City of Lyndhurst, Ohio Planning Commission
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December 10, 2009: Planning Commission
AGENDA:

 
To meet in Regular Session on Thursday, December 10, 2009 at 7:30 p.m. in the Council Chamber of the Lyndhurst Municipal Center, 5301 Mayfield Road. Mayor Joseph M. Cicero, Jr. presiding.
 
Members:
Commissioners: V F DeCrane, R S Febo, D J Sirk, J M Cicero, D A Frey.
 
Others: P T Murphy, Director of Law; T P Kunz, Building Commissioner; C J White, Secretary.
 
Minutes:
 
Approve minutes of the Regular Meeting held October 22, 2009.
 
River Creek:
 
Request of Ronald A. Fisher, for a minor lot split and consolidation involving Sub Lot 19A, 5260 River Trail and Sub Lot 20A, 5250 River Trail, to correct a driveway encroachment issue.
 
5637, 5647 & 5649 Mayfield Road:
 
Request of Michael DeMarco, Architect, on the behalf of Key Bank, to review a proposed site development plan for a new Key Bank to be located on the northeast corner of Brainard and Mayfield Roads. It would replace the current businesses at 5637, 5647 and 5649 Mayfield Road.
 
December 10, 2009: Planning Commission
MINUTES:

 
The Planning Commission of the City of Lyndhurst met in Special Session on Thursday, December 10, 2009 at 7:30 PM., in the Council Chamber of the Lyndhurst Municipal Center, 5301 Mayfield Road.
 
Members Present:
Commissioners: V F DeCrane, R S Febo, D J Sirk, J M Cicero, D A Frey
 
Others Present: P T Murphy, Director of Law; T P Kunz, Building Commissioner; C J White, Secretary
 
It was moved by Mr. DeCrane, seconded by Mr. Febo that the minutes of the Regular Meeting held October 22, 2009, copies of which were mailed to all members, be dispensed with and said minutes stand approved as circulated.
 
The question was put to a voice vote and passed unanimously.
 
Motion carried.
 
River Creek
 
Request of Ronald A. Fisher, for a minor lot split and consolidation involving Sub Lot 19A, 5260 River Trail and Sub Lot 20A, 5250 River Trail, to correct a driveway encroachment issue.
 
Mr. Ronald Fisher, Wald & Fisher, presented a proposed lot split and consolidation plan, and explained that Sub Lot 21 was sold about 8 months ago, and the owner felt that the neighbor's driveway was too close to his property, and asked to purchase Sub Lot 20. He further explained that the agreement is that the owner of Sub Lots 20 and 21 will pay full homeowners' association dues, as though it is a separate residence, and the land stays green forever.
 
Due to the lot split and consolidation, Mr. Fisher is requesting to add a small sliver of land from Sub Lot 20 A to Sub Lot 19. He further stated that he feels it became an improvement for the entire cul-de-sac in regards to the spacing of the homes.
 
It was moved by Mr. DeCrane, seconded by Mr. Sirk that recommendation be made to Council to approve the request of Ronald A. Fisher, for a minor lot split and consolidation involving Sub Lot 19A, 5260 River Trail and Sub Lot 20A, 5250 River Trail be approved as submitted.
 
Roll Call:
 
Yeas: DeCrane, Febo, Sirk, Frey
Nays: None
 
Motion carried.
 
5637, 5647 & 5649 Mayfield Road
 
Request of Michael DeMarco, Architect, on the behalf of Key Bank, to review a proposed site development plan and lot consolidation for a new Key Bank to be located on the northeast corner of Brainard and Mayfield Roads. It would replace the current businesses at 5637, 5647 and 5649 Mayfield Road.
 
Michael DeMarco, Architect with Vocon, presented both an existing and proposed site development plan and explained that the existing buildings will be demolished to redevelop the site. He stated that Key Bank is proposing a new three thousand nine hundred (3,900') square foot facility, with three (3) drive through lanes, and twenty-one (21) parking stalls. He further stated there is a full turn access off of Brainard Road, and right in right out access off of Mayfield Road. He further stated that in order to mitigate the traffic issue in that area the existing curb cut off of Mayfield Road will be converted into a right in, right out, access point. He further proposed screening at the north and east property lines; a six (6') foot high vinyl fence between six to eight (6' - 8') foot high brick piers.
 
Mr. DeMarco then presented the proposed floor plan and elevations of Key Bank. He stated that the building will be light and dark brick tones with water table bands under each window, which will be the opposite brick color than what the field brick is. He then submitted proposed materials to be used, including a sample of the proposed fence. He also presented a proposed landscaping plan, stating that larger deciduous trees will be on the site with decorative landscaping around the building, with taller shrubs and bushes along the east elevation for extra screening. He further stated that Key Bank will propose a monument sign and building signage at a later date.
 
