LUCAS COUNTY

PLAN COMMISSION

REPORT

July 22, 2020

Toledo-Lucas County Plan Commissions One Government Center, Suite 1620, Toledo, OH 43604

Phone 419-245-1200, FAX 419-936-3730

MEMBERS OF THE TOLEDO-LUCAS COUNTY PLAN COMMISSIONS

TOLEDO CITY PLAN COMMISSION LUCAS COUNTY PLANNING COMMISSION

KEN FALLOWS DON MEWHORT (Chairman) (Chairman)

ERIC GROSSWILER MICHAEL W. DUCEY

(Vice Chairman) (Vice Chairman)

BRANDON REHKOPF TINA SKELDON WOZNIAK (County Commissioner) JOHN ESCOBAR PETER GERKEN (County Commissioner) GARY L. BYERS (County Commissioner)

KEITH G. EARLEY KEN FALLOWS MEGAN MALCZEWSKI BRANDON REHKOPF JOSHUA HUGHES

THOMAS C. GIBBONS, SECRETARY

LISA COTTRELL, ADMINISTRATOR

TOLEDO-LUCAS COUNTY PLAN COMMISSIONS APPLICATION DEADLINE, AGENDA, STAFF REPORT AND HEARING

SCHEDULE - 2020

APPLICATION DEADLINE*

AGENDA SET

STAFF REPORT

DISTRIBUTED

HEARING DATE

CITY PLAN COMMISSION (HEARINGS BEGIN AT 2PM)

November 25 December 20 December 27 January 9

December 30 January 27 January 31 February 13

January 27 February 24 February 28 March 12

February 24 March 23 March 27 April 9

March 30 April 20 April 24 May 14

April 27 May 25 May 29 June 11

May 25 June 22 June 26 July 9

June 29 July 20 July 24 August 13

July 27 August 24 August 28 September 10

August 24 September 21 September 25 October 8

September 21 October 19 October 23 November 5**

October 19 November 16 November 20 December 3**

COUNTY PLANNING COMMISSION (HEARINGS BEGIN AT 9AM)

December 9 January 6 January 10 January 22

January 13 February 10 February 14 February 26

February 10 March 9 March 13 March 25

March 11 April 8 April 10 April 22

April 13 May 11 May 15 May 27

May 11 June 8 June 12 June 24

June 8 July 6 July 10 July 22

July 13 August 10 August 14 August 26

August 10 September 7 September 11 September 23

September 14 October 12 October 16 October 28

October 5 November 2 November 6 November 18**

November 2 November 30 December 4 December 16**

* County deadlines are for Preliminary Drawings ** Date shifts are due to holidays

TCG/tg: 8/23/19

Conversion Table Toledo Zoning Code Update - Zoning District Designations

Existing District New District Effective June 6, 2004

R-A, Single Family R-B, Single Family

RS12, Single Dwelling

R-1, Single Family RS9, Single Dwelling R-2, Single Family RS6, Single Dwelling R-3, Two Family RD6, Duplex R-2A, Restricted Multi Family RM12, Multi Dwelling None RM24, Multi Dwelling R-4, Multi Family R-4A, Multi Family R-5, Multi Family

RM36, Multi Dwelling

R-MH, Manufactured Home RMH, Manufactured Housing Park Commercial Districts

C-1, Neighborhood N-MX, Neighborhood Mixed Use

CN, Neighborhood

C-2, Restricted Office C-7, Office Park

CO, Office

C-6-HS Redevelopment - Heritage South* C-6-LA, Redevelopment - Lagrange*

CS, Storefront

C-MX, Community Mixed Use CM, Mixed Use C-3, Commercial CR, Regional

C-4, Shopping Center CR-SO, Regional - Shopping Ctr. Sign Overlay

C-5, Central Business District CD, Downtown Industrial District

M-1, Restricted Industrial IL, Limited Industrial M-2, Industrial M-4, Warehouse

IG, General Industrial

M-3, Planned Industrial IP, Planned Industrial/Business Park Special Purpose District

P, Parks POS, Park & Open Space None IC, Institutional Campus

Overlay Districts CUP, Community Unit Plan None D.O.D, Downtown -DO, Downtown HD, Historic District -HO, Historic District MR-O, Maumee River -MRO, Maumee River None -UNO, Urban Neighborhood None -PO, Pedestrian None -SO, Shopping Center Sign *The Heritage South and Lagrange C-6 Standards remain unless repealed AN, 3-31-11

i

TOLEDO-LUCAS COUNTY PLAN COMMISSIONS

July 22, 2020 9:00 A.M.

PUBLIC HEARING WILL BE HELD AS A ZOOM MEETING

MEETING DETAILS ARE AVAILABLE AT TOLEDO.OH.GOV

ON THE FOLLOWING CASES

AGENDA

ROLL CALL – Lucas County Planning Commission PROOF OF NOTICE SWEARING IN MINUTES FINAL PLATS

S-16-20: Final plat of Stoney Creek Plat Two, located at Salisbury Road and Summerset Drive, Monclova Township (14 lots) (bh)

S-17-20: Final Plat of Grand Park South Plat One, located south of

Dorr Street, east of McCord Road (6 lots) (bh) ITEM NO. ZONE CHANGE – SPENCER TOWNSHIP 1. Z30-C128: Zone Change from R-A to C-1 for a portion of the site at

9241 W. Bancroft St (bh) ZONE CHANGE – SYLVANIA TOWNSHIP 2. Z20-C1032: Zone Change from A-3 to M-1 at 3754 Herr Road (bh)

SUBDIVISION – MONCLOVA TOWNSHIP

3. S-10-20: Preliminary Drawing Review of Violet Shire, located at Stitt Road, west of Waterville-Monclova Road (bh)

ii

SUBDIVISION – SYLVANIA TOWNSHIP

4. S-15-20: Preliminary Drawing of Mallard Pointe at Twelve Lakes Plat 3, located south of Sylvania-Metamora Road, at Mallard Pointe Lane (bh)

TEXT AMENDMENT – MONCLOVA TOWNSHIP 5. Z17-C369: Zoning Resolution Updates: Table of Contents, Section 1

General Provisions, Section 4 Use Regulations, Section 5 Overlay Districts, Section 11 Planned Unit Development, Section 13 Landscaping, Section 17 Definitions (bh)

TEXT AMENDMENT – SYLVANIA TOWNSHIP 6. Z20-C1031: Zoning Resolution Amendment Regarding Signage (bh)

SPECIAL STUDY – SPRINGFIELD TOWNSHIP 7. M-2-20: Review and Approval of the Springfield Township

Comprehensive Plan Update (bh) DIRECTOR’S REPORT

ADJOURNMENT

1 - 1

REF: Z30-C128 DATE: July 22, 2020

GENERAL INFORMATION

Subject

Request - Zone Change from R-A Residential to C-1 General Commercial

Location - 9241 West Bancroft Street (Portion of Site) Applicant - Klumm Bros Ltd Robert Klumm 9241 West Bancroft Street Holland, OH 43528

Site Description

Zoning - R-A Residential Area - ± 6.52 Acres (17.69 Acres Total Site Acres) Frontage - ± 165 Feet along Bancroft Street

Existing Use - Contractor Yard

Area Description North - Contractor Yard / C-1 General Commercial South - Contractor Yard / R-A Residential East - Contractor Yard / C-1 General Commercial West - Contractor Yard / C-1 General Commercial Parcel History

Z30-C56 - Zone Change R-A Residential to C-1 General Commercial (Entire Site) (Plan Commission Recommended Disapproval 12/18/1997, Township Trustees Approved Zone Change for front 450 Along Bancroft Street 3/19/1998)

Applicable Plans and Regulations

Spencer Township Zoning Resolution Spencer Township Land Use Plan 1999 Lucas County Subdivision Rules and Regulations Lucas County Land Use Policy Plan (within the “expansion zone”)

REF: Z30-C128. . . July 22, 2020

1 - 2

STAFF ANALYSIS The applicant is requesting a Zone Change from R-A Residential to C-1 General Commercial for the 6.52 acre portion of the property located at 9241 West Bancroft Street. The applicant is requesting the Zone Change in order to reconstruct a fire damaged building. The 6.52 acre portion of the property is surrounded by Klumm Bros (contractor yard) on all sides with single family dwellings to the south along Dorr Street. In 1998, the Township Trustees approved a zone change for the front 450 feet of this site along Bancroft Street. Upon approval of the Zone Change, the Township determined the use of this property to be a retail sales business with a retail office. The zoning was approved for the front portion of the property to buffer the use from residential uses to the south. The closest residential use in proximity to the proposed zone change will be approximately 750 to the south east with most located more than 1,000 feet from the proposed zoning line. Therefore, the buffer to residential uses will continue to be maintained and is anticipated to have minimal impact on surrounding residential uses. The 1999 Spencer Township Land Use Plan recommends this area for Low Density Residential uses and Commercial Uses. In addition, the Plan identifies the south side of Bancroft Street near Chrissey Road as “Primary Area” for commercial development. Based on the property’s location in conjunction to contiguous C-1 General Commercial, the existence of compatible uses in the area, the Spencer Township Land Use Plan recommending Low Density Residential uses and Commercial Uses, and this area being notes as a Primary Area for commercial development, staff recommends approval of this Zone Change from R-A Residential to C-1 General Commercial. STAFF RECOMMENDATION Staff recommends that the Lucas County Planning Commission recommend approval of Z30-C128, a Zone Change request from R-A Residential to C-1 General Commercial for property located at 9241 West Bancroft Street, to the Spencer Township Zoning Commission and Trustees for the following three (3) reasons:

1. The Zone Change request is consistent with the goals, objectives and intent of the Spencer Township Land Use Plan which identifies this area as a primary area for commercial development.

2. A Zone Change to C-1 General Commercial is consistent with the surrounding zoning

and uses; and 3. The proposed Zone Change is anticipated to have minimal adverse impacts on

surrounding properties.

ZONE CHANGE SPENCER TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: Z30-C128

BH DATE: July 22, 2020 Two (2) sketches follow TIME: 9:00 a.m.

GENERAL LOCATION

Z30-C128

ID 115

1 -3

DORR

BANCROFT

CRI

SSEY

WOLFINGER

GLE

NG

ARY

S TO

NYB

ROO

K

LINDEN LAKE

BIRCH RUN

PIN

E LA

KE

BIG

HIC

KO

RY

WHISPERING PINE

POPL

AR

SYCAMO

RE

LOGWOOD

TIMBER VIEW

CRI

SSEY

Sylvania Township

SITESpencer Township

Springfield Tow

nship

Spencer Township

 

ZONING & LAND USE

Z30-C128

ID 115

1 -4

DORR

CRI

SSEY

BANCROFT

WOLFINGER

BIG

HIC

KO

RY

WHISPERING PINE

CRI

SSEY

R-A

A-3

RA-4

C-1

C C

R-1 PUD

C

C-1

SITE

APTS.

