CITY OF HIGHLAND HEIGHTS
HELD: JANUARY 8, 2007
PRESENT: Commissioners Kerr, Knezevic, Mastrangelo, Pilla, Urban;
Recording Clerk Olson; Building Commissioner Stouffer
ABSENT: None
ELECTION OF CHAIRMAN FOR THE YEAR 2007: MOTION: A motion was made by Mr. Knezevic to appoint Mr. Mastrangelo as Chairman of the Planning and Zoning Commission for the year 2007; seconded by Mr. Kerr. Roll call on the motion. Ayes Kerr, Knezevic, Pilla, Urban. Motion carried.
WELCOME BUILDING COMMISSIONER LARRY STOUFFER: Chairman Mastrangelo extended a welcome on behalf of the Commission to Mr. Stouffer, the newly appointed Building Commissioner for the City of Highland Heights.
MOTION ON THE MINUTES: The reading of the Minutes of the regular meeting held December 11, 2006 was dispensed with. Mr. Kerr moved to accept the Minutes as written; seconded by Mr. Pilla. Ayes all; motion carried.
FOLLOW-UP ITEMS FOR BUILDING DEPARTMENT: Chairman Mastrangelo informed Building Commissioner Stouffer of outstanding items from the previous Commission meeting held on December 11, 2006: CDT must submit a revised site plan for the driveway threshold at 329 East Edinburgh Drive; Highland Wellness Center must submit a landscape plan for the proposed ground sign at 840 Brainard Road prior to a building permit being issued.
SUBJECT: ABUNDANT LIFE INTERNATIONAL CHURCH, 5942 WILSON MILLS ROAD
PZ06023 VARIANCE TO SIGN REQUIREMENTS
Ronald D. Carnahan, Treasurer and Associate Pastor, Abundant Life International Church, 5942 Wilson Mills Road, appeared before the Commission to review a request for a variance for a proposed ground sign on property located at 5942 Wilson Mills Road.
(Note: Mr. Carnahan appeared at the previous meeting of the Commission held on December 11, 2006 at which time the dimensions of the proposed sign were uncertain. He is appearing today to review a revised drawing.)
Chairman Mastrangelo stated that the dimensions shown on the revised drawing are incomplete and that the exact area of the proposed sign is still uncertain. He estimated the area to be no more that 35 square feet. He stated that code allows a church sign with a maximum area of 16 square feet resulting in a variance request of 19 square feet for the proposed sign.
Mr. Carnahan stated that the base of the revised sign has been lowered and that the height of the sign is six feet. He said that the original color drawing of the sign showed four colors plus black and white. He stated that they have eliminated one color to comply with code that allows three colors plus black and white.
Mr. Knezevic requested that the clerk provide data on the size of existing local church signs in order to compare with the proposed sign. He said that the applicant has not expressed a hardship for the oversized sign.
Chairman Mastrangelo advised that a Public Hearing will be held on January 22, 2007. He advised the applicant to submit a revised drawing indicating the exact measurements of the base and main sign as well as a landscape plan at that time.
SUBJECT: S.R.S. CONSTRUCTION, INC., ABERDEEN AREA “H”
PZ06026 HOME BUILDER APPROVAL
Steven Small, S.R.S. Construction, Inc., 3219 Sulgrave Road, Cleveland, Ohio 44122, appeared before the Commission to obtain home builder approval in Aberdeen Area “H”.
(Note: Mr. Small had appeared at the regular meeting on December 11, 2006 to obtain home builder approval in Aberdeen Area “H” at which time the matter was continued to allow an opportunity for the Commission to voice their concerns with the newly appointed Building Commissioner regarding the history of a house built by the applicant in Highland Heights approximately ten years ago with defective construction issues. Mr. Small had also appeared at the regular meeting on November 27, 2006 at which time the matter was continued to allow an opportunity for the Commission to poll several cities in which Mr. Small has built for their comments. Ron Kluchin granted builder approval on October 27, 2006 and the Highland Heights ARB granted builder approval on November 27, 2006.)
Chairman Mastrangelo stated that Beachwood and Solon have responded favorably to Mr. Small’s building history within their cities. He said that the city of Pepper Pike recommended that the applicant’s construction be regularly monitored.
