8)
- An area of mixed office and retail in between
- High-density housing to the east (near Hudson)
This property is the Alnola Farms South parcel (approx. 77 acres) that was recently
denuded of trees. It
is directly across from the Residential district on E. Boston Mills Rd. The parcel was
just recently rezoned from Residential (R-1) to OP Office Professional, except for
about 4 acres near the BP station, which remained GB General Business (was B-1). The
property has been divided up, since the 1920's, into approximately 81 sublots averaging 0.83 acres each.
The property on Boston Mills Rd., and the eastern part of the Hines Hill Rd. property, are
owned by Boston Heights Development Company
(charter #249446).
N.B.: OP zoning permits none of the above-listed uses (except the offices alone, which do not meet the
minimum requirement of 4 acres).
Plans for the Hines Hill and Route 8 area also show at least one conflict with the
current zoning, which is a mix of RB Retail Business and GB General Business:
a service station within 5000 feet of an existing station (Marathon, BP and Starfire are all closer than that).
There is also a question of whether certain types of take-out restaurants would be permissible.
In response to a question from Mayor Ray McFall, Mr. Baka stated that the future of the existing, closed, hotel was still
up in the air; estimates for demolition were twice original expections, and refurbishment would cost millions and require
an operating partner who had yet to be found. (Ed. note: Omni appears to be planning to use the derelict hotel as a lever in their
development and rezoning requests.)
Mr. Baka stated that Omni wished to develop the 18 acres just to the east of their Hines Hill development, but that
the current owners insisted on a package sale with the 77 acres along Boston Mills Road, south of the Turnpike. Omni
had purchased an option on both parcels. Mr. Baka claimed that it would not be profitable to develop the Boston Mills
parcel according to its Office Profession zoning, despite (or because of) Omni's own office developments nearby in Hudson.
He also floated the notion that if Omni was granted its zoning changes and swiftly built up the area with commercial
development, they would somehow deter the State of Ohio from upgrading State Route 8 as planned. How and why this would
occur was not explained. (Ed. note: this is a bit of a hook, as it is known that the current Village administration objects to the
State Route 8 interchange plan. The Omni proposal pointedly leaves out the planned ramps, which would intrude on their
retail area.)
He stated that it would be economically necessary to develop the parcel as a mixed use, with 2/3 retail and hotel, and
1/3 high-density housing. His preliminary plan showed about 4 units per acre, about 120
detached single-family homes of about 1500 sq. ft., with a target price of $150-180K. He compared this plan to the Crystal
Lakes development in Fairlawn (Ed. note: those homes are reportedly 2-3x that price, however!)
Mr. Baka mentioned that the resort lodge and water park was somewhat speculative, based on interest by an operator of this
sort of tourist destination. This would be comparable to the
Great Bear Lodge attraction in Sandsusky.
He did emphasize that some sort of hotel was important to Omni's plan, regardless. Some residents
seemed to suggest that Omni was upselling the possible hotel but that any sort of hotel could be built instead, once
the zoning was in place for it. Mr. Baka agreed that this was theoretically possible.
Mr. Baka also mentioned that, since Omni was not a developer of strip shopping centers as proposed for Boston Mills Rd., they
would perhaps bring in a partner to do it for them -- for example, Developers Diversified Realty. DDR had recently (2000-2001)
unsuccessfully solicited zoning changes to develop the entire Boston Mills site as a retail/hotel project. Mr. Baka took pains to contrast
the Omni plan with the previous DDR plan, which was akin to Macedonia Commons. How it differs, other than 46 acres vs. 77 acres,
was not made very clear.
As summarized by Solicitor Pry, Omni was requesting that the Village change its zoning code to allow high-density housing, and then also to rezone this particular
parcel to allow the mixed use as indicated. Mr. Baka suggested a "Planned Unit Development" zoning scheme. Mr. Pry
also noted other zoning difficulties in the northern segment at Hines Hill (see above).
Various citizens voiced questions about, and in some cases objections to, this plan -- in particular, residents that
would be directly across the street from the Boston Heights retail/hotel development. Mr. William Hinkle (editor of these notes)
pointed out that the property had been just rezoned from Residential to Office Professional, for very specific reasons and after a great
deal of consideration. He noted that this sort of development was far more intrusive for adjacent homeowners, who
had already acquiesed to the Office Profession zoning change. Several other citizens pointed out that office development was far
more beneficial to the village tax base than retail business, in terms of tax income and support expense.
Mr. Baka stated that, in Omni's view, the asking price of the land would make it too difficult
to profitably develop office park there in the near future. Other residents expressed skepticism about this difficulty
in view of the extensive office park development ongoing in the Hudson area, and suggested that Hudson was getting the
desirable offices while Boston Heights was to be stuck with the retail servicing those offices. Ms. Mary Griffith wondered
whether fast-food franchises along Hines Hills would cause litter along Olde 8 Rd. There was a general concern as to whether
high-density housing, mixed with retail/hotel development, could be kept from other areas of the village (e.g. the golf course), once allowed on Boston Mills.
Mr. Scott Carter, and Solictor Pry, suggested that Mr. Baka bring more detailed economic and zoning information to the
next Planning Commission meeting, 3 September 2003. It was not clear whether a formal request for rezoning would be
presented at that time, but Mr. Baka made it clear that Omni required a very fast-track approval for their plans.
(Ed. note: Some members of the Planning Commission and the Village Council seemed to favor this plan out of the gate.)
Resolution:
Reviewed by Planning Commission and Board of Zoning Appeals.
Back to the Agenda/Map
Some documents are Public Domain Information
from the Village of Boston Heights OH or other public entities.
Other materials Copyright 2001-2003 W.J.Hinkle
and BostonHeights.Org
Boston Heights Overlook and BostonHeights.Org are not affiliated with the Village of Boston Heights OH.
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