lucas county plan commission report january 25, 2017 · lucas county subdivision rules and...

LUCAS COUNTY

PLAN COMMISSION

REPORT

January 25, 2017

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

CATHERINE G. HOOLAHAN DON MEWHORT (Chairman) (Chairman)

KEN FALLOWS KEVIN X. SMITH (Vice Chairman) (Vice Chairman)

BALSHARAN SINGH GREWAL CATHERINE G. HOOLAHAN OLIVIA HOLDEN TINA SKELDON WOZNIAK (County Commissioner) MARTIN JARRET PETER GERKEN

(County Commissioner) CAROL CONTRADA (County Commissioner)

KEITH G. EARLEY MICHAEL W. DUCEY KEN FALLOWS MEGAN MALCZEWSKI OLIVIA HOLDEN

THOMAS C. GIBBONS, SECRETARY

LISA COTTRELL, ADMINISTRATOR

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

SCHEDULE - 2017

APPLICATION DEADLINE*

AGENDA SET

STAFF REPORT

DISTRIBUTED

HEARING DATE

CITY PLAN COMMISSION (HEARINGS BEGIN AT 2PM)

November 28 December 26 December 30 January 12

December 26 January 23 January 27 February 9

January 23 February 20 February 24 March 9

February 27 March 27 March 31 April 13

March 27 April 24 April 28 May 11

April 24 May 22 May 26 June 8

May 29 June 26 June 30 July 13

June 26 July 24 July 28 August 10

July 31 August 28 September 1 September 14

August 28 September 25 September 29 October 12

September 25 October 16 October 20 November 2**

October 23 November 20 November 24 December 7**

COUNTY PLANNING COMMISSION (HEARINGS BEGIN AT 9AM)

December 12 January 9 January 13 January 25

January 9 February 6 February 10 February 22

February 6 March 6 March 10 March 22

March 13 April 10 April 14 April 26

April 10 May 8 May 12 May 24

May 15 June 12 June 16 June 28

June 12 July 10 July 14 July 26

July 10 August 7 August 11 August 23

August 14 September 11 September 15 September 27

September 11 October 9 October 13 October 25

October 2 October 30 November 3 November 15**

November 6 December 4 December 8 December 20**

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

LC/lc: 9/11/14

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

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TOLEDO-LUCAS COUNTY PLAN COMMISSIONS

January 25 9:00 A.M.

PUBLIC HEARING WILL BE HELD AT ONE GOVERNMENT CENTER

AT JACKSON BOULEVARD AND ERIE STREET

IN COUNCIL CHAMBERS

ON THE FOLLOWING CASES

AGENDA

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

S-28-16: Final Plat of the Replat of Lots 58 and 59 of Oak Creek

Plat 6, located west of King Road, south of Brint Road, Sylvania Township (2 lots)

SUBDIVISION – SYLVANIA TOWNSHIP

1. S-27-16: Final Plat of the Lakes at Central Reserve, located south of

Central Avenue, east of Herr Road, Sylvania Township (2 lots) (bh)

ZONE CHANGE - MONCLOVA TOWNSHIP

2. Z17-C351: Zone Change from M-1 PUD and C-3 PUD to R-3 PUD at

4736, 4740 and 4746 Jerome Road and 6735 Monclova Road (bh)

ZONE CHANGE - SPRINGFIELD TOWNSHIP 3. Z19-C643: Zone Change from C-1 to RA-4 at 7611 Dorr Street SUBDIVISION – SPRINGFIELD TOWNSHIP 4. S-24-16: Preliminary Drawing Review of Hidden Village, located

south of Nebraska Ave and west of King Road (bh)

ii

DEED TRANSFER – PROVIDENCE TOWNSHIP

5. T-107-16: Appeal of Administrative Disapproval of lot split at 10008 Yawberg Road (bh)

CHAIRMAN’S REPORT

DIRECTOR’S REPORT

ADJOURNMENT

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REF: S-27-16 DATE: January 25, 2017

GENERAL INFORMATION

Subject

Request - Final Plat of the Lakes at Central Reserve Location - 8739 Central Avenue Applicant - Redwood Development Company Kellie McIvor 7510 E Pleasant Valley Road Independence, OH 44131 Engineer - CESO Mark Belmont 395 Springside Drive, Suite 202 Akron, OH 44333

Site Description

Zoning - C-2 PUD & R-3 PUD Commercial and Residential Planned Unit Development Area - ± 38.9 Acres Frontage - ± 619 Feet along Central Avenue Existing Use - Attached Single Family Dwellings

Area Description

North - Single Family Residential / C-2 General Commercial South - Single Family Residential / R-1 Residential East - Single Family Residential / A-4 Rural Residential West - Single Family Residential / R-1 Residential Parcel History

Z20-C963 - Zone change from A-3 Agriculture and C-2 General Commercial to R-3 Residential PUD and C-2 General Commercial PUD (PC recommended approval with conditions 3/26/14, Township Trustees approved 6/3/14)

S-3-14 - Preliminary Drawing of the Lakes at Central Reserve (PC approved with conditions 3/26/14)

REF: S-27-16. . . January 25, 2017

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GENERAL INFORMATION (cont’d)

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

STAFF ANALYSIS The request is a final plat of the Lakes at Central Reserve located at 8739 Central Avenue. The overall parcel is 38.9 acres in size and is currently being developed with attached single family dwellings. Adjacent land uses include single-family dwellings on all sides and commercial uses to the northeast. The applicant is requesting a reconfiguration of two (2) lots within the plat. LAYOUT The Lakes at Central Reserve Plat 1 was divided into four (4) numbered lots and two (2) lettered lots. The lettered lots were required to accommodate a natural gas line that runs the length of the property and requires an easement, while the numbered lots would accommodate the physical development. The front portion of the site (lot 1) was created and zoned C-2 PUD and is located with the Central Avenue Overlay. This lot was designed to contain the leasing office, guest parking, mailboxes, trash collection, and two detention areas. The remainder of the property (lots 2, 3 & 4) are to be used for 214 residential units. Lots 2, 3 & 4 were not provided frontage onto Central Avenue in an effort to remove them from the Central Avenue Overlay. The applicant has indicated that the purpose for the plat is to reconfigure lots 3 & 4 (3A & 4A on the replat drawing) for financing purposes. The project was designed to be constructed in phases and portions of the financing were contingent on the lot lines correlating with current construction. Lots 2, 3 & 4 were provided technical frontage via Manci Drive which is situated to the east of the plat. Per the PUD and the original preliminary drawing, Manci Drive was to be widened and extended to satisfy frontage requirements and to allow for connectivity between the Lakes at Central Reserve Plat 1 and the neighborhood to the east. However, when the PUD was considered by the Township Trustees, access to Manci Drive was restricted to allow only emergency vehicles (via the use of bollard and chains at the property line) because neighbors did not want the connectivity. While this issue was satisfactorily resolved with the PUD, the plat was never adjusted to deal with the restriction of access between the two developments. The subject plat allows for this adjustment while also allowing for the reconfiguration of Lots 3 & 4.

