August 16, 2016 Public Hearing
HARRISON TOWNSHIP TRUSTEE PUBLIC HEARING
August 16, 2016
PUBLIC HEARING CALL TO ORDER:
Vice-Chairman Joe DeFelice called the public hearing of August 16, 2016 to order at 6:30pm at the Harrison Township Building, 2746 Weigand Road, Lockbourne, Ohio. Attending were Trustee Joe DeFelice, Trustee Bill Welsh and Fiscal Officer MaryAnn Elliott. Also attending were Preston and Jennifer Vance, Craig Stevenson, Lisa Darnell, Lonnie and Gwen Marlowe, Keila Marlow, John Estep, R Michael and Cora Binion, Disey Lou Sweeney, Terry and Rodney Flanery. Trustee Doug Clark arrived at 6:55pm.
Mr. DeFelice read the Rules of Order for the meeting.
The Clerk read the recommendation of the Zoning Commission:
“Recommendation to accept the property in the Planned Business District with Modifications. The modifications are: to add fast growing trees and pine trees to the South. To have proper setbacks of retention pond. Signage to meet current zoning codes. Removal of existing houses and buildings by 6-1-17. Any current septic system be removed as required by EPA standards. Propane tanks supplying the existing homes be removed.”
The Clerk read the Legal Notice of Public Hearing as published in the Circleville Herald on July 28, 2016 and mailed to surrounding property owners.
“The Harrison Township Trustees will hold a public hearing to review and vote on a re-zoning recommendation from the Harrison Township Zoning Commission. The proposed rezoning was submitted by Preston and Jennifer Vance. The proposed amendment, if adopted, would have the following effects:
- Re-zone 26.831 acres (Parcel D1200030022300) located at 10858 E SR 762 from Farm Residential District to Planned Business.
- The proposed use of the subject property is for a Semi trailer repair business.
The hearing on this application will be held August 16, 2016 at 6:30pm at the Township Building, 2746 Weigand Road, Lockbourne, OH. At the conclusion of the hearing, the matter will be adopted, denied or accepted with changes by the Harrison Township Trustees.
The proposed plan will be available for public examination, by appointment, with the Harrison Township Zoning Inspector. All questions may be directed to the Zoning Inspector at 740-954-0270.”
Craig Stevenson from Harral and Stevenson presented the site plan. He stated that the property falls within the CEDA Land Use Plan Area and is designated for Flex Industrial. One of the intended uses for the Flex Industrial space was specifically for truck and trailer repair. The building size will be approximately 14,000 square feet. Sewage will be handled by an on-site treatment system. The water will be supplied by Earnhart-Hill’s line. ODOT has determined that the additional traffic flow is insignificant.
Preston Vance of Vance Transportation Services stated that this is a family business started in 1977 and merged with his business five years ago. He stated that his goal is to be the best neighbor possible.
Keila Marlowe referenced the Harrison Township Zoning Resolution and had the following concerns:
- 19.01 regarding the compatibility of this business with surrounding residents
- 19.05 noise levels, vibrations, odor, dust & smoke
She also asked about the requirements of licenses for businesses and stated that she believes that Vance Transportation does not have all licenses required by the State of Ohio and/or Pickaway County. Keila also asked about required taxes in a planned business area and asked if they are applying all taxes correctly.
Cora Binion stated her concerns about air quality and the effect of vehicles on the health of residents. She is concerned about the trucks idling and asked how long they will be idling at the business.
Lonnie Marlowe stated that if this rezoning is approved he would like to rezone his property commercial and put a business there.
Lisa Darnell asked for the hours of operation for the business and overtime. She asked if there will be trees added and if the back portion of the property will still be farmed.
Rodney Flanery is concerned about what this will do to his property values.
Gwen Marlowe is concerned about fire. Vance had a fire which destroyed his business in Columbus and she is concerned about this business burning down as it is beside her property.
Disey Sweeney asked if this business adjoins her property. It does not adjoin her property.
Mr. DeFelice explained that this address is in the Flex Industrial portion of the North Gate Alliance Land Use Plan. One of the recommended appropriate businesses for this area is a truck repair business, so it definitely is compatible with this plan for this area.
Mr. DeFelice asked Preston and Jennifer Vance if they had all required licenses. They replied that they do. Mr. Welsh stated the Trustees are responsible to determine whether or not this property is to be re-zoned. It is not the responsibility of the Trustees to verify business licenses.
Mr. Vance stated that the hours of operation are Monday through Friday 8am to 4:30pm. He also stated that once the trailers are moved to be worked on there will not be vehicles idling. They will not be moving trailers all day. Once a trailer is moved in, it will be there for a couple of hours or more. All mechanical work will be done inside the shop area.
Mr. DeFelice asked Craig Stevenson if Disey Sweeney’s property is adjacent to the business. He stated it is not.
Mr. Welsh answered regarding the fire protection. This business would have the same fire protection that all properties have. The fact that Mr. Vance has had a fire at a previous business cannot be taken into consideration.
Mr. Welsh also addressed the property value concern. The Trustees have no way to determine what property values are now or will be in the future and what will cause them to change.
Mr. DeFelice referred to the Zoning Resolution, Section 19.05 A. regarding noise. Because the business is to be located on State Route 762 which has major semi-truck traffic, the noise level is high and it is doubtful that the business noise will be louder than a semi-truck on the road or an airplane overhead.
Mr. DeFelice asked Craig Stevenson to explain the dustless lot and how dust will be kept down. Craig stated that angular #57 stone will be used on the top two inches of the unpaved lot. This is considered “dustless.” The entrance and front parking lot will be paved.
A RESOLUTION TO ACCEPT THE RECOMMENDATION FROM THE ZONING COMMISSION TO RE-ZONE 26.831 ACRES (PARCEL D1200030022300) LOCATED AT 10858 E SR 762 FROM FARM RESIDENTIAL DISTRICT TO PLANNED BUSINESS WITH THE FOLLOWING MODIFICATIONS:
- ADD FAST GROWING TREES AND PINE TREES TO THE SOUTH
- HAVE PROPER SETBACKS OF THE RETENTION POND
- ALL SIGNAGE MUST MEET CURRENT ZONING CODES
- EXISTING HOUSES MUST BE REMOVED BY JUNE 1, 2017
- CURRENT SEPTIC SYSTEM MUST BE REMOVED AS REQUIRED BY EPA STANDARDS
- PROPANE TANKS SUPPLYING THE EXISTING HOMES MUST BE REMOVED
Mr. DeFelice made the motion and it was seconded by Mr. Welsh. The Trustees voted as follows:
Mr. DeFelice: Yes, based upon our obligation as stated in the Future Land Use Plan that was adopted by the Harrison Township Trustees, the County of Pickaway, Village of Ashville and Village of South Bloomfield in 2013.
Mr. Welsh: Yes, based upon our obligation to uphold the Future Land Use Plan.
Mr. Clark: Abstained as he was not present for most of the hearing.
Resolution 16-57 was approved.
With no further comments and all scheduled matters attended to, Mr. DeFelice moved and Mr. Welsh seconded the motion to adjourn the August 16, 2016 Public Hearing. All were in favor and the meeting was adjourned at 7:15pm.