SF

COMM

SFCONTRACTOR YARD

SF

CONTRACTOR YARD

RES

SF

SF

SF

RS9

SF

SF

CONTRACTOR YARD

SFSF

SF

SFSF

SF

SF

SFSF

2 - 1

REF: Z20-C1032

DATE: July 22, 2020 GENERAL INFORMATION

Subject

Request - Zone Change from A-3 Agriculture to M-1 Light Industrial

Location - 3754 Herr Road Applicant - Cory L Burnett 3731 Herr Road Sylvania, OH 43560 Engineer - John Healey Miller Diversified 8330 Ledgestone Ave Sylvania, OH 43560

Site Description

Zoning - A-3 Agriculture Area - ± 4.354 Acres Frontage - ± 208 feet along Herr Road ± 900 feet along Resource Drive

Existing Use - Agriculture

Area Description

North - Light Industrial Uses / M-2 Restricted Industrial South - Church / A-3 Agriculture East - Agriculture / A-3 Agriculture West - Single Family Residential / A-3 Agriculture Parcel History

Z20-C903 - Zone Change from A-3 to PUD (PC Recommended

approval 9/28/05, applicant withdrew). S-31-05 - Preliminary Drawing of Clear Water Lakes

Residential Subdivision (applicant withdrew). T-33-16 - Lot Split of 4.354 Acre Parcel (Administratively

Approved).

REF: Z20-C1032. . . July 22, 2020

2 - 2

GENERAL INFORMATION (cont’d)

Applicable Plans and Regulations Sylvania Township Zoning Resolution Sylvania Township Land Use Plan 2007 Sylvania Township Land Use Plan 2018 Lucas County Subdivision Rules and Regulations Lucas County Land Use Policy Plan (within the “expansion zone”)

STAFF ANALYSIS The request is a Zone Change from A-3 Agriculture to M-1 Light Industrial for the 4.354 acre property located at 3754 Herr Avenue. The applicant is requesting the Zone Change in order to construct a new commercial/industrial building on the site. Surrounding land uses include Resource Industrial Park to the north, church to the South, agricultural uses to the east and single family uses to the west. According to the applicant’s letter of intent, the zone change will allow the applicant to construct an approximate 10,000 sf building on the eastern portion of the site with the potential of expanding or selling a portion of the site in the future. The applicant has indicated that they do not sell any retail products and the building will be used primarily for parking of service vehicles, housing of inventory and a small office. A two (2’) foot anti-vehicular buffer currently exists along the entire Resource Park Drive frontage. Access to Resource Park Drive can only occur via an amendment to the underlying plat In the event the applicant is unable to or chooses to not pursue the removal of the buffer, all commercial/industrial traffic would be required to access the property directly from Herr Road. The applicant has indicated that they are working with the developer of Resource Business Park concerning the anti-vehicular buffer. However they were unsure if access to the property would be able to be provided from Resource Park Drive. Properties located directly west of the subject property are existing single family residential uses located on three (3) acre lots. In addition, a church (Semi Public Institutional Use) is currently under construction on the property located directly to the south. With the exception of Resource Business Park to the north, there are no industrial or commercial uses along Herr Road between Sylvania Avenue and Central Avenue. A Zone Change to M-1 Light Industrial would set a president for industrial zoning south of Resource Park Drive. As a note, churches are a permitted use in the A-3 Zoning District with a conditional use permit and are often found to be compatible with and in locations of single family uses.

REF: Z20-C1032. . . July 22, 2020

2 - 3

STAFF ANALYSIS (cont’d) The 2018 Sylvania Township Land Use Plan recommends this area for Low/Medium Residential uses (2007 Land Use Plan identified this area for Rural Residential Uses). In addition, the Land Use Plan notes this area as an area of “Conservation Design”. The Conservation Design areas are identified as undeveloped areas that are within existing floodplains and subject to floodplain regulations. The 2007 Sylvania Township Land Use Plan further noted “Conservation Design” areas as a means of “Capping” commercial/office and business park development in the western portions of the Township and focusing them along Central Avenue. Based on the property’s location in conjunction with single family, semi public uses and undeveloped land to the south, M-1 Zoning would be precedent setting and is anticipated to have adverse impacts on surrounding properties in the area. Furthermore, Resource Park Drive serves as a buffer from the industrially zoned properties to the north and A-3 Zoned properties to the south. Finally, the 2018 Sylvania Township Land Use Plan this area for Low/Medium Residential uses and conservation design area. As a result, staff recommends disapproval of the Zone Change from A-3 Agriculture to M-1 Light Industrial. STAFF RECOMMENDATION The Lucas County Planning Commission recommends disapproval of Z20-C1032, a Zone Change from A-3 Agriculture to M-1 Light Industrial for the 4.354 acre property located at 3754 Herr Road, to the Sylvania Township Zoning Commission and Trustees for the following four (4) reasons:

1. The request is not compatible with surrounding A-3 Zoning and Land Uses,

2. The proposed Zone Change is anticipated to have adverse impacts on surrounding properties;

3. The proposed Zone Change would be precedent setting to the south of Resource Park Drive; and

4. The Zone Change request is not consistent with the 2018 Sylvania Township Land

Use Plan which recommends Low/Medium Residential uses and conservation design for this area.

ZONE CHANGE SYLVANIA TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: Z20-C1032

BH DATE: July 22, 2020 Two (2) sketches follow TIME: 9:00 a.m.

GENERAL LOCATION

Z20-1032

ID 109

2 -4

HER

R

SYLVANIA

MIT

CH

AW

HOLT

RESOURCE PARK

BRID

GEC

REE

K

NORTH POND

TENM

ILE CR

EEK SITE

ZONING & LAND USE

Z20-C1032

ID 109

2 -5

HER

R

SYLVANIA

MIT

CH

AW

HOLT

RESOURCE PARK

A-3

M-3

S-1

PUD

M-1

M-2

A-3

M-1

C-2

PUD

A-3

A-3

M-2 (W/ COND)

A-4

C-2

PUD (LOW DEN RES)

M-1 (W/ COND)

SITE

SF

SF

SF

SF

SCHOOL

SF

QUARRYPARK

QUARRY

AG

AG

AG

AG

CHURCHAG

BLANK PAGE

3 - 1

REF: S-10-20 DATE: July 22, 2020

GENERAL INFORMATION

Subject

Request - Preliminary Drawing for Violet Shire Subdivision Location - North of Stitt Road, West of Waterville-Monclova

Road Applicant - Jeff McNally 5120 Chaudhary Lane Swanton, OH 43558 Engineer - Greg Feller Feller, Finch and Associates 1683 Woodlands Drive Maumee, OH 43537

Site Description

Zoning - A/R Agricultural/Residential Area - ± 38.8 Acres Number of Lots - 23 Lots

Existing Use - Agricultural

Area Description

North - Wabash Cannonball Trail / A/R Agricultural/Residential South - Single Family Residential / A/R Agricultural/Residential East - Single Family Residential / A/R Agricultural/Residential West - Single Family Residential / A/R Agricultural/Residential Parcel History

No Parcel History on File.

Applicable Plans and Regulations Monclova Township Zoning Resolution Monclova Township Contemporary Land Use Plan 2009 Lucas County Subdivision Rules and Regulations Lucas County Land Use Policy Plan (within the “expansion zone”)

REF: S-10-20. . . July 22, 2020

3 - 2

STAFF ANALYSIS The request is a Preliminary Drawing for the Violet Shire Subdivision located North of Stitt Road, West of Waterville-Monclova Road. Surrounding land uses include single-family residential uses to the south, east, and west. North of the subject property is the Wabash Cannonball Trail. This case was deferred from the June 24th Plan Commission Hearing at the request of the applicant.

The applicant is requesting the Preliminary Drawing for the Violet Shire Subdivision in order to construct twenty-three (23) single-family dwellings on the 38.8 acre site. This equates to a density of .59 units per acre. The proposed densities are similar to nearby single family dwellings which are situated on acreage parcels. The plan includes a lot design that is situated around a 1.9 acre cul-de-sac. Lot sizes range from 1 acre to 2.9 acres in size. The A/R Zoning Designation has a minimum frontage requirement of one hundred (100) feet (measured at the setback line) and a minimum acreage requirement of one (1) acre. The subdivision will be accessed from a single point along Stitt Road that connects to a single cul-de-sac to the west and the roadway extends to undeveloped property to the east. The roadways within the subdivision will be public with sixty feet (60’) of right-of-way and twenty-seven feet (27’) of pavement. The Lucas County Subdivision Rules and Regulations, Sec. 507.f, requires that any subdivisions with adjacent undeveloped land be connected via stub streets to future development. The applicant has provided connectivity to the undeveloped property located to the east.

The Plan Commission, Monclova Township and Lucas County Engineers office have

noted that sidewalks and street lighting were not noted on the submitted plan. The Lucas County Subdivision Regulations requires sidewalks, street lighting and street trees to be constructed throughout the subdivision and along the entire Stitt Road frontage. In addition, a connection to the Wabash Cannonball Trail is encouraged to provide access to recreational opportunities for the residents of the subdivision. These have been added as conditions of approval.

The United States Postal Service is requiring all new subdivisions utilize cluster box units (CBU’s) in all new subdivisions. The applicant has indicated that cluster mailboxes will be located near the entrance of the subdivision. The Township is requesting that CBU’s be located on common lots and a recitation be place on all Final Plats to insure the maintenance of the box(s) is assessed to each property owner of the subdivision in which they serve. The developer shall also submit a design of the CBU’s to the Township Zoning Department for review and approval prior to installation. Staff is requiring that all common lots throughout the development be noted with lettered lot(s).

REF: S-10-20. . . July 22, 2020

3 - 3

STAFF ANALYSIS (cont’d) The Monclova Township and Lucas County Engineers Offices have noted that additional information be provided concerning the detention ponds. These agencies noted that the location of the detention pond along the western property line could provide adverse impacts to the neighboring residential property to the west and safety concerns were noted with the ponds proximity to Stitt Road. Staff will require that the applicant provide additional information concerning the type of detention pond to be used, depth of the pond and safety measures to ensure the well being of both residents and motorist in the event of an accident. In the event these concerns are unable to be adequately addressed, staff recommends that the detention pond be relocated. LAND USE PLAN The 2009 Monclova Township Contemporary Land Use Plan provides a number of guiding principles for development. The plan also stresses the importance of protecting the rural nature of the township by promoting lower density development. Based on the limited access points and large lot design, the proposed amendment is consistent with these principles.

