Planning and Economic Development Committee - Regular Meeting

Good evening. I'll call to order the Planning and Zoning Commission meeting for April 15. Please stand for the Pledge of Allegiance. I pledge allegiance to the flag The United States Of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all.

Roll call, please. Ms. Anderson. Here. Mr. Birch? Here. Mr. Bishman?

Here.

Ms. Chatzi? Here. Mr. Daniels? Here. Ms. Thresher? Here. Also present, our student representative, Chris Sow.

Great. Thank you. Alright. We'll proceed to our single business item this evening, item twenty six thirteen, Greensburg Meadow planning, plan development. If we could have a representative from the project come up and state your name and address and tell us a little bit about your project again.

Should we can you stand Yeah.

Either the handheld or the podium. Please

the handheld. Good evening, Greg Summers, Summers Development Group. We are back

Can you say your address for

me, please? 10585 Somerset Drive, Sharon, Ohio 44024.

Thank you.

As you recall, we were in front of you several months back with the same plan. Since then, we received feedback from council and planning, and we've worked very thoroughly with the planning department to make several optimizations to the plan. And I can run through I don't know if you want me to run through all those or, you know, Wayne Zyla's going to run through those in your report. You tell me how you'd like me to do that.

I know we've got a lot of them in the staff report.

I just didn't know if

you wanted me

to run through all of them. That's something to be redundant but it's up to you guys.

Just a summary of what you're

I'll start off. The One main elements that was discussed was access. So we added a boulevard entrance with an 18 feet width which will provide for a true two way traffic off Greensburg as you can see on the plan here. So if there were issues in the entrance here, have full two way traffic and 18 foot width and the entry there. So we also and I want to clarify this too because it sounded like when we came in and we were chatting with a few of the residents, We recently, are purchasing this vacant lot on Byron Drive, but I wanna clarify, and this is really important, that is going to be for emergency access only.

It'll be locked with a lockable bollards that only the fire department and emergency services would have access to. Essentially it'll be a landscape walking path and remain a vacant lot for pedestrian access. But if there were ever an issue it could be used for a second means of emergency access only. It will never be open for traffic to Byron Drive. It would be emergency access only.

So I just wanted to clarify that because like I said, we also we had a community meeting since we were in front of you last over the winter to address some of the resident concerns and get some more And that all was weighed in and some of the modifications of the plan tie into resident comments and concerns too. But that was very important to clarify because like I said, when my father was talking to a few of the residents, I think it was some of them were told that there would be true traffic on Byron and that'll never happen and it will never be the case. So but we do have a second means of emergency access which, you know, if there were ever an issue on Greensburg or if anything ever happened, emergency services could access the community. So that was important. There were also some concerns on the lots along the rear of the house on Byron Drive here with the setback and the limited amount of green space here.

So we removed all of those lots and relocated them across the street. And we're actually going to have the park and open space area in that along with buffering. That alleviated those concerns. Just looking at some of the other and then so I covered the expanded with Boulevard style entrance of Greensburg, the dedicated emergency access towards Byron, the reconfiguration of the open space. And that resulted in just a more efficient overall integrated use of the open space in the trail network with the hopeful future connection to Arris Park too.

So we felt it was just better flow, more functional in the open space. And then we also discussed even further reinforced the buffering along 77. So that is a summary. We also I believe realigned the Stub. We realigned the Stub Street too for future potential expansion if that were ever to happen based upon feedback from planning departments. That's a high level summary of the optimizations that we made since the plan was in front of you last. So I'm open to questions or comments. Thank you.

All right. Let's have a staff report, please.

Good evening, everybody. So as you guys remember, the applicant has come back to the Planning and Zoning Commission with a revised plan. The request itself has not changed. They are still asking for rezoning a property from R1 to PD, but they have made several modifications to the layout, access and open space design based on the prior discussions. One of the first and most important changes is the total acreage that changed because of that emergency access in the Byron Drive that they're putting in.

So now the site is approximately 31 acres. The concept plan shows about 101 single family lots at a density of approximately 3.3 units per acre. That is still within the maximum density allowed in the PD District. Under our code, up to eight units per acre is permitted. The lot sizes are generally estimated to range from about 6,000 to 11,000 square feet.

Is that correct, Greg? I also want to note that this is just a conceptual plan, and this is not the final plan. So things regarding the size of the lots might change. The roadway layout has been revised to include a boulevard style entrance from the Greensburg Road, which improves the entrance feature and creates a better internal circulation pattern. The internal street system still keeps its looped character, which is intended to help calm traffic within the development. Would you please show the second page?

The

entry and exit direction is 18 feet wide, which would allow for two way traffic if necessary. This was an important improvement over the prior version and helped address concerns about secondary access and emergency response. So this revised concept also includes a dedicated emergency access, as I mentioned before, from the Byron Drive. The plan also been revised to shift the Eastern Stop Street, so it better lines up with the existing vacant lot along Miffra Road. That improvement can help the future if they want to make a future connection, that is going to help the overall network connection.

