Planning Commission - Regular Meeting

Call this meetings this evening's meeting in the planning commission to order. Please stand for 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. Roll call, please. Mrs. Clancy, here. Mr. Wagner, here. Mrs. Trepto, here. Mr. Basik, here. Mr. to Kuliaak. By the way, he just emailed me and he's about 10 minutes out, just so you know.

Okay. Um, do I have any uh motions on the minutes from the 11:2525 meeting? Doesn't matter. I'll make a motion to approve uh meeting minutes from November 25th, 2025, PC1 112525. I second. It's been moved and seconded that we approve the minutes PC 112525. Any discussion? Roll call, please. Mrs. Clancy, yes. Mr. Wagner, yes. Mrs. Shrepa, yes.

Mr. Basic. Yes. Any old business, Zach? No, sir. Thank you. New business PC 2025-029.

Thank you. Um, so this application is at 8:16 Seasons Road. Uh, property is just about 3 acres and zoned I2 Industrial. It's also located in the Mudbrook uh, Wetland and Stream Setback overlay. And this is for a site plan approval and variance. Uh so this site uh existing that might look familiar from a couple years ago to some of you. Um on the site there's approximately 1,600 foot building and then a 3600 square foot storage building which was approved back in 2023. Um there are wetlands on the property. Some were mitigated in this area the last time. Uh there's a category 1 wetland uh right behind it that will be removed for for this project and there's a category 2 wetland um this is on the east side of the property that will remain and there is a setback requirement for that wetland that they need a variance from. So the site plan um the proposed building same same exact uh configuration as the last one 3600 square ft. It will be 20 ft from the west property line which is at the bottom of the screen uh 90 ft from the east property line and then 30 ft from the wetland. Uh category 2 wetlands in this overlay require 50ft setback. Uh but that also includes any impervious area. So that includes the gravel uh parking area which is approximately 5 feet from the wetland. So they're requesting a variance of 45 ft from that setback and renderings of the building and existing site. This rendering kind of gives you an idea of where that wet line is located and what it will look like.

Yeah, that's all I have. I'll leave this up for review, but happy to answer any questions. I assume the purpose is for business expansion building.

Are you from the project? Do do you want to say anything or if you do, you'll have to come up here. Yeah. and turn that on. And then state your name and address. Push it again. There you go. Oh, there you go. Uh, I am Adam Froman, uh, 4284 Brook Point Circle here in Stow. Uh, that's our home address. Um, before you go, you swear that what you're about to say will be the truth? Yes.

Very good. Go ahead. Um, as far as the building, uh, you had a question about what it would be used for. Uh, it's basically, uh, used for small business, heated storage for contractors and warehouse space. Um, Green Oasis, which I own. Uh, our premises, we're going to actually move backwards into that space. Uh, we do take up a a good portion of the buildings now. Um, we do have a couple renters in a couple of the spaces of the building. Um, the new building will not be seen from the road. It's hidden. uh behind one of the current ones. Um it'll look exactly like uh the the other ones on the property. So the same colors and all that. So um Yep. So that's on the building end of things.

Okay. Any questions? So you were in front of us in 2023 and it was again another wetland situation and you guys were so gracious and you went back and took another look at the plans and you came back in front of us and at that time you did not request any variances. Yeah, we didn't need a variance the last time.

Is there anything you can do with this to take another look at it so that we're not interfering with the wetlands? Um we actually did um the the problem is whatever we do if we were to put a pro uh building along the property line the the um the parking area still will encroach in on that wetland that 50 foot setback. Um so whatever we do literally it's it's so far in I mean we can probably put a driveway in there and that's about it. So with that that we've already uh the very first building we actually got a variance from you guys from the city uh to build the very first one because there was wetlands on there. Um and um the thing with this property is back in the 50s there was a ranch house on it. It was a farm. um the house was ripped down and then trees grew up and you know the low spots depressions in in that area you know there's there's plants in the area that make it a wetland. So it's not it doesn't connect up with anything. It's literally just depressions that are low. Um yeah. So the cat one or that the easterly most wetland is actually was it's a cat one cat two which is a gray which they bring it up to a two. So it's not, you know, an extreme too, but because of this it's that gray area, that's what it's up to that too. So, um, yeah, we we definitely worked with Envirro Science to to do what we could. Um, there is wetland that goes on that Easter property line there all the way down to a certain point and then it goes, you know, then it's not a wetland. So um but uh we did do we did apply uh for the mitigation of the wetlands to the Army Corps of Engineers

