City of Lyndhurst, Ohio Planning Commission
Agendas & Minutes
July 6, 2011: Planning Commission
To meet in Workshop Session on Wednesday, July 6, 2011 at 7:00 p.m. in the Conference Room of the Lyndhurst Municipal Center, 5301 Mayfield Road. Mayor Joseph M. Cicero, Jr., presiding.
Commissioners: V F DeCrane, R S Febo, D J Sirk, J M Cicero, P A Ward.
Others: P T Murphy, Director of Law; T P Kunz, Building Commissioner; C J White, Secretary
Review and discuss request of Mr. Joseph Aveni, to amend the final plan of development under 1161.09, Amendment to Plans, of the Planning and Zoning Code, to property located at Acacia Country Club Estates.
July 6, 2011: Planning Commission
The Planning Commission of the City of Lyndhurst met in Workshop Session on Wednesday, July 6 at 7:00 p.m. in the Conference Room of the Lyndhurst Municipal Center, 5301 Mayfield Road.
Commissioners: J M Cicero, Chairman; V F DeCrane, R S Febo, D J Sirk, P A Ward
Others Present: P T Murphy, Director of Law; L Puskas, Building Inspector; C J White, Secretary
Review and discuss request of Mr. Joseph Aveni, to amend the final plan of a Cluster Housing Development under Chapter 1161.09, Amendment to Plans, of the Planning and Zoning Code, to property located at Acacia Country Club Estates.
Mr. Tom Ackerman, Contractor, distributed four different site layouts relative to the final plan for Acacia Country Club Estates. He explained the first plan, SP1 is the original proposal, which shows 46 units with 2 duplexes; the second one, C1, shows 54 units with 11 duplexes and 10,000 square foot lots abutting Winchester, C1-2 also shows 54 units with 11 duplexes; SP2 which shows 10,000 square foot lots abutting Winchester, with 54 units and 10 duplexes.
Mr. Aveni, owner, stated that the duplexes are low profile, only a story and a half.
In answer to Councilman Ward's question, Mr. Aveni stated that the existing manor homes are two and a half (2 ½) stories.
Mr. Febo stated that he is adamant about retaining single family homes along Winchester Road and Golfway Lane. He stated that it is by ordinance that single family homes abut single family homes, and the reasons are stated in past minutes. He further stated that a portion of the Acacia Country Club Estates is single family zoning, and the balance is Cluster zoning; he would like to see the duplexes in the Cluster area only, and not abut the single family homes on Winchester Road and Golfway Lane. He explained that if a Mixed Use development was to be proposed in the future on the land abutting this proposal, presently Acacia Country Club, the Commission would be hard pressed not to grant it, if Cluster zoning were to abut single family homes as shown in this proposal.
Mr. Aveni stated that people are looking for different types of housing, not just single family homes. He further stated that he, with this development is trying to meet the desires of the present housing market by adding duplexes. He further stated that the single family homes (which would abut Winchester and Golfway) would be higher and larger than the proposed duplexes.
Mr. Sirk stated that he spoke with residents after the last meeting and they are not in favor of the high elevations of the proposed duplexes.
Mayor Cicero stated that the cluster homes which are proposed along Winchester Road are lower than the height of the existing manor houses.
Mr. Aveni confirmed Mayor Cicero's statement.
Mr. Sirk stated he feels that proposed plan C1, would be going in the direction of what transpired at the last meeting; the duplexes shown to be on the other side of Eagle Point, not abutting Winchester Road.
Mr. Febo stated that the minimum width of the lots should be seventy-five (75') feet. He then read from the minutes of previous meetings in regards to lot sizes.
Councilman Ward stated that since the beginning of this proposal, the Planning Commission has since slightly changed those standards, approved and adopted this plan. He stated that according to the approved plan, the infrastructure was installed and investments were made. He then stated that the lot sizes are at least sixty-eight (68') feet in width.
Mayor Cicero stated that the owner and developer of this land are asking the Planning Commission to review this proposed development for the current housing market.
Mr. Murphy stated that single family, according to the code, means a single home on a single lot; a duplex means two units on a single lot. He further stated that this proposal has one unit on each single lot. He then stated that Council has approved what is existing. Since then, the developer has come to the Building Commissioner and requested changes, and under the chapter "Amendment to Plan" section of the code, has referred this to Planning Commission, and ultimately to Council for consideration as to what changes, if any would be allowed by the city.
In answer to Councilman Ward's question, Mr. Murphy explained that the proposal was originally approved as a conditional use under the ten thousand square foot single family zoning classification. He further explained that the Commission's responsibility now is to look at the proposal of the developer and to determine whether or not those changes are in keeping with what the Cluster development chapter of the code anticipates, and the developer has proposed other potential changes for consideration.
Mr. Aveni stated that when this plan was initially presented, it was on a golf course community, and presently, it is questionable whether the golf course will remain. He further stated that with the future of the golf course in question, the project is being marketed as a normal subdivision, with homes being priced lower. He further stated that more ranch style homes may be built with smaller floor plans, which will hopefully sell.
In answer to Mr. Febo's question, Mr. Puskas stated that this proposed change to the previously approved plan meets the requirements of Cluster developments.
Mr. Febo then stated the proposed changes to the plan are not specific, and would like a more detailed account of what exactly would be changed, and what the developer wants.
Councilman Ward stated that he feels the proposed plan SP2 would not be a consideration; C1-2 would be the best proposed amendment, however the Commission would have to identify which lots shown on C1-2 do not conform to the minimum thirty (30) foot setback. He further stated that proposal C1-2 minimizes the impact to Winchester Road and Golfway Lane. He then recommended more spacing between the two duplexes that are side by side along Winchester Road.
In answer to Mayor Cicero's question, Mr. Sirk stated if Mr. Aveni would come to the Planning Commission with the proper thirty (30) foot setbacks and everything in place, the proposed amendment would definitely be considered.
Mr. Sirk then stated that he feels there will be problems with the remainder of the lots as configured currently. He then recommended that the existing infrastructure be revised.
Mr. Aveni stated he would not change the infrastructure due to financial reasons.
Mr. Murphy explained to Mr. Aveni that the next step would be to submit to the Building Department the proposed amendment to the plan which the Commission finds more acceptable, so that the Building Department can compare what has been approved versus the proposed changes, and then submit the proposed amendments to the Planning Commission for final approval.
It was understood that most lots would have a minimum setback of thirty (30) feet, except for certain lots.
Mr. Sirk recommended that the minimum lot width on the resubmission of the proposed amendment be sixty-five (65) feet. The Commission concurred.
The meeting adjourned at 8:25 p.m.