REF: S-27-16. . . January 25, 2017

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STAFF RECOMMENDATION The staff recommends that the Lucas County Planning Commission approve S-27-16, a Replat of the LAKES AT CENTRAL RESERVE, located at 8739 Central Avenue.

FINAL PLAT SYLVANIA TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: S-27-16 DATE: January 25, 2017 TIME: 9:00 a.m.

BH Three (3) sketches follow

ZONING & LAND USE

S-27-16

ID 114

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ZONING & LAND USE

S-27-16

ID 114

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S-27-16 ID 114

FINAL PLAT

N

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REF: Z17-C351 DATE: January 25, 2017

GENERAL INFORMATION

Subject

Request - Zone Change from C-3 PUD Office Commercial and M-1 PUD Industrial/Office Research to R-3 PUD Multi-Family Residential

Location - 4736, 4740, 4746 Jerome Road & 6735 Monclova

Road

Applicant - LCH Holding Co. Don Ulrich 3618 King Road

Toledo, OH 43617

Engineer - ESA Engineers, Surveyors & Associates, LLC 5353 Secor Road

Toledo, OH 43623

Site Description

Zoning - C-3 PUD Office Commercial and M-1 PUD Industrial/Office Research Area - ± 17.721 Acres Frontage - ± 60 Feet along Jerome Road

Existing Use - Agricultural

Area Description North - Undeveloped Agricultural & Single Family

Dwellings / A/R Agricultural/Residential South - Railroad, Falling Timbers Mall & Single Family

Residential / A/R Agricultural/Residential, M-1 Industrial/Office Research & C-2 General Commercial

East - Falling Timbers Battlefield / City of Maumee West - Townhomes and Villas / R-1 PUD Single Family

Residential Parcel History

Z17-C50 - Land Use Study and Recommendation (Planning

Commission approved on September 23, 1971)

REF: Z17-C351. . . January 25, 2017

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Parcel History (cont’d) Z17-C98 - Zone change request from A-3 to M-3. (PC

recommended approval 3/7/85, Township Trustees approved 4/25/85).

Z17-C293 - Zone change request from A/R to M-1 & C-3 (PC

recommended approval 4/26/06, Township Trustees disapproved and applicant withdrew 7/27/06).

Z17-C308 - Zone change request from A/R to M-1 PUD & C-3

PUD (PC recommended approval 3/28/07, Township Trustees approved 5/3/07).

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”)

STAFF ANALYSIS The request is a Zone Change from C-3 PUD Office Commercial and M-1 PUD Industrial/Office Research to R-3 PUD Multi-Family Residential for the construction of a 112 unit residential Planned Unit Development on the 17.72-Acre property located at 4736, 4740, 4746 Jerome Road & 6735 Monclova Road. The property is located west of Jerome Road between the Wabash-Cannonball Trail and the railroad. Adjacent land uses include single-family and agriculture uses to the north, the Shops at Falling Timbers, single-family and agriculture uses to the south, undeveloped Metropark land to the east and a residential development to the west. The applicant submitted the PUD in order to develop the rear portion (17.72 acres) of the 26.975 acre site that fronts onto Jerome Road. The balance of the site will remain M-1 PUD zoning.

PROPOSED LAYOUT

The applicants proposed plan indicated that a public roadway would be dedicated from

Jerome Road to the east residential property line. Concerns over roadway maintenance (snow removal, turnarounds of public vehicles, ect…) and minimum lot frontage for the site was expressed to the applicant who has agreed to extend the “public” portion of the roadway into the residential development. The right-of-way will be dedicated via a preliminary and final plat of the entire 27.9 acre site.

REF: Z17-C351. . . January 25, 2017

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STAFF ANALYSIS (cont’d) With multi-purpose trails existing along the northern, eastern and western (along Jerome

Road) sides of the site, the Lucas County Engineers office is requesting the applicant provide a thirty (30) foot easement for the future extension of the trail(s) to Jerome Road. Furthermore, it was requested that a north-south sidewalk be providing along the easternmost side of the PUD boundary. This will provide connectivity to the public sidewalk infrastructure that will be required along the newly constructed public road leading to the site. The sidewalk was requested in place of internal sidewalks based on the use of private streets in the development and the existence of walking trails on three sides. The applicant has agreed to provide easement language and show the sidewalks as requested, as part of the future plat.

Pursuant to the Monclova Township Zoning Resolution, PUDs require no minimum lot

size, lot-width, building or structure setbacks. When a residential area of a Planned Unit Development abuts a "C" or "M" District, a open space perimeter area shall be provided that has a minimum depth of seventy-five (75) feet. The applicant is only providing a sixty-two foot (62’) open space perimeter along the eastern property line. The applicant has requested this provision be waived to allow the open space perimeter as proposed. No building elevations or overall building height specifications were provided. Pursuant to Section 4.7 of the Monclova Township Zoning Resolution, the building height in the R-3 district shall not exceed forty feet (40’) nor exceed three (3) stories. Most attached villa style residences that have been constructed in the area are one (1) story and typically do not exceed twenty (20) feet in height.

The submitted plan indicates that four (4) parking spaces will be provided for each villa.

The zoning resolution states that the parking requirement is two spaces per dwelling unit. The four (4) spaces will be provided by individual driveways (large enough to accommodate 2 cars) and two (2) car garages for each unit. A sixteen (16) space overflow parking lot is also provided in the northwest corner of the site.

PUD & OPEN SPACE REQUIREMENTS The Monclova Township zoning resolution states that no less than fifteen percent (15%) of the gross site acreage shall be allocated to usable, accessible and consolidated common open space when developing a PUD. Although the property is uniquely located where it can take advantage of such amenities such as multi-purpose trails and Metroparks, the applicant is providing large consolidated open space area in the interior of the development and additional sidewalks which will account for fifteen percent (15%) useable open space.

