Zoning Commission - Regular Meeting

I'd like to call to order the Concord Town Zoning Commission for Tuesday, September 1st, 2026. Please rise and join me in the Pledge of Allegiance.

I pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation, under God, indivisible, with liberty and justice for all.

Thank you very much. Roll call, Heather, please. Mr. Ruppert? Here.

Mr. Schindler?

Here.

Ms. Wilkley? Here. Mr. Horton?

Here. We only have four members tonight. Mr. I-Police is in Italy on a family wedding. So since we have four... We have to have three, yeah, we have a quorum, but we have to have three positive in order for an issue to pass. So that's what we'll look for. Approval of minutes is next on the agenda. Everybody have a chance to look at the minutes? Can we get the minutes? I'm sorry, I don't have the agenda in front of me. Correspondence? Anybody on the Commission have any correspondence? Right? None, Mr. Chairman. Okay. Amanda? No. No. Mark? No. Okay. I have none also. Evan, do you have any unusual correspondence that we ought to be aware of?

Nothing unusual except tonight in front of you, I did give you the updated replacement pages from the zoning text amendments for the text. They go into effect tomorrow, so there's a memo from me. Those are the replacement pages for the applicable sections that were revised.

Okay, thank you. Zoning Inspector Report, Yorana Bulgo again.

Okay, just a quick update. I generally give a quick update about the previous month's permit activity. So during the month of August, we processed 51 zoning permit applications and collected approximately $7,400 in fees. This brings the year-to-date total to 274 permit applications. Additionally, during the month of August, we completed 66 permit inspections and issued 20 certificate of compliances for projects that were completed. We also received and investigated 27 new complaints about potential zoning violations. Last month, the Board of Zoning Appeals had pretty lengthy agenda there were seven different variance applications on there sometimes I summarize those for the board just so you guys know they are posted on the YouTube channel if you ever want to watch them and see what kind of things people need variances for there were a couple interesting ones last month I try to monitor the variances to see if we have like repeat issues come up often and there's one that was there last month and we've seen this quite a few times so it might be something that the commission may want to look at but it's when you have a residential lot and it's a corner lot and it fronts on two public streets sometimes folks want to enclose their rear yard but they they can't go out closer to the second side street with a taller six foot fence they're limited to a four foot fence we've seen a couple variances on that and then there was an interesting one for a use variance in our B2 general business district which is some of the properties right here on Ravenna Road there was a request from a commercial property that wanted to have an automotive detailer slash minor repair work business and automotive detailer minor repair was not a permitted use in the B2 district but what they found unique was that you could do like collision repair but you weren't allowed to do like minor repair So might be something to consider with some of the uses in that district. Again, you can take a look at the YouTube video if you want to spend an hour or two watching the last ECA meeting. So that's all I have for tonight. Thank you.

Public participation is next on the agenda. That is anybody who doesn't have issues with the new business that we have going on. Anybody? Okay. New business is next. Site claim review application number 67. Barry Deming with Deming Enterprises on behalf of the property owners CBSC Industries LLC Requesting a site plan approval for a new industrial building on Discovery Lane being parcel number 08-A-020-A-00-020-0. I assume that's what everybody in the audience is for. Someone take the lead, come on up, give us a name and address, and then get into your presentation.

Sure. Barry Deming with Deming Enterprises. My address is 3645 Lane Road in Perry. And we're the builder, so hopefully you've had a chance to review the plans that were submitted. We've got architect, engineer, owner's rep. Hopefully any questions that would come up, we have somebody here that can answer it, including myself. So I guess that's where we would start is if you had any questions about what the building's going to look like or anything about the site or anything that we can answer that might help you better understand what we're doing.

make a presentation with whatever you have. And then after that we can have questions or comments.