Mr. Small stated that he has purchased S/L’s 53, 55 and 56 and has options on other sublots within Aberdeen Area “H”. He said that his contact at Forest City Enterprises is Jerry Johnson.
MOTION: A motion was made by Mr. Urban to grant new home builder approval in Aberdeen Area “H” to S.R.S. Construction, Inc.; seconded by Mr. Kerr. Roll call on the motion. Ayes Kerr, Mastrangelo, Pilla, Urban; nay Knezevic. Motion carried.
SUBJECT: DISTEFANO DELI/BAKERY, 5600 HIGHLAND ROAD
PZ06024 REVIEW OF EXISTING SOUTHWEST GARAGE BUILDING
John DiStefano, DiStefano Deli/Bakery, 5600 Highland Road, and David Gentile, Applebrook Design, 30275 Bainbridge Road, Building A Suite 1, Solon, Ohio 44139, appeared before the Commission to review plans for the existing southwest garage building located behind the restaurant at 5600 Highland Road.
(Note: The applicants are appealing a ruling set by the Commission which states that the existing brick garage located on the southwest corner of the property behind the bar/restaurant at 5600 Highland Road must be demolished by April 1, 2007, according to the terms of the final plan approval granted for the bar/restaurant on February 14, 2005 as follow: MOTION: A motion was made by Mr. Knezevic to grant approval for the revised site plan dated January 26, 2005 to Michelino DiStefano for the renovation of the bar/restaurant located at 5596 Highland Road, contingent upon: 1) review by the Police Department of the rear driveway with regard to parking/safety issues; and 2) the existing garage on the southwest corner of the lot being removed one year after occupancy of the revised structure; seconded by Mr. Kerr. Roll call on the motion. Ayes Knezevic, Mastrangelo, Murphy, Urban, Kerr. Ayes all; motion carried.)
Mr. Gentile stated that the bids for the proposed expansion of the DiStefano deli/bakery are over budget and in an effort to save money they will eliminate adding a basement. He said that they want to keep the existing brick garage as a storage facility for bakery equipment, coolers and freezers.
Mr. Gentile stated that all windows on the existing garage will be scraped and painted and that the garage will be reshingled. He listed the proposed changes to the garage elevations as follow. West elevation – remove garage doors and replace with brick; reside dormers. East elevation: remove chimney; add overhead door. North elevation: remove hollow metal door and replace with brick. He said they will remove the existing drive to the garage including the concrete curb and then plant grass and landscape the area.
Mr. Gentile stated that the current drawings do not include the overhead door on the east elevation and that they will submit revised drawings including the overhead door to the Architectural Review Board and the Commission.
Mr. Gentile said that one parking space adjacent to and behind the garage will be eliminated to allow a truck to back into the overhead door. Chairman Mastrangelo said that the proposed parking plan must be reviewed and approved by the Police Department and then the applicant must reappear before the Commission for final plan approval
Mr. DiStefano expressed frustration with the parameters that the City has imposed on his efforts to improve his property. He expressed dissatisfaction that the Commission required that the existing southwest garage be demolished in order to obtain the variances needed for the deli/bakery expansion project. Chairman Mastrangelo replied that the reasoning for requiring that the garage be demolished was to recoup the greenspace that was significantly less than required by code. He reminded Mr. DiStefano that it was the Commission that initially proposed that the garage be salvaged when it became known that the applicant would be unable to build ample storage capacity due to budget constraints. Mr. DiStefano expressed frustration that he was made to appear before Council with the proposed garage plans when it was not a Council matter.
CITY PARK IMPROVEMENT PLAN, PHASE 1: Chairman Mastrangelo stated that the Commission has already approved the City Park Improvement Phase 1 plan. He said that the City Park Improvement Phase 1 plan that is currently under consideration by Council is not the same plan that was approved by the Commission. Mr. Pilla replied that he will investigate this matter.
ADJOURNMENT: A motion to adjourn the meeting was made by Mr. Pilla and seconded by Mr. Kerr. Said meeting adjourned at 7:39 p.m.
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Susan M. Olson, Recording Clerk
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Robert J. Mastrangelo, Chairman