In answer to Mr. DeCrane's question, Mr. DeMarco stated that the proposed fence sections will be approximately eighteen (18') feet in length.
 
In answer to Councilman Frey's question, Mr. DeMarco stated that the proposed fence will be white vinyl; the masonry piers will be dark to match the brick on the proposed building.
 
Mr. Febo stated that he would like to see as much green space as possible in the front setback, and to increase the proposed green area by at least seven (7') feet, by losing one parking space. He further suggested increasing the height of the proposed evergreens.
 
In answer to Mr. Sirk's question regarding the existing Pin Oaks, Mr. DeMarco stated that in order to conform to the parking and green space requirements, at least two of the existing trees will have to be removed. He further stated that Key Bank would like to see fourteen (14) to eighteen (18) parking spaces for this development.
 
Mr. Kunz stated that the proposed plan meets the parking requirements even if one or two parking spaces are removed.
 
Brad McLean, WXZ Development, stated that due to the clean up of the site, twelve (12') feet of soil will have to be removed and replaced, and therefore would tear up the root systems and destroy the three (3) existing Pin Oaks along Mayfield Road.
 
In answer to Mr. Febo's comments, Mr. DeMarco stated that the eastern most and the western most parking space along Mayfield Road would be eliminated to accommodate extra green space.
 
Mr. Kunz stated that the minimum required parking allotment for this proposal would be eighteen (18) spaces.
 
Mr. Sirk asked what is governing the location of the front entry off Brainard Road.
 
Mr. DeMarco stated that the decision of the location of the entry on Brainard Road was due to increasing the landscaping to expand the green space area.
 
Mr. McLean explained the process of removing, testing and filling the contaminated soil on the site.
 
In answer to Mr. Sirk's question, Mr. McLean stated that as of now, they will not need to access other abutting properties to do the soil clean up; however they may have to once the procedure starts. He further stated that any landscaping disturbed on the abutting properties will be replaced.
 
Mr. DeMarco explained that there are no mechanical units on the roof; they are behind a four (4') foot high screen wall on the south side of the building. He further stated there may be a logistical problem with moving it due to the proximity of the mechanical room.
 
In answer to Mr. DeCrane's suggestions, Mr. DeMarco stated that he will look into adjusting the location of the proposed building on the site to increase the depth of space from the proposed building to the sidewalk to about five (5') feet or so.
 
Mr. Febo recommended a different color for the proposed fence, preferably beige.
 
Mr. DeCrane recommended that the proposed fence on the east side of the property be four (4') feet high, instead of the proposed six (6') feet due to aesthetics.
 
Mr. Kunz explained that nowhere along Mayfield Road is there, nor does the Building Department require a screen wall past the front setback line of a building; since the property to the east, St. Clare Church, is meticulously landscaped, it would detract from the aesthetics to bring a screen wall, whether it be four (4') feet or six (6') feet past the front setback of the building.
 
Judith Consilio, Daughter of the property owner at 1449 Brainard Road, stated she is looking forward to the proposed new building and landscaping but has some concerns about health, the environmental condition of her mother's property, safety during the demolition, reclamation and building process, and the safety of the surrounding properties if the bank is robbed.
 
Mayor Cicero stated that there has been no soil testing on 1449 Brainard Road yet, but if contamination is found, it will be rectified. He further stated that the ground water flows south across the commercial property, not north.
 
Ms. Consilio stated that water does collect on her mother's property, due to the fact that the existing commercial parking lot was paved over and as a result, the water runs down her mother's driveway. She stated that she is concerned about water and dirt run off once the construction begins.
 
Mr. Kunz explained that once the proposal is approved by Planning Commission and Council, the plans will be then be reviewed by the city engineer for grading and drainage approval, and a building permit would not be issued until the city engineer signs off on the plan submitted.
 
Mr. McLean stated that during construction the developer is required to provide erosion control to control the run-off off the property, so as not to interfere with adjoining properties.
 
In answer to Ms. Consilio's question regarding toxins being released into the air, Mr. McLean reiterated the fact that until the soil clean up starts, they won't know the extent of the contaminants.
 
Mayor Cicero stated that no matter the cost and/or the amount of clean up, the developer has to comply with EPA regulations, and rest assured, that will be done.
 
Dennis Kane, 1152 Brainard Road, asked if contaminated soil was on adjacent properties, would the developer be responsible for removal.
 