Another important change is the open space layout. In the previous version, the open space was more segmented around the whole development. In this revised plan, the open space appears more integrated into an overall development and a better connection to the street network, lot arrangement and the pedestrian system. The applicant is showing about 7.19 acres of open space, where point four six acres is required and about 2.5 acres of active recreation area, which is above the minimum required by code, which is a positive change. The same time, the exact amount of countable open space versus stormwater related area will still need to be confirmed later in the process.

Stormwater management is still a major part of this site because of the topography. The plan continues to use multiple distributed stormwater basins, which appears appropriate for the internal drainage patterns and slope transitions on the property. Compared to the earlier plan, these stormwater areas now appear to be more intentionally coordinated with the open space and overall site design. Detailed grading and engineering review will be still needed for the future stages. The applicant has also continued the buffering approach along I-seventy 7 by proposing berms, fencing and evergreen planting along the western edges of the site.

That remain an important design feature because of the site's direct adjacency to the interstate and the corners related to the corners that are close to the noise and the views and the disturbance of the I-seventy 7. The pedestrian system also appears stronger in this version of the plan with better trail and walkway connections through the open space areas. There is still a potential future trail connection to Erispark, although that remains conceptual at this stage and would depend on the outside coordination. Overall, the revised design shows meaningful improvements from the earlier concepts, specifically in the areas of access, emergency connectivity and open space design and pedestrian circulation and connection between stormwater and site layout. So, this is why we would like to recommend a favorable recommendation to the commission for conceptual site plan and rezoning request.

Thank you. Questions from the commissioners?

Greg, who will be building the homes?

We have not decided on a builder at this stage.

Who are you interviewing?

I mean, we do work with all the national builders. We also work with local builders. But I mean, it's putting the cart before the horse to interview builders. I mean, I did say on the record last time I was here, there's one builder that wouldn't be considered. And I don't think I need to get into the detail on that,

but I'm But sure you

full transparency, just we have not decided on a builder yet. Just that at this stage, until we know that it's going to get approved, we don't commit to anybody.

On your design there, you've got the bump out going east. Have you had any conversations potentially at some point down the road with the residents on the east side of their property?

Over I'm just switching this up here. Over to Sarah.

Yes, on the east side of that property, get that bump out right there. And then you talk about potentially maybe going east. Have you had any conversation when you purchased a property about potentially buying them down the road?

We've attempted to reach out. Okay. But, you know, at this there's a thin there's one home that's next to the property, which we've reached out multiple times. And then I've talked to the gentleman who owns the vacant land. And he has interest in selling.

The best we can do now is just to try to optimize and plan for future potential But we'd be interested and we've reached out. But at this point, nothing that we'd be committed to at this point. Other thing I wanted to add to that was pointed out, we're going to have our landscape architect add central mailbox units. I think if you're all aware, they don't allow for individual mailboxes anymore, the postal service. So at a future plan, we'll work with our architectural and landscape design team to show where the central mailboxes are going to be.

Just one detail that we didn't show that I wanted to bring up. But we overall, as we said, I think that it took some time, but I think we have a better plan that was before you several months ago. We really took the time to work with staff and feedback from the community council members. So I think that we even have a significantly better plan than when we were before you several months ago.

Back to that Stub Road, just a quick question. You said you worked in coordination with the city planners, right?

Correct.

On that? Yes. That's just a potential for the future.

Yes. I think it was a high level analysis on how it might line up if there were ever to be expansion and connectivity to Mayfair based upon the data that we have today.

A couple of questions I have. Refresh my memory. Did the single family home lots, the number from 101 change from the last time that you were here to now?

I believe it remained exactly the same or maybe a few less. I think we might have been at one zero three or one zero five Okay.

I wanna say.

So with the added green space, it really didn't cut out that many lots for you?

No, no it didn't. I mean I don't want to misstate it but I do believe Just that we were

a few off?

Yes. I want to say it was maybe 105 or 103.

Just looking at the density of this plan.

So there was a few loss

Okay. Last

On the boulevard that you created, are you intending that that would be landscaped? That median that you have for that?

Yeah. We would landscape the median. I mean we want to make it an attractive aesthetic too, not just for functionality. Mean if you do the boulevards well, they're really a nice feature.

Yes.

So yeah, we would work. And that's something that will be forthcoming due to work with our landscape architecture team to show a detailed plan for that. Okay. But I, you know, I think it will if you can visualize it, it looks so much nicer to have Yeah.

And this boulevard. Mhmm.

Two full width pavement sections and landscaping just to divide everything up. Yeah. We'd like, know, I think it'll really make it an asset even if you're driving down Greensburg looking in, think it looks a lot nicer.

And then the price point for those single family homes, I believe and I know that you just said that you don't have the developer yet, I mean, art for who's going to build, but you had said between like 300,000 and $500,000 homes, if I'm remembering correctly. Is that your target for this development?

Yeah. Mean, I think in today's reality, I think 3% is probably not attainable. I think it's going to be upper 3s to in the 5s.