Based on the property’s location in conjunction to other similar projects in the immediate area and its consistency with the 2009 Monclova Township Contemporary Land Use Plan, staff recommends approval of the twenty-three (23) lot Preliminary Drawing. STAFF RECOMMENDATION The staff recommends that the Lucas County Planning Commission approve S-10-20, a Preliminary Drawing for the Violet Shire Subdivision, located North of Stitt Road, West of Waterville-Monclova Road, for the following three (3) reasons:

1. The request is compatible with the surrounding residential uses in terms of density and

zoning.

2. The request is consistent with the Monclova Township Zoning Resolution and Land Use Plan; and

3. The request is consistent with the Lucas County Subdivision Rule and Regulations. The staff further recommends that the Lucas County Planning Commission approve S-

10-20, a Preliminary Drawing for the Violet Shire Subdivision, located North of Stitt Road, West of Waterville-Monclova Road, subject to the following forty-eight (48) conditions:

The conditions of approval are as follows and are listed by agency of origin. Applicants

are encouraged to contact each of the agencies to address compliance with their conditions.

REF: S-10-20. . . July 22, 2020

3 - 4

STAFF RECOMMENDATION (cont’d) Lucas County Sanitary Engineer

1. The proposed method of servicing the subdivision with water is acceptable.

2. The proposed method of servicing the subdivision with sewer has multiple issues that

will need further discussion with the designer and/or developer. Lucas County Engineer

3. A site grading plan for the project shall be submitted to the Lucas County Engineer’s

Office for approval as a part of the paving and storm drainage plans.

4. Storm sewers, curb inlets, rear yard catch basins, drainage swales and easements will be required in accordance with Lucas County Drainage Standards.

5. The construction plans shall provide for the installation of all interior street monuments. If not completed, a performance guarantee shall be provided for all other monuments that are not a part of the construction plans.

6. Footer tile outlets shall be provided to all lots unless basements and crawls are prohibited by a plat recitation.

7. The preliminary drawing involves two parcels owned by the applicant and should include the overall plan for future phases including extension of the road to Waterville-Monclova Road.

8. Right-of-way areas along Stitt Road shall be graded to provide roadside ditch swales, storm drainage and adequate shoulder widths.

9. A two (2) foot wide buffer lot, guardrail barrier and temporary turnaround shall be provided at the end of streets if the subdivision is developed in phases.

10. Provide a traffic study to determine if turn lanes are required at the proposed subdivision entrance. If improvements are required, they shall be designed and constructed in accordance with Lucas County and ODOT Standards.

11. Provide 25 foot minimum radii at interior intersections and 35 foot minimum uncurbed radii at the intersection of Stitt Road and McNally Drive. Pavement grading on McNally Drive must direct storm runoff away from Stitt Road.

12. A fifty (50) foot half right of way is required along the north side of Stitt Road in accordance with the Lucas County Major Street and Highway Plan.

REF: S-10-20. . . July 22, 2020

3 - 5

STAFF RECOMMENDATION (cont’d)

Lucas County Engineer (cont’d)

13. Earth mounds and any landscaping proposed along Stitt Road shall be located outside of the right-of-way.

14. A two (2) foot wide anti-vehicular access easement shall be platted to prohibit access for Lots 1-3 and 22-23 to Stitt Road.

15. In accordance with subdivision regulations and to improve safety, sidewalks shall be constructed on both sides of all streets in the subdivision and along the north side of Stitt Road.

16. A paved pathway connection to the Wabash-Cannonball South Fork Trail shall be provided. The connection will be subject to approval by the Wabash-Cannonball Trail Committee and the Board of County Commissioners. A drainage culvert may need to be provided for the path connection.

17. Utility easements shall be provided along the public right of way and in rear yards if requested by utility companies.

18. The developer should coordinate with the gas pipeline company to determine the exact location, depth, and any building setbacks or design requirements when constructing near the pipeline.

19. A drainage study and design calculations shall be submitted to the County Engineer prior to development of final plans. The study shall evaluate and address the following:

a. Storm water detention will be required to limit peak drainage discharges to

existing natural undeveloped conditions. The allowable drainage outlet flows to the outlet shall be determined. Allowable will be based on contributing drainage areas in existing conditions and the capacity of the outlet.

b. Storm water detention areas shall be constructed on separate, non-buildable lots.

Plat recitations and deed covenants will be required to address ownership and maintenance of detention area, and to prohibit filling, alteration and obstruction of the area.

REF: S-10-20. . . July 22, 2020

3 - 6

STAFF RECOMMENDATION (cont’d)

Lucas County Engineer (cont’d)

c. Access will need to be provided to the storm water detention areas for future overall maintenance and water quality structure maintenance. The detention area shall be setback a minimum of 25 feet from property lines and from the right of way to provide future maintenance access around the pond and to provide a setback to the adjacent properties. If a wet pond is proposed, the design shall include safety grading near the top of the pond banks.

d. Prior to recording of any final plats, the developer shall provide for maintenance

of all storm sewers and detention areas by the County under the ditch petition procedure.

20. The plans shall include measures to control soil erosion and sedimentation and provide

for storm water quality measures for the construction and post-construction activities. Such measures shall meet the requirements of the current Ohio EPA, Construction General Permit. A SWP3 Submittal Checklist is required to be completed and submitted as per Lucas County requirements.

21. A Type B temporary turnaround is required to be built at the end of the proposed road near Lot 16 and 17. If necessary, the road shall be extended to build the turnaround.

22. The sanitary sewer as proposed along the easterly property line will require easements from the adjacent owner.

23. Utility crossings of Stitt Rd. shall be installed by boring methods (open-cut not permitted).

24. In accordance with County Subdivision Regulations Section 502, the street names “Alexis” and “Tyler” duplicate existing streets in Lucas County. New street names shall be provided and approved by emergency services and the tax map department. A different street name shall be provided where Tyler Drive changes direction and turns towards the east.

25. The street system and water lines must be constructed to the satisfaction of the Township Fire Chief and the Lucas County Building Regulations Department to accommodate emergency operations prior to the issuance of building permits.

26. Street lighting shall be provided in the subdivision using the lighting district petition process through the Township Trustees or by the developer.

REF: S-10-20. . . July 22, 2020

3 - 7

STAFF RECOMMENDATION (cont’d)

Lucas County Engineer (cont’d)

27. The developer shall make arrangements with the Township for removal of mud and dirt from streets, shall contain construction debris on-site, and shall clean up any construction debris off-site.

28. The developer shall be responsible for the actual plan review and construction inspection time performed by the County Engineer’s Office associated with the pavement and drainage improvements and Stormwater Pollution Prevention Plan. The hours worked in the performance of these tasks will be periodically billed to the developer.

Buckeye Cable

29. Show Utility easements on plat review. Lucas County Emergency Services 9-1-1

30. Tyler Drive will need a new street name at the change in direction (between Lots 13 &

14) to accommodate future plat addressing. Monclova Township Zoning Manager

31. Cluster Mailbox’s shall be placed in a common lot or easement outside of the right of way. A recitation shall be place on all plats to insure the maintenance of the boxes is assessed to each property owner of the subdivision.

32. A connecting path to the Wabash-Cannonball Trail-South Fork if practical would be an amenity for the neighborhood.

33. More information should be provided regarding the stormwater ponds. The pond located on the southwest portion of the property is close to Stitt Rd. and a neighbor’s property and any issues this could cause should be addressed.

34. Sidewalks are not shown on the preliminary drawing. Per section 518 of the Lucas County Subdivision Regulations sidewalks shall be required.

35. Street lights are not listed in the Site Analysis. Per section 519 of the Lucas County Subdivision Regulations street lights shall be required.

REF: S-10-20. . . July 22, 2020

3 - 8

STAFF RECOMMENDATION (cont’d)

Monclova Township Fire Rescue

36. Roads are to be substantially complete or approved temporary access to building construction sites provided prior to combustible materials being brought on site.

37. Permanent or approved temporary street name signage to be installed at each street intersection when construction of new roadways allows passage by vehicles.

38. Water mains are to be completed and usable for firefighting; or an approved alternate water supply provided prior to combustible building materials being brought on site.

39. If the development is to be built in phases, approved turn arounds meeting Lucas County standards shall be installed. These turnarounds shall be approved by the Fire Chief and Road Superintendent of Monclova Twp. These turnarounds are to be maintained in good order and repaired when disturbed until an approved replacement is installed or the roadway continues through unimpeded. A residential driveway shall not substitute for a turnaround.

40. It is understood that this plat will have a community mail box instead of individual mailboxes at the curb. Each house shall have address markings conforming to the Ohio Fire Code. Address identification characters shall contrast with their background. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall not be spelled out. Each character shall not be less than 4 inches (102 mm) high with a minimum stroke width of 1/2 inch (12.7 mm).

Plan Commission

41. Common open spaces shall be denoted with a lettered lot and shall be maintained indefinitely by either the developer or the homeowners association. The owner shall indemnify and hold Lucas County and the Township harmless from any liability to any person for their neglect, failure or refusal in performing such duty.

42. A recitation shall be placed on the Final Plat and within the deed restrictions indicating that each lot owner will be responsible for an equal share of the tax liability for the storm water detention area(s).

43. The applicant shall provide additional information concerning the type of detention

pond(s) to be used, depth of the pond and safety measures to ensure the well being of residents and motorist. In the event these concerns are unable to be adequately addressed, staff recommends that the detention pond be relocated.

44. A connection to the Wabash Cannonball Trail is strongly encouraged.

REF: S-10-20. . . July 22, 2020

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STAFF RECOMMENDATION (cont’d) Plan Commission (cont’d)

45. A plat recitation and deed covenant shall provided that it is the duty of the developer,

at their own expense, to keep and maintain the sidewalks adjacent to his lot in a good and sufficient manner and to clear the aforesaid sidewalk of snow, ice, dirt and other debris within twenty-four (24) hours after such deposit, and the owner shall indemnify and hold Lucas County and the Township harmless from any liability to any person for their neglect, failure or refusal in performing such duty.

46. In accordance with the Lucas County Subdivision Regulations Sec. 518.a, sidewalks shall be constructed on both sides of all streets in the subdivision and along the entire Stitt Road frontage.

47. Per section 704 of the Lucas County Subdivision Regulations, street trees shall be installed along all streets in a major subdivision and shall meet the spacing criteria of said section.

48. If construction of any phase of the approved Preliminary Drawing begins within three (3) years after approval is granted, the approval shall be valid until the development is completed. If no construction has begun within three (3) years after the approval is granted, the Preliminary Drawing shall be void.