and they actually approved it. So we actually have the permit to fill in the wetland area that would be um affected by those areas right there. So we already did that portion of it. Um we're just we were just a little bit slowed down in this city. We had little things that we couldn't get to here. So, um, but, uh, yeah. So, um, yeah, we definitely did what we could to, you know, try to work with the wetland. We want to keep that easterly wetland, you know, as much as we can. Um, we're not trying to fill in everything, you know, we just want to use the land. I mean, without this, we can't use the land. So, um, it just unfortunately kind of shoots out and then goes back in. So, um I don't know if we there's any pictures of it. It literally just looks like a forested area. That's all it is. So,

any other questions? Which building is the one that you did get approved for in that picture? Is that Can you point that out? Can the building from 2023? Yeah. Uh the storage building here and Okay. Okay. So, roughly it would be turned 90° along that property line, moved up toward Cat 2 wetland or No, is it going to be the same direction? It's the same direction. Same direction.

Yeah. Yeah. The problem is is that uh like I said, the parking lot is always going to be the problem because uh to be able to get trailers and trucks and anything kind of large in and out of there, it's it's impossible without encroaching in that well. I mean, you can put the building there, but you're not going to have a parking lot. you're not going to have the driving drivable space. So, um that that's that's the issue um for the most part. Okay. So, any other questions? Jamie, was there any input? No, I didn't hear any. Thank you. All right. Can is there a motion?

I'll make a motion. um to approve P application PC25-029 is the 816 Seasons Road um as presented. Second. It's been moved and seconded that uh we approve the uh application. Any other comments? Roll call, please. Mrs. Clancy due to the 1155 66 wetland setback standards. No,

Mr. Wagner. Yes. Hold on a second. I'm sorry. I did a motion, but it didn't pull up a vote. I tried to do a roll call. Sorry. Mr. Wagner. Yes. Mrs. Chapo. Yes. Mr. Basic. Yes. Then I'm not going to call on you, Mr. Duliaak. Motion carries. Uh, next item, please.

Thank you. As a reminder, that's a recommendation. So, that'll go to council in January. All right. Um item PC25-36. Uh saw this one a few months ago. This is for a reasonzoning at 3605 and 3625 Marsh Road. That's zoned R2. They are requesting to reszone to C2 limited retail which under the new code uh it will be incorporated in as a C1 district. Um so council denied the reasonzoning uh November 6. They had concerns about the um about the types of uses that were permitted under a C4 district and its proximity to residential. So they um denied it and they spoke to the applicant recommended that they apply more so for a C1 zoning under the code which um under existing they could propose to reszone to either an RB or C2 district to be incorporated into the C1. Uh the C1 district um it's the neighborhood commercial district. Uh intent is to provide small-scale commercial uses along arterial streets and residential areas, encourage adaptive reuse of existing residential structures, support mixeduse development with ground floor business and upper story residents um and ensure that new construction complements the neighborhood and include pedestrian friendly features and landscaping to enhance visual appeal. Uh their intent of this resoning is just to open up for more opportunities. um they want I think their intent is to open up for office medical office types. So the C1 district under the new code still accomplishes that. Um so the existing property has two 16 unit

buildings uh most previously used for assisted living facility and the comprehensive plan designates this as a medium density residential district. Um, so yeah, it's the existing situation or existing conditions on the property. Just showing those building locations. Um, this I think this works out a little bit better for the property. Um, under the C4 zoning requires an 80 foot building setback. The nearest building is 40T, which is what the C2 permits, as well as the C1. So, uh, fixes that issue. But um yeah, anyways, this is all I have for this review. Um plan commission recommended approval of the C4 resoning last time. Um yeah, happy to answer any questions.