I

mean, as we're all aware, things aren't cheap and they're not getting any cheaper. Just again, full transparency, don't think we're going to be able to be in the low 3s. I think it'll be mid upper 3s to start, maybe like $3.80, $3.90 all the way up to mid 5s to six depending on the size of the house floor plan, finished basement amenities. I think that's an accurate range.

Okay. Thank you. And then the 2.5 acres of active recreation area, is what is the I know that this is a conceptual plan, but are you thinking that that's gonna be playground space, just green space? Are you going to develop that at all?

So that's something that we'll develop with our detailed landscape plan. But in talking to our architecture team now, we've looked at doing bocce courts, pavilions, fire pits. A playground is definitely a big hit. We've been doing a lot of those. But the most popular features, the bocce courts are kind of a neat feature that people actually use. Covered pavilions, fire pits are a nice feature, and a playground for sure.

Okay.

And like I said, we'll have those details when we are before your before the commission again in a more detailed landscape plan.

Okay. Thank you. I think just for the commissioner's awareness, I'm I think we stated this at the last time that this came up, just the density of this development, But they've addressed some of those concerns with that green space. Thank you for answering my questions.

Appreciate that. Will these be slab homes or are you going to have basements in some of them?

Majority basements.

And average square footage?

Average square footage to the ranch plan would be like 16 to 17 all the way up to the low $3,000 s, low to mid $3,000 s.

So there's going be sizable homes.

Yes. That means because there'll be there's still a lot of people that are looking for single floor living in downsizing. I think we'll have a mix here of people that are looking for one floor living and then families that will want more space. So we'll have variety. But basements are definitely more common. People like to have the storage space and a lot of people like to have a finished basement too. So we envision most of them basements.

And I'm remembering you have water and sewer?

Correct. That was that's what took several years to figure out. But yes, we have that all figured out.

Thank you.

Thank you.

Additional questions from the Commission? Questions or comments from the public?

Thank you.

Uh-huh. You could just state your name and address for the record. We will keep public comments to three minutes. We'll have a timer up here just for the sake of time so we can hear everybody as well. Okay? Thank you.

Name's Terry Miller, 2802 Byron Drive. And most of the things or the big problem that's in discussing it with the other people on Byron Drive was that access road, and it's been answered. But my concern now would be who's gonna own that road? Is there a a time in two years, five years, whatever, they say, well let's open it up to, you know, and that's right in between houses, and those houses have children. That would be the big concern.

I'll answer that. That will be owned by the HOA as open common space, and the HOA will be responsible. They will be required to create an homeowners association. And that HOA will be required to maintain it just like all the other open space.

Okay.

So can I so one of the important things to think about with that emergency access, if there is an accident at the main entrance and it blocks an emergency, that's a problem? And I don't think that's going to be used very often.

Can I throw one clarity? Maybe everybody is missing this because we talk about the boulevard. The reason we're talking 18 feet is that from the intersection out, as you go in, as you hit the first intersection, you can do two way traffic on the northbound in or two way traffic on the southbound out. So probably very little possibility that this would have to happen, but it may, okay? And that's one of the concerns we feedback wise we got regarding the development, not Byron Drive for residents, but how you possibly get out?

So they're actually providing two means, okay? One is two way traffic on one side of the boulevard, or if something really odd, it might be Byron Drive using the emergency access. You never know. You know what mean? You don't know what might happen. And the hope is that you'll never, hate to say this, you'll never open it. I mean, you might open it to make sure it opens, but you don't open it for any emergency.

I was just going to add that to alleviate any concern of future Can we

get the microphone, please? I

was just going to add to alleviate that concern, you know, with an HOA or changing the future use of that for emergency access only. We could just deed restrict it and put something in the deed that ran with the land forever. So nobody could ever change it. So that's the way to protect that always being an emergency access. It would be a deeded restriction that would always run with the land no matter what. That could never be changed.

Let's see if any is here.

I believe that's it.

Thank you. Thanks, Terry.

Thank you. Name and address for the record.

My name is Tabitha Nestor. My address is 2852 Byron Drive. One of my questions was if they're gonna get city sewer and water, is Byron Drive going to be able to have access to tap into that so that we don't have a well any longer?

I can answer that. I mean, we can have them run the water will come all the way up really close to that access emergency access point. If enough people on Byron Drive would like to tap into the water system, we can make the connection. Aqua Ohio is our water provider, and they would probably do a little survey along Byron Drive, and if they fill with warrants, put in a water line, a mainline, they would install water. When Aqua Ohio puts a mainline down the street, you do not have to connect.

But, I mean, they're going to ask for a little bit of commitment. They're not just going to run it and you guys say, yeah, I think I will. But if there are certain people saying, will commit to this, they would probably the ability is there, water and sewer. I don't think everybody could get into the sewer because if I remember right, Iron Drive slopes towards Maffray Road. But there might be, which sewer is a lot trickier, but you might be able, if for some odd reason, pick up the tail end of it, if some accounting now would decide that maybe.

But here's the benefit is water and sewer is going to be literally right next to that access point.