PRELIMINARY DRAWING MONCLOVA TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: S-10-20 DATE: July 22, 2020 TIME: 9:00 a.m.

BH Three (3) sketches follow

GENERAL LOCATION

S-10-20

ID 140

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S-10-20 ID 140

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REF: S-15-20 DATE: July 22, 2020

GENERAL INFORMATION

Subject

Request - Preliminary Drawing for Mallard Pointe at Twelve Lakes Plat 3

Location - South of Sylvania Metamora Road, West of

Mitchaw Road Applicant - Ryan Wamsher Millstream Development 9840 Sylvania Metamora Road Sylvania, OH 43560 Engineer - Dean Frederick Frederick and Associates 4645 N Summit Street Toledo, OH 43611

Site Description

Zoning - R-1 Single Family Residential at A-4 Rural Residential Density (Subject to Plat) Area - ± 4.973 Acres Number of Lots - 6 Lots

Existing Use - Undeveloped

Area Description

North - Single Family Residential / R-1 Single Family Residential South - Single Family Residential / R-1 Single Family Residential East - Single Family Residential / R-1 Single Family Residential West - Single Family Residential / R-1 Single Family Residential Parcel History

Z20-C684 - Zone change from A-3 Agricultural District to R-1 Residential District at A-4 density. (PC recommended approval 07/25/96, Trustees approved 10/17/96). S-8-12 - Revised Preliminary Drawing for Mallard Pointe (infinitely deferred by applicant).

REF: S-15-20. . . July 22, 2020

4 - 2

GENERAL INFORMATION (cont’d) Applicable Plans and Regulations

Sylvania Township Zoning Resolution Sylvania Township Land Use Plan 2018 Lucas County Subdivision Rules and Regulations Lucas County Land Use Policy Plan (within the “expansion zone”)

STAFF ANALYSIS The request is a revised preliminary drawing for Mallard Pointe at Twelve Lakes Plat 3. The proposed subdivision is located on 22.58 acres of land on the south side of Sylvania Metamora Road, west of Mitchaw Road. The property is zoned R-1 Residential at an A-4 density. Surrounding land uses include single-family residential uses to the north, south, east, and west. The proposed preliminary drawing is reducing the number of lots from nine (9) lots to six (6) lots and eliminating the cul-de-sac that was previously approved extending to the south. The submission does not eliminate any connectivity to undeveloped property. Lot sizes range from 9,686 square feet (70 ft of frontage) to 72,719 square feet, all of which meet zoning requirements of 9,000 square foot minimum lot size and seventy (70’) feet of frontage. The subdivision is primarily accessed from a single point along Sylvania Metamora Road. The roadways within the subdivision will be public with sixty feet (60’) of right-of-way and twenty-seven feet (27’) of pavement. The Lucas County Subdivision Rules and Regulations, Sec. 507.f, requires that any subdivisions with adjacent undeveloped land be connected via stub streets to future development. The applicant has provided connectivity to the existing secondary connection to the Maple Creek Subdivision located to the West. There was discussion in 2012 about potentially eliminating this connection, although no formal review was completed. Connectivity is a central theme of the Lucas County Subdivision Rules and Regulations.

The applicant has noted four (4’) foot sidewalks on the plan. However, street lighting and street trees were not noted. The Lucas County Subdivision Regulations requires sidewalks, street lighting and street trees to be constructed throughout the subdivision. These have been added as conditions of approval.

The United States Postal Service is requiring all new subdivisions utilize cluster box units (CBU’s) in all new subdivisions. The applicant has not indicated if cluster mailboxes will be located near the entrance of the subdivision. CBU’s are typically located on common lots and a recitation is encouraged to be place on all Final Plats to insure the maintenance of the box(s) is assessed to each property owner of the subdivision in which they serve. The developer shall also submit a design of the CBU’s to the Township Zoning Department for review and approval prior to installation. Staff recommends that all common lots throughout the development be noted with lettered lot(s).

REF: S-15-20. . . July 22, 2020

4 - 3

STAFF ANALYSIS (cont’d) LAND USE PLAN The 2018 Sylvania Township Land Use Plan recommends this area for low/medium density residential uses. Single-family uses at density ranges of one (1) unit per acre to six (6) units per acre are typically found in the low/medium density residential areas. The proposed preliminary drawing is below the 2.3 unit per acre density permitted in the A-4 District. In addition, the R-1 Residential Zoning is identified as a corresponding Zoning District. Based on the property’s location in conjunction with R-1 Residential Zoning and established single family uses to the north, south, east and west, the sites consistency with the 2018 Sylvania Township Land Use Plan and its anticipated minimal adverse impacts on surrounding properties in the area, staff recommends approval of the six (6) lot Preliminary Drawing STAFF RECOMMENDATION The staff recommends that the Lucas County Planning Commission approve S-15-20, a Preliminary Drawing for the Mallard Pointe at Twelve Lakes Plat 3, located South of Sylvania Metamora Road, West of Mitchaw Road, for the following three (3) reasons:

1. The request is compatible with the surrounding residential uses in terms of density and

zoning.

2. The request is consistent with the Sylvania Township Zoning Resolution and Land Use Plan; and

3. The request is consistent with the Lucas County Subdivision Rule and Regulations. The staff further recommends that the Lucas County Planning Commission approve S-

15-20, a Preliminary Drawing for the Mallard Pointe at Twelve Lakes Plat 3, located South of Sylvania Metamora Road, West of Mitchaw Road, subject to the following twenty-four (24) conditions:

The conditions of approval are as follows and are listed by agency of origin. Applicants

are encouraged to contact each of the agencies to address compliance with their conditions. Lucas County Sanitary Engineer

Comments not received at this time.

REF: S-15-20. . . July 22, 2020

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STAFF RECOMMENDATION (cont’d) Lucas County Engineer

1. A site grading plan for the project shall be submitted to the Lucas County Engineer’s Office

for approval as a part of the paving and storm drainage plans.

2. The construction plans shall provide for the installation of all interior street monuments. If not completed, a performance guarantee shall be provided for all other monuments that are not a part of the construction plans.

3. Footer tile outlets shall be provided to all lots unless basements and crawls are prohibited by

a plat recitation.

4. Additional drainage easements should be provided from Mallard Point Lane to allow access to the lake maintenance and drainage easement behind lots 23-25. Provide a fifteen (15) foot wide easement instead of ten (10) foot along the west line of lot 26.

5. In accordance with subdivision regulations and to improve safety, sidewalks shall be

constructed on both sides of all streets in the subdivision.

6. The proposed “eyebrow” pavement width of 18 feet is not acceptable. The design and geometrics of the eyebrow shall be subject to detailed review and approval by the County Engineer’s Office.

7. The proposed storm sewer, waterline, and sanitary sewer alignments and locations will be

subject approval upon review of detailed design plans and regulatory approval for required horizontal and vertical separations.

8. A traffic analysis shall be provided by the developer’s consultant to determine if a westbound

left turn lane is warranted on Sylvania Metamora Rd. at Mallard Pointe Lane. The analysis shall be subject to review and approval by the Lucas County Engineer’s Office. If warranted, a left turn lane shall be constructed by the developer to mitigate the traffic generated by the development.

9. A drainage study and design calculations shall be submitted to the County Engineer prior to development of final plans. The study shall evaluate and address the following:

a) Storm water detention will be required to limit peak drainage discharges to existing

natural undeveloped conditions. The drainage study would include determining the allowable discharge to existing and proposed detention ponds.

b) Plat recitations and deed covenants will be required to address ownership and

maintenance of detention areas, and to prohibit filling, alteration and obstruction of the areas.

REF: S-15-20. . . July 22, 2020

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STAFF RECOMMENDATION (cont’d) Lucas County Engineer (cont’d)

10. The plans shall include measures to control soil erosion and sedimentation and provide for storm water quality measures for the construction and post-construction activities of all lots in the subdivision. Such measures shall meet the requirements of the Lucas County Soil Erosion and Sedimentation Control Rules and the current Ohio EPA, N.P.D.E.S. permits.

11. The street system and water lines must be constructed to the satisfaction of the Township Fire

Chief and the Lucas County Building Regulations Department to accommodate emergency operations prior to the issuance of building permits.

12. Street lighting shall be provided in the subdivision using the lighting district petition process

through the Township Trustees or by the developer.

13. The Developer shall make arrangements for the removal of mud and dirt from streets, shall contain construction debris on-site, and shall clean up any construction debris off-site.

14. The developer shall be responsible for the actual plan review and construction inspection

time performed by the County Engineer’s Office associated with the pavement and drainage improvements. The hours worked in the performance of these tasks will be periodically billed to the developer.

Buckeye Cable

No comments or recommendations. Lucas County Health Department

15. Any septic or well issues shall be handled in conjunction with this department. Lucas County Tax Map Department

16. Mallard Pointe Lane and Jane’s Way need to meet at the middle of the curve in the road, not after the curve. The change in road name needs to happen at the point of change in direction, not in the middle of a road.

Lucas County Emergency Services 9-1-1

17. Mallard Pointe Lane and Jane’s Way need to meet at the middle of the curve in the road, not after the curve.

REF: S-15-20. . . July 22, 2020

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STAFF RECOMMENDATION (cont’d) Sylvania Township Zoning Manager

Comments not received at this time.

Sylvania Township Fire Rescue

No Comments or recommendations.

Plan Commission

18. Common open spaces shall be denoted with a lettered lot and shall be maintained indefinitely by either the developer or the homeowners association. The owner shall indemnify and hold Lucas County and the Township harmless from any liability to any person for their neglect, failure or refusal in performing such duty.

19. The developer shall submit a design of the Cluster Box Unit’s (CBU’s) n to the Township Zoning Department for review and approval prior to installation. are typically located on common lots and a recitation is encouraged to be place on all Final Plats to insure the maintenance of the box(s)

20. A recitation shall be placed on the Final Plat and within the deed restrictions indicating that each lot owner will be responsible for an equal share of the tax liability for the storm water detention area(s).

21. A plat recitation and deed covenant shall provided that it is the duty of the developer, at their own expense, to keep and maintain the sidewalks adjacent to his lot in a good and sufficient manner and to clear the aforesaid sidewalk of snow, ice, dirt and other debris within twenty-four (24) hours after such deposit, and the owner shall indemnify and hold Lucas County and the Township harmless from any liability to any person for their neglect, failure or refusal in performing such duty.

22. In accordance with the Lucas County Subdivision Regulations Sec. 518.a, sidewalks shall be constructed on both sides of all streets in the subdivision.

23. Per section 704 of the Lucas County Subdivision Regulations, street lighting and street trees shall be installed along all streets in a major subdivision and shall meet the spacing criteria of said section.