So the building is for silco manufacturing. They do sealants. They have several buildings throughout the area that they're consolidating all into one big plant. It's a precast concrete building. Sits on a site that's pretty wooded all around it now, especially to the east, which goes down into a valley looking over the golf course. The front of the building is mostly two stories and offices. The back of the building is the same height as the front, but shop and plant for their product. And the building itself has field stone at the base and piers that break up the elevation. Lots of large glass for the office area to take advantage of the views on the site. The materials of the building are a stone which is at the base of the pierce the concrete areas are painted either the lighter gray or the darker gray on the pierce and across the top is a metal panel system which is actually black This is the color of the metal panel. It kind of doesn't come out as black on that. But this is a picture of those actual panels used on a building, just to give you an idea of what that would look like. So the loading docks are all the way in the back of the buildings. The traffic goes all along the side, so the loading docks are not visible from the road anywhere.

We had a question up here. Mark, do you want to bring it up now? Talking about loading dock.

Well, maybe we circle back to the staff report. The recommendation is that staffs recommend denial of the site plan review application. And when you go through the various groups that have reviewed it,

there seems like a lot of questions a lot of things that that are being asked that were put in writing i don't know if you want to take them individually and tell us we could certainly do that because we've worked on that that letter and have an answer for you know pretty much everything in the letter that you know it would be good to hear that you're satisfied with all the answers yes

well heather what do you think that we should what would be the most productive is to go through this list and have them talk to us about the nose i mean the yeses are okay but there's well i don't know um from a presentation standpoint i don't know if you want to have them talk about the site plan in general so you guys can see what's going on i know they've talked about the building itself but

I think we can finish the, kind of just presenting the site plan and the circulation and all, and then come back to the questions. Okay, whatever sounds good. Makes the most sense. Okay. So Chuck from Polaris Engineering has put together the grading plan, site plan, parking, and circulation, so he can tell you more about the site.

Yeah, so site actually is off Discovery Lane. We have the entrance drive coming in, the loading dock's in the back. We met with the fire chief of the water department this morning. We have a couple of items to take care of for them. They're also looking into a few items to get back to us on. Balanced site for grading. And we have a stormwater management pond up front. So if there's specific questions, I know we go to the staff report that we'll meet.

I have one question, if I may. On that plan, there is an existing riprap structure. Yes, right there, which is... It's used as a decelerator and a filtering mechanism. Has anyone in your team gone out there to see what the condition of it is?

No, we have not. So we can do that with the right area and we're not disturbing anything in that area. We can check out.

Like I said, it serves as a stabilizer and someone should let us know if it's stable. Sure.

Anybody else to present? Then why don't we pick it up with the questions or comments on the site.

Mr. Chairman, I have a question. You were mentioning that you are still meeting with the various township officials to get things addressed, is that correct? Correct. So you haven't gotten any decisions from them or a request that they want clarification on.

Correct.

So that still has to be forthcoming, right?

Correct.

Heather, how many more other than what they had mentioned do we have that has to be addressed to by other township officials or Lake County officials?

I'm sorry, what was your question to me?

Well, right now, Harmon had mentioned they recommend denial. My question is, they're still working on addressing these issues. Correct, yeah. Are there any other agencies that they still have to address other than what our staff members said has to be addressed?

Well, for the zoning commission's review, these are the comments we received. So these are the ones that need to be addressed. Now, once they get through the zoning and that is approved, they're still going to have to submit individually and separately, like to Lake County Department of Utilities and those other agencies to get their permits and approvals to move forward, which is after zoning. But those kinds of things should not be affecting the site layout, the design of the building, the landscaping, and that's kind of why we have our process the way we have it. Okay.

Because the only reason I brought it up was if they're still researching answers for these comments, what we do tonight, they're still going to have to be addressed to a point. Correct. And I was only thinking maybe at this point, Maybe we should postpone our decision until all these things have been addressed. That's my comment.

Well, I think that would be up to the applicant. I mean, you see my recommendation was not to approve it based on these things being outstanding. Correct, correct. I think the applicant and the owner can respond to that if they would want you to move forward with the vote or if they would want to make some revisions and resubmit it to you guys. So maybe that's something you could ask them. Absolutely.

Can you tell me what deferred parking is?

And if you don't mind stating your name again for the record just for the court reporter so she knows who you're speaking.