Okay. The other question was the common areas that will be back there. Is there going to be like any a while ago it was talked about there would be connections with other like maybe to Aris Park or farther back that people would be allowed to walk that far. Is there going to be public people allowed to be just walking around back there?

Well, public people are allowed to walk Arris Park right now.

No, I mean, but like in the allotment. Like is it going to connect all the way from the allotment?

We thought of that only because of connectivity with people, Byron Drive being able to go down to the end of your cul de sac and walking up a trail to Harris Park, and or the people, if this gets past, those people being able to walk up and utilize Harris Park. We'd have to work something out through the airport owned property, which is at the end of Byron Drive. So, this has literally I don't mean this has nothing to do with this development except for it makes us start thinking about what we call connectivity, allowing people to not always have to get in your car. If you want to go walk around Errors Park, you don't have to get on you don't have to get in and go around to You Wise could simply walk the trail up to Errors Park. That has nothing to do technically with this development.

What it has to do with is City of Green's desire to be able to connect people without always using your vehicle.

Okay. The other thing that I was wondering is when the access road because it's directly next, from where we think it's gonna be 30 to 40 feet from my bedroom window is where the road is gonna be. And when we were here before we talked about where our backyard ends to where it starts the woods that they're gonna start the housing at. They talked about a fence in the back because the way that where my property is, I would we were unsure if it was going to someone's backyard someone's backyard was going to be right into my backyard once the woods are gone. So is there a possibility in still talking about the fence being able to be put up or is there an option of since myself and my neighbors, the petites, they also have small children, is there a possibility of like a fence where the access road is going to be?

Not where the access road is going to be,

Well, but just to block it from our house.

You are on the east side of that access road. I would think that they would be willing to do some type of fencing, heavy vegetation, or something in the there is a common area back there, small common area, behind those proposed homes. So there's the possibility that we're not at that point yet, but there's a possibility that either through fencing or heavy vegetation, they could probably insert something. I see their head shaking that there was a discussion about other fencing along here as well.

But

know, fences go two ways. They keep everybody out both ways.

Right.

Know what mean? So but I think that's something that is needed to be shown on the final. If it this has to just for everybody here, this will go, if the Planning Commission approves it, it will go to City Council. City Council will notify you guys again. They'll have a public hearing.

They technically have to rezone it and then accept the concept plan, which is what it is. It's 101 houses, but if you think about on 30 acres, this density is 3.3 units per acre. In a standard subdivision in the City Of Green, you're allowed a half acre. That's two units per acre, okay? So, we're not talking it may sound like a lot, but it's not a lot compared to a standard subdivision.

And what we're seeing more and more is the cost of infrastructure. They're bringing water, they're bringing sewer, they're bringing roads, they're bringing street trees, sidewalks through their development. So I think that probably as we move this forward on as we get to final plotting, there will be more specific landscape plans that will provide buffers to adjacent property owners. I mean, that's I hear am I incorrect? We're

willing to commit to buffering along there, and we can engage with the residents directly and involve them in that process. But we've always committed to fencing. And the emergency access is a newer element. So we'll connect with the residents, and we're willing to commit to buffering there. We want to make it something that looks nice just like it was a walking trail. If you drive by, would look like a trailhead going into a park or the rest of the common area. So we can work with our landscape architect to make sure it looks nice and has functional buffering.

Okay. I just had another like small detail question that you might be able to answer for me. I'm a FedEx driver in North Canton, so I've seen like a lot of the emergency exits and stuff in like condo areas. This might be this is like probably minuscule, but are they the type of arms that have the constant red blinking light so they can find the emergency room?

It won't be like that. It'll just be like have you ever seen where they have like a parking, it's called a bollard where you can't drive a vehicle over it that's concreted into the ground? That's all it'll be with a lock on it that the fire department would access

Okay.

Because I know, like, in certain areas in North Canton, it's like a flashing red light that's on constantly It's and then the arm is automatic and just

going to be a fixed bollard so nobody could ever drive back there unless it's the fire department.

That detail will have to be submitted to the city, so you will be able to see it.

Okay. But no flashing lights.

Okay, perfect. Yeah. Because like I said, literally I could like roll over and probably hand the person a soda out the window to where this is going to be. Do have anything

else? Yeah.

Hi, Zach Whittmeier.

Yep, thank Yep. 2852

Byron. I'm just curious on how the topography of the land is going to change because right now we get a lot of the water that runs from the West, from the South and the west towards the east. And are these are you guys going to bring in dirt? Is there going to is the How will it be laid out? Because as of right now, our backyard is a hill. And I'm curious on how the excavation will be wise. Like with the retention ponds, is there going to be culvert systems coming out of the retention ponds heading towards Mayfair, then heading north out of the access road and dumping onto into our ditches on Byron?

My short answer, and you can correct me, is most likely you're going to see most of this water be pulled towards the Southwest. Okay. All the housing will have connections to the system. The system will be designed to handle the storm at different sequences from ten to twenty five to one hundred year storms, so that there's not. And I mean, I can't say that every bit of this ground will be moved, but because I don't know exactly what it looks like at that corner. But I would think that the majority of the intent of this most likely is there's it's going west.