Mayor Cicero stated that if the contaminated soil is from the original contaminant on the commercial property in question, it will be cleaned.
 
Mr. McLean stated that the EPA requires that the contaminated soil, wherever it may be, be cleaned up and that there are a number of different methods of doing that. He further stated that the EPA has strict guidelines in regards to quantity and location of contaminants.
 
In answer to Ms. Consilio's question regarding the Oak tree on her property, Mr. McLean stated that as of now, the soil remediation area is limited to the commercial property in question.
 
Father Stanley Klasinski, 5659 Mayfield Road, stated he is supportive of the proposed project and is primarily concerned about the safety of the school children. He further stated that he would like to see a more permanent and attractive barrier that would deter cars, pedestrians and snow plows between the two properties, especially behind the front setback of the existing St. Clare School due to the children having access to the west side of the school. He further stated he is concerned about bank patrons parking on church property. He stated he would like the screen wall to be consistent with the aesthetics of the church's property and the entrance to the city, and that the screen wall not be vinyl. He also asked that the screen wall be scaled down towards the front of the property for clear visibility of traffic and signage, and that shrubbery be added to soften the barrier.
 
Kathleen Kane, 1445 Brainard Road, asked what type of lighting will be used in the parking lot and asked about traffic flow from the property in question onto Brainard Road.
 
In regards to the traffic pattern, Mr. Kunz stated that the traffic pattern has been approved by the traffic department of the Lyndhurst Police Department as shown on the proposed site plan, and that the recommendation of the Lyndhurst Police Department is that the ingress/egress areas be clearly signed.
 
In answer to comments and questions raised, Mr. DeMarco stated that there will be roof and ground barriers in place to deter run-off and demolition particles during construction. In regards to parking lot lighting, there is a minimum lighting ratio that the bank needs to provide for security requirements. He further stated that further procedures are taken on the lights to minimize the glare, and that the lighting poles will be positioned as close to the building as possible.
 
Mr. DeCrane suggested that the height of the proposed eastern screen wall decrease in front of the front building setback line of the school. He then suggested that the screen wall be of a more permanent material.
 
In regards to Mr. Febo's comments, Father Klasinski also expressed concerns about litter from bank patrons ending up on church property, which he feels is another reason for a more permanent screen wall and landscaping.
 
Mr. DeMarko suggested that a masonry wall be erected at the eastern property line at six (6') feet in height, then decrease in size down to two (2') feet towards the front of the church property.
 
Councilman Ward stated that he likes the brick piers of the screen wall, and that the screen wall along the eastern property line be vinyl until the front setback line of the school, then transition the screen wall to a brick structure and that it be scaled down in height accordingly, and be off white or tan in color.
 
Mayor Cicero stated that the color of the screen wall would be a decision of the Architectural Review Board.
 
Mr. Sirk stated that he also feels the proposed screen wall should be of a more solid material, for safety reasons.
 
It was moved by Mr. Sirk, seconded by Mr. Febo that the proposed site development plan for a new Key Bank to be located on the northeast corner of Brainard and Mayfield Roads be approved pending submittal of the following:
 
  • That the frontage along Mayfield Road be increased;

  • Evaluate the orientation of the proposed building;

  • Reduce the amount of parking spaces from twenty-one (21) to eighteen (18), by removing three (3) parking spaces from the Mayfield Road side.

  • Revised landscaping plan, showing all plant material to be used, increased grass area and taller evergreens;

  • Submittal of additional detail for the proposed screen walls, Type A, being the residential fence (white or cream colored vinyl fence with brick piers), and Type B, a six (6') foot masonry screen wall from the northeast corner south to the front setback of the eastern property line, then tier down from six (6') feet to four (4') feet, then from four (4') feet to two (2') feet).

  • Save any existing Oak Trees if possible.

  •  
    Roll Call:
     
    Yeas: DeCrane, Febo, Sirk, Cicero, Frey
    Nays: None.
     
    Motion carried.
     
    It was moved by Mr. Sirk, seconded by Mr. DeCrane that recommendation be made to Council to approve a lot consolidation for a new Key Bank to be located on the northeast corner of Brainard and Mayfield Roads.
     
    Roll Call:
     
    Yeas: DeCrane, Febo, Sirk, Cicero, Frey
    Nays: None.
     
    Motion carried.
     
    It was moved by Mr. DeCrane, seconded by Councilman Frey that the meeting be adjourned.
     
    The question was put to a voice vote and passed unanimously.
     
    Motion carried, meeting adjourned at 9:00 p.m.


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