City of Springboro
320 West Central Avenue, Springboro, Ohio
Planning Commission Regular Meeting
Wednesday, June 29, 2016
I.
Call to Order and Roll Call
Chairperson Hans Landefeld called the Springboro Planning Commission Meeting to order at the
Springboro Municipal Building, 320 West Central Avenue, Springboro, Ohio.
Present: Hans Landefeld, Chairperson, Janie Ridd, Sarah Jobe, Robert Dimmitt,
Absent: Becky Iverson, Becky Hartle, Steven Dickey
Staff: Chris Thompson, City Manager; Dan Boron, Planning Consultant; Elmer Dudas, Development
Director; Chad Dixon, City Engineer; Lois Boytim, Planning Commission Secretary
Ms. Ridd motioned to excuse Ms. Iverson, Ms. Hartle and Mr. Dickey. Ms. Jobe seconded the motion.
Vote: Dimmitt, yes; Jobe, yes; Landefeld, yes; Ridd, yes. (4-0)
II. Approval of Minutes
A. February 24, 2016 Planning Commission Meeting
Approval of the minutes for February 24, 2016 was tabled due to the lack of a quorum needed for
approval.
B. April 13, 2016 Planning Commission Work Session
Mr. Landefeld asked for corrections or additions to the minutes.
There were none.
Ms. Ridd motioned to approve the April 13, 2016 Planning Commission Work Session minutes as
submitted. Ms. Jobe seconded the motion.
Vote: Landefeld, yes; Ridd, yes; Dimmitt, yes; Jobe, yes. (4-0)
C. May 11, 2016 Planning Commission Work Session
Mr. Landefeld asked for corrections or additions to the minutes.
There were none.
Ms. Ridd motioned to approve the May 11, 2016 Planning Commission Work Session minutes as
submitted. Ms. Jobe seconded the motion.
City Of Springboro
Planning Commission Regular Meeting
June 29, 2016
1
Vote: Landefeld, yes; Ridd, yes; Dimmitt, yes; Jobe, yes. (4-0)
D. June 8, 2016 Planning Commission Work Session
Approval of the minutes for June 8, 2016 was tabled due to the lack of a quorum needed for
approval.
III. Agenda Items
A. Site Plan Review,
400 Victory Drive, Victory Wholesale, new warehouse/distribution building
Background Information
This agenda item is based on a request filed by Pete Battaglia, P.E., LJB, Inc., on behalf of Victory
Wholesale, property owner, seeking approval for the construction of a new warehouse and
distribution facility at 400 Victory Drive. As indicated in the submitted plans the new Victory
Wholesale building will be a 265,200-square foot warehouse and distribution facility situated
immediately to the south of their existing 375,000-square foot headquarters and
warehouse/distribution facility. All truck activity will be focused on the west side of the building. Offstreet parking for the new building will be located on the north side of the proposed building.
Access to the building would be through Victory Wholesale’s existing access drive that connects to
Victory Drive and South Pioneer Boulevard. A secondary emergency access drive that connected
to West Factory Road was removed following the discussion at the June 8 Planning Commission
Work Session.
The site of the proposed building is situated on three separate lots. A consolidation plat will be
required before building occupancy.
Victory Wholesale proposed a similar facility on this property in 2003 however the plan was
withdrawn prior to final approval. The 2016 proposal’s design incorporates comments provided to
the applicant at that time including building orientation relative to residential areas.
The subject property is zoned ED, Employment Center District, a zoning classification that permits
the proposed use. ED District zoning can also be found to the north (existing Victory Whole
administration building and warehouse/distribution building) and west (office and light
manufacturing uses that front South Pioneer Drive) of the subject property. R-2, Low-Density
Residential District (Single-Family) can be found to the east and includes single-family residences
found on Twincreek Court and Creekview Court, two cul-de-sacs that connect to West Market
Street. Zoning to the southeast is located on the south side of West Factory Road is R-1, EstateType Residential District, that is currently used as a farm. Properties to the south are single-family
residences located in Clearcreek Township on the south side of West Factory Road and are
situated in Clearcreek Township’s R-1, Rural Residence District. Properties to the southwest on the
west side of West Factory Road include single-family residences located in Franklin Township.
They are situated in Franklin Township’s R-2, Two-Family Residential District.
This item was reviewed at the June 8 Planning Commission Work Session. The applicant was
authorized to present the Site Plan for formal review at the June 29 Planning Commission meeting.