Okay.

And it's probably more of it's going south. And that's without getting detailed engineering drawings at this point. But that's where the anticipated stormwater basins are going to be. So that's from just generic topography right now.

Okay.

And there are three stormwater basins in here, which should improve everything right away.

The board,

excuse me.

Yeah. The one that I've seen up here, it looked like the biggest retention pond was towards the west, towards down like towards the end of the cul de sac. And prior to seeing that, I knew in one plan there was one kind of in our backyard, which would be the Northeast Corner. I was just curious on that was before I seen that. I was curious on where outlet would be and the overflow and how it would come through. But that was my only question.

That will all come out if this moves forward in Okay. Detailed

And if this does go through, what kind of timeframe are we looking at?

I mean, I'm sure they'll may or may not agree, but this is going to be another two, two point five months with City Council.

Okay.

So then I'm sure they're not going to spend a lot of money on engineering plans until they know that happened. So that pretty much takes us into the fall. Sorry, guys. And they have to come back through with the final plat and get their improvement construction drawings approved. And they may try to do some underground work in the '7. But that's probably where they're at. Unless they reach out and start engineering now, which is a gamble because you never know if it's going to be approved. That part of it's not cheap either. And engineers are expensive.

All right. Thank you, guys.

So I think it just went off but there was question.

Upside down, it's back on.

Ahead. Upside down.

Your name, name So

my

name is Leah Miller, I'm at 300000191395 Greensburg Road. I own the property that is right here adjacent this whole line. If it was the map you would see I am the property owner for this side of what is being proposed here. I just was wondering what background things have happened to move the Stub Road from what would have been here going into my property to further north.

So, when we look at these things, and this isn't the first time you ever saw Stub Road, I can take you around green and there's a lot of them. We don't encourage farms to be developed. And you'll I know one farm that has four different ways into it, seriously. So we have stub roads in anticipation of future development. If this if you never sell your property and this gets approved, that's okay too.

You know what mean? But the logic here was that to move it a little bit north, you could sell part of your property if you ever wanted to on the North End because your house is close to the Greensburg Road, but there's also a vacant lot along Mayfair Road that could line up with this without buying a house. And that was the simple logic behind trying to find a you could put it almost anywhere there. So, you try to put it where it might make the most sense.

So, property on Mayfair has already been acquired just like the one on Byron?

No, it hasn't. No. And we're not asking them to. We're just trying to set this up that if something else happened down here, they may never develop down here again. I mean, it could be someone else in the future. People other people sometimes buy off of that stub road and you may deal with somebody else since you're the adjacent property owner. But these are typical. It's just planning for the future so that not every allotment has one way in and one way out.

Is, I mean 101 houses is a lot. And I applaud you all for volunteering to be on this planning and zoning committee because it's not easy. These are big decisions that you're making. They change the whole outlook of our community. I know that it was brought up before that we just had new school system go in, I mean buildings and if this was factored in the number of families, potentially families with children, is our school system, our new buildings, brand new buildings able to accommodate all of those children when something big like this comes in.

It changes the lookout of what our community in this little corner of green looks like And we can't hold back the changes if they're going to happen. But I mean these are big decisions you're making. It's not just a small thing. So thanks for giving your time to do that.

Just so you know, we do communicate with the schools. We do know where their enrollment numbers are. And right now, they're they can accommodate. They've actually been quite a bit higher in the past. And I'm not going to say these things, just like anything else, goes up and down.

You might have a third grade that pumps it up 50 people, But then it drops back down and then might have, I shouldn't have said, an eighth grade and a third grade that have peaks because of population previous populations. But we do talk to the schools. We do have their enrollment numbers. And I can tell you right now, they're down, but they've planned because they have to. These new schools are planned for future to accommodate future growth.

Okay. And then as far as like the infrastructure of roads around there, we had talked I know when we had the small community meeting and thank you for planning that and helping that to come about because it was helpful to hear it just on a bit of a smaller less formal scale. But Mayfair Road and the traffic, I know that there was a traffic study done and you confirm that but all of these houses again knowing that even if there's a Boulevard in and out of the actual neighborhood all of that traffic is actually hitting Mayfair. That is something that can be accommodated there and I mean I just don't know what things you as a planning committee have access to as far as all of that goes before you make a big decision about this gets changed and then it can never go back to just a single family residence. It's always the planned development.

Yes. So real briefly, we've our engineering department has looked at Mayfair Greensburg. Like I said, of course, the preference is to put a roundabout there, but there's other pressing areas with higher traffic needs that would happen before we get to Mayfair. Sometimes there's simple signalization changes, but somebody gets mad if you give people a left turn signal and stop everybody else. So, there's different things that go on, but we would look at that if there was an interim need, we would look at that at that point in time.

Most of this traffic is going to be going to it's all going to Greensburg Road at this point. And probably majority of it will be going to the west to lobby or further into Greensburg Road, west on Greensburg Road.