REF: Z17-C351. . . January 25, 2017

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STAFF ANALYSIS (cont’d) A PUD is also require to adhere to the requirement that no more than forty percent (40%) of the gross site acreage is covered by buildings, structures, street pavement, driveway, and parking area pavement. The provided plan indicates that 39.95% of the site is covered by buildings, structures, street pavement, driveway, and parking area pavement. Staff has requested the applicant provide an additional easement for future multi-purpose trail connectively to the south of the site. Although trail connectivity is not a requirement for PUD approval, the Lucas County Engineers office has been working to provide connectivity of these types of trails. Once the trail is constructed to the south, the site coverage is expected to exceed the forty percent (40%) coverage limit. Staff recommends a waiver be granted to allow for future trail connectivity to exceed the coverage limit.

DENSITY

In accordance with the Monclova Township Zoning Resolution, the maximum number of units permitted under a PUD is calculated by dividing the net acreage (parcel acreage less public right-of-way) by the minimum lot area per dwelling unit. Furthermore, the zoning resolution identifies the maximum density of an R-3 multi-family PUD as 6.96 units per acre. As a result, the maximum number of units permitted on this parcel under the R-3 PUD zoning is 123 (17.721 acres x 6.96 units per acre). Based on the applicant’s proposal of 112 units, the density is consistent with what is allowed in the zoning resolution. It is also consistent with the goals of the Monclova Township Contemporary Land Use Plan. LANDSCAPING The Monclova Township Zoning Resolution requires all PUD applications include a landscape plan for review. The applicant submitted a landscape plan that indicates trees will be provided along the main roadway to the site, around the perimeter, throughout the interior common space and between each unit. The plan also notes that each individual unit will be landscaped with a combination of junipers, yews and annual day lily’s. In addition, planting beds that include burning bush plantings will be provided between the driveways. The applicant is proposing arborvitae along the roadway entering from Jerome Road. These trees are noted within the right-of-way, and although street trees are required in this area, arborvitae is not listed on the 2015 approved street tree list. The applicant will be required to submit a revised landscape plan that utilizes trees indicated on the approved list. Finally, the township requires that all parking areas shall be screened. The parking area in the northwest corner of the site appears to be screened in accordance with the zoning resolution. It should be noted that an irrigation system is required to be installed unless drought resistant and/or native species plants are utilized.

REF: Z17-C351. . . January 25, 2017

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STAFF ANALYSIS (cont’d) LAND USE PLAN & NEIGHBORING CHARACTERISTICS

The 2009 Monclova Contemporary Land Use Plan provides a number of guiding principles for development. The plan encourages all developments to be applied for as a PUD because the provisions offer more flexibility to the developer and greater control over design and quality of life for the township. This use will serve as an appropriate transition between the single family uses to the west and the industrial uses the east, while serving as a down zoning for the area. In addition, the land use plan further stresses the importance of protecting the rural nature of the township by promoting lower density development. In addition, the Monclova Township Zoning Resolution requires that all Planned Unit Developments be platted in accordance with the subdivision rules and regulations. The applicant has elected to have the Zone Change and the Preliminary Drawing be heard separately in an effort to ensure a viable project and to reduce the number of corrections needed on the plat. Based on the location of the property in proximity to other villa style residential developments, the existing large scale commercial and industrial uses in the immediate area and its consistency with the 2009 Monclova Township Contemporary Land Use Plan and the Zoning Resolution, staff recommends approval of this Zone Change from C-3 PUD Office Commercial and M-1 PUD Industrial/Office Research to R-3 PUD Multi-Family Residential.

STAFF RECOMMENDATION Staff recommends that the Lucas County Planning Commission, recommend approval of Z17-C351, a Zone Change from C-3 PUD Office Commercial and M-1 PUD Industrial/Office Research to R-3 PUD Multi-Family Residential, located at 4736, 4740, 4746 Jerome Road & 6735 Monclova Road, to the Monclova Township Zoning Commission and Township Trustees, for the following four (4) reasons:

1. The request is compatible with the surrounding residential uses and zoning; and 2. The request will serve as an appropriate transition between residential developments to

the west and industrial uses to the east; and

3. The request will be a down zoning from the more intense C-3 Commercial Office & M-1 Industrial/Office Research zoning; and

4. The request is consistent with the 2009 Monclova Township Contemporary Land Use Plan & Zoning Resolution.

REF: Z17-C351. . . January 25, 2017

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STAFF RECOMMENDATION (cont’d) The staff recommends the Lucas County Planning Commission make the following recommendation to the Monclova Township Zoning Commission and Trustees on the waiver requested for the a Zone Change from C-3 PUD Office Commercial and M-1 PUD Industrial/Office Research to R-3 PUD Multi-Family Residential for the construction of a 112 unit Planned Unit Development at 4736, 4740, 4746 Jerome Road & 6735 Monclova Road:

Section 11.5 Planned Unit Development Standards Sec. 11.5 B.4.b Residential Approve a waiver of the required seventy-five foot (75’) perimeter open space when abutting a "C" or “M” district to sixty-two feet (62’) along the eastern property line. Section 11.5 Planned Unit Development Standards Sec. 11.5 B.2 Residential Approve a waiver of the site coverage to exceed the forty percent (40%) coverage for future trail expansions to Jerome Road.

The staff further recommends that the Lucas County Planning Commission recommend

approval of Z17-C351, a Zone Change from C-3 PUD Office Commercial and M-1 PUD Industrial/Office Research to R-3 PUD Multi-Family Residential for the construction of a 112 unit Planned Unit Development at 4736, 4740, 4746 Jerome Road & 6735 Monclova Road, to the Monclova Township Zoning Commission and Trustees, subject to the following sixty-one (61) 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

1. The proposed 12” water main on Jerome Road and adjacent to Lots 2, 3, 4, and 5 will become a public water main at the completion of the project. Where the street is public the water and sanitary sewer utilities will be public. A water main number will be obtained from the Lucas County Sanitary Engineer’s office during the design process. This public waterline plan shall be a separate plan from the private development plan.

2. A hydrant shall be located at the end of the “public” water main and at the beginning of the “private” water main.

3. There may be an existing carrier pipe beneath the tracks already. The City of Maumee should be contacted if this pipe is to be used.

