Planning and Economic Development Committee - Regular Meeting

Good

evening, and welcome to the 01/15/2026 Board of Zoning Appeals meeting. I'd like to call the meeting to order and begin by standing and saying 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. I'll now call roll. Mr. Awadala? Here. Mr. Ankorvati? Here. Ms. Newbert? Absent. Mr. Schultz? Absent. Mr. Spate?

Here.

Code Inspectors Jason Blackburn? Here. Miranda Terry? Here. And our student municipal representatives, Amelia Bishop? Here. And Audrey Bishop? Here. Robert Encarvati has been appointed to another five year term and he has been previously sworn. We begin our first meeting of each year by electing officers to serve as chairperson and vice chairperson. I'd like to open the floor for nominations for chairperson.

Ready to nominate? Oh. Guess we can

do it. Just for, I'm sorry. So for the chairperson right now, like, that's the same, like, last time.

All right. Thank you. I'll make

a motion to nominate the Robert. Thank you. Okay.

Any other nominations for Chair? Hearing no further nominations, we'll proceed with the vote. Mr. Alwadala? Yes. Mr. Spate?

Okay.

And Mr. Encorvati?

Yes, okay. Thank you.

Mr. Incorvati has been elected to serve as Chairperson for 2026, and I will turn the meeting over to him at this point.

Thank you. We have adopted Robert's Rules of Order by our bylaws, right? So we'll use that to govern and operate our meetings. Under part of that, I'm able to, as chair, reserve the right to make a motion at the appropriate time should one need being made, and so I'll reserve that right under Robert's rules. But then we'll also then open up the floor for a nomination of Vice Chair. And we'll open the floor at this stage for a nomination for Vice Chair for the Board of Zoning Appeals for the City Of Green. And I would nominate Mr. Robert Spate, if he's interested in that.

Second that.

Yes, you're quick. That was quick. All right. So there's a motion made then to nominate Robert Spate as Vice Chair for 2026. That's been seconded. If you then call roll on the motion to nominate Mr. Spate.

Mr. Ankurvati? Yes. Mr. Obadala? Yes. Mr. Spade?

Yes. Okay. All right. Thank you very much. So with that procedural, I think, out of the way, we can begin with the meetings that we have scheduled for tonight.

And we do have three matters on our agenda. Our first in BZA twenty twenty six-one, Clifton Stadler of 924 Karla Drive in the City Of Green, where the appellant Mr. Stadler at that address is requesting a variance to permit accessory structure, a detached garage in this instance, to be constructed in the side yard where the accessory structures are required to be in the rear yard. Now this does not comply with Green codified ordinance Chapter 157 of the Planning and Development Code, specifically Table 157.0871 allowed accessory uses. Then that variance request, specifically stated as a variance request to permit an accessory structure to be constructed in the side yard.

So who's here on that matter? All right. We're going welcome you up to the podium and we'll swear you in here in just a second. So the need to adopt the rules, the Robert's Rules of Order or the rules of our bylaws?

Rules of our bylaws.

Bylaws, okay. All right. Well, they're out there, right?

And so we've had a chance to, and last

year did, circulate and adopt a set of bylaws. During the course of the last year, those laws remain unchanged. They are certainly available for public viewing and we'll certainly assume that all the members of the Board here have reviewed them. Let's go ahead and I'll make a motion, having reserved that right out of the gate, to adopt the rules of governance for the Board of Zoning Appeals. I'll make a motion that we adopt those rules of order. Then is there a second to that motion?

I'll second the motion.

Thank you. Then if you call roll on the motion to adopt the rules.

Mr. Encarvati? Yes. Mr. Spate?

Yes.

Mr. Aladala?

Yes. Thank you very much. Thank you for that. Okay. So now we're ready for you. You've a couple of things in front of you, but let's start here. Do you raise your right hand for me? Do swear or affirm or tell the truth, the whole truth, nothing but the truth, this matter before the board? I do. Okay. If you could give us your name, please.

Clifton Stadler.

All right, Mr. Stadler. We have one variance request out of the project, and we've had the materials circulated to us, had a chance to review those as well. But if you could just give us a little bit of an idea about where the difficulty is or why we're locating it on the side yard, which then you can explain that a little bit too.

Okay. I have some pictures. I don't know if they'd help at all.

Yes. If you'd like, we'll see that pink kind of X or dot right there. If you lay it out, they'll grab it from the camera overhead. Alright. How's that? You leave that there, and we'll get you at the podium. Okay.

That's looking down my driveway. I have a shed there now.

Mhmm.