Okay. And then my final question is really for the developer. I know that there was has been made comments to the folks on Byron that they will be guaranteed some buffering and fencing and you've committed to that again but I know at the meeting that I was at, the small community meeting I asked about what about along my property line. It's a really big long line and I'm the only property owner there which I'm sure doesn't help me have any leverage with that but that's 50 homes that are going along my property line potentially. So can you commit to having buffering and fencing along there?

This time, Richard Summers by the way, Somerset Development. At this time we're not going to commit to that only because it's all open space. Now if there is if your home is near the property line, we would look at buffering just along your house line. But we don't see a reason now because it is all majority of it's open space. So at this time, we would not commit to a fence. I will tell you in our other developments throughout Northeast Ohio, many times people will put their own fence up where we don't have one. That occurs probably at least 50% of the lots that we develop. They put their own fences for children and pets.

Hello, everybody. Gary Shofalo, live at three thousand two hundred thirty four Greensburg Road. She touched a little bit on my concern, the traffic on Greensburg Road. I said you did a traffic survey or study. I missed the first meeting, sorry. But my concern is during the peak hours on Greensboro Road, living there on a corner, in the mornings and in the evenings between four and five, the traffic is almost backed up all the way back to the expressway. So getting in and out, there's a number of homes that are there and I was just that's my concern is just the traffic because you're talking about 100 homes there and it's a lot of individuals that are going to be coming out.

Like I said, I mean, typically what you're going to see is a lot more traffic going westbound coming out of this. But we're also seeing the traffic peaks are different today. And when I say that, if not everybody is leaving their house at 07:30 to be at work at eight Everybody is coming home. We actually see more traffic on the roads, probably in the 03:30 to four hour, 03:30 to 04:30 hour. So, I mean, it varies anymore.

It's a hard subject to totally hit. But, you know, I can't tell you exactly what's going to come of that. I mean, there will be more traffic, but sometimes you just have to see what's what the impact is to do a better solution. To just jump in there right now, we wouldn't just jump in there if we had the ability to jump to that site with a roundabout. It would have to be studied again. And you have to take that traffic flow add it into the mix.

So you're talking about like a roundabout at Greensburg and Mayfair, correct?

I'm not

saying That that's going happen, but it's

could be twenty years off, quite honestly.

Yes, know it wasn't planned or anything. But to try to take care of that traffic there is what you were saying, you know, to keep that traffic flowing through there and so forth.

And it could be a modification of the signal timing. It could be I'm not I can't tell you the fix. I can tell you that there's different things that would be looked at if, in fact, the traffic got to be worse. And that's kind of where I'm not trying to pick on Greensburg Mayfair, but if we were going to do a roundabout this summer, it wouldn't be there because of the traffic issues. It's we have other ones that are higher priority, higher impact.

Yes. The reason why I'm concerned because sometimes I do exit out of there, I have to wait for traffic. To tell you the truth, I like the light being there because when the light turns red, it stops and then you get out. So, all right. Hey, thank you for your time.

Appreciate it.

And just to add, that is something that the engineering department looks at is the capacity for the roadways to handle the additional traffic. And based on their assessment, they're not necessarily requiring the developer to add anything to accommodate that, I think, at this time. So that is something the engineering department does look at is like the capacity for Greensburg and Mayfair since that intersection is so close to handle the additional traffic. But like Wayne kind of mentioned, most of that traffic is anticipated to probably head west in the morning. They would look at the distributions as they are today as background traffic to base that off that assumption.

And also, if I may, like to point out that this is probably a it's a three phase project, so we'll only do about 35 lots at a time approximately, which we won't get you won't see a house till next year for sure. That three year window will give us time to assess the traffic or the city to assess the traffic and potentially make any changes like Wayne said that alike. But it's not going to be 100 houses in one year, obviously. This is a phased project. So it's not going to be an onslaught of traffic in the immediate near future. Thank you.

Additional comments from the public?

My name is Elise D. C. Derr, and I live at 2792 Byron Drive. Me and my boyfriend, Dan, who was sitting beside me, one of our concerns is, like, the property taxes, like how that's gonna affect the value of our home and raise our taxes. Was there any thought into that? Like how that's gonna affect? Because like our home now is valued around 175,000 and with homes potentially in the $500 $600,000 range, I know what that entails and how that can affect. So I wasn't sure if that was talked about previously. Wasn't here.

There typically isn't all property values, if you may or may not know, have gone up. Development in the area may cause some, but I would imagine that the appraisers for the county are going to see this as a separate development because it's not really connected, okay? I mean, it's not like that appraiser is going to come through and drive through this development and go right down Byron Drive. He's not he or she is not. So, I would think that your values are going to pretty much stay the same.

They're really about what's being sold on Byron Drive, what are arm's length transactions happening on Byron Drive? What are those? And if people are starting to sell them, and I'm going to I'm just picking numbers out of here, you said something like 175,000 or something.