REF: Z17-C351. . . January 25, 2017

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STAFF RECOMMENDATION (cont’d)

Lucas County Sanitary Engineer (cont’d)

4. The proposed 10” sanitary main is shown to be extended to Monclova Road. More explanation is needed as Lucas County does not have a small sanitary sewer main in this area to connect to. It would be acceptable to connect to the nearest manhole on the 90” interceptor and still provide service to the adjacent lots. This sanitary sewer main will become a public main at the completion of the project. Where the street is public the water and sanitary sewer utilities will be public. A sanitary sewer number will be obtained from the Lucas County Sanitary Engineer’s office during the design process. This public sanitary sewer plan shall be a separate plan from the private development plan.

5. A sanitary sewer manhole shall be located at the end of the “public” sanitary sewer main and at the beginning of the “private” sanitary sewer main.

6. The streets within this development are labeled to be Private; therefore, the water main and the sanitary sewer main shall be Private within this development also.

7. Water main taps and services shall be installed at time of construction by City of Toledo – Division of Water and shall meet their standards and specifications. This shall be stated on the plans. The City of Toledo shall install these taps at the contractor’s expense.

8. Sanitary sewer services shall be provided to all units within the development and shall meet LCSE standards and specifications.

9. The Lucas County Sanitary Engineer’s office shall receive 2 sets of “public” detailed plan and profile utility drawings including title sheets with all necessary signatures prior to construction.

10. The Lucas County Sanitary Engineer’s office shall receive 2 sets of “private” detailed plan and profile utility drawings including title sheets with all necessary signatures prior to construction.

11. The Lucas County Engineer’s office will need a copy of the signed mylars when they

become available.

12. The Lucas County Engineer’s office will need a copy of the electronic files for as-built purposes.

13. All water and/or sewer main construction shall be inspected by a LCSE representative at the expense of the developer. LCSE shall be notified 48 hours in advance of construction taking place.

REF: Z17-C351. . . January 25, 2017

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14. This site is subject to the Lucas County water supply and sanitary sewer connection charges and shall be paid in full prior to issuance of permits. These fees will be calculated when the plans are submitted for review.

15. LCSE will need to know how many 1-bedroom, 2-bedroom, 3-bedroom, etc. there will be within this development and all addresses will need to be known for permit application and fee calculations.

16. This site may also need to be reviewed by the local fire department and the City of Toledo – Engineering Service.

17. LCSE will need a copy of the approved OEPA plans when they become available.

18. LCSE will need a copy of the approved Norfolk Southern Railroad permit if applicable.

19. A preconstruction meeting will need to be scheduled prior to any construction taking place.

20. The developer shall enter into a private agreement with the Lucas County Board of County Commissioners for the public and private portions of this development and all water and sewer usage fees along with any area charges, shall be paid in full prior to any construction taking place.

Monclova Township Fire Rescue

21. The road names are not included on the drawing. These road names shall be submitted

for approval. 22. To avoid confusion and delay in response, this development will need to have a

different name than Lakeside at Fallen Timbers. The current Lakeside at Fallen Timbers on Lakeside Drive is not connected to this proposed area. Further, it is not clear whether the development will have a common address with villa numbers or individual addresses. This will need to be submitted for fire department approval.

23. The roadways shall be approved for all weather access, before any structures are built or any combustible materials brought on site. (OFC 1410.1)

24. The hydrants are private and shall meet Monclova Township standards for hydrants, and shall be approved for firefighting use by this department prior to construction of structures. Hydrant specifications are available from the Fire Prevention Bureau.(OFC 1412.1)

REF: Z17-C351. . . January 25, 2017

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Monclova Township Fire Rescue (cont’d)

25. Street signs shall be installed when construction of new roadways allow for passage by vehicles and prior to construction of any structures. (OFC 505.2)

26. There is no reference in the submitted plans as to the location of the refuse dumpster. If dumpsters are to be used their location will need to be approved.

27. The addresses and/or building numbers shall be clearly visible from the street or road fronting the building. (OFC 505.1)

28. If the roadways are done in phases approved turnarounds are required to be installed and maintained until the roadway is extended and new turnarounds are in place.

Monclova Township Zoning Inspector

29. When the zoning was previously changed for this property it was included in an

Economic Development Zone. This issue should be addressed.

30. Per section 11.3 A 8 of the Monclova Township Zoning Code there should be a note regarding the anticipated timing and phasing of the development.

31. Per section 11.3 B 11 of the Monclova Township Zoning Code the location of any proposed entrance signs to the subdivision shall be shown on the plan.

32. Per section 11.5 B 4 (b) of the Monclova Township Zoning Code the perimeter open area on the east side of the development shall be increased to a minimum depth of 75 feet as it abuts a C or M District.

Lucas County Engineer

33. Direct access to Jerome Rd. for the future lots currently zoned M-1 will not be permitted and access shall be from the proposed public street. A traffic assessment shall be completed for the overall development. If estimated peak hour trips exceed 100 vehicles per hour, a traffic impact study may be required.

34. In accordance with the County Engineer’s Construction Standards for commercial/industrial streets, the proposed public street pavement width shall be 31 feet (back of curb to back of curb). Two exit lanes should be provided at the intersection of Jerome Rd. to allow for right turns out and left turns out.

35. The proposed layout includes a public street that will terminate midblock into a private

street system. For maintenance purposes, a turnaround should be provided or an easement provided to allow for maintenance vehicles to turnaround on private property.

REF: Z17-C351. . . January 25, 2017

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

36. 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, N.P.D.E.S. permit. A SWP3 Submittal Checklist is required to be completed and submitted as per Lucas County requirements. All of the required items shall be submitted, preferably in a binder or folder.

37. 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.

38. 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.

39. Right-of-way areas along Jerome Road shall be graded to provide roadside ditch swales, positive drainage, and adequate shoulder widths.

40. Pavement grading on the proposed street shall direct storm water runoff away from the Jerome Road pavement. The existing shared use path crossing shall be reconstructed at the proposed street. Signing and pavement markings shall be provided for at the path crossing, in accordance with current standards.

41. In the event that earth mounds and landscaping are proposed along Jerome Road, the locations for these items shall be outside of the right-of-way.

42. Provide a thirty (30) foot easement for trail purposes along the southerly property line within the open space perimeter open area shown for future extensions of the Wabash- Cannonball Trail, South Fork to Jerome Road.

43. In accordance with subdivision regulations and to improve safety, sidewalks should be constructed on both sides of the public street along the commercial property. Since sidewalks are not provided internally in front of the proposed residential units, pedestrian paths should be provided in the perimeter open space areas as follows: Provide a path connecting to the Wabash South Fork at the southwest corner of the development and extending easterly to the west side of the detention pond, then turn to the north and extend the path to connect to the sidewalk on the south side of the proposed public street. Provide a path from the sidewalk on the north side at the end of the public street and then extending northerly and connecting to the Wabash North Fork.