Thank you. Chuck Swips from Polaris 34600 Shard Road, Willoughby Hills. It's land bank parking. So it's parking that we show that meets code but it's not going to be installed because it's felt that it's not needed and more impervious pavement. That should not go in now, so we're kind of all agreeing that we have a spot for it if it's needed, but it won't be installed. And it's been shown on the plan? Yes. These shaded spots here and along here. There's going to be some future additions possibly, so those are laid out for that.

However, there is a comment under the lock requirements that says revise impervious area to include deferred parking areas. So how are you going to address that?

That was done and resubmitted. Was that from Soil and Water or Stormwater?

Yes, Soil and Water management.

Right. We have emails. We've responded to Lake County Utilities, Stormwater, and Soil and Water. So we've addressed all their comments. We're just waiting for them to approve us. which, like Heather said, would come after the township approval. But that was answered.

So the calculations were revised to include the . Correct. Correct.

Under parking requirements, so Heather, this summary is yours? Yes. So under, let me just go down the list. Under building requirements, you have a no for roof mechanicals. The comment says provide evidence. Rooftop mounted equipment to be shielded from adjacent properties and the public rideway.

And so we provided a diagram. The building is, it's a big footprint, 450 feet by 280 feet. So even if we took the topography of the land from the road to the property to the east of it that is the highest point around the area. And if you went to the middle of that lot, the site line's coming across the top of the building. We have a dotted line on the roof plan that all rooftop equipment would be within this range. And that being from the adjoining property, Once it was set back this far, you wouldn't see it from the road.

Therefore, you would not be including a parapet to go around the arch. Right.

There is a small parapet. The roof all slopes down to the center because there are center downspouts. And so it slopes 30 inches down. So this area is lower than the rest of the building. But mostly just because it's. you know 30 feet tall and you stand on the ground look up at that just the perspective you don't see rooftop units in the center of the building all right but you're still putting some kind of a parapet yes there is a small parapet three foot how tall have you decided that yet is that part of your study there or something well the size of that parapet was taken into account in the study of what the sight lines would be from the adjacent properties yes And I thought you could see the red lines are just, if you're standing on the ground, by the time you see over the edge of the building to where the equipment would be, you know, the sight line is 10 feet above the, the equipment could be 10 feet tall and still not be able to be seen from the, somebody standing on the ground. Just because of the width of the building. Mm-hmm.

Just a clarification for you, Mr. Horton. These plans that he's showing, they were emailed over to me yesterday. So these were not in your packet. These have not been reviewed. They've not been accounted for in your staff report. This is some of the things that they've been working to try to comply.

So we're going to amend your staff report?

I have not gotten an opportunity to review that.

So this is open. This one's open. Right. so we had a solution just A4 is open B8 is open C1 number of parking spaces no 156 provided 65 deferred 221 total required so is it says no because it's not enough parking well that was my initial comment because the it was not included in the stormwater calculations

Yeah, so if you read below that. So I think if you look at what my actual conditions are and how to bring the site plan into compliance on page five, number one through 10, those are the 10 amendments or additional information that would need to be provided to the township in order to bring the site plan into compliance.

There's 10 conditions.

10 recommendations or modifications that would bring it into compliance, not conditions. Recommendations. And have you guys had any?

We could beat those ten modifications. We've been through this and we have a solution for all of them. We've resubmitted Heather to go through it and just make sure that she agrees with our solution to everything. But we thought it would be good to come and kind of hear any other concerns the board might have so that, you know, in addition to Heather's comments, if there's anything else from the board that, you know, we can get them all addressed.

Can you tell us what the latest is with respect to Painesville City Water? Painesville City Water, what's the latest?

Painesville City Water would not comment.

They're reviewing the flows that Mary submitted to them and they're contemplating a tie-in loop.

They're considering trying to loop the water line already loops around the building and they're talking about moving it then into a neighboring property so that's a continuous loop of the street too is what they're contemplating But as far as the flow, the flow all checked out, and that with the type of sprinkler system that we need in the building, the water flow supports it. So that was one big question that got answered this morning. But the loop question, the fire department had to do a little bit of research on their end, and then they were going to get back to us and try to see what we could figure out to loop that.