Yeah, ours is

on the lower end. If people start selling their homes for $250.300000 dollars then I'm going to tell you, the county is going to say, well, this is the values of that Byron Drive neighborhood. But not because of this, because this will in a way, this will be a separate development versus Byron Drive. Does that make sense? I mean,

that's the best. It does make sense.

It's just

it's so close in proximity, and I feel like where this is going to be with where all of our backyards are because all of us, like Terry and Sam and Gail and Zach and Tab, we all live on the same side. Okay. Basically, where this open area is, I'm assuming, is pretty much right where our house is going to be. And I'm just worried about the homes, like, with the privacy on the back of our property because I know at one point they were talked about that it was only gonna be six feet behind our property line and, like, I don't know. I'm just concerned with, like, a potential of that park being open.

We have over 20 kids that live on our road that are freely out and about all the time. And just like the access ways, I understand that road isn't going to be used. But I just feel that it is so close in proximity to all of us and the kids in the backyard and everything. And I'm just I'm concerned about it. I don't like any part of it. So.

Okay. I do think what they've said was that northern boundary where the open space is being buffered. I don't want put words fence.

Which is great for us, but it's not for our neighbors that we care about. So I mean, I'm talking for everyone.

Well, mean, I think majority of that is the open space, and I think they're buffering just about majority of the northern. All that northern.

But where that open lot is in that access road is different. Like I'm talking for those neighbors too, not just us. But that was really my only question.

I must not be following you.

I'm just worried about the privacy part of it. I understand the buffering and stuff like that, but to me, just based on the layout of the land, it doesn't seem

There are zoning setbacks, so they have to be so far off the back property line. And I mean, they're and I don't want to quote them all because I would get them wrong, but they can't be six feet up against your property. They can't be

I'm not talking about the actual house, just like, I guess, for people to be that close.

Yes. Their property can't be that close to your property line. I mean, their property can butt up against yours, but you've got a setback on your house. They are going to have a setback on their house. So

and

I live back to your first question, I live in a perfect community, to give you an example. I live in a community that it's twenty years old, but it's a planned development, like these folks are talking about. And adjacent to my neighborhood is Mayfair East, which has all these big houses and real expensive houses, the ones that were in the Parada homes. I'll guarantee you their taxes are double what mine are. I know because my daughter's building up there and it astounds me what their taxes are going to be. Ours are at a level suitable to our value of our homes. Theirs up there are based on the value of their homes.

Okay. I just wasn't sure if it was a guaranteed, like, separation of that.

It really is. And they were actually built at the same time by the same builder. Don Schultz built both communities. So it's the tax people know what they're doing. At least I hope they do.

Hopefully. Thank you.

I just thought of something to oh, go ahead. I'm sorry.

Hi. Sam Porter, 2782 Byron Drive. Like the lease was mentioned in buffering, how many feet are we talking about behind the this area up here? I see you have tree lines.

Basically, if I may. We're basically committing to fence from here.

Yeah. I see a tree line on your other

Use the microphone just so everybody can pick it up between the both of you. Thank you.

I'm sorry. This tree line?

That's basically a concept plan. That just shows the trees that are in the that's your neighborhood. Yeah. We obviously can't come in there and touch our trees.

No. No. But this we're in the houses back here. That's a wooded area that we have that

We're gonna run the fence on our property.

Okay. But you're gonna run so you're gonna be taking all these trees out?

Those are trees that aren't on our property. This is the property line right here. Those trees are in your backyard.

This would be helpful to see the trees. So but We are Okay. You already did it?

Surveyed? We've surveyed it, and there are some trees. There will be some tree clearing. There's no question about it. But we're also this is all new landscaping.

Yeah. What's the this is the green area?

That's the where the playground will be. Originally, were house lots here and the playground was here.

Yeah.

Between the community meeting and the concern about only a six foot buffer behind the property line and Yeah. And Byron Drive, we moved the property the playground over here so the houses wouldn't be so close. That came out of the community meeting that fell six weeks ago.

And I thought it was gonna have some green space coming across all the way across is green

space in here.

I mean, all

the way across the every all everybody in the neighborhood here at the end. You know, houses end about here, That line of trees.

We're committed to putting a six foot vinyl fence from here to here.

Yeah. Okay. Yeah. I don't like that, but okay. I was looking for a bit of buffer zone. Like right now, we got probably a 40 foot buffer zone.

Well, again, like I was pointing about the fell on the these are houses. You can see how much distance there is from the backs of the houses to the lot line. There's no houses here. So I don't the majority of the people on Byron asked for a fence. So that's why we're doing it. Okay. If you don't want it behind your house, we can talk about it. We've got another engagement and my I'll give you a card. You can call me anytime.

Thank you.

Great. Any additional comments from the public? Tom, did you want to add something? Okay.

Let go.

Now that we have this picture, can you show me then what the spacing is between my front house and where the property is here? You said there has to be a certain amount?

I can share the information either with you direct or or through Wayne in the city if you wanna get it from him. I can have our engineer get you detailed dimensions on the setbacks and the spacing between that. It's not something I can pull off this plan because it's a concept, but I can easily have those measurements taken either, get your contact information or get it to the city to get to you.

