CITY OF HIGHLAND HEIGHTS
HELD: OCTOBER 23, 2006
PRESENT: Commissioners Kerr, Knezevic, Mastrangelo, Urban;
Recording Clerk Olson
ABSENT: Commissioner Pilla; Interim Building Commissioner Jamieson
MOTION ON THE MINUTES: The reading of the Minutes of the regular meeting held October 9, 2006 was dispensed with. Mr. Kerr moved to accept the Minutes as written; seconded by Mr. Urban. Ayes Kerr, Mastrangelo, Urban; abstain Knezevic. Motion carried.
The reading of the Minutes of the Public Hearing for Anthony Patti held October 9, 2006 was dispensed with. Mr. Kerr moved to accept the Minutes as written; seconded by Mr. Urban. Ayes Kerr, Mastrangelo, Urban; abstain Knezevic. Motion carried.
ADDITION TO AGENDA: Chairman Mastrangelo proposed an addition to the agenda of item 1A: CDT Homes, Final Home Approval, 335 Glasgow Drive, S/L 38, Aberdeen Area “H”.
SUBJECT: CDT HOMES, 335 GLASGOW DRIVE, S/L 38, ABERDEEN AREA “H”
PZ01009-1 FINAL HOME APPROVAL
Constance Helminak, CDT Custom Homes, P. O. Box 43350, Highland Heights, Ohio 44143, appeared before the Commission to obtain final home approval for the proposed home to be located at 335 Glasgow Drive, S/L 38, Aberdeen Area “H”.
Ms. Helminak stated that the proposed home is 3,200 square feet with a masonry chimney.
The grading plan was approved by City Engineer Blackley in a letter to Thomas Jamieson dated October 19, 2006. Ms. Helminak stated that she received Highland Heights ARB approval on October 23, 2006. She said that she also had obtained approval from Ronald Kluchin, Aberdeen ARB. Ms. Helminak said that the required signature sheet was in the possession of the Highland Heights Building Department.
MOTION: A motion was made by Mr. Urban to grant final home approval to CDT Homes on property located at 335 Glasgow Drive, S/L 38, Aberdeen Area “H”; seconded by Mr. Kerr. Roll call on the motion. Ayes Kerr, Knezevic, Mastrangelo, Urban. Ayes all; motion carried.
Chairman Mastrangelo advised that he will obtain the signature sheet from the Building Department in order to add his signature.
SUBJECT: HIGHLAND WELLNESS CENTER, 840 BRAINARD ROAD
PZ06022 VARIANCES TO SIGN REQUIREMENTS
Dr. Daniel Duffy, representing Highland Wellness Center, 840 Brainard Road, appeared before the Commission to review a request for variances for a proposed ground sign at 840 Brainard Road.
Dr. Duffy stated that there are three separate professional practices within the building at 840 Brainard Road. He said that the practice has been at this location for ten years and that he is proposing a new sign to attract awareness to his business. Dr. Duffy is requesting a variance of 7’ to the sign height requirement, a variance of 45 square feet to the sign area requirement, and a variance of 8’ to the sign front setback requirement.
Dr. Duffy stated that his existing sign at 840 Brainard Road is a pole sign with a total pole height of 11.5’, including a sign located at the top of the pole with dimensions 4.5’ x 4’, for a total area of 18 square feet. He said that he is proposing to replace the pole sign with a ground sign. He had submitted two different drawings. The first drawing was a ground sign with a base 6’7” wide x 8’0” high and the top sign 8’0” wide x 6’0” high, for a total height of 14’. The second drawing was a ground sign with a base 6’0” wide x 8’0” high and the top sign 7’0” wide x 5’0” high, for a total height of 13’. Both signs included the names of the five doctors in the practice.
