Colerain Township Board of Trustees August 10, 2010 8:30 p.m. Major Amendment to Final Development Plan: Case No.: ZA2005-09, Springdale Retail s t a f f r e p o r t Report Prepared By: Amy Bancroft, Land Use Planner and Susan Roschke, Ph.D., Planning & Zoning Administrator ACTION REQUESTED: Approval of Major Amendment of a Final Development Plan to permit a parking expansion. APPLICANT: PDA, Inc OWNER: Springdale, LLC 3627 West Fork Rd. 11737 Colerain Avenue Cincinnati, Ohio 45247 Cincinnati, Ohio 45252 SITE DESCRIPTION: Parcel No.: 0510-0230-0083 Location: 5761 Springdale Road, 45247 Tract Size: 2.1093 gross acres, 1.94 net acres Frontage: Along Ronald Reagan Hwy 547.6 feet Along Springdale Road 387.0 feet Topography: Slopes down toward the southeast Current Use: 20,000sqft two-floor restaurant, office and retail plaza ZONING & LAND USE Site: Current Zoning: PD-B Planned District Business Permits uses allowed in the B-1, B-2, B-3, and O-1 districts Current Land Use designation: Planned Mixed Use Employment Developments containing some combination of office, retail, light industrial or compatible uses developed with a consistent theme and containing architectural, landscape, streetscape, and signage standards. Surrounding: Direction Zoning Land Use Current Land Use North R-4 Suburban Planned Mixed Use Soccer City, Bar/ Tavern Medium Resid. Employment South B-2 General Bus. Single Family Condominiums, Apartment Complex East R-4 Suburban Medium Resid. Planned, Mixed Use Employment, Single Family Ronald Reagan Hwy West R-4 Suburban Medium Resid. Planned Mixed Use Employment Single Family Homes Planning & Zoning Department 1
PROPOSAL: The Applicant proposes expansion of rear parking lot, increasing the parking total from 90 spaces to 109. HISTORY OF ZA2005-09 Case ZA2005-09 was a Zone Amendment request from B-2, General Business, and R-4, Suburban-Medium Residential, to PD-B, Planned District Business. 08.04.2005 HCRPC Zone Amendment Recommend Approval 08.16.2005 CTZC Zone Amendment Recommend Approval 10.25.2005 CTBT Zone Amendment Approval Resolution #39-05 08.22.2006 CTZC Final Development Plan Approval 11.01.2006 Z2006-0427: Permit Issued for Phase I Building & Parking 02.17.2008 Minor Amendment APPROVED: Reduction of required landscape islands Parking lot installed without four landscape islands. 08.07.2008 Z2008-0316: Permit Issued for Phase II Parking Lot (10 spaces) 06.16.2009 Minor Amendment APPROVED: Addition of outdoor patio and dining Barnesburg Tavern REQUEST FOR REVIEW: Colerain Township Fire Inspections No objections Colerain Township Public Works Comment not yet received Hamilton County Public Works Comment not yet received Metropolitan Sewer District No objection, expansion does not affect sanitary sewer Soil & Water Conservation District Comment not yet received Hamilton County Engineer Comment not yet received ODOT Comment not yet received RESOLUTION #39-05 Relevant condition of this resolution are listed below. 10. That all new drives, parking, and dumpster pad are to be asphalt or concrete. The new parking area is proposed to be asphalt paving, consistent with the existing parking surface. COMPLIANCE WITH PRIOR AMENDMENTS CONDITIONS The proposal does not impact and is not affected by conditions put on approval of prior amendments. SITE PLAN REVIEW Table 13-1 Required Number of Parking Spaces During the Final Development Plan review, parking was figured using 10,000sqft retail use and 10,000sqft office use, and an additional 2,000sqft office for Phase II. A total of 86 spaces were calculated. Both the Phase I and Phase II parking is constructed, although the Phase II office space is not. As a result of the 2008 Minor Amendment, the number of landscape islands was reduced and additional parking spaces permitted. Currently there are 90 parking spaces on site. Barnesburg Tavern is the largest tenant in this building, occupying over 25% of the building with 5,139 sqft plus a 20-seat outdoor dining area. Restaurant uses require a greater parking ratio. The parking requirement for Barnesburg Tavern is 41 spaces. The other tenants in the upper, retail portion of the building include a salon, pizza take-out, and Tag s Café. The lower half of the building is office, with partial occupancy. Using the typical 4 spaces per 1000sqft for these uses. 59 spaces would be required. Calculating parking requirements with the needs of Barnesburg Tavern in mind, the total required number for the development is 100 spaces. Code allows +/- 10%. 