And I wanted to replace it with a garage, a detached garage. The trouble is I have a porch on the back of the house, and it comes 16 foot from that garage wall there back to the back. And it states I have to be behind that for a a structure. Trouble that is, as you can see on the map I gave, it would be on top of my leach field.

Right on top of your leach field, wouldn't it?

And I can't do that. So if I put it any more than two feet back from the end of the driveway, I would be within 10 feet of the leach field and I can't do that.

Gotcha. And then part of the packet is a from the Summit County Public Health, the building and zoning inspection report and they approve that with the indication of, hey, yeah, that's gotta be right there. Otherwise, you're you're on the leach field and and also because of the proximity, would caution you with regard to the large equipment that might come in for the project because

It's a leach field, so they probably wouldn't hurt it. And they come in from the front.

From the front anyway. Yes. All right. Not many options on where else you can locate it, is there, sir?

Not without going back into the hill and takes trees down and stuff like that. And then I'd have to have another driveway and

Got you. Questions from the board?

Will the garage have the same finishes as the house, the match?

Yes, it's going to look I'm going to duplicate the garage that's there on the front of it only reversed. The two man doors will be together and the two garage doors will be apart 90 degrees.

Thank you. Thank you. Any other questions? Anyone here or the audience have any questions? What's the matter?

Thoughts at all from inspectors on this one? No? No? Okay.

How about our student representatives? Do you guys have any thoughts, questions on this?

What's a leach field?

Question is, what's a leach field?

If you don't have sewer hook up to your house, you always had a septic tank. The septic tank takes particulates out, the water comes off and goes out into tile in the ground. And there's about 800 feet of four inch pipe, and that's where the water goes back into the earth instead of being piped down to the river.

Thanks. Excellent explanation. Thank you very much. That's very good.

I've been around them all my life. All

right. Anything else additional? Or certainly entertain a motion.

If I can make a motion to, allow for a variance to permit the an accessory structure to be constructed in the side yard. Mr. Awadala, thank you. It's been

a motion made to approve your variance as requested. Is there a second to that motion? I'll second the motion. Mr. Spate, thank you, sir. And if you call roll on the motion to approve.

Mr. Awadala? Yes. Mr. Spate? Yes. Mr. Ankorvati?

Yes. Okay. And that will pass three zero. Thank you very much. We appreciate your time.

Good luck with the project there.

Now I get back with the zoning department to get my zoning permit now.

Very good.

Alright. Thanks, Bernie.

Alright. Hey. Thank you. Alright. Our second matter this evening, BZA2026Dash02, Duncan at 3501 South Arlington Road in Greene.

Here, we're appellant Duncan at 885 West State Street in Salem, Ohio, is requesting a first, a six inches fence height variance to permit fencing three feet six inches in height to be placed around a patio in the front yard where three feet is the maximum allowed, and so that does not comply with Codified Ordinance Chapter 157 of the Planning and Development Code. Specifically there, it is 157.0875 C1A dealing with fences. They're also requesting a second total sign variance to permit 143.1 square feet of permanent signage where 84 square feet is allowed. That's not compliant with green codified ordinance 157 of the planning and development code, Here specifically, five seven one three five eight a one of signs permitted in nonresidential zoning districts, which is where we are. So specifically stated, the two requests, a six inches fence height variance to permit three feet six inches in fencing in the front yard.

And the second request is a 59.1 square foot total sign variance to permit 143.1 square feet of signage where 84 is the maximum allowed. And who's there on that matter? Right. Likewise, we'll welcome you up to the podium. Can lay your materials down there if you'd like.

And raise your right hand for me.

You swear or affirm or tell the truth, the whole truth, nothing about the truth in this matter before the board? I do. Okay. Welcome, sir. Your name?

Steve Stack.

All right. Spell your last name for me, Mr. Stack.

S T A C K.

All right. Very good. The mailing address at 885 West State Street, Salem is good for you? Yes, sir. Okay. Very good. All right. So the nature of the project, there are two variances requested here. Let's address them in how you wish to. We, as a Board, can vote on both of them together, and a single motion can address both variance requests or they can be taken individually. So we'll let you go ahead and present on both and see where we go.

Okay. The first variance request would be for the fence being the permitted three feet to where I think our plan has three feet six inches. You can see here it's from our most recent store in Newton Falls, Ohio. Three foot six inch fence there that we've done pretty standard throughout most of our stores. Tries to detain children from climbing, doesn't necessarily impede line of sight for drivers or anything like that. So that was the first request.

So you found that that strikes a balance, safety and then also just try not to be too intrusive as drivers work?

Oh, yeah, visually nothing to impede the line of sight from other drivers, but then also to the building as well. And then that patio actually represents something similar to the plans as well.