24. If construction of any phase of the approved Planned Unit Development begins within three (3) years after approval is granted, the approval shall be valid until the development is completed. If no construction has begun within three (3) years after the approval is granted, the Planned Unit Development shall be void and the land shall revert to the district regulations in which it is located.

REF: S-15-20. . . July 22, 2020

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PRELIMINARY DRAWING MONCLOVA TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: S-15-20 DATE: July 22, 2020 TIME: 9:00 a.m.

BH Three (3) sketches follow

GENERAL LOCATION

S-15-20

ID 103

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S-15-20

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SYLVANIA METAMORA

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R-1 AT A-4 DENS.

R-1 AT A-4 DENS. (S.T. PLAT)

A-3

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REF: Z17-C369 DATE: July 22, 2020 GENERAL INFORMATION Subject

Request - Zoning Resolution Update

Location - Monclova Township Applicant - Monclova Township Zoning Commission STAFF ANALYSIS The Monclova Township Zoning Commission has requested a review of portions of the Monclova Township Zoning Resolution. The nature of the amendment is to reflect the Townships position concerning permitted uses, planned unit development (PUD) criteria, landscape requirements and definitions. Staff will detail the points of interest and significant proposed modifications. The Townships proposed amendments and staff recommendations are outlined in Exhibit “A”. Model Homes Monclova Township has found a need to address model homes in the R-1 Single-family Residential and R-3 Multi-Family Residential Districts. Model homes are intended to provide the developer of a subdivision the ability to showcase their produce and design options. The Township feels the need to outline hours of operation, lighting, parking requirements, signage and termination of the model home use. This will provide the residents of the neighborhood a detailed set of standards to ensure negative secondary effects are not subjected to the surrounding property owners. The Township is proposing hours of operation of no later than 9pm during spring, summer and fall seasons and 8pm during winter seasons. Any on-site lighting shall be down lighting with all exterior lighting be extinguished at closing time with the exception of lighting typically found on surrounding homes. Minimum parking requirements are proposed to provide perspective buyers a place to parking. The Township has found that six (6) spaces shall be provided per model home with no more than two (2) of the required spaces coming from the driveway. This will provide room for staff and clientele parking that is not anticipated to affect the surrounding property owners. Finally the termination of the model home use shall take place once ninety (90%) percent of the subdivision lots have had zoning certificates issued. Staff is supportive of amendment the proposed.

REF: Z17-C369. . . July 22, 2020

5 - 2

STAFF ANALYSIS (cont’d) Planned Unit Development (PUD) Planned Unit Developments are a voluntary process that encourages innovated design while preserving natural features and open space. The Township is proposing to remove the PUD language that currently allows for ten (10%) percent of the total acreage to be permitted to be developed with uses not permitted in the underlying zoning provision. This provision was rarely used and allowed PUD’s to permit uses that are often incompatible with surrounding uses. In addition to removing the ten (10%) percent provision listed above, the Township is proposing to modify the site plan requirements to include a conceptual overview, proposed utility plan, common space maintenance plan and phasing plan. The Township is also proposing that design components be submitted such as street signs and lighting as well as a detailed landscape plan. Finally the expiration provision is proposed to be extended from two (2) years to three (3) years. Staff is supportive of amendment the proposed. Definitions The proposed amendments to the definitions are to ensure that listed uses and reference to various uses are outlined. The Township is proposing to add twelve (12) new definitions. These definitions include landscape plan, model home, Movie Theater, open space and school (K-12). Although staff agrees with all the Townships proposed definitions, modifications to the Movie Theater at modification to semi public uses are being proposed. The Township submitted definition for Movie Theater as an indoor facility used to host showings of motion pictures and that has a capacity of at least 500 patrons for any single movie showing or for showing of multiple movies in separate theaters at the same time. In order for a facility to be licensed as a movie theater, the facility shall host a minimum of 250 movie showings in any calendar year and shall be open at least 5 days a week. Upon review, the minimum capacity of at least 500 patrons for any single showing and a minimum of 250 showing per year could pose issues with enforcement while limiting smaller neighborhood designs with either new or retrofit construction. Staff recommends that this definition be modified to: Movie Theater: an indoor facility used to host showings of motion pictures. Monclova Township is also proposing a definition for schools (K-12) that reads as follows: A building used for the purposes of elementary or secondary education which meets the requirements of the compulsory education laws of the State of Ohio, and not providing residential accommodations for students. School includes the school grounds but does not include the facilities used primarily for another purpose and only incidentally as a school.

REF: Z17-C369. . . July 22, 2020

5 - 3

STAFF ANALYSIS (cont’d) Staff is concerned with restricting on-site residential accommodations for students. Although no public schools were identified with on-site residential accommodations, staff did note private schools that do provide this service. Private schools that provide on-site accommodations are often found to be institutional programs that often have minimal negative secondary impacts on surrounding properties. Staff has reached out the State of Ohio School Board and the Lucas County Prosecutors Office for review of this definition. Although formal responses from both agencies are anticipated in the future, staff recommends removing the residential accommodation provision at this time. STAFF RECOMMENDATION

Staff recommends that the Lucas County Planning Commission recommend approval of the proposed amendments and staff changes to the Monclova Township Zoning Resolution, as shown in Exhibit “A” to the Monclova Township Zoning Commission and Trustees.

TEXT AMENDMENT MONCLOVA TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: Z17-C369

DATE: July 22, 2020 TIME: 9:00 a.m. BH Exhibit “A” follows

REF: Z17-C369. . . July 22, 2020

5 - 4

Exhibit “A”

Township Text Amendment Proposal (Staff recommendations highlighted in yellow)

Table of Contents › Entitled Section 13 “Landscape Plan Requirements” Section 1.2

› Struck out “2009” text

Section 4.6.C › Under “Conditional Uses”, removed the following uses:

o Banquet Halls, Clubs, Day Care Facilities, Community/Public Swimming Pools, Golf Courses, Sports Field indoor/Outdoor

› Under the “Development Standards” table, added the following text:

“Model Homes, the same being defined as residential-type structures used as sales offices by a builder/developer and to display the builder/developer's product. The same may be furnished within, since its purpose is to display to prospective buyers the builder/developer's features (such as exterior siding treatments, roofing materials, interior trim, moldings, floor coverings, etc.) in the environment of a completed home, and may be staffed by the builder/developer's sales force. Model homes, as well as Sales and Rental Complex Offices, shall be subject to the following restrictions: Hours of operation: All model homes shall close prior to 9:00 p.m. during

the spring, summer and fall seasons, and prior to 8:00 p.m. during the winter season. No model home shall be open on Sunday before 12:00 noon.

Lighting: All exterior lighting must be "downlighting", so that absolutely no light shall be cast onto adjoining residential properties. All off-street parking areas must be illuminated. All exterior lighting shall be extinguished at the closing time of the model home, except that which is in character with lighting found on surrounding homes.

Parking: All model homes shall provide off- street paved parking for the public. Such off-street paved parking shall be located as directed by the Zoning Administrator. The number of required parking spaces shall be six

(6) per model home. The driveway of the model home may be utilized for not more than two (2) of the required parking spaces. The off-street parking shall only be used for the model home and shall be removed upon termination of the model home.

REF: Z17-C369. . . July 22, 2020

5 - 5

Screening and Trash Receptacles: Landscape drawings shall be required and show adequate landscaping and screening from adjoining residential lots, together with the clear marking of the boundaries of the model home lot. Trash receptacles shall be provided around the model home for use by the public.

Signage for model homes and sales offices shall be submitted with the development plan for approval.

Section 4.7.C

Termination of Use: Except for sales offices with rental complexes, the use of model homes within a residential development shall terminate when zoning certificates of compliance have been issued for ninety percent (90%) of the units or lots therein.”

› Under “Conditional Uses”, removed the following uses: o Banquet Halls, Boarding House, Church or Place of Worship, Clubs,

Community/Public Swimming Pools, Professional Services, School (K-12), Self Service Storage Facility, Health Care Clinics, Sports Field, Indoor/Outdoor

› And added the following uses: o Model Homes, Sales and Rental Complex Offices

Section 4.7.D

› Removed “Single Family” column from the chart

› Under the “Development Standards” table, added the following text:

“Model Homes, the same being defined as residential-type structures used as sales offices by a builder/developer and to display the builder/developer's product. The same may be furnished within, since its purpose is to display to prospective buyers the builder/developer's features (such as exterior siding treatments, roofing materials, interior trim, moldings, floor coverings, etc.) in the environment of a completed home, and may be staffed by the builder/developer's sales force. Model homes, as well as Sales and Rental Complex Offices, shall be subject to the following restrictions: Hours of operation: All model homes shall close prior to 9:00 p.m. during

the spring, summer and fall seasons, and prior to 8:00 p.m. during the winter season. No model home shall be open on Sunday before 12:00 noon.

REF: Z17-C369. . . July 22, 2020

5 - 6

Lighting: All exterior lighting must be "downlighting", so that absolutely no light shall be cast onto adjoining residential properties. All off-street parking areas must be illuminated. All exterior lighting shall be extinguished at the closing time of the model home, except that which is in character with lighting found on surrounding homes.

Parking: All model homes shall provide off- street paved parking for the public. Such off-street paved parking shall be located as directed by the Zoning Administrator. The number of required parking spaces shall be six (6) per model home. The driveway of the model home may be utilized for not more than two (2) of the required parking spaces. The off-street parking shall only be used for the model home and shall be removed upon termination of the model home.

Screening and Trash Receptacles: Landscape drawings shall be required and show adequate landscaping and screening from adjoining residential lots, together with the clear marking of the boundaries of the model home lot. Trash receptacles shall be provided around the model home for use by the public.

Signage for model homes and sales offices shall be submitted with the development plan for approval.

Section 5.1.A

Termination of Use: Except for sales offices with rental complexes, the use of model homes within a residential development shall terminate when zoning certificates of compliance have been issued for ninety percent (90%) of the units or lots therein.”

› Adjusted language to include “and connectivity” in the opening sentence

› Removed the text that reads “amended 2009” in the second paragraph

Section 11.2

› Under “Description”, removed the following text: o “Where a combination of uses are proposed, a proposed, a maximum of ten

(10%) percent of the total acreage may be developed with uses not permitted in the underlying zoning district. The Board of Township Trustees shall review and find that the combination of uses meets the standards set forth in Section 11.5 of this Resolution. Signs for uses developed pursuant to the 10% provision shall conform to the sign regulations for the District in which the use is first permitted.”