But in answer to that question, yes, they had a meeting this morning with the fire department and a case of water to make sure that they could come up with a sustainable solution.

How far is the tie-in away?

I believe it's about 450 feet to the neighboring property.

So you're saying that, except for those few questions that are still outstanding, these 10 are pretty well

They've been addressed. This is Heather. Has she had a chance to look at it? Yes. Because she literally just got everything yesterday.

We don't have to belabor what, through each one of them.

Right. I think we think there's a good solution for that. I think everything's been addressed. We just have to get through the water issue with the fire department. That's what we'd like to hear.

Well, there is a report that the staff provided that

fire department fire prevention and you're talking about high-piled combustible storage and rack storage may require additional fire protection did you guys talk about that they said that that's possible that that would be but yes we don't have high hazard materials we do have high stack and this breakfast system plan for the building is for a high stack

So you would be having sprinklers in the racking?

Yes, yes.

And what does Silco do? I apologize for not telling you. They make sealants. Sealants. Like fireproofing? For fireproofing? Silco?

No, it's not.

It's not fireproofing.

Do you want a name and address, please?

Corey Drewbeck. The address is 11-5-2-0 Stone Court. So Silco manufactures sealants and adhesives commercial grade, whether it be something equivalent to wickwood nails or a tub and tile sealant, window sealant. So they make paste, essentially.

flammable of course no none of it's flammable none of the finished product is working materials so you don't have any blowout panels in the roof or anything like that okay but you would have presumably some sprinklers in the racks and the storage racks and that's what you're going to do so you're going to circle back with tech and work with the fire department on that where those are going to go and the fire department has a complete loop all the way around the building

except for hydrants spaced as they monitor them so they're comfortable with how the building's protected there was a question too this morning about an access road that they wanted all the way around the building it was pretty much determined that we'll run it around the back of the building as far as it can go until the grade doesn't allow and they seem to be amenable to that

I think the only other thing that I had questions with was your trip generation report and when I when I went through it the questions had to do with seeing that you have 14 well you have 17 overhead doors 14 which are I mean all all 17 can accommodate trucks But the three, I'm talking about, I guess it's the east elevation, even though there's a note saying that the east elevation was mislabeled, but the elevation that's showing all of your overhead doors. There's 14, and then there's a loading area. Can you just explain your operations and how that, because the trip generation, Barry, in your letter, left me with questions about your truck trips per day. When you've got all those truck docks, it seems like there's a lot more trucks than 8 to 10 semis a day. But again, it may be part of your plant flow. And just illuminate us a little bit on that, please.

The idea would be that you're not using one or two docks when you step up to the link.

The idea would be that you're not using one or two docks having a back load of trucks, whether they're being unloaded or loaded. several of the trucks coming in are full loads. So they may be up to 39 pallets and then the same way going out. So to load or unload one of those trucks may take two hours a piece. So as opposed to having a dock blocked for two hours and five trucks lined up waiting, have adequate dock space that we can accommodate all of that coming in and out at the same time.

So you just queue them that way you're not stacking them out in the line. Yes. And so your pallets, primarily your trucks are receiving and shipping palletized products? And everything that you'll be loading, I'll say, will everything that you're shipping and receiving with those pallets be done indoors? That's the intention. That's why you have so many points. Now I understand. Okay. And that seems like a pretty clean operation.

Yeah, I mean, the intention is that the work's done inside. There's not stuff going on in the parking lot. We are dealing with that situation right now in Mentor with multiple buildings and lack of dock space. So there's constant movement from trucks to the parking lot to the buildings and trying to eliminate that.

I think that's all I have. I mean, again, there's... Do you have anything?

I think you answered my question. I was more concerned about a bunch of semis leaving and jumping on 44 when the hospital shift changes. But it seems like you kind of explained the flow. Yeah, that was my concern.