REF: Z17-C351. . . January 25, 2017

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44. 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 flow to the outlet shall be determined. Allowable will be based on contributing drainage areas in existing conditions and the capacity of the outlet.

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

maintenance responsibility for the detention pond, and to prohibit filling, alteration and obstruction of the detention pond.

c. Prior to recording of the final plat, the developer shall provide for maintenance

of the detention area by the County under the ditch petition procedure. If a wet pond is used, maintenance will only include storm sewers into and out of the detention pond. However, ownership and maintenance of the wet pond must be assigned to the owners association and will not be under County maintenance.

d. The proposed detention areas shall have maximum slopes of 3:1 and include

access for future maintenance of the water quality outlet structure.

45. A drainage easement shall be provided for public storm sewers outside of the right of way. Easements shall be provided for utilities and for the detention area, including access for future maintenance.

46. The proposed storm sewer outlet is shown within the railroad right of way and will require approval from Norfolk Southern Railroad for the proposed location.

47. Provide 25 foot minimum radii at interior intersections and 35 foot minimum uncurbed radii at the proposed intersection with Jerome Road.

48. Street names shall be provided and approved by the Tax Map Department and township fire department.

49. 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.

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

REF: Z17-C351. . . January 25, 2017

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51. 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.

52. 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.

Plan Commission

53. Prior to the construction of all signage the applicant shall submit details to the Monclova Township Zoning Inspector indicating compliance with Section 7 of the Monclova Township Zoning Resolution.

54. The applicant shall ensure that a minimum of two (2) parking spaces is provided for each residential unit.

55. A revised landscape plan shall be submitted to the Monclova Township Zoning office prior to receiving final approval that indicates that the trees to be utilized within the right-of-way are on the 2015 approved street tree list.

56. The applicant shall either submit elevations or coordinate with the Monclova Township Zoning office to ensure compliance with the overall height of the villas.

57. Prior to the granting of any zoning permits, the Planned Unit Development shall be platted in accordance with applicable subdivision rules and regulations.

58. The applicant shall provide an easement that will allow for the extension of the multi-

purpose trails along the south side of the site (including the M-1 zoned parcels) to Jerome Road.

59. The applicant shall further extend the public portion of the roadway from Jerome Road into the residential property, providing additional lot frontage and area for public service vehicles to maintain the road.

60. Any major changes to the approved PUD plan, as defined in Sec. 11.6 of the Zoning Resolution, will require review again through the Zone Change / PUD process.

REF: Z17-C351. . . January 25, 2017

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

61. 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.

ZONE CHANGE MONCLOVA TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: Z17-C351 DATE: January 25, 2017 TIME: 9:00 a.m.

BH Four (4) sketches follow

Z17-C351 ID 139

GENERAL LOCATION

N

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Z17-C351 ID 139

ZONING & LAND USE

N

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Z17-C351

ID 139

PUD DRAWING

N

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Z17-C351 ID 139

LANDSCAPE PLAN

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BLANK PAGE

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REF: Z19-C643 DATE: January 25, 2017

GENERAL INFORMATION

Subject

Request - Zone Change from C-1 Neighborhood Commercial to RA-4 Rural Residential

Location - 7611 Dorr Street Applicant - Springfield Township 7617 Angola Road Holland, OH 43528

Site Description

Zoning - C-1 Neighborhood Commercial Area - ± 2.074 Acres Frontage - ± 320 Feet along Dorr Street ± 244 Feet along King Road

Existing Use - Single Family Residential

Area Description North - Undeveloped Land / RA-4 Rural Residential South - School / P/O Public / Open Space East - Undeveloped Land / RA-4 Rural Residential West - Single Family Residential / RA-4 Rural Residential

Parcel History

No Parcel History on File


Springfield Township Zoning Resolution Springfield Township Community Master Plan 2004 Lucas County Subdivision Rules and Regulations Lucas County Land Use Policy Plan (within the “expansion zone”)

REF: Z19-C643. . . January 25, 2017

3 - 2

STAFF ANALYSIS Springfield Township is requesting a Zone Change from C-1 Neighborhood Commercial to RA-4 Rural Residential for the 2.074 acre property located at 7611 Dorr Street. The property currently is developed with a single family dwelling. The Township is requesting the Zone Change to bring the site into conformance with the Springfield Township Master Plan and with the zoning that exists to the north, west and east sides of the property. Adjacent land uses include single family residences to the west, a school to the south and undeveloped parcels including the new constructed King Road / Dorr Street roundabout to the north and east. The 2004 Springfield Township Community Master Plan recommends this area for Rural Residential uses. In addition, the Master Plan identified this location as a site that would support the construction of a future roundabout based on the examination of a traffic study that assessed existing conditions including; traffic inventory; accident analysis; and a signal warrant study of the area. The realignment of King Road and Dorr Street and a roundabout was constructed in this location in 2015. By downzoning this property to Rural Residential zoning, the property will be brought into compliance with the zoning resolution while accomplishing multiple goals outlined in the community master plan. Furthermore, all contiguous properties with the exception of the school to the south are currently zoned RA-4 Rural Residential.

Based on the property’s location in conjunction to contiguous RA-4 Rural Residential Zoning, the recent construction of a roundabout in this location and the Community Master Plan recommending this area for rural residential uses, staff recommends approval of this Zone Change from C-1 Neighborhood Commercial to RA-4 Rural Residential. STAFF RECOMMENDATION Staff recommends that the Lucas County Planning Commission recommend approval of Z19-C643, a Zone Change from C-1 Neighborhood Commercial to RA-4 Rural Residential for property located at 7611 Dorr Street, to the Springfield Township Zoning Commission and Trustees for the following two (2) reasons:

1. The request is compatible with surrounding residential zoning and uses; and

2. The request is consistent with the 2004 Springfield Township Community Master Plan;

ZONE CHANGE SPRINGFIELD TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: Z19-C643 DATE: January 25, 2017 TIME: 9:00 a.m.