City Of Springboro
Planning Commission Regular Meeting
June 29, 2016
2
Staff Recommendation
City staff recommends approval of the Site Plan for the new warehouse/distribution facility for 400
Victory Drive contingent on meeting the following staff comments:
1. Verify that proposed lighting does not exceed 3500 degrees Kelvin color-temperature
standard in Chapter 1273, Exterior Lighting, of the Planning & Zoning Code.
2. Staff recommends waiving landscaping requirement for west, north and east sides of property
in lieu of preservation of existing vegetation. Landscaping shown on south and southwest
corners of site exceed Chapter 1280, Landscaping, screening requirements.
3. Revise the location of the 8” water tap to be located east of the existing 12” water valve.
4. Provide minimum 2% slope for new sanitary sewer. Material to be SDR 35 or Schedule 40.
5. Combine the 3 existing lots into one lot. Provide overall boundary information when
combined.
6. Detention calculations currently under review.
7. An “As Built” drawing showing as built location and elevations of all improvements shall be
submitted prior to the issuance of an occupancy permit.
8. Submit final revised plans with the signature of the owner or duly authorized officer.
9. Clearcreek Fire District has no comments at this time.
Discussion
Pete Battaglia of LJB, Inc. was in attendance to answer questions of Planning Commission.
Mr. Landefeld asked Mr. Battaglia whether he had any questions about the staff comments.
Mr. Battaglia answered that he had reviewed them and has no issues.
Mr. Landefeld asked Planning Commission and staff for any questions or comments.
There were none
Mr. Landefeld asked for any guest comments.
There were none.
Ms. Ridd motioned to Approve the Site Plan for 400 Victory Drive, Victory Wholesale, new
warehouse/distribution building subject to compliance with City staff comments. Ms. Jobe
seconded the motion.
Vote: Landefeld, yes; Ridd, yes; Dimmitt, yes; Jobe, yes. (4-0)
B. Site Plan Review,
88 Remick Boulevard, addition to Coffman Family YMCA
Background Information
This agenda item is based on a request filed by John Roll, John Roll & Associates Architects,
representing the YMCA of Greater Dayton, property owner, seeking approval for the construction of
an addition to the Coffman Family YMCA building located at 88 Remick Boulevard. As indicated in
City Of Springboro
Planning Commission Regular Meeting
June 29, 2016
3
the submitted plans the Coffman Family YMCA proposes to construct an 8,532-square foot
addition to the existing 67,316-square foot Coffman Family YMCA building. The addition will serve
as a multi-purpose gymnasium and is proposed for the west side of the YMCA building.
The existing building and site were developed beginning in 1999 when the property was located in
Clearcreek Township. The Coffman Family YMCA and what is now the Ledgestone Office Building
were annexed into the City of Springboro in 2000.
The subject property is zoned O, Office. The O District permits the existing YMCA use and the
proposed addition. The Ledgestone Office Building located immediately to the south of the property
is also zoned O, Office District. Lands to the northeast (The Villas at the Point II condominiums),
east (YMCA-owned recreational fields) and southeast (Southwest Church) are zoned PUD,
Planned Unit Development, and are part of the Settlers Walk PUD. Lands to the north and
northwest are unincorporated lands within Clearcreek Township, Warren County and Miami
Township, Montgomery County owned and operated by the City of Dayton Aviation Division as
Dayton-Wright Brothers Airport. The YMCA leases a small area of airport property immediately
north of the YMCA building that are used as ball fields.
This item was reviewed at the May 11 Planning Commission Work Session. The applicant was
authorized to present the Site Plan for formal review at the June 29 Planning Commission meeting.
Staff Recommendation
City staff recommends approval of the Site Plan for the building addition at 88 Remick Boulevard,
Coffman Family YMCA, contingent on meeting the following staff comments:
1. Detention calculations currently under review.
2. Submit final plans with the signature of the owner or duly authorized officer.
3. Clearcreek Fire District has no comments at this time.
Discussion
John Roll, John Roll & Associates Architects and David Thompson of Coffman Family YMCA,
property owners, were in attendance to answer questions of Planning Commission.
Mr. Landefeld asked Mr. Roll whether he had any questions about the staff comments.
Mr. Roll answered that he did not.
Mr. Landefeld asked for any further questions or comments from the Planning Commission.
There were none.
Ms. Ridd motioned to Approve the Site Plan for 88 Remick Boulevard, addition to Coffman YMCA
subject to compliance with City staff comments. Ms. Jobe seconded the motion.