Section 11.3

› Under “Procedure”, adjusted the language to now read, “…application with 8 copies of the development plan and electronic, reproducible PDF (with an 11x17 reduction) along…”

REF: Z17-C369. . . July 22, 2020

5 - 7

Section 11.3.A

› Added language in point 5 to now read, “Conceptual overview of the development, including proposed zoning, lot size, lot width, amount of open space dedication, and density. Include a graphic depiction of each building type and a list of exterior materials and colors to be used.”

› Added language in point 6 to now read, “Proposed provision of utilities. Include a short narrative that describes how the site is to be served with sanitary and water services as well as a description of the proposed storm water management plan including any off-site drainage to be received and the location of the site’s storm outlet(s). Include coordination letters from sanitary, water, gas and electric providers indicating the site’s serviceability.”

› Added language in point 7 to now read, “Proposed ownership and maintenance of common open space indicating the level of maintenance each open space area is to receive. The plan should also highlight improvements, if any, that are to be installed in each open space area.”

› Added language in point 8 to now read, “Anticipated timing and phasing of the development. Provide a written summary of the improvements to occur within each phase.”

Section 11.3.B

› Added language in point 1 to now read, “A vicinity/project location map showing adjacent property lines, streets, land uses, structures within one hundred (100) feet of the project boundary and other adjacent features of importance.”

› Added language in point 2 to now read, “Location, type and density of development types, including a graphic depiction of all proposed lots, buildings, and streets.”

› Added language in point 3 to now read, “Conceptual drainage plan based on existing Lucas County GIS topographical information. This Plan shall include location(s) of stormwater management facilities, adequate drainage outlet(s) and future offsite easements and/or improvements that will be necessary for the development of the site. ”

› Added language in point 4 to now read, “Location and amount of open space(s) providing a graphic depiction of all the proposed open space areas and label any improvements such as walking paths, shelter buildings, and other features. ”

› Added language in point 8 to now read, “Existing features of the development site, including major wooded areas (include the location of existing trees larger than 12” caliper including their species and condition), wetlands, streams, flood hazard areas streets, easements, utility lines, and land uses.)”

REF: Z17-C369. . . July 22, 2020

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› Added language in point 9 to now read, “Street layout and names, and pedestrian connectivity elements. Indicate if the street is public or private, and highlight the width of pavement, width of right-ways, edge treatments, and sidewalks locations. Pedestrian connectivity assets like sidewalks, trails and bike paths should align with the Township’s comprehensive plan and TMACOG’s regional multimodal plan.”

› Added language in point 11 to now read, “All proposed signs excluding street signs. Include architectural design criteria and images that depict the design, size, location height, color, copy, and material of all proposed signs and support structures. Depict sign locations on the development plan with dimensions to indicate compliance with Township requirements.”

› Added language in point 12 to now read, “Proposed method of street lighting, including images that depict the lights’ fixture and pole style, color, size and basic specifications. Include a photometric study, or other documentation, to demonstrate compliance with light pollution requirements to ensure that adjacent properties will not be negatively affected by the project’s proposed site lighting.”

› Added language in point 13 to now read, “A Landscape Plan, developed in accordance with Section 13 (Landscape Plan Requirements) that highlights the material to be used and proposed locations.”

› Added language in point 15 to now read, “Required number of parking spaces and number of spaces proposed. Indicate the stall and aisle dimensions and label spaces complying with ADA standards.”

› Added point 16, “Area identification sign (entrance) structure.”

Section 11.5.A

› Under “General”, removed the text which reads “(adopted 2009)”

› Added point 4 which reads “Any residential PUD built prior to April 2020 and developed with up to 10% of a mixture of uses that were not permitted in the underlying zoning classification will be considered as a conforming PUD.”

Section 11.5.B

› Under “Residential”, changed the word “a” to “an”

Section 11.7

› Under “Expiration and Extension of Approval Period”, removed the text that reads “two (2)”

Section 13

› Entitled the Section “Landscape Plan Requirements”

REF: Z17-C369. . . July 22, 2020

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Section 13.1

› Added the word “strongly” at the end of the paragraph in the final sentence

Section 13.3

› Adjusted the language to read “All landscaping materials shall be installed in accordance with the approved landscaping plan, guided by this Section and also comply with the Lucas County Subdivision Regulations.”

› Added the following paragraph: o “The Landscape Plan shall be prepared by a professional, landscape architect or

one with appropriate credentials as determined by the township zoning administrator, and include a graphic depiction of plants, all yards (front, side and rear) open spaces, buffers, street trees, as well as the location of existing trees to be preserved and tree preservation measures to be taken during construction. Plan shall be presented to a scale appropriate to illustrate the level of detail required for compliance. Plan shall include the caliper, height, quantity, name, and placement of all plant material, lawn areas, irrigation zones, and mounding. If development includes naturalized areas or no-mow zones, indicate their location(s) and description of maintenance.”

Section 13.3.A

› Under “General”, added the following points: o 2. “All trees in good health, not considered invasive, and that are 8-inches

in caliper or larger shall be illustrated on the landscape plan and preserved during site development. Tree protection measures such as temporary fencing shall be indicated on the landscape plan. Removal of an existing tree large than 8-inches in caliper may be considered by the Township. Justification for removal of trees larger than 8-inches in caliper shall be submitted in writing, on the landscape plan or other format, for consideration. Protected trees that are removed or are severely damaged shall be replaced by a tree, or trees, that equal the caliper size of the impacted tree.”

o 3. “Street trees shall be required adjacent all public and private streets and comply with the Lucas County Subdivision Regulations.”

Section 13.3.B

› Under “Location”, added the following point: o 5. “Landscaping shall be installed along the perimeter of stormwater retention

and detention areas in such a manner, type, quantity and location as to provide an aesthetically pleasing amenity. Plant quantities shall include the following minimum per 100 feet of perimeter: 2 evergreen trees, 1 large shade tree, and 10 large shrubs with a mature height of at least 10 feet. Plant locations shall not interfere with the functionality of the stormwater management facility.”

REF: Z17-C369. . . July 22, 2020

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Section 13.3.C

› Under “Minimum Landscape Requirements”, added the following point: o 8. The use of native trees, shrubs and evergreens is preferred particularly in

the open space, common areas and buffers. Section 13.3.D

› Under “Additional Buffering Requirements”, removed the text that reads “be tripled along with the quantity of planting material.” And inserted the following text:

o “…include one evergreen tree every 15 feet and one large shade tree every 60

feet set apart from the evergreens to avoid crowding upon maturity. Mounding and/or fencing may also be required. This requirement may also be required when residential land uses of varying densities abut one another.”

Section 13.4.B

› Added the following sentence: o “A mature height of at least 50 feet should be expected.”

Section 13.4.C

› Adjusted the language to read “Shrubs shall be 3-gallon size at time of planting.”

Section 13.4.E

› Inserted the following text: o “All plants declared by the Ohio Department of Agriculture as invasive and

listed in the Ohio Revised Code Section 901:5-30-01.” Section 13.5.E

› Added the following point: o E. The lack of maintenance of landscaping and other elements as

promulgated in the Landscape Plan will be viewed as a zoning violation and handled under procedures outlined under Section 14.

Section 17 DEFINITIONS

Added the following definitions:

› Building Material Supplies/Storage: A building or part there of used primarily for storage or shelter of goods, wares, merchandise and includes a building used as a warehouse, cold storage, freight depot, transit shed, store house, public garage, hangar, truck terminal, grain elevator, barn and stable.

› Landscape Plan: A plan prepared by a professional, landscape architect or one

REF: Z17-C369. . . July 22, 2020

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with appropriate credentials, of an entire property that graphically depicts all the proposed landscaping with genius, species, size, and quantity of proposed plants, lawn areas, and irrigation zones, as well as, existing trees to be preserved and other information deemed necessary by the Township.

› Metal Stamping/Machine Stamping: A variety of sheet-metal forming

manufacturing processes, such as punching performed by a machine press or stamping press to form sheet metal strips into a desired shape.

› Model Home: A building within a platted subdivision used temporarily to

market and/or display other homes for sale. Building may include a sales office, parking, and other accommodations for the general public to visit.

› Movie Theater: An indoor facility used to host showings of motion pictures.

and that has a capacity of at least 500 patrons for any single movie showing or for showing of multiple movies in separate theaters at the same time. In order for a facility to be licensed as a movie theater, the facility shall host a minimum of 250 movie showings in any calendar year and shall be open at least 5 days a week.

› Native Plant: Plants that are indigenous to Monclova Township. Cultivars of a

native plant may be accepted as ‘native’ if their overall characteristics are typical of the native species.

› Open Space:

o (1) Any Land area designated in any type of land use or site plan, exclusive of streets, rights of way and buffer zones, which provide for park, playground, recreational or similar public purposes, scenic resources and/or historical sites, or o (2) Any land area in which the preservation in its present use would: Conserve and enhance natural or scenic resources Protect Streams or water supply Promote conservation of soils, wetlands, beaches or tidal marshes Enhance the value to the public of abutting or neighboring parks, forest,

wildlife preserves, nature reservations or sanctuaries or other open space Enhance recreation opportunities Preserve visual quality along highway, road, and street corridor or scenic vistas

› Recreational Facility, Indoor/Outdoor: A place designed and equipped for the conduct of sports, leisure time activities and other customary and usual recreational activities or entertainment activities, but not including those uses otherwise specifically defined or regulated in this resolution. This does not include a recreational use that is an accessory to a residence.

REF: Z17-C369. . . July 22, 2020

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› Sales and Rental Complex Offices: An office located within a model home or a permanent structure such as a clubhouse or community building within R-3 multi-family residential developments. A sales office may be used only by a builder/developer selling homes located in the residential development within which the sales office is located and the sales office shall be staffed only by the builder/developer's sales force. Sales offices shall be subject to the same restrictions as model homes (see R-3: Multi-Family Residential Development).

› School (K-12): A building used for the purposes of elementary or secondary

education which meets the requirements of the compulsory education laws of the State of Ohio, and not providing residential accommodations for students. School includes the school grounds but does not include the facilities used primarily for another purpose and only incidentally as a school.

› Sports Field, Indoor/Outdoor: Recreation facilities/uses for the commercial

use of intense sports and athletic activities, and including, but not limited to, field sports, baseball field, soccer field, swimming pools, tennis courts, basketball court, miniature golf course and golf driving range.

› Stabling of Horses: A building in which two or more horses are kept for boarding.