BH Two (2) sketches follow

GENERAL LOCATION

Z19-C643

ID121

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ZONING & LAND USE

Z19-C643

ID 121

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REF: S-24-16

DATE: January 25, 2017 GENERAL INFORMATION

Subject

Request - Preliminary Drawing for Hidden Village Location - South of Nebraska Avenue & West of King Road Owner - The Moses-Schlachter Group 2780 Centennial Road Toledo, OH 43617 Engineer - Don Feller Feller, Finch & Associates, Inc. 1683 Woodland Drive Maumee, OH 43537

Site Description

Zoning - R-A Suburban Residential Area - ± 36.33 Acres Frontage - ± 486 feet along Hill Avenue ± 487 feet along Nebraska Avenue

Existing Use - Partially developed subdivision

Area Description North - Single Family Residential / RA-4 Rural Residential South - Single Family Residential / R-A Suburban

Residential East - Single Family Residential / RA-4 Rural Residential West - Single Family Residential / RA-4 Rural Residential Parcel History

S-8-04 - Preliminary Drawing of Hidden Village (Planning

Commission approved on June 23, 2004) S-8-04 - Final Plat of Hidden Village Plat 1 (Planning

Commission approved on July 27, 2005)

REF: S-24-16. . . January 25, 2017

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Parcel History (cont’d) Z17-C502 - Zone Change from M-1 & RA-4 to R-A (Planning

Commission recommended approval on August 27, 2003. Trustees approved on October 6, 2003.)

Z17-C512 - Zone Change from M-1 to R-A (Planning

Commission recommended approval on April 28, 2004. Trustees approve on June 7, 2004.)


Springfield Township Zoning Resolution Springfield Township Community Master Plan 2004 Lucas County Subdivision Rules and Regulations Lucas County Land Use Policy Plan (within the “expansion zone”)

STAFF ANALYSIS The request is a Preliminary Drawing review for Hidden Village, located between Nebraska Avenue and Hill Avenue and west of King Road. Adjacent land uses include single-family dwellings in all directions with some manufacturing to the southeast along Hill Avenue. A Preliminary Drawing was previously approved for Hidden Village in 2004. This approval included eighty (80) lots to be developed via three (3) plats. Plat 1 was approved in 2005 and is approximately sixty (60) percent built. The current request is an amendment to the original Preliminary Drawing. For the remaining plat, the impetus for the amendment is a request to remove a condition requiring a stub street connection to the Colonial Heights subdivision to the west.

When the Colonial Heights Plat was recorded in 1946, a recitation was put on the plat that stated that “Lots numbered 37 and 38 are hereby separately dedicated to public use as soon as the land adjoining each respectively is dedicated to extend Bapst Avenue”. Subsequently, buffer lots were dedicated for Bapst Avenue to be extended. These buffer lots typically remained in the developer’s ownership. However, based on the auditor’s records the buffer lot in question became forfeited land and was sold to a private owner in 1999. The Lucas County Engineers office has indicated that if both sides of the buffer lot were viable right-of-way for extending Bapst Road the Township or the County would be able to be acquired the buffer lot through eminent domain.

REF: S-24-16. . . January 25, 2017

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STAFF ANALYSIS (cont’d) In 2016, the Lucas County Engineers office processed a petition to vacate Bapst Avenue.

In review of the Bapst Avenue petition, several agencies objected to the vacation. Based on the objections expressed from neighboring property owners and the developer concerning the construction of the stub street, the Lucas County Commissioners granted the vacation.

The Lucas County Subdivision Rules and Regulations, Sec. 507.f, requires that any

subdivisions with adjacent undeveloped land create stub streets to connect future development. However, Staff has found that based on the vacation of Bapst Road the need for a stub street connection condition is not practical.

Springfield Township has appealed the decision and has requested this Preliminary

Drawing be deferred until the Bapst Avenue vacation appeal can be resolved. The applicant has objected to the request for deferral and is requesting the case be heard. After consulting with the county law department, it was determined that there is no legal basis to defer the case. As a result, the Lucas County Engineers office has requested that a condition be approved that states “if the outcome of the appeal is that Bapst Road will not be vacated, the plat shall be revised to provide a street connection to Bapst Road as was previously approved”. Staff supports this recommendation.

DENSITY

A density of 80 single-family residential lots on the 35.65 net areas was approved in 2004, resulting in an overall density of 2.24 units per acre. With the removal of the Bapst Road Stub Street and the reconfiguration of the lots, the applicant is reducing the number of lots to 79 and the overall density to 2.21 units per acre. Based on the Springfield Township Zoning Resolution, 2.21 units per acre are consistent with the allowable density. LAND USE PLAN The 2004 Springfield Township Community Master Plan recommends this area for Urban Residential uses. The master plan identifies single family dwellings at densities that range from 3-5 units per acre in these areas. The plan further identified the area as a redevelopment zone phasing area which states that many of the properties in this area are sizeable enough to accommodate densities in excess of 1 to 2 units per acre. As a result the 2.21 unit per acre single-family subdivision is consistent with these principles and maintains a low density for this portion of the project that is consistent with sounding properties. STAFF RECOMMENDATION

The staff recommends that the Lucas County Planning Commission approve S-24-16, a Preliminary Drawing for HIDDEN VILLAGE, located South of Nebraska Avenue & West of King Road, for the following three (3) reasons:

REF: S-24-16. . . January 25, 2017

4 - 4


1. Based on the vacation of Bapst Road the need for a stub street connection condition is not practical; and

2. The request is compatible existing land uses within the general vicinity of the subject property; and

3. The proposed use is consistent with the Springfield Township Zoning Resolution and

Community Master Plan; The staff further recommends that the Lucas County Planning Commission approve S-

24-16, a Preliminary Drawing for HIDDEN VILLAGE, located South of Nebraska Avenue & West of King Road, subject to the following forty-three (43) 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

1. The plat number(s) should be identified in the title at the top of the sheet.

2. Water is available as an extension of the County water main W-1619 in Hidden Village. This waterline shall be looped to the existing 12” county water main W-1292 at the intersection of Nebraska and Oak Park Road. This existing water main shall be extended to the east property line of the Hidden Village site.

3. Water main taps and services shall be installed at time of construction by City of Toledo – Division of Water and shall meet their standards and specifications. This shall be stated on the plans. All pre-taps shall be made by the City of Toledo at the developer’s expense.

4. Sanitary sewer is available as an extension of the county sanitary sewer number S-874.

5. Sanitary sewer services shall be provided to all units within the development and shall

meet LCSE standards and specifications.

6. It appears as though some additional easements may be needed because some sanitary manholes and a portion of the sanitary main is located on the right-of-way line.

7. The Lucas County Sanitary Engineer’s office shall receive an approved set of plans from the OEPA prior to beginning construction.