Dr. Duffy explained that he is requesting a tall sign because of two existing obstructions that would block a sign with a maximum height of 6’ as allowed by code. He said that the first obstruction is a parking space adjacent to the sign, and that a vehicle parked in that space blocks the view of the sign. He stated that snow piled in that space also blocks the sign. Dr. Duffy said that the second obstruction is a large tree located to the south of the sign. In response to Mr. Knezevic’s inquiry if the sign could be relocated to the north side of the driveway, Dr. Duffy replied no because of several existing large pine trees.
Dr. Duffy stated that the existing pole sign is set back 11.5’ from the tree lawn sidewalk. He said that the proposed sign will be set back 7’ from the tree lawn sidewalk. He stated that the existing sign for Highland Medical that is located adjacent to Highland Wellness Center is located 7.5’ from the sidewalk.
In response to Mr. Urban’s inquiry as to how critical the visibility of the sign is to the business, Dr. Duffy replied that the vast majority of the patients are referrals, but that a more visible sign would attract additional business. In response to Mr. Urban’s inquiry if it is necessary to include the names of the five doctors on the sign as appears on the drawings, Dr. Duffy replied no.
Chairman Mastrangelo stated that a variance of 7’ to the maximum sign height requirement of 6’ is excessive. He recommended that the applicant consider a shorter sign with a maximum height of 8’ and reposition the address to the top of the sign. He advised the applicant that he could not guarantee that this configuration would be approved. Mr. Urban agreed that the excessive height of the proposed sign is contrary to the spirit of the code.
Chairman Mastrangelo advised the applicant to submit a revised drawing. He advised that a Public Hearing will be held on November 13, 2006.
SUBJECT: MARK DAMANKOS, 999 CRANBROOK DRIVE
PZ06023 VARIANCE TO FENCE REQUIREMENTS
Mark Damankos, homeowner, 999 Cranbrook Drive, appeared before the Commission to review a request for a variance for a proposed 4’ high chain link fence at 999 Cranbrook Drive.
Mr. Damankos stated that is proposing to erect a 4’ high chain link fence to enclose the perimeter of the back yard. He said that code allows chain link fences only in rear yards with a maximum height of 5’. He stated that he is requesting a variance to extend the fence forward of the rear building line on the northerly property line, and then to proceed south 15.1’ to enclose the side door to the garage. He stated that this configuration will enclose the side door to the garage and will contain his large dog and two young children. In response to Chairman Mastrangelo’s inquiry as to how far forward of the rear building line the fence would have to extend, the applicant replied at least 25’.
Mr. Damankos said that there is a two-tier deck in his backyard that is raised 2’ off the ground. He said that if the proposed fence were to connect to the deck, the fence would extend 2’ higher than the raised deck, which would create the danger that a child could climb and fall over the deck. He said that his large dog would be able to jump a 2’ high fence.
Mr. Damankos stated that he is also requesting a variance of 1’ to the maximum height requirement of 3’ for a fence located in the sideyard, to allow the chain link fence to be 4’ high in the sideyard.
Mr. Damankos said that there is a drainage ditch at the rear of his property, and for that reason he is proposing to erect the fence 10’ away from the rear property line, and in front of existing arborvitaes.
In response to Chairman Mastrangelo’s inquiry if the applicant would consider erecting a board-on-board rather than chain link fence on the portion of fence that is parallel to the street in the northerly side yard, the applicant replied that in his opinion it would not look right because it would not match the chain link fence on the opposite side of the yard that faces the street which happens to be in the rear yard. He stated that it will not be very obvious that the chain link fence extends forward of the rear building line given the layout of the garage and house on the north corner.
Mr. Damankos stated that he discussed the proposed fence with his neighbors and that they do not object.
Chairman Mastrangelo advised the applicant to submit a revised drawing with the exact distance that the proposed fence will extend into the sideyard.
Chairman Mastrangelo advised that a Public Hearing will be held on November 13, 2006.
ADJOURNMENT: A motion to adjourn the meeting was made by Mr. Kerr and seconded by Mr. Knezevic. Said meeting adjourned at 8:44 p.m.
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Susan M. Olson, Recording Clerk
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Robert J. Mastrangelo, Chairman