Full Document
. . MINUTES OF THE AVON LAKE PLANNING COMMISSION MEETING December 2, 2025 A regular meeting of the Avon Lake Planning Commission was called to order on December 2, 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, Director of Law Ebert, Public Works Director Liskovec, Community Development Director Eshom, and Planning & Zoning Manager LaRosa. APPROVAL OF MINUTES Mr. Haas moved, and Mr. Leitch seconded to approve the November 4, 2025, meeting minutes as presented. Motion carried (7-0). GENERAL CORRESPONDENCE & ANNOUNCEMENTS Recognition of Bob Haas for his years of service (2016-2025) on the Planning Commission and as Planning Commission Representative on the Historic Preservation Commission since 2019. Community Development Director Eshom recognized Mr. Haas for his years of service on the Planning Commission. He noted that Mr. Haas began serving in 2016, the same year Director Eshom started with the City, and credited Mr. Haas with elevating the way the Commission operates. He highlighted Mr. Haas's thoughtful questioning on cases and his leadership during difficult matters. Harbor Crest Townhouse Subdivision Final Landscape Plan. Director Eshom noted that part of the approval for Harbor Crest Townhouse Subdivision included a condition that a landscape plan be submitted. That plan has now been submitted and was included in the packet for the Commission's information; no action was required. Mr. Smith commented that in another development, landscaping around the parking areas was never installed as planned, and a fence was installed instead, which neighboring residents disliked. He asked that staff and administration closely monitor landscape installation at Harbor Crest and future developments, particularly where headlights from parking areas may shine into residences. COUNCIL REPORT Mr. Smith noted that Council approved the purchase agreement for the former power plant property: approximately 23 acres are intended for parkland, subject to certain conditions being met. As those conditions are satisfied, the Planning Commission can expect to see future activity related to the site. 1 December 2, 2025 Mr. Smith introduced Matthew Reynolds, Council Member-Elect, who was present in the audience. Mr. Smith announced that after becoming Council President effective January 151, Mr. Reynolds will assume the role of Planning Commission Council Representative. 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-25-19 Avon Lake Regional Water, Site Plan Approval for Administrative Building Expansion at 201 Miller Road. Applicable Code Section: 1214.06 Site Plans apply. Avon Lake Regional Water Director Rob Monroe and architect Graham Post of Sixmo Architecture were present and sworn in. Director Monroe explained that the existing administration building, constructed in 2003, contains approximately 6,000 square feet of office space and that staff are currently split between several locations due to space limitations, including properties at 90 and 92 Moore Road. The proposed expansion will add approximately 14,000 square feet, primarily to accommodate the growing customer service and engineering departments, provide additional training space, and plan for projected needs over the next 20-25 years. He noted that bringing staff together into a single, modem facility would improve operations and support workforce development, including partnerships with the Ohio EPA. Mr. Post described the design as a contemporary extension of the existing building, using brick, glass, and metal with trellis elements to add depth and interest. He highlighted an entrance tower inspired by Lake Erie lighthouses, featuring a "widow's walk" element that wilt act as a visual marker and beacon for visitors entering the site. The expansion includes a flexible board room and two training rooms separated by operable partitions, which can function as three separate rooms, one large training room plus a board room, or one combined event space. Director Monroe added that Avon Lake Regional Water hosts regional training events, often at no cost, and that the expanded space will continue to support those offerings for staff, bulk customers, and neighboring communities. He also noted that the project includes a fitness center to encourage employee health and to support recruitment and retention. In response to questions from Commissioners, Director Monroe stated that all positions being relocated to the expanded facility are currently based in Avon Lake, primarily at the Moore Road properties, and that those buildings are planned for demolition in connection with future water plant expansion once staff move into the addition. He confirmed that the existing drive-through payment window will be removed due to limited use, but that walk-in payments and a night-drop slot will remain. He anticipated at least three new hires in the next year, with longer-term growth planned particularly in engineering and customer service, and explained that the expanded board/training space will be used both for the Board of Municipal Utilities meetings and for regional training events. On financing, he explained that while final construction costs will not be known until bidding is complete, Avon Lake Regional Water is in a strong financial position, with no planned water or sanitary sewer rate increases in 2026 and the likely use of a combination of 2 December 2, 2025 .. . ,, cash and low-interest