Is the intended use of this to redevelop this property or is it to remarket it for for re release or sale? Can you come? I'm sorry. Sorry. and state your turn it on. State your name and address. Sure. Uh Patrick Powers with Papis Realy. Um business address is 3275 Kent Road in Stow. And do you swear that what you're about to say will be the truth? I do. Very good. Go ahead.

Yeah. Um so to answer your question, um the purpose of this would be to open it they're looking we're marketing it currently for lease. Um, and we're looking to open it up to medical offices, um, you know, facilities that could maybe repurpose this building. Um, otherwise, we just have two buildings that are used, you know, for assisted living or that were used for assisted living, which also needs, you know, uh, conditional approval, um, if we do get an occupant. So, we're looking to open it up to a variety of uses, not to redevelop. It's not even for sale currently. I also br brought a brochure if I can leave it with you guys if you want to look at it, but um happy to answer any other questions you might have.

Any other questions? Um so, Zach, under the conditional uses, it mentions um regional healthc care center. Does that fall under medical offices? Yeah. Um under the new code or existing code?

Uh no medical office there's a separate use category which is a permitted use. So the in the C2 district under the current code um really only permitted by right uses are retail office and personal services. office would be another potential use for it too.

Personal services, our salons, um tattoo parlors, things like that. Nail salons. Um but yeah, retail office and personal service are the only permitted uses by right. So, by approving it to a C2, when the new zoning code goes into place, it'll automatically be reclassified as a Z1 as a C1. They don't have to come back to ask for another correct. Okay. And that would allow them to do medical offices and do a little broader Yep. scope of of Okay.

Okay. The C1 district in the new code was built out to be, you know, close to residential property, so it's less intensive commercial uses. Anything else, Jamie? Any comments? No. Thank you. All right. Thank you. Thank you. Is there a motion?

I move to approve PC 2025-036 uh zoning map amendment for 3625 Marsh Road. My second. It's been moved and seconded that we approve uh PC25-36. Uh any other discussion? Roll call, please. Mrs. Clancy, Mr. Wagner. Uh yes. Mrs. Chupto, yes. Mr. Basic. Yes. Mr. Duliaak.

Yes. Motion carries. Any other business? No business, but uh just a discussion on the zoning code update. You guys don't have to stay for this, but uh um you didn't want me to win, huh? You didn't want me to win 61. Um just want to let everyone know that. Yes. Sure. Okay. Yeah, I appreciate it. Thank you.

Uh so the zoning code was adopted on December 4th. So, thank you everyone. Um, they did make some amendments, so I just want to go over what some of those are. Um, I think we'll need to come back through and try and fix those actually. Um, so one amendment they made is that they changed the limited permitted uses to conditional use. Uh, that was for duplexes, triplexes, quadplex, and town homes. Uh, those were limited permitted, meaning they were permitted by right in certain locations. Those were along uh Kent Road, Daryl Road, Fish Creek, Graham, Stow, Hudson, and Norton Road. Just you along the major corridors where there's uh where those existing uses are currently located. And also uh if they are within this is from existing code, if they are within 300 ft of two or more existing u similar dwellings on the same street or a non-residential district or dwelling. Um, so that's where they were permitted by right in those areas. So, council amended that so that they're just conditional now, which is how the code is currently. Um, another amendment they made was uh we took out the maximum density of six units per acre for multifamily. Uh, they put that back in. Uh, that does create some issues with especially with mixed use development that the code allows for now. Uh it's also inconsistent with some of the existing multif family developments we have. Um so if somebody wants to do a mixed use development on a smaller lot, you know, commercial on the ground floor, uh apartments up above, especially on a smaller lot, even half an acre, uh that becomes pretty prohibitive to do at six units per acre. So we're going to work on correcting that. either in slightly increasing that density or just allow that or just remove it in that in the

