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Master plan in line for more intense review
(by Sue Reid - June 04, 2009)
Master plan in line for more intense review
By SUE REID
Solon's first master plan in over three decades, which was released in February, should be vetted and discussed throughout the city, Councilman Lon D. Stolarsky said last week.
His comments were part of a discussion among planning commission members. They shared their thoughts on the plan's first installment presented by city Planner Robert S. Frankland during a recent work session of City Council. The plan addresses the importance of redevelopment in the central retail district, which is the core center of the city along SOM Center (Route 91), Aurora (Route 43) and Solon roads.
In the plan, Mr. Frankland recommended planned-unit developments as a tool with the four core centers. He also called for a complete tear-down and rebuild of three of the four shopping centers. They are the Solar Shopping Center at the southeast corner of Aurora and SOM Center roads, the Solon Square Shopping Center on Aurora Road and the SOM Centre plaza on SOM Center Road. Only facade changes are recommended for Uptown Solon on Kruse Drive.
Mr. Stolarsky, who chairs the planning commission, said the plan, which will be released in installments, is an important tool as Solon looks to its future.
Commission member William M. Mazur said he is supportive of the master plan and believes it's important to be cognizant of zoning changes as they affect residential areas, especially the western side of SOM Center Road.
That concern also was brought up by City Council members, Mr. Frankland said.
Office zoning is being proposed on SOM Center Road, from Baldwin Road heading south toward Inwood Road.
"We need to look closely at that," Mr. Frankland said. "Obviously, we don't want the impact on the residential property owners further to the west."
"We need to be receptive to concerns of residents," Mr. Mazur said.
Commission member George K. Hrabak said with regards to the redevelopment of the SOM Centre Plaza where Sears Grand and Marcs are located, there is not much distance between the rear of the building and the residential area. He said he would encourage the plan to call for appropriate buffers.
"Anytime you have commercial or nonresidential zoning abutting residential zoning, you have to be concerned what type of buffering and setback requirements you have from residential uses," Mr. Frankland said. Specifically for the SOM Centre Plaza, council asked for something greater than 40-foot setback than he recommended, he said. "The illustration I showed was substantially more than 40 feet."
With regards to the PUD, Mr. Frankland told the commission it would be a "great tool" to have on the books. A planned-unit development was put together for the Coral project and placed on the ballot, but was removed when developers pulled out. "PUDs are ultimately devised for each site that it would be located," he said. The PUD devised for the Coral project would be different from one for the Solar site, he said.
Commission member Roger C. Newberry said the master plan is something that the city can go back to when someone asks to do something, as opposed to "shoehorn projects in zoning classifications. "It will guide us as we move forward" with rezoning.
Mr. Newberry said he is looking forward to seeing it all come together.
Mr. Frankland said a master plan is an "exercise in futility" if it is not implemented. "That's the challenge facing every master plan," he said. "It's important to have buy-in from community and buy-in from decision-makers," which is the mayor and council, he said.
"This council and mayor want to make land-use decisions based on the master plan," Mr. Frankland said. "They have the will to do it, and that's the most important thing.
"All in all, it's best for the community that we are proceeding from one consistent plan and driving toward consistent goal." Mr. Frankland noted that a master plan is not an "inflexible document.
"Generally, you should ask the question every time you're making a land-use decision, 'Is that in compliance with the master plan?'"
But in general, Mr. Frankland said, the successful implementation of a master plan takes a community commitment.
"If anyone will commit to implementing a master plan, it's Solon," Mr. Frankland said.
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