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Boston Heights Overlook

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On the agenda of the 04 February 2004 7PM meeting of the Planning Commission and Board of Zoning Appeals for the Village of Boston Heights, Ohio

Rembrandt Builders
Business occupancy and signage at 6701 Chittenden Road.
Approved by Planning Commission; see below.
Ernie Passeos - Liberty Harley-Davidson
Request for more signage at Liberty H-D on Hines Hills Road.
Reviewed by the Board of Zoning Appeals; see below.
Omni Realty Company
Another proposal for "The Crossings at Boston Heights", a proposed commercial development spanning the Turnpike at Hines Hill and Boston Mills Rd.
Reviewed by Planning Commission; see below.

General Notes
Solicitor Russ Pry acted as legal counsel for the Planning Commission and Board of Zoning Appeals.
The Planning Commission (PC), all present, approved the minutes of the previous meeting.
The Board of Zoning Appeals (BZA), all present, approved the minutes of their previous meeting.

Rembrandt Builders
Review of proposed business occupancy and signage at 6701 Chittenden Road. This would be in addition to the business use and signage previously reviewed for Strimple-Kallstrom-Bartell Insurance.

This parcel is in the GB General Business district north of Pettit Road. It consists of a 4.45A lot, parcel #1300406, with a commercial building and paved parking lot. It is now owned by Earl Bartell, of Kent OH.

Rembrandt Builders, formerly of Munroe Falls OH, is a general contractor, including home improvements.

The company is headed by Mr. Rim Burandt, who appeared before the PC this evening. He explained that the company was using the building for office purposes only, and that no supplies or equipment would be stored on this site. He did mention the possibility of future expansion on the site, however.

The Rembrandt Builder sign is already up on the sign posts in front of the building. That sign structure has still not been moved out of the right-of-way, as promised by the owner at a previous meeting. Mr. Burandt explained that this was due to the cold weather, and that the sign would be moved as soon as possible.

Resolution:
Business use and sign approved by Planning Commission.
Back to the Agenda/Map

Ernie Passeos - Liberty Harley-Davidson
Another signage request for the Liberty Harley-Davidson development on Hines Hill Rd. The company had previously received approval for elevated signage, at the 3 Dec 2003 BZA meeting, and for building signage, at the 5 Nov 2003 Planning Commission meeting.

Mr. Ernie Passeos, owner of Liberty Harley-Davidson, appeared before the Board of Zoning Appeals. He stated that perhaps the Village did not understand his business' previous request for a large elevated sign along the Turnpike, near Route 8. He stated that his customers "could not find" his Harley-Davidson dealership off of Hines Hill Road. Mr. Passeos thought that this would be solved with a 600 square foot sign on a 40 foot post: 2 faces, each 20 x 15 feet.

At that previous meeting, the BZA had considered and approved an elevated sign not to exceed 100 square feet total face, and not to exceed a height of 40 feet, as limited by the Village's zoning ordinance. BZA Chair John Codrea and Solicitor Russ Pry both explained that the BZA could not approve a sign larger than 100 square feet -- it did not have the authority to do so under the zoning code. Mr. Pry explained that the Village Council would have to modify the zoning ordinance, or there must be a voter initiative, to allow larger elevated signs.

Mr. Pry suggested that Mr. Passeos could withdraw his request, or that the BZA could act on his application, presumably to reject it. After consulting with Omni Realty representatives, he withdrew his application.

Resolution:
Reviewed by the Board of Zoning Appeals.
Back to the Agenda/Map

Omni Realty Company
Mr. Greg Baka of Omni Realty presented that company's new proposal for commercial development of the area surrounding the Turnpike interchange at Route 8. They have titled their project "The Crossings at Boston Heights".

In previous proposals, Omni wished to have land along Boston Mills Road rezoned from OP Office Professional to a new PUD zoning class that would allow a mix of commercial/retail/hotel and high-density housing. The Boston Heights Village Council reviewed this approach at their December 2003 Finance Committee meeting, and declined to act on it. It was suggested that Omni revise their proposal to be more in keeping with the village's comprehensive zoning plan.

For more on the Omni proposals, see these previous Planning Commission meetings:

The proposals involve four general areas:

At Route 8 and Hines Hills: the closed hotel (Hudson Inn, née Yankee Clipper); already held by Omni & its partners;
Just east on Hines Hill: the parcel that includes the new Liberty Harley-Davidson building, also already held by Omni & its partners;
Further to the east, up to the Turnpike ramp: "Alnola Farms North"
Along Boston Mills Road, southeast of the Turnpike & Route 8: "Alnola Farms South"

This Month
Mr. Baka noted that the proposed commercial development on the north side of the Turnpike, along Hines Hill Road, presented no major zoning or use issues. From the audience , Mr. Hinkle asked for clarification as to whether there were a fact some zoning conflicts in that area. Dr. Cheung replied that there were, but they were not major use conflicts as in the area south of the Turnpike.