8. The Lucas County Sanitary Engineer’s office shall receive 1 set of plans for review and approval.

REF: S-24-16. . . January 25, 2017

4 - 5



9. An electronic drawing will be needed to be submitted to our office by the completion of the project in order for our office to complete the water and sewer as-builts for our records.

10. The county will complete any construction staking needed of the water main and the sewer line and all appurtenances prior to any and all construction taking place. LCSE shall be notified 48 hours in advance of staking needed.

11. All water and/or sewer main construction shall be inspected by a LCSE representative and all expenses shall be the responsibility of the contractor. LCSE shall be notified 48 hours in advance of construction taking place.

12. This site is subject to Lucas County water supply and sanitary sewer connection fees and shall be paid in full prior to issuance of permits.

13. This site is also subject to the review of the local fire department, the City of Toledo – Engineering Services, and Springfield Township.

14. The developer shall enter into a private agreement with the Lucas County Board of County Commissioners.

15. A preconstruction meeting will be required prior to any construction taking place.

16. LCSE would also like the signed Mylar title sheet.

Lucas County Health Department

17. Any well and septic issues should be handled through the Toledo-Lucas County Health Department.

Buckeye Telesystem

18. BCI requests a 10’ utility easement along both sides of the Hidden Village Lane and the Village Green Cul-de-sac right-of-way to construct, install, inspect, maintain, repair, enlarge, reconstruct and/or replace telecommunications transmission lines, cables, power nodes, conduits, markers, signs and related equipment and facilities (collectively, the “facilities”); The right of ingress and egress over real property for the purposes stated herein.

Springfield Township Fire Department

19. Installation of Waterlines/Hydrants and an all-season, all purpose road must be in place prior to any vertical construction.

REF: S-24-16. . . January 25, 2017

4 - 6


Springfield Township Planning Director

20. The Springfield Township Board of Trustees requests case S-24-16, the Preliminary Drawing for Hidden Village, be deferred until the filed appeal of the vacation of Bapst Road has been decided by the court.

Lucas County Engineer

21. 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.

22. The construction plans shall provide for the installation of all interior street monuments.

If not completed, a performance guarantee shall be provided for street monuments and all other monuments that are not a part of the construction plans.

23. Footer tile outlets shall be provided to all lots unless basements and crawls are

prohibited by a plat recitation.

24. Right-of-way areas along Nebraska Avenue shall be graded to provide roadside ditch swales, storm drainage and adequate shoulder widths.

25. Pavement grading on Hidden Village Lane shall direct storm runoff away from the

Nebraska Avenue pavement.

26. Minimum boulevard pavement widths of 21 feet (back of curb to back of curb) with a median width of 13 feet (back of curb to back of curb) shall be used.

27. In the event that earth mounds and landscaping are proposed along Nebraska Avenue,

the locations for these items shall be outside the right-of-way.

28. Two (2) foot wide anti-vehicular access easements shall be platted to prohibit direct access for lots along Hill Avenue and Nebraska Avenue.

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

constructed along the street frontage in the subdivision, and along the south side of Nebraska Avenue.

30. Provide a fifty (50) foot half right of way along Nebraska Avenue.

31. A two (2) foot wide buffer lot, guardrail barricade, and temporary turnaround shall be

provided at the end of streets if the subdivision is developed in phases.

REF: S-24-16. . . January 25, 2017

4 - 7


Lucas County Engineer (cont’d)

32. 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 existing 24-inch storm sewer on Hill Ave. shall be determined. The allowable discharge will be based on contributing drainage areas in existing conditions and the capacity of the 24-inch storm sewer.

b. Existing Peter May Ditch crossed through the parcel in an east-west direction with ditch flow to the east. The ditch is the outlet for the abutting Colonial Heights subdivision and other properties to the west. The storm drainage system for Hidden Village must allow for the free flow from Peter May Ditch. Use of a drainage area of 25 acres with a runoff coefficient of C=0.06 is recommended.

33. Rear yard swales and catch basins shall be provided on the lots in accordance with

Lucas County Design Standards.

34. 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, N.P.D.E.S. permit and the Lucas County Engineer’s requirements for Stormwater Pollution Prevention Plans (SWP3) and inspection.

35. 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.

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

process through the Township Trustees or by the developer.

37. 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.

38. The previous preliminary plat included a stub street connection to Bapst Road in

accordance with the requirements of the subdivision regulations. Bapst Road was approved to be vacated by the Board of County Commissions on November 1, 2016. Our understanding is that the road vacation is being appealed by Springfield Township. If the outcome of the appeal is that Bapst Road will not be vacated, the plat shall be revised to provide a street connection to Bapst Road as was previously approved.

REF: S-24-16. . . January 25, 2017

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Lucas County Engineer (cont’d)

39. 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.

Plan Commission

40. A recitation shall be placed on the Final Plat and within the deed restrictions station

that each lot owner will be responsible for an equal share of the tax liability for the storm water detention area.

41. A plat recitation and deed covenant shall provided that it is the duty of each lot owner, 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.

42. 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 aid section.

43. The Preliminary Drawing shall be valid for a three (3) year period from the date

of approval by the Planning Commission.

PRELIMINARY PLAT SPRINGFIELD TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: S-24-16

DATE: January 25, 2017 TIME: 9:00 a.m. BH Three (3) sketches follow

GENERAL LOCATION

S-24-16

ID 121

4 -9

ZONING & LAND USE

S-24-16

ID 121

4 - 10

S-24-16 ID 121

SITE PLAN

N

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BLANK PAGE

5 - 1

REF: T-107-16 DATE: January 25, 2017

GENERAL INFORMATION

Subject

Request - Appeal of Administrative Disapproval of a Lot Split Location - 10008 Yawberg Road Owner - Janet McCabe 10008 Yawberg Road Grand Rapids, OH 43522 Applicant - Brian McCabe 10115 Yawberg Road Grand Rapids, OH 43522

Site Description

Zoning - Unzoned Portion of Township Area - ± .616 Net Acres Frontage - ± 166 Feet along Yawberg Road ± 122 Feet along Bailey Road Existing Use - Light Equipment Repair and Sales

Area Description North - Agriculture / No Zoning South - Single Family Residential / No Zoning East - Single Family Residential / A Agriculture West - Agriculture / No Zoning

Parcel History

T-58-77 - Minor Lot Split (Administrative Disapproval

3/23/77)