Vote: Landefeld, yes; Ridd, yes; Dimmitt, yes; Jobe, yes. (4-0)
City Of Springboro
Planning Commission Regular Meeting
June 29, 2016
4
C. Site Plan Review,
125 Commercial Way, addition to Woodhull
Background Information
This agenda item is based on a request filed by John Roll, John Roll & Associates Architects,
representing Woodhull LLC, property owner, seeking approval for the construction of an addition to
the existing Woodhull office and warehouse building located 125 Commercial Way. As indicated in
the submitted plans the applicant proposes to construct a 4,186-square foot warehouse addition on
the south side of their existing 11,620-square foot office/warehouse building.
The existing Woodhull office and warehouse building was approved by the Planning Commission
on January 31, 2007.
The subject property is zoned ED, Employment Center District. The ED allows the existing use as
well as a large number of community, civic and institutional, commercial and service, and light
industrial uses. ED zoning is also located to the east (Haas Factory Outlet), to the north on the
north side of Commercial Way (Dialysis Centers of Warren County) and south (undeveloped
property owned by Woodhull, LLC). To the west is I-75 and the City of Springboro corporate
boundary.
This item was reviewed at the May 11 Planning Commission Work Session. The applicant was
authorized to present the Site Plan for formal review at the June 29 Planning Commission meeting.
Staff Recommendation
City staff recommends approval of the Site Plan for the building addition at 125 Commercial Way,
Woodhull, LLC, contingent on meeting the following staff comments:
1. Provide setback dimensions from proposed addition to property lines.
2. An “As Built” drawing showing as built location and elevations of all improvements shall be
submitted prior to the issuance of an occupancy permit.
3. Submit final revised plans with the signature of the owner or duly authorized officer.
4. Detention calculations currently under review.
5. Clearcreek Fire District has no comments at this time.
Discussion
John Roll, John Roll & Associates Architects, and Susie Woodhull, property owners were in
attendance to answer questions of Planning Commission.
Mr. Landefeld asked Mr. Roll whether he had any questions about the staff comments.
Mr. Roll answered that he did not.
Mr. Landefeld asked for any further questions or comments from the Planning Commission.
Mr. Landefeld asked about the detention calculations and whether they were typically approved at
this stage.
City Of Springboro
Planning Commission Regular Meeting
June 29, 2016
5
Mr. Dudas commented that the calculations are under review and staff is confident that they will be
worked out.
Ms. Ridd motioned to Approve the Site Plan for 125 Commercial Way, addition to Woodhull, LLC
subject to compliance with City staff comments. Ms. Jobe seconded the motion.
Vote: Landefeld, yes; Ridd, yes; Dimmitt, yes; Jobe, yes. (4-0)
D. Site Plan Review,
860 West Central Avenue, new retail building
Background Information
This agenda item is based on a request filed by Lee & Associates, property owner, seeking
approval for the construction of a 2,300-square foot retail building at 860 West Central Avenue (SR
73). As indicated in the submitted plans the applicant proposes to demolish the vacant bank branch
building operated by PNC until late 2013. Vehicular access to the site would be afforded from the
existing access drive on the southwest corner of the site, an access drive shared with the adjacent
Sprowls Orthodontics building located immediately to the west. A second access point is proposed
for the southeast corner of the site by an extension of an access driveway located in front of the
Taco Bell. This access drive parallels West Central Avenue and is connected to a signalized
intersection at Taco Bell and KFC.
The proposed Site Plan includes 34 off-street parking spaces and a drive-through facility for a
proposed Starbuck. Vehicle stacking for 7 cars is shown along the west and north sides of the
building.
The subject property is zoned HBD, Highway Business District. The HBD allows retail uses,
restaurants with or without drive through facilities, among other uses. HBD zoning is also located to
the east (Taco Bell, KFC), west (Sprowls Orthodontics, Wendy’s) and to the south on the south
side of West Central Avenue (Applebee’s and Midway Plaza shopping center). ED, Employment
Center District, zoning is located to the north of the subject property. Precision Industries is located
to the north of the subject property.
This item was reviewed at the April 13 and May 11 Planning Commission Work Sessions. At the
May 11 Work Session Planning Commission the applicant was authorized to present the Site Plan
for formal review at the June 29 Planning Commission Meeting.
Staff Recommendation
City staff recommends approval of the Site Plan for the retail building at 860 West Central Avenue,
proposed Starbucks, contingent on meeting the following staff comments:
1. All roof- and ground-mounted equipment to be screened by in accordance with Section
1280.04(g) of the Planning & Zoning Code.