Over here? Yes. And then this is obviously another house that has

If you look at the black and white plan, is it under here? These these yards all have significant depth to the rears here. If you block out the house boxes, these are all designed to have large backyards.

Even even

Yeah. These still have good sized backyards. I can get you dimensions on them, but I need to get that from my engineer. But these, all along here, these were designed to have good sized backyards and rear setbacks.

Okay.

I can get you the figures. They're not marked

on this plan.

And when you said about the fence where the houses were.

And Rick can give you a card or I can and we can connect and get we're more than willing to put buffering and being cognizant that you have a house in that area, whether it's landscaping, fencing. We work with everybody and I've tried to connect with you before. So let me know how to get in touch with you and we can work that out.

All right. Any additional comments? Tom? Sorry, you want to comment?

Do you

want to comment?

No. I mean, my question was going to be, does each lot do you have a typical setback for each? Like, front setback is going be 25, 30, your rear setback is a certain I'm talking about each lot. And we need

to when we go forward into platting and stuff and The plat will show setbacks. It will show the building area that they're allowed to build in. I think what they're trying to indicate on this concept plan is behind every house all the way around is open space, okay? What they can do there with trees and some fences, whatever, I'm not but definitely there will be landscaping put in, probably for both the benefit of both sides of that, I'm going use the word, both sides of that property line. So, I mean, that's basically what the Green concept plan shows going up.

There's open space. What you see is, I'm going to use the word green on that if they put one up, that's where it's going to be more natural. It's going to be either grass or trees or something to that effect. So there will be more details and they will have building platted building areas like you have. In the planned development, what they have is a requirement to have the open space, okay?

So they have to have this open space as a buffer, as active recreation, what we call active recreation, whether it's a trail or whether it's a playground or something to utilize for the residents. So, even within their own development, if you go through this, they have a large area in between the ones on the west side of the loop and the ones on the east side of the loop. And that's if you Greg or Rick, if you could put that can you put your concept plan back up there real quick, the color one? I just want everyone to understand, I mean, there's a lot more detail that has to come. But where you see the light green, that's pretty much open space, committed open space, is it not?

Am I missing something? And you'll see that as the plants develop more. So that's kind of where we're at on this. They're trying to provide that between both houses, I guess, is the best way to put that. I mean, I know everybody here says, how close you come to me, but they're also trying to stay with some open space between you and the new resident, if there

is one. So that's kind of where it's at.

Is that fair?

Definitely.

Any other questions from the commissioners? Comments? Okay. All right. Okay, if you'd like to come up,

So

okay. So we

live on this right next to where

that Can you state your name just one more? I know that they've got your

Zach Whitmire.

Okay. Thank you.

So we live we live on the east side of the access road, and he was talking about running a fence from this area to the west side of the access road. Now if this landowner to the east, say he's got a big yard in the back and he wants a fence run through, will there be a gap? Like, say, if the fence stops here to the west side, then my side the east side of the access road, but he wants a fence ran, would I be able to tap into it instead of me just being

in an open lot?

I think that's gonna be something that is covered in that landscape plan that they're gonna propose after this.

Okay.

All of that fencing plan will be covered during that next after the conceptual plan is approved, when it if it gets approved, it goes to that final plat. Correct, Wayne?

Correct.

Thank you. All

right. Do we have a motion on Item 26.13?

I will give a favorable motion for this to move forward in under two conditions, deed restriction on the emergency exit and that we have natural screening along the emergency exit.

I'll second that. Roll call.

So we're making a favorable motion.

Favorable motion on the conceptual plan to City Council for item two thousand six thirteen with those amendments to that recommendation.

Mr. Bishman?

Yes.

Let's see. Yes. Ms. Anderson? Yes. Mr. Birch? Yes. Mr. Escher? Yes. Okay.

Next step with this will it will go to City Council.

And they will have a public hearing, right?

Yes.

City Council will they'll introduce it. They'll have another hearing. Somewhere in between the next two months, you will get another letter from the Clerk of Counsel telling them when they have scheduled the public hearing. I can't tell you what that is right now because that's up to them.

Okay.

And that will be here. Thank

you all for your comments and questions. All right. We're going to move on to unfinished business. Is there any? No? Unfinished business?

No unfinished business.

Okay. You. All right.

Think I was worried about something. Then

we'll move to the approval of the minutes from the March 18 meeting. May I have a motion to approve?

Motion to approve. Second. Roll call, please. Mr. Birch?

Yes.

Ms. Anderson? Yes. Ms. Chatzi? Yes. Mr. Bishman?

Yes.

Mr. Escher? Yes. Okay. Director's report?

We will be back. I believe the date was May 20. Hopefully, I got that date right. We have another item on the agenda.

Right. No Council Liaison Report tonight?

No, they were not able to make it tonight.

Okay. All right. May I have a motion to adjourn? Motion to adjourn. All in favor, aye. We are adjourned.