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REF: Z20-C1031 DATE: July 22, 2020 GENERAL INFORMATION Subject

Request - Signage (Billboard) Text Amendment

Location - Sylvania Township Applicant - Great American Walls LLC STAFF ANALYSIS Pursuant to Ohio Revised Code Section 519.12, amendments to the zoning resolution may be initiated by the following: motion of the township zoning commission; passage of a resolution by the board of township trustees; or by the filing of an application by one or more of the owners or lessees of property within the area proposed to be changed or affected by the proposed amendment with the township zoning commission. The applicant is proposing the amendment to the Sylvania Township Zoning Resolution to allow for the construction of a “Off Premise Sign” on a property located in Sylvania Township that exceeds the currently allotment for off premise signs. Currently small off-premise signs are permitted but “Billboards” are not. The proposed amendment will allow “Billboards” as a conditional use. The proposed amendment is outlined in Exhibit “A”. The Sylvania Township Zoning Resolution currently permits off premise signs in all commercial, industrial and agricultural zoning districts subject to (but not limited) to the following restrictions:

• Billboards (less than 100 square feet). • Off-premise advertising signs shall not exceed fifteen (15’) feet above grade. • Located not less than five hundred (500’) feet from the edge of the nearest off-

premise advertising sign. In 2016, Sylvania Township approved a text amendment to encourage the use of “low profile” monument style signs throughout the Township. This was to encourage the reduction of visual blight of pole mounted signs while ensuring property values are not detrimentally affected. Billboards often obstruct views of local businesses as well as overshadow and distract from their signage. Large-scale off-premise billboards are also costly to utilize and may only be affordable to national brands. Off-premise billboards then over-shadow local businesses, which are subject to stricter limitations in sign size that are not off-premise signage.

REF: Z20-C1031. . . July 22, 2020

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STAFF ANALYSIS (cont’d) The applicant is proposing to allow off-premise signage of 382 square feet, thirty-five (35’) feet in height and spaced no closer than 2,500 feet from the nearest off-premise sign. In addition, the applicant is proposing that off-premise signage be permitted subject to conditional use approval. If approved, spacing off-premise signage no closer than 2,500 feet from the nearest off-premise sign could cause the Township to be inundated with off-premise sign applications as space along major thoroughfares would quickly become unavailable due to spacing. Furthermore, conditional use review and actions are the sole responsibility of and reviewed by the Township Board of Zoning Appeals. The potential of litigation is concerning in the event an application was to be denied. A number of sign studies and court rulings have been taken place within the last five (5) years. The best-known relevant case in this conversation is Reed v. Town of Gilbert, Arizona. The town of Gilbert, Arizona had a sign code which limited some temporary signs more strictly than others based solely on the message of the sign. This led to the Good News Community Church and its pastor, Clyde Reed, being unfairly discriminated against, and having multiple signs confiscated. The case was taken to the Supreme Court in 2015, and the Town lost the case because they imposed content-based restrictions on speech, limiting the church’s first amendment rights. Case law shows that cities have no right to control who may advertise with a sign, nor what message that sign can display.Future sign regulations must offer only content-neutral restrictions, limiting the time, place, and manner of speech, but not the content. Were additional off-premise billboards to be permitted in the Township, Sylvania Township would have no power to limit the content. Studies and reports have already been published which document the negative impacts of billboards and make recommendations on effective legislation. In 2011 a report “Beyond Aesthetic: How Billboards Affect Economic Prosperity,” Philadelphia urban planner Jonathan Snyder combined US Census data and local home price data with Geographic Information Systems (GIS) information on billboard locations across the United States, with a focus in Philadelphia. Here, Snyder found that properties located within 500 feet of a billboard had a decreased real estate value of $30,826. Snyder also found that properties that were further than 500 feet from a billboard, but still within the same census tract, saw an average decrease of $947 for every billboard within that census tract. Staff understands that although a property which is overshadowed by a billboard and/or whose windows directly face a billboard may be less desirable and less valuable, billboards are one of many factors that can lead to lower property values. The study also examined the sign codes of 20 mid-sized cities across the United States, including Columbus, Indianapolis, and Detroit to see if there was a link between stricter sign control and the cities’ median income, poverty rates, and vacancy rates. Sign codes of these 20 cities were simplified to “Strict Sign Control” and “Not Strict Sign Control.” It was found that cities with “Strict Sign Control” had a higher median income, a lower poverty rate, and a lower home vacancy rate.

REF: Z20-C1031. . . July 22, 2020

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STAFF ANALYSIS (cont’d) Based on the Sylvania Township Zoning Resolution currently allowing billboards and off-premise signage subject to more stringent requirements than those proposed, larger and taller billboards would be precedent setting in Lucas County. Furthermore, studies have found that there is greater potential for negative secondary effects on surrounding property values and vacancy rates where billboards are present. Finally, recent measures have been taken to reduce the visual blight of “non-monument” style signage throughout the Township; as a result staff does not support the proposed amendment. STAFF RECOMMENDATION

Staff recommends that the Lucas County Planning Commission, recommend disapproval of the proposed amendments and recommends no changes be made to the Sylvania Township Zoning Resolution to the Sylvania Township Zoning Commission and Trustees.

TEXT AMENDMENT SYLVANIA TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: Z20-C1031

DATE: July 22, 2020 TIME: 9:00 a.m. BH Exhibit “A” follows

REF: Z20-C1031. . . July 22, 2020

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1201 Exhibit “A”

Township Text Amendment Proposal (Proposed amendment noted in italics and highlighted in red font)

3103 PROHIBITED

The following types of signs are prohibited in Sylvania Township:

• Search lights

• Rotating signs, moving figures

• Animated

• Balloons or other gas-filled figures

• Pennants, flags (excluding national, state, institutional, political, corporate)

• Billboards (100 382 square feet or larger)

• Signs placed and/or painted on vehicles or trailers situated on the premises for the sole purpose of advertising goods or services sold on the property.

• Signs or objects attracting attention to a business that interferes with the safety of the traveling public.

• Roof signs extending above the highest point of the roof.

• Signage attached to fences, trees, telephone poles, public benches, street lights or street signs.

• Abandoned signs

• A sign composed of cardboard, paper or like material attached to light standards, poles of any type, buildings or structures.

3109 OFF-PREMISE

A. As used in this Resolution an off premises sign shall be defined as any sign advertising a product, service, business or activity which is sold, located or conducted elsewhere than on the premises on which the sign is located, or which said product, service, business or activity is sold, located or conducted on such premises only incidentally, if at all.

B. Off-premise signs shall be permitted in C-2 Commercial District or Industrial or Agricultural Districts as conditional use as governed by Article 25.

C. No off premise advertising sign permitted by this Section shall exceed the following maximum sign area:

REF: Z20-C1031. . . July 22, 2020

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• A maximum of seventy two (72) Three Hundred Eighty-Two (382) square feet, excluding any trim, skirt or border. In determining the area devoted to advertising, if the trim, skirt, or border contains advertising, it shall be included. In calculating the area devoted to advertising, the area shall be measured by the smallest square, rectangle, triangle, circle, or combination thereof which will encompass the entire advertising device.

D. No off premise advertising sign permitted by this Section shall exceed fifteen (15) Thirty-five (35) feet above grade.

E. No off premise advertising sign permitted by this Section shall be located less than three hundred (300’) from any recorded residential subdivision, or any residential lot less than one acre in size, or five hundred feet from any dwelling, unit or semi-public use on an adjacent parcel or three hundred feet (300’) from any intersection.

F. A maximum of two faces per sign structure is allowed, positioned either back to back or v-shaped, such that only one face is allowed per side. Both sides of a double-faced or v-shaped sign shall be of equal size. In no case shall there be more than one face per directional flow of traffic.

G. Off-premises advertising signs shall meet the following setback requirements:

1. Ten (10) feet from the edge of the right-of-way of any adjacent road but in no case shall such sign be closer than twenty-five feet from the edge of the traveled way of any road street, highway, lane, alley, or thoroughfare.

2. Ten (10) feet from any abutting property boundary lines and outside of all sight visibility triangles.

H. Off-Premise advertising shall meet the following spacing requirements:

1. On Interstate (Federal) or primary (State) systems in accordance with the Agreement entered into by the State of Ohio and the U.S. Secretary of Transportation, and in conformity with 5501:2-2-02.3 of the Ohio Administrative Code as presently written or hereafter as amended or modified.

2. On all other roads streets, highways, lanes, alleys, or thoroughfares not less than five hundred feet (500) Two Thousand Five Hundred (2,500) from the edge of the nearest off premise advertising sign.

I. Lighted electrically activated multiple message and variable message devices are permitted where their only movement is the periodic changing of information against a solid, black or white background provided that the device meets the following conditions:

1. Each message or copy shall remain fixed for at least twenty (20) seconds and there shall not be more than three (3) changes per minutes.

2. All changes in copy shall be accomplished in three (3) seconds or less.

3. No such devise shall be placed within one thousand (1,000’) feet of another multiple message or variable message advertising device on the same side of the road, street, highway, lane, alley, or thoroughfare visible in the same direction of travel.

REF: Z20-C1031. . . July 22, 2020

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4. Such devise shall include a default system, which will freeze the copy displayed on the device in one position in case of malfunctions.

5. Only one (1) multiple message off premise advertising device or sign shall be permitted on a single lot facing the same direction.

6. The brightness of the text message shall not exceed 2,000 nits (one nit equals one candela per square meter) and the brightness of a graphic image sign shall not exceed 6,000 nits. The sign shall be equipped with a photocell to automatically reduce brightness to correspond with the reduction of available ambient light.

7. Such sign or device shall not flash as part of its copy or at any other time.

C-2 General Commercial

1402 CONDITIONAL USES The following may be approved by the BZA pursuant to Article 25-Conditional Use: Bakery, Wholesale Light Manufacturing / Printing, Publishing Golf Course Assembly Special Residence Off-Premise Sign

M-1 Light Industrial

1602 CONDITIONAL USES The following may be approved by the BZA pursuant to Article 30-Conditional Use: Feed Mill Grain Elevator Restaurant Kennel Oil Well, Gas Well Off-Premise Sign

M-2 Restricted Industrial

1702 CONDITIONAL USES The following may be approved by the BZA pursuant to Article 30-Conditional Use:

Distribution Center Kennel Restricted Manufacturing Warehouse Off-Premise Sign

M-3 Heavy Industrial

1802 CONDITIONAL USES The following may be approved by the BZA pursuant to Article 25-Conditional Use:

Base Metal Processing Reclamation Salvage Yard Oil Well, Gas Well Recreational Facility Waste Disposal Off-Premise Sign

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REF: M-2-20 DATE: July 22, 2020

GENERAL INFORMATION

Subject

Request - Adoption of the 2020 Springfield Township Land Use Plan

Applicant - Springfield Township

STAFF ANALYSIS Springfield Township and Reveille Ltd have worked for the past year to update the Springfield Township Land Use Plan. The plan is organized around seven (7) themes. They include: neighborhood revitalization; connectivity enhancements; accentuate community identity; maximizing economic development opportunities; expanding community recreational outlets improving partnerships and demographic and economic trends. Staff will expand on these themes and outline other topics and strategies identified throughout the plan. Plan Participation Plan themes and strategies were addressed by a steering committee, community and student engagement and community forums. Two (2) interactive surveys were utilized during the planning process. Over 1,100 surveys were taken by the community and students which included an eighteen (18) question community survey and a twelve (12) question survey of Springfield High School Students. The plan also solicited input from two (2) community forums that were held in March 2019 and May 2019. The plan will be used for the evaluation of development; land use and zone change proposals; to create and enhance community programs; and to make capital improvement decisions. Population and Demographics An important part of any land use plan is to understand the population and demographics of the study area. A portion of this plan is based upon a demographics benchmark report. Benchmarks included population growth of 1.0% from 2010 to 2016; median age of 37.8 years old; median household income of $60,417; and 36.4% of the population over 25 years old holding a bachelor’s degree of higher. These are all important factors in determining types of development trends, amenities and infrastructure improvements in the future.