Mr. Baka presented yet another proposal for the area south of the Turnpike and north of Boston Mills Road. In this proposal 20 acres to the east would be used for retail and other commercial uses. To the west, 57 acres would be used for cluster homes. The proposal showed up 228 cluster homes, for a density of four homes per acre. The development would be serviced by a private road.
(Ed. Note: There were 407 homes in Boston Heights as of Census 2000).
Mr. Baka presented a simple diagram of this plan; our "artist's conception" of that plan is shown here.

Mr. Baka explained that the homes would have smaller lots with common ownership of surrounding acreage. Omni's lawyer had prepared a proposed zoning ordinance to enable this kind of development. He also noted that this ordinance would permit single family residential in this zone as well, but at a density of 1.5 units per acre rather than the current Boston Heights requirement of 1 unit per 1.5 acre. The gentlemen from Omni stated that this development was modeled on one in they built in Akron, in the Revere School District.

Mr. Carter, a Planning Commission member, suggested a more detailed plat layout be presented for the cluster home development.

Dr. Cheung, also of the Planning Commission, observed that this plan was a "fundamentally different idea" than the original plan -- where a water park was discussed in conjuction with cluster homes and commercial development. He thought that that multiuse plan made more sense as a "package". In this new plan, cluster homes are the major components. Dr. Cheung did not think that cluster homes as such are necessarily a good thing for Boston Heights. He pointed out that others have asked for such zoning, and been rejected. Even in a "package", Dr. Cheung though that cluster housing might be "risky" insofar as it could be extended into other areas of the Village.

Mayor Ray McFall mentioned that there has already been an inquiry about permitting cluster homes on the Matthews property (40 acres along Olde 8 Road).

Mr. Baka once again explained that Omni required additional "rooftops" in Boston Heights to provide customers for the retail development planned to the west along Boston Mills Road, and north of the Turnpike along Hines Hill Road.

There was a short debate over the definition of "high-density" housing. Omni's lawyer pointed out that 4 units per acre was not considered "high-density" in many cities. Planning Commission members replied that it did constitute "high-density" in Boston Heights.

Mr. Baka reiterated that, once Omni had the go-ahead for their development, they would try to persuade ODOT and Summit County to change their plan for the ramps on Route 8. He admitted that if the Boston Mills ramp was built as now planned, occupying much of the retail zone they wanted on Boston Mills Road, Omni might ask for more retail acreage along Boston Mills Road, and less for cluster homes. (Ed. Note: at the November 2003 public meeting on Route 8, an ODOT representative stated that the Route 8 plan was not expected to change. These ramps are currently being surveyed for boring tests.)

Mr. Carter suggested that the Village should not approve zoning changes based on a hope that ODOT will change the plan for the Route 8 exit. Both Mr. Carter and Solicitor Russ Pry observed that ODOT had not been deterred by the current General Business and Office Professional zoning already in place around the Turnpike. (Ed. Note: No one volunteered to explain how the currently planned Route 8 ramping might have a negative impact on Office Professional development in this area of the Village.)

Solicitor Pry explained that Omni would need to apply for a new zoning class for the cluster housing, and for the application of new zoning districts to the land in question. The Village would also have to change its subdivision regulations to allow private roads in a development with more than five lots.

From the audience, Mrs. Jane Robinson asked what ideas Omni had for the commercial zone proposed along Boston Mills Road. Mr. Baka said that those decisions would be driven by the market: retail, other commercial, office -- whatever sells at the time.

Frank Baxter, a Boston Mills Road property owner, asked whether Omni could keep reallocating the ratio of cluster housing to retail acreage. Solicitor Pry said that they could do so, though they still would have to go through the normal zoning procedures. Mr. Baka said that Omni was not planning on further changes to this plan, if it was well received (but see his remark about Route 8 ramping, above).

Zoning Inspector David Himes asked about plans for demolition of the old hotel at Route 8 and Hines Hill Road. Mr. Baka said that Omni hoped to demolish the hotel, but that it may hinge on whether the bigger project goes through, for economic reasons.

Mr. Chuck Robinson, the Planning Commission Chair, thought that the community needed to be more involved in reviewing this proposal. Mr. Baka noted that Omni had been presenting their plans over 7 months of Planning Commission meetings, and that their plan had been written up in the papers. (Ed. Note: so far as is known, only in Crain's Cleveland Business News).

Mr. Carter once again asked for a more detailed presentation on the cluster homes.

Mr. Baka said that Omni would formally file application for the zoning changes required to implement this plan.

Resolution:
Reviewed by Planning Commission.
Back to the Agenda/Map

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