Ohio Water Development Authority financing, while maintaining some of the lowest water rates in Ohio. Commissioners complimented the architecture and the improved fac;ade along Miller Road, as well as the alignment of the project with the utility's upcoming centennial celebration in 2026, which is expected to include public events and an open house. Mr. Haas moved, and Mrs. Raymond seconded to approve Case No. CPC-25-19, Avon Lake Regional Water, site plan for an administrative building expansion at 201 Miller Road, contingent upon the applicant satisfying all outstanding engineering department comments identified in the engineering review letter dated November 24, 2025, and completing all stormwater pollution prevention plan requirements as noted in the SWPP checklist and referring the case to the Building Department for permits. Motion carried (7-0). Case No. CPC-25-20, Woodside Holdings LLC, Site Plan Approval for a Warehouse Addition at 32950 Pin Oak Parkway. Applicable Code Section: 1214.06 Site Plans apply. Architect John Reyes of Star Architectural Group, 46405 Telegraph Road, Amherst, and owner representative Mike Carson of 32950 Pin Oak Parkway were present and sworn. Mr. Reyes explained that the applicant proposes to extend the existing office/warehouse building with a 9,000 square foot warehouse addition on the east side. He stated that this expansion was envisioned in the original site plan and that the current proposal is a long-planned phase to increase storage capacity and address the operational needs of the existing tenant. The building has a 30-foot eave height, and the addition will match this height and utilize the same concrete masonry unit and insulated metal panel systems so that the facility will appear as a single, continuous building. Mr. Reyes further explained that the project includes an emergency access drive along the north side of the building to allow fire trucks to reach the rear and tum around without having to back out the full length of the drive. The configuration uses a "dead-end T" turnaround that meets applicable fire code standards. An additional fire hydrant will also be installed at the rear of the building. In response to questions from Mr. Smith, Mr. Reyes acknowledged that the turnaround extends toward the rear yards of homes on Rebecca Lane, which can make it appear like a stubbed street, but emphasized that the configuration is driven by fire access requirements and site constraints that make a full loop or cul-de-sac infeasible. He indicated that a solid fence and landscaping would be installed at the rear to buffer the neighboring residential lots. Mr. Carson testified that the building is occupied by two tenants and that the warehouse expansion is intended to serve one tenant's growing moving and storage business. He reported that the tenant recently acquired another moving and storage company in Lakewood and has already moved both materials and approximately five to ten employees into Avon Lake. He stated that the expansion will allow the tenant to keep its operations consolidated at this location and that, without the addition, the tenant would likely need to rent warehouse space elsewhere, potentially outside the city. In response to questions, he stated that he had no objections to addressing the items in the engineering review letter dated November 25, 2025, and that the civil engineer is already revising plans accordingly. Staff confirmed that any outstanding engineering and DRC comments will be verified during administrative permit review by the Building Department. 3 December 2, 2025 Mr. Haas moved, and Mr. Leitch seconded to approve Case No. CPC-25-20, Woodside Holdings, LLC, site plan for a 9,000 square foot warehouse addition at 32950 Pin Oak Parkway, contingent upon the applicant submitting revised civil plans addressing all comments from the Development Review Committee, including the KS Associates engineering review dated November 25, 2025, and upon final administrative approval of the revised plans, and referral of the case to the Building Department for permits .. Motion carried (7-0). Case No. CPC-25-15, Shire Glen Green Management LLC, Major Subdivision Preliminary Plat Approval for Matthew's Hollow Subdivision, located northeast of the Lear Road and Krebs Road intersection. Applicable Code Sections: 1214.05: Major Subdivision and 1238: Subdivision Design Standards apply. Engineer Kevin Hoffman of Polaris Engineering and Surveying, 34600 Chardon Road, Willoughby Hills, and developer Edward Pavicic, 1779 Granite Court, Westlake, were present and sworn. Mr. Hoffman explained that the applicant had previously appeared before the Commission with an earlier version of the subdivision layout and that the current plan reflects several revisions in response to staff and Commission feedback. The subdivision has been renamed from "Calvary Court" to "Matthew's Hollow Subdivision" in honor of Mr. Pavicic's late brother, Matthew. The total number oflots has been reduced from fourteen to thirteen, and a previously proposed flag lot along Lear Road has been eliminated. In its place, the stormwater management basin has been relocated to the comer near Lear Road. Several interior lots, including Sublots 5, 6, and 7, have been widened to improve their marketability, and Sublot 2 has been shortened so that its rear line aligns more closely with the rear of Sublots 3 and 4. Mr. Pavicic described