Applicable Plans and Regulations Lucas County Subdivision Rules and Regulations Lucas County Land Use Policy Plan (within the “expansion zone”)

REF: T-107-16. . . January 25, 2017

5 - 2

STAFF ANALYSIS The request is an appeal of the administrative disapproval of Lot Split T-107-16. The proposed lot split is to subdivide a 1.702 net acres (2.091 gross acres) parcel into a .616 net acres (.834 acre gross acres) parcel and a 1.086 net acres (1.257 gross acres) parcel. The Lucas County Subdivision Regulations Section 405 states that when a zoning resolution is not in effect, 1 net acre and a minimum of 150 feet of frontage shall be provided. Staff found that a previous case from 1977 (proposed residential use) was denied on this site for not meeting the minimum acreage requirements (split was .77 net acres). The applicant indicated that although additional acreage may be able to be acquired from the west, no benefit would come from doing so based on the proximity of the ditch. The Lucas County Health Department guidelines for a site using a septic tank had changed from requiring 1 net acre site to looking at the site acreage based on the soil type and proposed design of the septic tank and well systems to be installed. The applicant solicited the Lucas County Health Department and was issued conditional approval of the lot split for commercial uses only. The approval states that due to the large right-of-way and the configuration of the ditch to the west, this site would not be able to install a septic system. However, commercial uses do not require a connection to flushable sanitary devices. Staff has found that several conditions exist that support waiving the minimum acreage requirement for the proposed split. Based on the commercial use of the lot, the Lucas County Department of Health does not require an onsite septic system be installed, in the event the site is to ever be used for residential purposes additional acreage will be required. Acquiring additional acreage from the west does not seem practical at this time, the applicant asserts he does not need the land for the commercial use and it would be removing tillable land from agriculture production. Finally, the site is located within the unzoned portion of Providence Township. Unzoned portions of the township do not regulate setbacks or use, the addition of acreage to the west would not change the configuration of the site. Although staff supports waiving the minimum acreage requirement, the Director has no authority to administratively waive this provision. STAFF RECOMMENDATION The Staff recommends that the Lucas County Planning Commission approve T-107-16, an appeal of an administrative disapproval of a Lot Split for property located at 10008 Yawberg Road for the following three (3) reasons:

1. The site is intended to be used for commercial purposes and the Lucas County Department of Health does not require onsite septic systems be installed for commercial uses; and

2. The applicant does not have any need for additional commercial land to the west of the ditch and asserts it would be removing tillable land from agriculture production; and

REF: T-107-16. . . January 25, 2017

5 - 3


3. The property is located within the unzoned portion of Providence Township. The addition

of acreage to the west would not change the proposed commercial configuration of the site.

APPEAL OF ADMINISTRATIVE DISAPPROVAL PROVIDENCE TOWNSHIP LUCAS COUNTY PLANNING COMMISSION REF: T-107-16 DATE: January 25, 2017 TIME: 9:00 a.m.

BH Three (3) sketches follow

T-107-16 ID 152

GENERAL LOCATION

N

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T-107-16 ID 152

ZONING & LAND USE

N

5 - 5

T-107-16 ID 152

SURVEY

N

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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 CHRISTINE CUNNINGHAM ONE GOVERNMENT CENTER ONE GOVERNMENT CENTER ENGINEERING SERVICES SUITE 1620 SUITE 1600 6099 ANGOLA RD. TOLEDO, OH 43604 TOLEDO, OH 43604 HOLLAND, OH 43528 419-245-1200 419-245-1220 419-249-5440 DIVISION OF WATER DISTRIBUTION DIVISION OF FORESTRY UNITED STATES POST OFFICE 401 S. ERIE STREET COMMISSIONER POSTMASTER TOLEDO, OH 43604 2201 OTTAWA PARKWAY 435 S. ST. CLAIR STREET 419-936-2826 TOLEDO, OH 43606 TOLEDO, OH 43601 419-936-2326 419-245-6802 DIVISION OF WATER DIVISION OF INSPECTION LUCAS SOIL AND RECLAMATION COMMISSIONER CONSERVATION DISTRICT COMMISSIONER ONE GOVERNMENT CENTER JEFF GRABARKIEWICZ 3900 N. SUMMIT STREET SUITE 1600 130-A W. DUDLEY TOLEDO, OH 43611 TOLEDO, OH 43604 MAUMEE, OH 43537 419-727-2602 419-245-1220 419-893-1966 DIVISION OF TRANSPORTATION DIVISION OF LUCAS COUNTY ENGINEER COMMISSIONER ENGINEERING SERVICES KEITH EARLEY 110 N. WESTWOOD COMMISSIONER 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 SERVICE DEPARTMENT COLUMBIA GAS COMPANY LUCAS COUNTY EDWARD MOORE, DIRECTOR TONY BUCKLEY SANITARY ENGINEER 110 N. WESTWOOD FIELD ENGINEER TECHNICIAN JIM SHAW TOLEDO, OH 43607 2901 E. MANHATTAN BLVD 111 S. McCORD ROAD 419-245-1835 TOLEDO, OH 43611 HOLLAND, OH 43528 419-539-6078 419-213-2926 TOLEDO-LUCAS COUNTY A T & T BUCKEYE CABLESYSTEM, INC. HEALTH DEPT. ATTN: DESIGN MANAGER GARY KASUBSKI LANA GLORE, ENV. HEALTH SERV. 130 N. ERIE, ROOM 714 4818 ANGOLA ROAD 635 N. ERIE STREET ROOM 352 TOLEDO, OH 43604 TOLEDO, OH 43615 TOLEDO, OH 43604 419-245-7000 419-724-3821 419-213-4209 VERIZON WATERVILLE GAS OHIO GAS BRAD SNYDER JAMIE BLACK MIKE CREAGER 300 W. GYPSY LANE PO BOX 259 13630 AIRPORT HWY. BOWLING GREEN, OH 43402 WATERVILLE, OH 43566 SWANTON, OH 43558 419-354-9452 419-878-4972 419-636-1117 TIME WARNER EMBARQ CENTURYLINK RAY MAURER 117 E. CLINTON STREET TIM R. TAYLOR 3760 INTERCHANGE ROAD NAPOLEON, OH 43545 375 E. RIVERVIEW AVE. COLUMBUS, OH 43204 419-599-4030 NAPOLEON, OH 43502 614-481-5262 06/14 bp

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Toledo - Lucas County General Street MapN

lucas county plan commission report january 25, 2017 · lucas county subdivision rules and...

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