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Voters asked to expand use in industrial district
(by Sue Reid - February 24, 2010)
Voters asked to expand use in industrial district
By SUE REID
The determination as to whether it is appropriate to update uses within Solon's industrial warehouse district will be in the hands of voters May 4.
City Council approved an ordinance last week to submit to the electors the question of amending the permitted uses in the industrial warehouse district. It's based on a request submitted by Reit Management and Research LLC last summer, asking that the city to consider expanding the uses permitted within the I-1 industrial warehousing zoning classification.
Reit Management said the request was made to enhance the economic viability of the district. The company owns 90 percent of the property within the I-1 area.
Mayor Susan A. Drucker told representatives of Reit Management, who were in attendance during a public hearing, that she supports the rezoning.
She also said Ward 5 Councilman Lon D. Stolarsky did a tremendous job of fighting for his constituents. "It's very important we keep our residents protected," Mrs. Drucker said.
She said Reit Management still has its work cut out. "There are misunderstandings," Mrs. Drucker said, "and it's important residents develop trust. The education process must continue" both in Ward 5 and throughout the city.
The I-1 zoning classification is limited to the Naiman Parkway vicinity and is situated in close proximity to approximately 35 single-family homes, those being primarily located along the west side of Brainard Road. Currently, the district permits warehousing operations, distribution of certain goods and professional and business offices. Over the past several months, representatives from the city and Reit Management have met to explore the potential for expanding the uses that are permitted within this district.
For example, the definition of various levels of light industrial would be added, and other uses would be permitted per the ordinance, including printing and publishing and some types of transit-type businesses like limousine services. Council removed schools, such as colleges and universities, from the proposed language.
But some residents have expressed concern over the possibility of increased traffic and noise.
Jeannette Seminatore and Gregory Pizzino, of Brainard Road, appealed to Mrs. Drucker and council in letters that cited issues with the proposed amendment.
"There is an understanding that this new zoning will bring forth a large influx of traffic to this area," Ms. Seminatore said. "During rush hours, it takes unusually long for me to egress out of my residence. How long will it take me when the proposed zoning change takes effect?"
Mr. Pizzino expressed similar concern.
"By the very nature of manufacturing, you need more personnel to make your products," he said, "which increases the traffic." Mr. Pizzino also asked what would happen if Reit Management sold the property.
Bruce Rinker, the attorney representing Reit Management, said that it is the company's desire to upgrade the standards in this area. He said this process began about a year ago and Reit was aware from history that property owners on the west side of Brainard Road had concerns over adverse impacts.
"Our charge was to improve upon adverse impacts," Mr. Rinker said. "Since early July, we have spent time talking about this with the city and predominantly residents on Brainard Road. We recognize the significance of being good neighbors.
"Everything is objectively measurable," Mr. Rinker said. "You can do the math. The purpose (of the zoning change) is to lesson impacts and protect the integrity of nearby neighbors but use the commercial area in an effective way."
Mr. Rinker said the text changes have been fine-tuned to allow for more flexibility. Reit Management is trying to bring in uses that are better economically and attract more business, he said.
Mr. Stolarsky said he made it clear from day one that he would not entertain a proposal that would negatively impact residents.
In terms of traffic, Mr. Frankland said, currently the uses in the district generate more traffic then the proposed uses.
"The city's guiding principal throughout his process has been to consider the accommodation of certain additional lower intensity uses only if such uses are accompanied by a greater degree of protection for the adjacent property owners than exists under the current zoning classification," Mr. Frankland said.
Councilman Robert N. Pelunis said that Mr. Stolarsky and the planning department did a good job of protecting residents by minimizing adverse affects moving forward.
"This is good to both protect the residents and bring in quality businesses to the city," Mr. Pelunis said. "The proposal is very comprehensive and gives the city a lot of control in the long run.
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