109 spaces are proposed, which falls within this range. The new parking design lot design is for one-way traffic flow. Four of the existing spaces will be removed for access to the 23 new spaces. Proposed aisle width is 22ft, as required for 90 spaces. Ingress and egress aisle width is 12ft. Arrows will mark the direction of traffic flow. Table 8-2 Site Development Standards Maximum impervious surface coverage permitted in the business districts ranges from 65% (B-1, Neighborhood Business) to 75% (B-2, General Business and B-3, Commerce). The existing impervious surface coverage is 56%, and 65% is proposed. This percentage does not include the 2000sqft Phase II building. Table 8-2 Site Development Standards Maximum impervious surface coverage permitted in the business districts ranges from 65% (B-1, Neighborhood Business) to 75% (B-2, General Business and B-3, Commerce). The existing impervious surface coverage is 56%, and 65% is proposed. This percentage does not include the 2000sqft Phase II building. 2
Article 9. Planned Districts A Planned District Business allows for uses in the B-1, Neighborhood Business, B-2, General Business, B-3 Commerce District, and O-1 Office. A 15% common open space is required and may contain pedestrian walkways, drainage ways, detentions basins, and other land essentially open and undisturbed. The proposed plan meets this requirement. Article 14. Landscape & Buffering Final Development Plan approval included landscaping between the detention basin and parking lot. This amendment proposed moving those trees further back to make space for the additional rows of parking. The detention basin will also be altered; the design will be regulated by the Hamilton County Public Works Department SITE PLAN ANALYSIS: Findings Parking Area The proposal will increase parking in the rear lot to 57 spaces. Current design of the parking lot has 20-21ft two-way access from the anterior to rear lot. It is not clear whether patrons may enter Barnesburg Tavern from a rear upper-level entrance or if they must walk along the access drive to the front. The one-way aisle that accesses the parking extension might benefit from angling the spaces to discourage wrong way traffic. CONCLUSION At its meeting on June 15, 2010, The Zoning Commission recommended approval of this Major Amendment with the following conditions. Conditions: 1. Rear access into Barnesburg Tavern shall be available and advertised with directional signage as approved by the Colerain Township Planning & Zoning Department; 2. Parking shall be capped at 109 spaces; 3. Landscaping shall be replaced if damaged; 4. The project shall receive approval from the necessary County agencies; 5. The existing parking area shall be re-striped; 6. The Landscape Advisory Board shall approve a landscape plan;* 7. That this amendment shall comply in all other respects with the Colerain Township Zoning Resolution; and 8. That any additional modifications shall be brought before the Zoning Commission as a Minor or Major Amendment. *Re: #6 The Landscape Advisory Board reviewed the plan submitted at its meeting on July 22, 2010. They requested a revised plan with the following recommendations: 1. The drawing shall be resubmitted to scale and shall specify the specific species of plants to be used, as well as sizes/calipers. The revised plan shall also specify whether the planting bed will be covered with mulch or turf around the trees, shrubs, and plants shown. 2. Code requires 2 trees and 6 shrubs per 15 parking spaces or fraction thereof. Based on the additional parking count of 25 spaces, 4 trees and 12 shrubs are required. Only 2 trees are shown. An additional 2 trees shall be provided. It is recommended that these additional trees be placed along the Ronald Reagan side of the parking lot. 3. Weeping Cherry is not a good parking lot tree, they get too wide. Honey Locusts are recommended for this area. The additional 2 trees to be placed outside the parking lot may be Locusts, Maples, Oaks, or whatever the owner chooses. 4. The existing trees that are to be relocated are to be maintained. If these trees do not survive the transplant, they must be replaced. The Board recommends that transplanting take place in the fall to avoid heat stress on the trees. 5. The Board suggested that the one-way portion of the parking lot use angled spaces to reinforce the one-way path and to ease entry/exit from the spaces. No revised landscape plan has been received as of this writing. 3
SITE PHOTOS View of existing detention basin. View of rear elevation and parking lot. View front elevation and parking lot. 4
VICINITY MAP I-275 SOCCER CITY BAR CONDOS CROSS COUNTY HWY SINGLE FAMILY VICINITY MAP Case: Request: ZA2005-09 Springdale Retail Major Amendment Parking Expansion 5