And there is seating out in that patio?

Yes, sir.

I think you've indicated here. Okay, very good. We'll stop you there. Questions with regard to that particular request? We certainly come back to it. But yes, sir, Mr. Spade.

I guess I just question the six inches. Is it really worth it on a black fence like that that you don't see anyhow that would eliminate the need for variance? Just a question, please.

Just something we've stand it's been we've done in the past, I guess.

Okay. Thank you.

Thank you.

Yeah. The build out, just that whole construction is very much corporate set from one to the next to the next. Are you working off of a model pretty much?

They have a prototype that they give a pretty standard spec and we try and hold to that.

And that fencing is part of it? Is that Yes, part of the protocol? Okay. Likewise, the signage?

Signage, we've actually peeled back a good amount from what they asked to be done. Then I'll

So let's talk a little bit about that. So how do we get into the signage and where are we at with running over the amounts and again, we'll let you explain a little bit of what you have.

This is the front tower you see here. If you've seen previous Duncans in the past, they have the cloud signs and very gaudy to that. So we've went pretty streamlined to the just the Duncan

text. If you wanna pick up that handheld mic, you can do it right there on the table. You can wander over towards it. Yeah. Should be good there too.

So then this is the side of the building. Again, you know, they they have cloud signage. They have other text that you could see back here that they ask for it would be the location runs on Dunkin'. Something fresh is always brewing. And we've pivoted from that and like just more clean look.

Clean look. Good.

Yeah. So that Duncan text on the raceway as well as the one that I've had first shown are the two the two signage that we have on the building. And I believe including into that included into that square footage is our our monument sign there, which would be out front. And then we keep the you know, the building or the Duncan Raceway on the front of the building is pretty standard, and I would say absolutely needed. And then we elect to put the Duncan on the side tower as well, specifically in this case, line of sight, giving drivers decent time to be able to see the building, see the brand, safe time to stop if need be.

It sounds as though you've worked with the city a little bit on the signage in this project. Have you worked with them in scaling it back or not talked so much with city representatives on this project?

To my knowledge, not so much with Okay. City,

So with regard to the inspection, any thoughts on this particular matter with the signage?

It's clean. It's point to the point. It matches all the others that are in the area from North Canton all the way down to Springfield.

Yes, very identifiable. Very good. Questions from the Board then? Representatives, you guys have

any questions on this one?

No. Okay. Anyone else here with regard to this matter? Hearing none? All right. So there are two requests before us, the square footage on the signage and then the additional six inches for the fencing. Would certainly entertain a motion with regard to them individually or jointly.

I propose to grant variance for both items together. Item one, a six inch fence height variance to permit three foot six inches fencing in the front yard and Item two, a 59.1 square foot total signed variance to permit 143.1 square feet of signage, where 84 square feet is the maximum allowed.

Okay. Mr. Spate, thank you. There's been a motion made to approve both variances as submitted. Is there a second to that motion? I'll second the motion. Mr. Awadala, thank you, sir. That motion has been seconded. Then if you would call roll on the motion to approve both the first and second variances as submitted.

Mr. Spate? Yes. Mr. Awadala?

Yes.

Mr. Ankarvati?

Yes. Okay. Now we'll pass three-zero. Thank you. Good luck.

One additional appeal matter on our agenda this evening, BZA twenty twenty six-three Arco National Construction at 5571 Global Gateway in Green. Appellant Arco National Construction at 2014 Champions Gateway 201 in Canton is requesting a five foot variance to allow five foot sign setback from the road right of way, where 10 foot is the minimum required and that does not comply with Green Codified Ordinance 157 and the Planning and Development Code specifically, that's 157.135(eight) of freestanding identification signs. So there is a single request on that one. And who's here on that matter? All right.

We welcome you forward. Raise your right hand for me. So I affirm and tell the truth in

this matter now before the board, sir.

I do. Your name, please.

Noah Saran.

Spell your last name, sir.

S u r a n.

Beautiful. Okay. Your relationship to the project?

So I'm with Arco National Construction. We were the general contract on the interior renovation of that warehouse. Atlantic Foods Distributors is now the tenant or owner of that warehouse. They're a food distribution facility. So regarding this matter, is the monument sign out front of their entryway there?

So it looks like requesting a directional sign variance for a sign that is four feet in area and three feet in height. Would like a variance for additional five feet in height and an additional 28 square feet. So is that the additional submission then? Yes. What do we have then? Okay. So as we've looked

at it, what did you find? So relating to the first ID sign, with the five foot setback variance is Okay. Our first And it is in fact five feet into that 10 foot setback.