the project as a small, high-end subdivision with custom homes anticipated in the approximately 3,400 to 4,000 square foot range, with a target price point around $1.2 million, and stated that his practice is to construct or restrict homes to a higher standard of materials and design than typical mass builders. He referenced upgraded siding, roofing, and window specifications and stated he would impose design restrictions to maintain consistent quality and valuation throughout the subdivision. Mr. Hoffman noted that a small wetland on the site, located near the comer of one of the interior lots, has been delineated and will not be impacted by the proposed improvements. He reiterated that the overall layout meets or exceeds lot size and design standards for the district. The majority of Commission discussion focused on Sublot 1 and the adjacent stormwater management basin. Director Eshom summarized written comments from Public Works Director John Liskovec and City Engineer Chris Howard, both of whom expressed reservations about placing the basin entirely within Sublot 1 under an easement. Their letters questioned the mechanism for ensuring that ownership and maintenance responsibilities for the basin are clearly shared among all subdivision property owners and, in the case of the City Engineer, recommended that the stormwater facility be placed in a separate block owned and maintained by the homeowners' association. Mr. Hoffman and Mr. Pavicic proposed instead that the basin be located within Sublot l, subject to a recorded stormwater management easement, with both the HOA and the owner of Sublet 1 carrying defined responsibilities for inspection and maintenance. Mr. Pavicic stated that, based on his experience in other communities, assigning basin land to a private lot while encumbering it with easements improves tax equity and maintenance accountability, avoids "orphan" common parcels, and provides the City a single property owner to contact if HOA 4 December 2, 2025 enforcement fails. Mr. Hoffman stated he is willing to place the full stonnwater inspection and maintenance agreement language directly on the final plat, making it easily accessible in the county records, and to include language allowing the City to enter, perform maintenance if necessary, and assess costs back to the subdivision. Commissioners expressed concern about moving forward with preliminary approval while Public Works and Engineering concerns remained unresolved. Several members indicated they were comfortable with the general subdivision layout and with the basin location but were not comfortable endorsing a legal and maintenance structure that staff had recommended against without further coordination and clarity. Questions were also raised about the City's process for tracking and enforcing retention basin maintenance citywide, and whether placing the basin in a separate block under HOA control would be more consistent with that practice. Law Director Gary Ebert stated that, from a legal drafting standpoint, either approach (block or easement on Sublot 1) could be made workable, but emphasized that there were still open questions raised in the staff review letters that needed to be addressed with Public Works, Engineering, and the Law Department. Director Eshom added that he had hoped to develop a consensus alternative with staff before the meeting, but was not able to do so given the remaining uncertainties. During the discussion, Mr. Pavicic raised a concern that Mr. Smith had previously represented him as an attorney in other development matters and suggested this might present a conflict of interest. Mr. Smith stated that he did not believe prior representation alone created a conflict, and noted that he had previously offered, at a work session, to step aside if the Commission felt it necessary. Law Director Ebert commented that, regardless of any perceived conflict, the outstanding technical and policy issues identified in the staff letters were sufficient on their own to warrant additional review before the Commission acted on the preliminary plat. After further discussion, and in light of both the unresolved staff comments and the applicant's desire to avoid a denial while these issues are being worked through, Mr. Pavicic requested that the case be tabled to the next meeting to allow time for his attorney, Matt Vola of Kohrman Jackson & Krantz to confer with the Law Director and city staff on basin ownership, maintenance obligations, and related engineering concerns. Mr. Haas moved, and Mr. Leitch seconded to table Case No. CPC-25-15, Matthew's Hollow Subdivision Preliminary Plat, and defer further consideration to a future Planning Commission meeting, anticipated to be on January 6, 2026. Motion carried (7-0). OTHER BUSINESS Planning Commission Meeting Schedule 2026 Chair Ma noted that holidays do not conflict with the proposed schedule for 2026 and that the regular schedule can be maintained. No objections were raised, and the Commission accepted the 2026 schedule as presented. GENERAL PUBLIC COMMENTS No general public comments were offered. 5 December 2, 2025 The next regular meeting of the Planning Commission is scheduled for Tuesday, January 6, 2026, at 7:00 p.m. ADJOURNMENT Mr. Haas moved, and Mrs. Raymond seconded to adjourn the meeting at 8:32 pm. Motion carried (7-0). anning Commi ssion Chairperson Ma 6 Recoroing Secretary Kelly La Rosa December 2, 2025