CITY OF HIGHLAND HEIGHTS
REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION
HELD: JANUARY 12, 2004

ELECTION OF CHAIRMAN FOR THE YEAR 2004: MOTION: A motion was made by Mr. Silbiger to appoint Mr. Mastrangelo as Chairman of the Planning and Zoning Commission for the year 2004; seconded by Mrs. Murphy. Roll call on the motion. Ayes all; motion carried.

MOTION ON THE MINUTES: The reading of the Minutes of the Regular Meeting held December 8, 2003 was dispensed with. Mr. Kerr moved to accept the Minutes as written; seconded by Mr. Silbiger. Roll call on the motion. Ayes Mastrangelo, Murphy, Silbiger; abstain Kerr, Knezevic. Motion carried.

WELCOME COMMISSIONER KNEZEVIC: Chairman Mastrangelo extended a welcome to Sam Knezevic, a new member to the Commission.

SUBJECT: DISTEFANO’S DELI & RESTAURANT, 5600 HIGHLAND ROAD
PZ03038 REVIEW OF PROPOSED PLANS

John DiStefano, representing DiStefano’s Deli & Restaurant, 5600 Highland Road, appeared before the Commission to review proposed plans for the deli and restaurant at 5600 Highland Road.

Mr. DiStefano had submitted a revised site plan of the proposed restaurant as requested by the Commission at the regular meeting held on December 8, 2003. He stated that his proposed plan is to demolish the existing Good Morning Café restaurant (that is currently closed due to fire damage) and to construct a 4,200 square foot new restaurant connected to the existing deli. He said that the two separate buildings will have separate entrances but will share one kitchen to be located in the rear of the buildings. He said that the proposed restaurant and bar will be 2,000 square feet and the remainder of the area will be the kitchen. He said that there will be 72 seats in the non-smoking section and 18 seats in the lounge, for a total of 90 seats. He stated that 87 parking spaces are planned.

Mrs. Murphy stated that the existing deli is 4,090 square feet and that there are currently 21 parking spaces. Mrs. Murphy said that a significant portion of the deli is storage and counter area and that perhaps the number of required parking spaces at the deli could be reduced. In response to Mrs. Murphy’s inquiry if Section 1141.02b affords the Commission discretion when establishing the number of required parking spaces, Building Commissioner Jamieson replied yes.

Building Commissioner Jamieson said that it is only necessary to take into consideration the aisle areas and the areas used by the public when calculating the number of parking spaces. He said that the applicant may only require approval from the Commission for parking rather than a variance.

Mr. DiStefano stated that approximately one-half of the deli is used for coolers, baking equipment, and preparation space. He said that the existing garage located at the southeast corner of the property could be demolished to gain additional parking spaces.

Mr. Silbiger offered the following parking calculation: 15 spaces for the deck, 0 spaces for the kitchen, 55 spaces for the restaurant, and 17 spaces for the deli for a total of 87 parking spaces. The Commission agreed that the proposed 87 parking spaces may be sufficient.

In response to Mr. Silbiger’s inquiry as to how the size of the proposed deck will affect the amount of greenspace, Mr. DiStefano replied that the amount of greenspace will be 19.33%, or .67% short of the required 20%. He said that he could plant arborvitae in the ground around the deck to make up the shortage of greenspace.

In response to Chairman Mastrangelo’s inquiry as to the size of the proposed deck, Mr. DiStefano replied he is uncertain of the dimensions, but that it will accommodate 30 people.

In response to Mr. Knezevic’s inquiry as to how many people occupy the deli at the busiest time of day, Mr. DiStefano replied 12 to 15 customers and 4 to 5 employees. Mr. DiStefano said that he has no plans to expand the deli at this time. He stated that he has never had any parking problems at the deli or the restaurant.

Mr. Knezevic said that the original deli had fewer parking spaces than the current allocation of 21 spaces. He stated that the 21 spaces are an upgrade from the original number of spaces.

Building Commissioner Jamieson stated that a variance is required to allow an outdoor eating environment because Code requires that all retail business in a local business district be conducted in an enclosed building.

Chairman Mastrangelo listed the following variances that will be required, contingent upon the lots being consolidated: a variance of 3.7 acres from the minimum lot area requirement of 5 acres (the consolidated lot will be 1.3 acres); a variance of 20 feet from the minimum lot width requirement of 300 feet (the consolidated lot will be 280 feet wide); a variance of 1% from the greenspace requirement of 20%; a variance of 18 feet from the front yard setback requirement of 75 feet; a variance of 15 feet from the sideyard setback requirement of 30 feet; and a variance to allow outdoor eating.

Chairman Mastrangelo advised the applicant to submit the dimensions of the proposed deck prior to the next meeting because the existing site plan is not accurate. Mr. Silbiger requested that the applicant include the configuration of the architecture surrounding the proposed deck.

Mrs. Murphy stated that she would like the applicant to submit landscape plans. Chairman Mastrangelo replied that the landscape plans are not required until final plan approval.

Chairman Mastrangelo advised that a Public Hearing will be held on January 26, 2004.

SUBJECT: MAPLE STREET LTD., 734 ALPHA DRIVE
PZ04001 PRELIMINARY PLAN REVIEW

Messrs. James McLaughlin and Steven Belman, representing Maple Street Ltd., P. O. Box 37218, Cleveland, Ohio 44137, appeared before the Commission to review their plans for the property located at 734 Alpha Drive.

Mr. McLaughlin stated that Maple Street Ltd. has purchased the building at 734 Alpha Drive. He said that they plan to maintain the current size of the building and parking lot. He stated that they plan to reface the front and sides of the building with Z-brick or natural brick. He said that they may match the color of the earth-tone brick of the Progressive building located across the street.

Mr. McLaughlin said that the intent for the building is office warehouse. He said that the front of the building facing Alpha Drive is strictly office spaces. He stated that the back section of the building could be divided into six 4,000 to 5,000 square foot office warehouse units.

In response to Chairman Mastrangelo’s inquiry as to the current number of tenants, Mr. McLaughlin replied there is one tenant, Manufacturer’s Wholesale Lumber, which they also own.

In response to Mrs. Murphy’s inquiry as to the timeframe for occupancy, Mr. Belman replied early summer.

Building Commissioner Jamieson stated that parking is required for 90% of the largest work force in this P-C-M district. He said that the existing, pre-approved lot of 200 parking spaces would be sufficient. He stated that he is issuing a permit to resurface the parking lot.

Building Commissioner Jamieson advised the applicants that sidewalks must be added around the building perimeter.

In response to Chairman Mastrangelo’s inquiry if the applicants received a copy of the letter dated January 12, 2004 from City Engineer Hovancsek, Mr. McLaughlin replied yes and that he is addressing the parking issue.

Chairman Mastrangelo advised the applicants that all exterior modifications require Commission approval.

Mr. Silbiger and Mrs. Murphy recommended that approval be obtained from the Police and Fire Departments.

ADJOURNMENT: A motion to adjourn the meeting was made by Mr. Kerr and seconded by Mr. Silbiger. Said meeting adjourned at 8:50 p.m.

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Susan M. Olson, Recording Clerk

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Robert J. Mastrangelo, Chairman