2. Provide plans for proposed dumpster enclosure including color and exterior building materials.
Also provide information on proposed fencing for front of enclosure in accordance with Section
1280.04 (h) of the Planning & Zoning Code.
City Of Springboro
Planning Commission Regular Meeting
June 29, 2016
6
3. Provide bicycle parking consistent with Section 1279.01(g) of the Planning & Zoning Code.
Consult Section 1271.04(f) for site design considerations include placement relative to the
front door, clearance for pedestrians and minimum number of bike parking spaces.
4. Revise landscape plan in order to comply with Chapter 1280, Landscaping, of the Planning &
Zoning Code, as follows:
a. Revise plant key to include shade, ornamental, evergreen and shrub quantities.
b. Provide 2 additional shade trees on SR 73 frontage. 2 are provided, 4 are required as
indicated in Table 14. Also indicate compliance with 3-foot screening requirement.
c. Indicate compliance with 1 tree per 3,000 square foot lot area requirement in Section
1280.04(f).
d. Indicate compliance with landscape buffer requirements shown in Table 15.
5. For the proposed exterior lighting plan revise the following in order to comply with Chapter
1273, Exterior Lighting:
a. Reduce lighting levels for parking and circulation areas to no more than 6.0 foot-candles.
b. Verify that proposed lighting does not exceed 3500 degrees Kelvin color-temperature.
c. Verify that pole heights do not exceed 25 feet.
d. Reduce average to minimum (4:1) and maximum to minimum (10:1) ratios on the lighting
plan.
6. Provide a signage package to the Planning Department following completion of Site Plan
Review process consistent with the provisions of Chapter 1281 of the Planning & Zoning
Code. Sign code review is external to the Planning Commission’s Site Plan Review process.
7. Provide a Record Plan dedicating 60’ of right-of-way along SR 73. Provide a 10-foot utility
easement along the frontage of SR 73, as well as a 35’ Public Access Easement.
8. Connection of the proposed retail building parcel to the existing frontage road is permitted with
the following conditions to enable to existing signalized intersection to operate without queues
blocking inbound vehicles:
a. The frontage road from the Midway Plaza traffic signal to the Taco Bell drive-thru shall
operate as a 1-way street. Eastbound traffic wanting to access the traffic signal at Midway
Plaza is permitted. Traffic will not be permitted to travel westbound on the frontage road
thus eliminating the conflicts created by northbound left turning vehicles being blocked by
queues on the southbound approach at the Midway Plaza traffic signal. Design features to
include the following elements:
i. A curb extension in front of the Taco Bell site to discourage westbound traffic.
The design is to permit traffic leaving the Taco Bell drive-through to travel west
and exit at the proposed coffee site driveway.
ii. Do Not Enter signs on the west leg of the frontage road adjacent to the Taco Bell
site.
iii. No Left Turn sign on the north leg of the Midway Plaza intersection (inbound)
iv. Loop detection added to the frontage road approaches to extend green time on
the side street approaches.
b. Extend westbound right turn lane to a length of 175 feet (minimum).
c. Add crosswalk to the west leg of the Midway Plaza intersection. Work to include painted
crosswalk, curb ramp construction, and pedestrian pushbutton modifications to be ADA
compliant.
d. Dedicate property at the rear of the parcel to accommodate a future access road parallel
to State Route 73.
9. Revise site plan to incorporate the associated improvements for the drop right turn lane from
SR 73, including driveway apron, curb and gutter, and storm sewer. Also include the
improvements as noted in the traffic study rebuttal comments by CMT. A separate plan and
profile sheet to be submitted for the SR 73 Improvements.
City Of Springboro
Planning Commission Regular Meeting
June 29, 2016
7
10. Revise site plan to include the storm sewer/detention improvements as noted in the detention
calculation package provided to staff.
11. Permission from Taco Bell is required for the curb work to be completed on their property.
12. Dedicate the appropriate ingress/egress easements in the rear and front of the property.
13. Add stop sign and stop bar at drive thru exit.
14. Provide the water service lateral curb box at new tap location along with type of material to be
used. Also revise the depth of water lateral to be a minimum of 54”.
15. Verify the correct location of the existing right of way.
16. Submit final revised plans with the signature of the owner or duly authorized officer.
17. An “As Built” drawing showing as built location and elevations of all improvements shall be
submitted prior to the issuance of an occupancy permit.
