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MINUTES OF THE AVON LAKE PLANNING COMMISSION MEETING November 4, 2025 A regular meeting of the Avon Lake Planning Commission was called to order on November 4, 2025, at 7:00 P.M. in Council Chambers with Chairperson Ma presiding. ROLL CALL Present for roll call were Mr. Haas, Dr. Ma, Mr. Leitch, Mr. Orille, Mrs. Raymond, Mr. Smith, Mayor Spaetzel, Director of Law Ebert, City Engineer Howard, Community Development Director Esborn, and Planning & Zoning Manager LaRosa. APPROVAL OF MINUTES Mayor Spaetzel moved, and Mr. Haas seconded to approve the October 7, 2025, meeting minutes as presented. Motion carried (7-0). Mr. Haas moved, Mayor Spaetzel seconded to approve the October 7, 2025, Work Session minutes as presented. Motion carried (7-0). GENERAL CORRESPONDENCE & ANNOUNCEMENTS There were no announcements or correspondence presented. COUNCIL REPORT Mr. Smith reported that the rezoning on Moore Road is on its third reading and that no opposition has been reported. SWEARING IN PUBLIC COMMENTERS Director of Law Ebert swore in applicants and members of the audience who plan to speak to items on the agenda. NEW CASES Case No. CPC-25-17, Pulte Homes of Ohio, LLC, Major Subdivision, Improvement Plan for Harbor Crest Townhouse Subdivision No. 1 located at the southeast corner of Walker Road and Avon Belden Road (State Route 83). Mr. Jim Sayler of the Henry G. Reitz Engineering Company, accompanied by Keith Filipkowski of Pulte Homes, presented Phase 1 Improvement Plans for Harbor Crest, noting that the submittal is consistent with the approved Preliminary Plat. He explained that the drawings incorporate two Planning Commission directives from the earlier review: the site exit has been realigned to sit opposite the Huntington Bank entrance, and a dedicated left turn lane has been added on Avon Belden Road (SR 83). Departmental review was conducted through OpenGov, and the applicant has uploaded fire apparatus turning simulations for staff reference. Mr. Sayler reported that 1 November 4, 2025 comments from Engineering and Avon Lake Regional Water (ALRW) were minor and confirmed the team’s commitment to address all items before the pre-construction conference. During public comment, William Zimmerman of Avon Lake asked about a proposed TIF affecting the area. Director Esborn clarified that the Harbor Crest/Sandridge incentive district TIF encompasses both sides of SR 83, with a public hearing scheduled at City Council on Monday, November 10, and an anticipated ordinance vote on December 15. Any TIF revenues would be used for public infrastructure improvements at SR 83 and Walker Road and would not be directed to the private developer. Commission discussion focused on several design and process points. First, there was consensus to relocate the visitor parking spaces farther into the subdivision, away from SR 83, for safety and better usability; the applicant agreed to revise the plans accordingly. Second, regarding buffering and setbacks along the commercial edges, Mr. Sayler explained that two 20-foot strips will be conveyed to the adjoining commercial parcels through approved administrative lot splits (now in process) to avoid creating nonconformities following the rezoning; the plans reflect the final property lines as they will exist after the transfers. The applicant confirmed that fire-turning templates have been submitted and that remaining plan edits in response to Engineering and ALRW are underway. On landscaping, Director Esborn noted that while detailed landscape plans have historically accompanied general development plans or Preliminary Plats, especially for PUDs, the current code does not require them at the Improvement Plan stage; nonetheless, the applicant will submit a full landscape plan for staff review, and prospective 2026 code updates may formalize that requirement. Finally, Mr. Sayler outlined phasing and traffic: the internal streets will be privately owned, and Phase 2 is projected to follow Phase | by approximately nine to twelve months, subject to market conditions. Mr. Haas moved, and Mrs. Raymond seconded to recommend to the City Council that Case No. CPC-25-17, submitted by Pulte Homes of Ohio LLC, Major Subdivision Improvement Plan for Harbor Crest Townhouse Subdivision No. 1, be approved, finding that the proposed subdivision complies with applicable zoning and subdivision regulations and serves the public interest, and subject to: 1. Review and approval of All Engineering Department comments, including relocating the visitor parking spaces away from SR 83 and further into the subdivision; 2. ALRW review and approval of submitted plans and notes; and 3. Submission of a landscape plan for Community Development Department review and approval. Motion carried (7-0). Case No. CPC-25-18, Pulte Homes of Ohio, LLC, Major Subdivision, Improvement Plan for Harbor Crest Townhouse Subdivision No. 2 located at the southeast corner of Walker Road and Avon Belden Road (State Route 83). Mr. Jim Sayler of the Henry G. Reitz Engineering Company and Keith Filipkowski