REF: M-2-20. . . July 22, 2020

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STAFF ANALYSIS (cont’d) Environmental Considerations Floodplains, hydric soils, wetlands and diverse ecosystems of the Oak Openings region are all present in Springfield Township. Some of these environmental features have been lost over the years such as wetlands. Since the adoption of the previous plan in 2003, polices concerning wetlands and floodplains have become more stringent. Assets like woodlands and green spaces have remained open for development. Township residents have indicated the desire to preserve these areas for active and passive recreational opportunities. In 2019, Springfield Township purchased 100 acres of undeveloped woodland south of Homecoming Park for future recreational opportunities. In addition, this plan provides general recommendations for several overlay districts to assist with preserving these areas. The Plan notes tools such as a riparian overlay district and Oak Openings Preservation Overlay. Future consideration should be placed on improving these environmental issues as development continues to increase in the Township. Parks and Recreational Assets A reoccurring them in the plan includes aspirations for more recreational spaces throughout the Township. Springfield Township currently provides recreational opportunities for Township residents at Homecoming Park, Lincoln Green and Carmella Garden Neighborhood Parks and Bear Creek Park. Other recreational opportunities in the Township include Westwinds Park, operated by the Metropark System and Lou Campbell State Nature Preserve, operated by the Ohio Department of Natural Resources. Secor Metropark, Kitty Todd Nature Preserve and the Irwin Prairie State Nature Preserve are also large parks that are located to the west, just outside of the Township boundaries. Although all these parks provide numerous recreational opportunities to Township residents, additional recreational opportunities were identified as a priority in the community survey. Transportation and Connectivity The public participation surveys noted a desire to improve existing roads, pedestrian connectivity and bicycle infrastructure while providing new growth areas with a range of transportation and mobility choices. Transportation issues mentioned most frequently are related to problematic intersections, railroad crossings and the lack of pedestrian and bicycle connectivity and safety. Areas noted included high volume areas such as Airport Highway and McCord Road, while noting safety concerns such as gaps in sidewalks and bicycle infrastructure along Airport Highway and McCord Road, specifically in the Spring Meadows area and on McCord Road between Angola Road and Bancroft Street. This lack of pedestrian and bicycle infrastructure resulted in 45 crashes between 2009 and 2018 resulting in 3 fatalities. During the planning process, the most reoccurring theme throughout the plan was the need for pedestrian and bicycle connectivity and safety.

REF: M-2-20. . . July 22, 2020

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STAFF ANALYSIS (cont’d) Planning Areas, Issues and Recommendations A unique change in the Land Use Plan Update includes the introduction of “Planning Areas”. The Township has been divided into eight (8) planning areas to make it easier for residents and community officials to relate to the Plan; identify and address issues specific to a particular area; and manage recommendations. Each Planning Area identifies existing land uses; environmental considerations; transportation considerations; planning issues and areas of concern; and land use and zoning recommendations. This provides a unique look at smaller areas and the major characteristics that make up the planning area and some of the challenges it may face. General Recommendations The Land Use Plan Strategies are based on three (3) main themes: Neighborhood First, Connected Community and Economic Prosperity. Neighborhood First:

This section recommends the need for updating the zoning resolution, creating overlay districts, increasing code enforcement, adopting a vacant property registration resolution and becoming a home rule Township. This includes the creation of an agricultural zoning district and a mixed use zoning district to better defined uses while providing flexibility in permitting uses. Development patterns have demonstrated the need for better defined uses and plasticity in permitting them in proximity to each other. This section also identified a need for riparian setbacks, an architectural review committee and sign restrictions to better suit the needs of Springfield Township.

Connected Community Solutions:

The need for improving the Townships infrastructure concerning high crash location, developing a complete streets policy to address various modes of transpiration such as pedestrians, bicyclist, motorist and transit riders were noted as part of the community engagement process. The plan also identified adopting local access management guidelines, developing a pedestrian connectivity plan and short term non-motorized enhancement projects, expanding the recreation footprint and branding and identity elements throughout the Township which includes wayfinding elements and establishing a (CIP) Capital Improvement Fund as effective ways to implement these solutions.

REF: M-2-20. . . July 22, 2020

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STAFF ANALYSIS (cont’d) Economic Prosperity: The plan includes five (5) areas to assist with Springfield Township continuing economic prosperity in the future. These plan highlights include the expansion of existing community reinvestment area program, encouraging balanced growth, identifying Community Development Block Grant (CDBG) funding areas, improving commercial corridors and maximizing existing Joint Economic Development Zoned (JEDZ) and Joint Economic Development District (JEDD) partnerships. Strategies noted in the plan include expanding on existing programs that are important to continue to provide safe growth and prosperous areas, identifying areas for encouraged commercial growth; and improving gateways in the Township.

Future Land Use Plan The Future Land Use Plan is a primary element of the land use plan that is based upon an analysis of existing conditions; planning policies for community and regional development; results of the community survey; and other issues that surfaced during the planning process of this document. The Future Land Use Plan sets the tone for future growth and development that is implemented through tools such as the zoning resolution. The Future Land Use Map is separated into key areas: Rural Residential/Agriculture, Low/Medium Density Residential, High Density Residential, Mixed use Areas, Neighborhood Commercial, Office/Business Park, General Commercial, Industrial, Public/Institutional and Parks/Open Space/Recreation. Plan Implementation The strategies identified in the plan were developed in conjunction with public input and took into account past, current and projected issues. The plan is designed to provide the Township Officials, residents and other stakeholders with visions and strategies to guide the Township in the future. The plan is intended to be used in planning and zoning, future land use map, neighborhood and capital improvement, intergovernmental relations and plan review situations. PLAN COMMISSION RECOMMENDATION The Lucas County Planning Commission recommends approval of M-2-20 for the 2020 Springfield Township Land Use Plan to the Springfield Township Zoning Commission and Trustees.

LAND USE PLAN LUCAS COUNTY PLANNING COMMISSION REF: M-2-20 DATE: July 22, 2020

BH TIME: 9:00 a.m.

STAFF REPORT CONDITIONS OF APPROVAL – AGENCY SOURCE IDENTIFICATION

Recommendations for conditions of approval often originate from agencies that have reviewed plans and proposals under consideration by the Plan Commission. To indicate which agency requested which condition of approval, that agency's name is placed at the end of the condition in parenthesis. Agency names are listed below: TOLEDO-LUCAS COUNTY FIRE PREVENTION TOLEDO EDISON COMPANY PLAN COMMISSIONS c/o BUILDING INSPECTION ENGINEERING SERVICES ONE GOVERNMENT CENTER ONE GOVERNMENT CENTER 6099 ANGOLA RD. SUITE 1620 SUITE 1600 HOLLAND, OH 43528 TOLEDO, OH 43604 TOLEDO, OH 43604 419-249-5440 419-245-1200 419-245-1220 DIVISION OF WATER DISTRIBUTION DIVISION OF FORESTRY PUBLIC UTILITES 401 S. ERIE STREET 2201 OTTAWA PARKWAY 420 MADISON AVE, SUITE 100 TOLEDO, OH 43604 TOLEDO, OH 43606 TOLEDO, OH 43604 419-936-2826 419-936-2326 419-245-1853 DIVISION OF WATER DIVISION OF INSPECTION LUCAS SOIL AND RECLAMATION ONE GOVERNMENT CENTER CONSERVATION DISTRICT 3900 N. SUMMIT STREET SUITE 1600 130-A W. DUDLEY TOLEDO, OH 43604 MAUMEE, OH 43537 TOLEDO, OH 43611 419-727-2602 419-245-1220 419-893-1966 DIVISION OF TRANSPORTATION DIVISION OF LUCAS COUNTY ENGINEER 110 N. WESTWOOD ENGINEERING SERVICES 1049 S. MCCORD ROAD TOLEDO, OH 43607 ONE LAKE ERIE CENTER HOLLAND, OH 43528 419-245-1300 600 JEFFERSON AVENUE, STE 300 419-213-2860 TOLEDO, OH 43604 419-245-1315 PUBLIC SERVICE DEPARTMENT COLUMBIA GAS COMPANY LUCAS COUNTY 110 N. WESTWOOD TONY BUCKLEY SANITARY ENGINEER TOLEDO, OH 43607 FIELD ENGINEER TECHNICIAN 1111 S. MCCORD ROAD 419-245-1835 2901 E. MANHATTAN BLVD HOLLAND, OH 43528 TOLEDO, OH 43611 419-213-2926 419-539-6078 TOLEDO-LUCAS COUNTY A T & T BUCKEYE BROADBAND HEALTH DEPT.ENV. HEALTH DESIGN MANAGER MICHAEL SHEAHAN 635 N. ERIE STREET ROOM 352 130 N. ERIE, ROOM 714 2700 OREGON ROAD TOLEDO, OH 43604 TOLEDO, OH 43604 NORTHWOOD, OH 43619 419-213-4209 419-245-7000 419-724-3713 FRONTIER WATERVILLE GAS OHIO GAS AMY ROTH TODD BLACK MIKE CREAGER 3126 N MCCORD PO BOX 259 13630 AIRPORT HWY. TOLEDO, OH 43617 WATERVILLE, OH 43566 SWANTON, OH 43558 419-841-7281 419-878-4972 419-636-1117 SPECTRUM UNITED STATES POST OFFICE CENTURYLINK RAY MAURER POSTMASTER BILL PARSONS 3760 INTERCHANGE ROAD 435 S. ST. CLAIR STREET 375 E. RIVERVIEW AVE. COLUMBUS, OH 43204 TOLEDO, OH 43601 NAPOLEON, OH 43502 614-481-5262 419-245-6802 12/18 mp

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