Well, let me say this, though. I think you're touching on something that I forgot to mention, and that is this is the Polaris trip generation point. when it refers to the table of weekday peak hourly traffic a and p and p and can you elaborate on the vehicle versus truck in these metrics vehicle versus trucks yes in this breakdown can you tell us what are vehicles what are employees or or visitors as opposed to what your truck traffic is for these this trip generation study

Kyle Thompson, 8470 Lake Shore Boulevard Center. I'm also with Polaris. I ran the trip generation using the standard figures for the warehouse, the manufacturing, and the office portion of the building, and those totals are the sum for all three aspects of the building.

So I think what we would like to see is a refinement of these metrics so that we could understand the vehicular AM peak, P and P, and the truck A and P, P and P. Would you do that for us?

Sure, yeah, that's something we could provide.

Okay. Mark, anything else? You think that's it? I think that's it for me. Amanda, you're good?

Yeah, and congratulations on the business growth and happy to have the business in common. Frank, anything?

Well, I understand they're still working on getting and some of the things that have come up here, of course, and they're still meeting with certain officials to get them resolved. So we don't know for sure whether our officials will say, yes, it's okay, or not yet until they get the answers. So we don't know yet, so I don't feel comfortable going ahead and okaying this, you know, until those get resolved.

That's me personally.

How do you want to proceed? I think our intention was really to try to draw these questions out, which we did. A couple things came up that we weren't aware of, and I think Heather probably was either, so that was the purpose of the meeting early. And now we have some marching orders to not only I'll allow Heather some time to review what we've given her but to answer these other couple questions and give it to Heather also with the intention of coming back in October and hopefully having all those things addressed and everybody on board so I think kind of mission accomplished in my opinion for tonight and my recommendation would be to table it until the next meeting.

I think we all agree with that. But I do want to commend you on a very nice set of plans. I look them over and I'm impressed.

I have to refer everyone back here.

It's a good team. It's a good team. Good job. Good to hear. Good job. All right. Thank you. Are you going to vote? Let's go to the table. Table anything to the next meeting which is October what?

October 6th. So that does that mean we can that we deny the site plan or do we is there because there's three options that you've given us here.

is there a fork that we just postponed action yes yeah based on the request of the applicant let's have a motion that we table this until the october 6th meeting i'll make that motion mr chairman okay second i second okay all those in favor say hi hi opposed nay i'm saying nobody Okay, we are tabled for one month. So get on your horse and get everything resolved. We will see you back here in another month. Thank you very much. Yes, thank you. See you next month. Thank you.

Don't stop working. We're not going to hold you up. We're going to have to comment to you.

Do you think they can get everything done in a month?

Do you think we can get everything done in a month?

I think the things that we need for that, yes.

All right. Old business. Any old business on the books?

Nothing I'm aware of.

Nothing I'm aware of.

Are you aware? I have one question. Go ahead. It just goes back to Chairman Apelisse's request for a copy of the master plan. Did he get that? We'll be sending it out soon. Yeah, we'll be sending it out. That's an indirect way for me to ask where we're at with it.

Yeah, because we had sent back another little round of comments back to them, so hopefully we'll get something at the end of the week that we'll be ready to send out to everybody.

Very good. And it's for information purposes for this? Yes. Oh yeah, yeah.

I just want to make sure that we've gotten through some of the corrections and edits with the consultant before you guys are looking at it. It's not adopted or anything like that. It's still in draft.

How was the turnout for the public meeting that you had on it?

it was not as not as well attended as it was for the open house it was probably maybe 30-ish people probably walked through we had about 10 boards set up with various components of the plan and just trying to talk through with folks about different themes and recommendations and some of the the active transportation plan and kind of just going over the boards with folks like that but overall I mean the feedback that we've received that that was positive good good oh you've been working hard on that for a while you couldn't get it done yeah we still have to keep on the agenda too for a vice chair right yeah i know and i just took that off for now until i talked to the chair again about putting it back on because i think we're going to untable that stuff yeah okay including the um the agreement with iron nine until i think we're gonna do something with that and you can just take that off until we're ready okay thank you anything else okay next meeting is october 6th

2026, the fourth quarter next month. All right, motion to adjourn.

Mr. Chairman, I shall move to adjourn this meeting.

Second? Second. Second. All those in favor? Aye. We are adjourned.