of Pulte Homes presented the companion submittal for Phase 2 of the Harbor Crest Townhouse Subdivision. Mr. Sayler explained that this phase follows directly from the approved Phase 1 Improvement Plans and will complete the overall site development. Mr. Sayler acknowledged that the applicant has reviewed and agrees to address all Engineering Department comments and noted one additional item from Avon Lake Regional Water (ALRW) received after the meeting packet was distributed, specifically that the tapping sleeve and valve at Walker Road must be installed by ALRW crews 2 November 4, 2025 rather than by the contractor. The applicant will revise the plans accordingly. During the Commission discussion, several design and implementation details were reviewed. Regarding entry features and signage at Walker Road and Audry Lane, the applicant described plans for stone columns and decorative wrought iron fencing to define the entrance, with the Avon Belden Roadside of the project expected to receive a more prominent monument sign. These elements will be detailed in the forthcoming landscape plans and permitted separately through the zoning process. No variances are anticipated. Regarding architecture, Mr. Filipkowski confirmed that the building designs remain consistent with the conceptual renderings presented during the rezoning process but have been refined to include greater variation in color, materials, and garage treatments, thereby enhancing the overall streetscape. Addressing phasing and timing, Mr. Sayler stated that initial earthwork for the entire site, along with installation of the sanitary sewer connection from Walker Road, will occur in conjunction with Phase | to ensure proper grading and utility service. Paving and vertical construction for Phase 2 are expected to start the following spring, depending on market conditions. Regarding stormwater management during construction, Mr. Sayler explained that most runoff from Phase 2 will be diverted into the Phase 1 detention basin, which was designed with sufficient capacity. A smaller water quality basin near Walker Road will be installed as needed, and additional inlets may be added along the tree lawn to improve drainage. The applicant agreed to evaluate temporary grading or diversion measures to minimize water flow toward Walker Road during interim construction phases. Mr. Haas moved, and Mr. Leitch seconded to recommend to the City Council that Case No. CPC- 25-18, submitted by Pulte Homes of Ohio LLC, Major Subdivision Improvement Plan for Harbor Crest Townhouse Subdivision No. 2, be approved, finding that the proposed subdivision complies with applicable zoning and subdivision regulations and serves the public interest, and subject to: 1. Review and approval of all Engineering Department comments, including a water diversion/management plan coordinating Phase | and Phase 2 during construction; 2. ALRW review and approval of submitted plans and notes, including ALRW installation of the tapping sleeve and valve at Walker Road; and 3. Submission of a landscape plan for Community Development Department review and approval. Motion carried (7-0). OTHER BUSINESS The appointment of a Historic Preservation Commission representative. Mr. Smith moved, and Mr. Haas seconded to appoint Christine Raymond as the Planning Commission representative to the Historic Preservation Commission. Motion carried (7-0). GENERAL PUBLIC COMMENTS During public comment, William Zimmerman of Avon Lake addressed the Commission regarding an online real estate listing that had recently been removed from LoopNet and attributed to Avison Young. He expressed concern over statements within the listing that appeared to reference 3 November 4, 2025 demolition and remediation work at the former power plant site, as well as a proposed “overlay” and a conceptual master plan showing the property divided into three parcels. Zimmerman questioned whether these materials reflected any formal plans or agreements involving the City and voiced apprehension that subdividing the property could allow selective redevelopment of less contaminated areas, leaving more complex remediation issues unresolved. He also raised questions about responsibility for submerged land leases and the potential environmental risks associated with disturbing long-accumulated sediments. Zimmerman requested that related public records be made available and asked which City entity is responsible for monitoring such external communications about the site. In response, Director Esborn clarified that the Planning Commission has not reviewed any cases about the power plant property and that the City was not involved in preparing or approving the private real estate listing. Mr. Esborn noted that staff would review the materials Mr. Zimmerman shared and ensure that any public records requests are processed through the appropriate channels. ADJOURNMENT Mr. Leitch moved, and Mrs. Raymond seconded to adjourn the meeting at 7:48 p.m. Motion carried (7-0). anning Commission Recording Secretary Chairperson Ma Kelly La Rosa 4 November 4, 2025