mixed use overlay. So, we're gonna we'll probably come back through after the code is effective on February 9th. Uh talk to plan commission about that and how you guys want to change that. If you have any ideas beforehand, just let us know. Um yeah, we'll we'll come back through and try to make that amendment to fix that. Uh for the cannabis uh setback, the only change that they made was that they changed the setback from schools, places of worship, libraries, playgrounds, and parks from 500 ft to 1,000 ft. Yeah. Um residential setback uh still not in this just a setback from those uses. Uh but all the other regulations remain one dispensary permitted in Stow. Uh it has to be a mile from from one another. No drive-thru or outdoor storage is permitted either. Um something else I think we're going to have to come back and try fix is that they took out these modification standards in the minor plan development overlay. Uh which kind of eliminates the purpose of the overlay. Um so the minor plan development overlay is meant for projects that are are uh mostly under 10 acres. Uh the way it works is you have you create your own overlay based on the project that you want to do. So the base district regulations still remain. So if you want to put something on like an R2 property that doesn't work well for your project, you can apply for this overlay and kind of write in your own regulations and apply for modifications. So example um uh one example is if you want to do a a u mixeduse building

on a on a site, it could be four to five stories, you know, ground floor retail uh apartments up above. um they might need modifications from the code which could be reduced setbacks, uh reduced parking, increase in the building height requirements. Um so to build that into the overlay, there were certain modifications that they have to provide to the city as a benefit to the city. Uh so those included they could make the buildings um environmentally sustainable through an a lead certification. Um, if they're doing residential, they they have the option of doing a certain percentage of the units as affordable units. Um, same thing for accessible design, they could do a certain percentage of the units that were accessible. And there's an other category where if they didn't want to try those, they could do some other they could propose a different modification standard that they would adhere to, which could be anything. It could be going above and beyond the landscape requirements, you know, um it could be, you know, committing to a larger buffet area. Um, you know, better lighting, whatever it could be. Uh, providing park space, playground space, whatever it could be. So, we left that in there to be flexible. Uh, council decided for some reason to take this out, which is a big part of that overlay. So, we're going to come back and try to fix that as well. I don't know. Um I wish I could provide more information.

Yeah. Um I wish I could tell I I don't know if they completely understood the uh the purpose or how this overlay works. Um yeah, I thought I explained What's that?

So I, you know, I guess, you know, without this, they can still apply for the overlay, but then they wouldn't have to meet any of these standards anymore. Yeah, that's what I'm trying to understand. Yeah. Yeah. Well, no, this is not the mixed use over. We should have our mics on when we're talking.

Uh yeah, this is not the mixed use overlay in this area. This is a minor plane development. So, this type of overlay, they it could apply to anything. uh that could apply to residential property, commercial type of use or or even industrial. You know, if it's if it's something that doesn't work for the development, this is just another option that they have for flexibility in the code. So, yeah. So, it's taken out um a big part of that overlay. So, we're going to come back in early next year and try to fix that. Yeah. Other than that, uh there's a couple other there's a they made modifications like beekeeping and there's a the non-conforming stuff, but that's not too much of an issue. So, just want to let you know,

okay, you guys will probably see that early next year. Uh but it was adopted. Still got work to do to update the fee schedule and applications manual, but I appreciate it. Thank you. Thank you. I would like to go on record thanking Lynn for her service for the planning commission. Uh I've enjoyed working with her even in our times when the whole world was against us. But

but she's been valuable and a big a big asset to the commission and we owe her thanks. Yep. Agreed. Lynn, thank you. I think you're the you're the longest serving member we have. So, yeah, really appreciate it.

Your first meeting was my first meeting. So, but yeah, we appreciate your service. Thank you. Thank you. Uh motion for adjournment. What? I motion for adjournment. Second. Moved to a second. We adjourn. All in favor signal.