18. Detention calculations currently under review.
19. Clearcreek Fire District has no comments at this time.
Discussion
Greg Dale of McBride, Dale & Clarion, Jack Pflum, traffic consultant, and Giles Stevens, property
owner, were in attendance to answer questions of Planning Commission.
Mr. Landefeld asked the applicant whether he had any questions about the staff comments.
Mr. Dale stated that they have comments and clarifications on several of the comments.
Mr. Pflum commented that he submitted a traffic study to the City and has met with City staff and
traffic consultant. He reviewed the issues at the intersection on State Route 73 at Taco Bell and the
concerns about blockage and stacking. He suggested possible solutions in his report. He assured
the Planning Commission that the plan would conform to customary standards.
Mr. Pflum reviewed the staff comments specifically staff comment #8 and asked for compromises
on some comments. He asked for the westbound right turn lane to be reduced to 100-150 feet and
clarification on the crosswalk at Midway Plaza..
It was discussed that the crosswalk was removed at some point possibly as part of street
construction and may have inadvertently not been replaced.
Mr. Boron commented that the crosswalk was included in the comments because it is part of the
City’s long range pedestrian plans.
Mr. Pflum asked for more specific details in regard to the future rear access road referred to in
comment 8d. They agree with the access management plan but are in need of more specific
details.
Mr. Dale suggested adding language that ties back to the 1995 access management plan.
Mr. Boron deferred to the City engineers but commented that that would be acceptable.
Ms. Ridd added that it would also have to comply with any future access plan.
Mr. Pflum was concerned about any construction being required by Mr. Stevens impacting the
Taco Bell property and asked for clarification.
City Of Springboro
Planning Commission Regular Meeting
June 29, 2016
8
Ms. Ridd commented that that was addressed in staff comment #11, getting permission from Taco
Bell before completing any work on their property.
Mr. Dale commented that they would ask that instead of that comment that the condition would be
that they would work with the City to complete any work within the public right of way.
Mr. Boron commented that all the improvements should be able to be completed within City
property.
Mr. Landefeld asked for questions or comments from the Planning Commission.
Mr. Dimmitt asked about the plans for the access road in the back of the property.
Mr. Boron answered that it is defined as a long range project and dependent upon the development
of property along State Route 73 and between Greenwood Lane and Tahlequah Trail. It is
identified in the City’s long range plans as a desirable project. He reviewed some of the details
about the plans.
Ms. Jobe commented that her concern is the traffic flow and asked for staff’s input.
Mr. Dudas commented that he agrees with the City’s traffic engineer review and will work with the
applicant.
Ms. Thompson commented that Planning Commission approval can be contingent upon City staff,
the City traffic engineer and the applicant agreeing on the traffic plans.
The 1995 access plan was discussed and it was agreed that the traffic plan must be negotiated.
Mr. Landefeld asked the applicant whether they had issues with any of the other staff comments.
Mr. Dale answered that they did not.
Mr. Landefeld asked for further comments from the Planning Commission.
There were none.
Mr. Landefeld asked for any guest comments.
There were none.
Ms. Ridd motioned to Approve the Site Plan for 860 West Central Avenue, new retail building
subject to compliance with City staff comments and staff comments #8 and #11 are negotiated with
the City traffic engineer and City staff. Ms. Jobe seconded the motion.
Vote: Landefeld, yes; Ridd, yes; Dimmitt, yes; Jobe, yes. (4-0)
IV. Guest Comments
There were no guest comments.
City Of Springboro
Planning Commission Regular Meeting
June 29, 2016
9
V. Planning Commission and Staff Comments
Ms. Thompson commented that City staff will arrange a meeting with the applicant for 860 West Central
Avenue, the City traffic engineer and City staff to reach a compromise on the traffic studies.
Mr. Boron commented that staff would like to reschedule the August 10th Planning Commission work
session to August 17th. He will contact the other members to make them aware.
Planning Commission members agreed.
Ms. Jobe commented that she would not be able to be in attendance August 17th.
Mr. Boron commented that there will be an agenda item for the July 13th work session.
VI. Adjournment
Ms. Ridd motioned to adjourn the June 29, 2016 Planning Commission Regular Meeting at 6:47 P.M.
Ms. Jobe seconded the motion.
Vote: Landefeld, yes; Ridd, yes; Dimmitt, yes; Jobe, yes. (4-0)
____________________________________________________
Hans Landefeld, Planning Commission Chairperson
____________________________________________________
Dan Boron, Planning Consultant
____________________________________________________
Lois Boytim, Planning Commission Secretary
City Of Springboro
Planning Commission Regular Meeting
June 29, 2016
10