Got you. And so there is a request submitted for a variance to allow that to remain within that setback. Right? Right. And then a second issue pops up.

Second issue is related to directional signage at the very south entrance. It was installed in the exceedance of the ordinance allowed square footage and height.

So now there is an additional 28 square feet over and above with the code permits? Correct. So a an additional 28 square feet of signage for a directional sign variance. And let me just make some notes here. And that 28 square feet is over and above what the code permits. And you guys discussed that. You're aware of that aspect of it?

I am lightly aware of that one. I can speak to it. I don't have anything prepared here as far as documentation.

I think we had some nice materials submitted. You like, you won't mind?

That's fine. I can speak to it.

All right. So we've got some things submitted. And here, it looks like you also did work a little bit with the City of Green in the planning department, right? Little bit, yes. Okay. All right. So there are two variance requests ahead of us, and likewise, we can handle those jointly or separately. So we'll talk about that first one, the location of that sign in the right of way or at least with the foot with five feet within that. How did you come at that location? What other options do we have to avoid it?

Sure. So this location was the original the previous tenant, Monument Sign location, Diebold. So we placed it right where the old one was. It's in a bed of landscape with big pine trees behind it. Looks per looks great there. So that's where we came as far as location.

Yes. So certainly not in the sight lines of any of the motorists or anything that nature seem to be very good that way, correct?

No.

Only issue, there's a utility easement, and I think all the parties have agreed if we need to tear into that, specifically the owners, if utilities need to come along and tear into that area that we understand that's part of the risk we're running on where it's at, right? Correct. Questions from the Board then? The so the directional sign, was that

one that was in place or added? What what happened with that one? What'd you It guys installed by Atlantic Foods.

Okay. So Atlantic Foods put that up? Okay.

And that's Or the their contractor. Correct. Yeah.

Okay. And what type of vehicles come in and out of there?

Both over the road truckers and smaller liftgate truckers, but

But you have some larger over the road guys that come through there, right, and some large vehicles? Yes. And then historically found that the larger type sign helps them where they need to go? Yes. Opposed to our Dunkin' ones earlier where they were nice little flag signs that don't probably doesn't work so well with over the road truckers.

Right. And we need them to go to the right driveway, not, you know, through the front and

Fair enough. So that becomes important. Yes. So did you guys

have any thoughts, additional thoughts on the sign and the size of it at all? Or does it seem to make sense? It makes sense for the vehicles that will take use in that sell side and being the only business at the end of that cul de sac, it does really target the transporters serving the business.

That's true too because you've a cul de sac there and then they're kind of pinned in if they don't hit it right. Very good. Questions from the Board? Student representatives, you guys have anything? I will certainly entertain a motion to, with regard to either the first or second or both then, the second being a directional sign variance of an additional 28 square feet.

I propose a grant variance of both parts. Item one, a five foot sign setback variance to permit a sign to have a five foot setback with 10 foot minimum from the right of way is required. And item two, a variance of 28 square feet for a directional sign where the maximum allowed is four square feet.

All right. Is there a motion second to that motion to approve both variances as submitted? I'll second the motion. Thank you, sir. All right. Then without further discussion then, I would, for the record, say, there's no one else here to open up to the floor for questions from the audience. So we'll carry forward with the motion that's been made and seconded. If you would call roll on that, please.

Mr. Speight?

Yes.

Mr. Aladawah? Yes. Mr. Encarvati? Yes. Okay.

We're good to go. All right. So three-zero passes.

Thank you.

Thank you very much. Appreciate your presentation. Let's see. Minutes. We have minutes, don't we? The last time we were here last year. Send them to me. I need to find them. Here we go. Thursday, 11/20/2025, we had minutes submitted prior to our meeting this evening. I assume we've had a chance to review them. If you haven't, we'll certainly pause and go off record and give you a chance to review minutes. But if we feel comfortable, then I would certainly entertain either a motion to approve minutes as submitted from our Thursday, 11/20/2025 meeting or additions or corrections. Do I hear any?

I propose a motion to approve as written.

Mr. Spate, thank you, sir. Is there a second to that? I'll second the motion. Mr. Awadawa, thank you then. If we call roll on the motion to approve and adopt our minutes from Thursday, November 20.

Mr. Spate?

Yes.

Mr. Awadala? Yes. Mr. Ankurvadi?

Yes. Okay. Those are adopted and part of the record. Anything else for the good of the order? When are we coming back?

Maybe February 19.

February 19, like that. Okay.

Very good. Anything else you guys have anything else? We're good.

Student reps, anything else? No? Okay, November 19, We are in good order. All right. Very good. We'll stand adjourned then at 06:25.